Planning Commission

City of Mount Vernon Planning Commission Minutes from April 5, 2011 Chairperson Mark Hulst called the meeting to order. Present were Commission members Donnie Keltz, Jim Carter, Al Lyon, Tom Twedt and Denny Le Gro. Staff members Jana Hanson, Rebecca Lowell and Claudia Oates were also in attendance. 1. Minutes: Mr. Keltz moved, second by Mr. Carter, to approve the minutes of March 15, 2011. Motion carried. 2. Public Hearing on 2011 Comprehensive Plan Amendments/Rezones: LU11-003 New Life Christian Church, 315 Riverbend Road: The current comprehensive plan designation is General Commercial and a zoning designation of C-2 (General Commercial). The applicant requests a comprehensive plan amendment of Church and a zoning to P (Public) to the parcel directly north of the existing church. Mr. Hulst opened the hearing for public testimony. There was no testimony received so the hearing was closed. Mr. Carter inquired about the setback between the existing church and the neighboring auto wrecking yard. Ms. Lowell stated there is fire access. Mr. Hulst inquired if the property is rezoned to Public will it be removed from the tax roll. Ms. Lowell stated the Church can apply for a tax exemption. If future uses are not exempt from paying property taxes then the back tax would have to be paid retro-active to the time when it was exempted. Mr. Hulst asked how much property this removes from the commercial lands inventory. Ms. Lowell stated 2.98 acres. Mr. Le Gro moved, second by Mr. Lyon, to recommend approval of this request to City Council. Motion carried. LU11-005 Summit Bank, 2988 E. College Way: The applicant requests to rezone only the northern 4.55 acres of this site. The current comprehensive plan designation of the northern portion is Neighborhood Retail (NR) and the zoning to remain C-2 (General Commercial). The intent is to market the property in the future, and this will make the zoning and comprehensive plan on the entire site consistent. Mr. Hulst opened the hearing for public testimony. There was no testimony received so the hearing was closed. Mr. Keltz moved, second by Mr. Twedt, to recommend approval of this request to City Council. Motion carried. LU11-009 Jerry Willins, Holland Homecare, 1911 E. Division Street: Mr. Le Gro recuzed himself as he is associated with this application. The current comprehensive plan designation is a split designation of Multi-Family Medium-High Density (MF-MH) and PO (Professional Office) and a zoning of R-3 (Multi-Family). The applicant is requesting a rezone to C- 2. Following review by staff it was determined a C-2 zone would allow some uses that would not be compatible with the neighborhood. The applicant agreed with staff to amend the request to a Page 1 of 3 Planning Commission 04/05/2011 comprehensive plan designation of Neighborhood Retail (NR) and zoning to C-4 (Neighborhood Commercial District). The applicant wishes to build a warehouse for the existing business. Mr. Hulst opened the hearing for public testimony. None was received and the hearing closed. Following a brief discussion on parking, Mr. Carter moved, second by Mr. Lyon, to recommend approval of this request to City Council. Motion carried. LU11-010 Baker Community Presbyterian Church, 3001 Old Highway 99 South: The current comprehensive plan designation is Commercial Limited Industrial (C-L) and zoning of C-L (Commercial Limited Industrial). The applicant is requesting a comprehensive plan designation of Church (CH) and a rezone to P (Public). Mr. Hulst opened the hearing for public testimony: Sonya Dahl, 825 S. 9th Street, opposes the request. She owns a business across the street from the proposed site and feels it will be an infringement on her business. Ms. Dahl does not feel the request is an appropriate use in a C-L zone. Ted Schultz, Pastor of local Presbyterian Church, spoke in support of the church’s request. He further stated the property offers several beneficial factors, adding the Presbyterian Church of Puget Sound will be providing $400,000.00 for improvements to the building and site. Marlin Gabbert, Architect for applicant, from Bothell, also spoke in support of the Church’s request. He added industrial and commercial zones are preferred areas for churches because businesses in these zones are often closed on Sundays and there is no conflict with traffic and parking. The church will be an asset to the community. Cory Southerholtz, spoke in favor of the request stating it will be a spiritual and cultural center, and also provide economic benefits to local businesses. Alex Kim, Applicant, from Burlington, stated the Overlake Church in Redmond has the biggest congregation in the state is located in an industrial park. He is familiar with small business pains. They chose Skagit County because of its’ proximity to I-5 and its’ beauty. He feels this will be a blessing for Mount Vernon. Mr. Kim also stated that the church will bring hundreds of new people to Mount Vernon who will further support businesses. There being no further comments the hearing was closed. Mr. Lyon asked if they will be required to pave the existing gravel lot. Ms. Lowell stated yes along with other improvements such as storm water improvements. Mr. Carter opposes the request due to the location in a commercial zone. Mr. Hulst feels it is eroding the City’s commercial land inventory and taking tax dollars away and placing the burden on other property owners. Mr. Le Gro stated they are trying to maintain the City’s commercial area for its’ best use. Ms. Lowell explained the church is an allowed use within any zone with a Conditional Use permit. Further discussion ensued regarding churches and exemptions from property taxes. Essentially, a church can locate almost anywhere within the City in any zone with a Conditional Use permit and apply to the Department of Revenue for a property tax exemption – the zoning of the property does not matter. Page 2 of 3 Planning Commission 04/05/2011 Mr. Lyon moved, second by Mr. Keltz, to recommend approval of this request to City Council. Motion carried with Mr. Carter voting nay. LU11-011 Skagit Valley College, 1911 and 1915 LaVenture Road: The applicant has requested a comprehensive plan amendment and rezone for one of the three parcels located at this address. The current comprehensive plan designation is for is Multi-Family Medium High Density and a zoning of R-3 (Multi-Family). The applicant is requesting a comprehensive designation of Community College (CC) and zoning of P (Public). Mr. Lyon inquired if this request has received approval from the Fire Department due to the proximity of the access to Station No. 2. Ms. Lowell stated yes, the College is working with the Fire Department. Mr. Hulst opened the hearing for public testimony. No testimony was received and the hearing was closed. Mr. Keltz moved, second by Mr. Carter, to recommend approval of this request. Motion carried. 3. Public Hearing on Code Amendment MVMC 16.16 Street Designs: Ms. Oates presented several items modifying the existing code. These amendments address required dimensions for new streets, reduce the number of lots that can access private streets, clarify fire and safety standards, and defines decision making standards for modifications. Mr. Twedt commented on the importance of safety standards especially where children are likely to be. Mr. Le Gro feels the modification provides flexibility for the developer. Mr. Hulst opened the hearing for public testimony. No testimony was received and the hearing was closed. Mr. Le Gro moved, second by Mr. Twedt, to recommend approval of the amendment to MVMC 16.16 Street Designs. Motion carried. Ms. Hanson recommended the Commissioners view the FEMA appeal on the City’s website. There being no further business the meeting adjourned. Page 3 of 3 Planning Commission 04/05/2011