The latest Manzanita Planning Commission meeting held on May 30, 2023, saw a heated discussion over a proposed development project that could significantly alter the landscape of the local community. The project, which would more than double the number of homes on Dorcas Lane, has raised several concerns among residents.
The proposed development, which includes a 34-unit hotel, has been met with resistance from local residents who fear it could lead to increased traffic, safety issues, and potential litigation. The development’s proximity to the Signature Fifth Hole of the Manzanita golf course has also raised eyebrows, with one golfer suggesting that the city deny the project due to potential hazards.
One of the key issues discussed was the expected increase in traffic. According to estimates, the proposed development could generate up to 309 vehicle trips on peak days, potentially increasing traffic by 50% or more. Residents are particularly concerned about the safety of the intersection near the development.
The meeting also saw a semantic debate over the term “hotel” and whether the proposed structures qualify as dwelling units as defined in the city code. This discussion could have significant implications for the project’s approval and the community’s understanding of the development.
The commission also discussed the issues of density and the traffic impact study. They considered storm drainage, which was highlighted by the staff for consideration. The applicant indicated that stormwater runoff would be handled on site and that they would accommodate any changes to the parking requirements.
Despite the concerns raised, the commission decided to leave the record open for seven days for written submissions only. This decision allows for further community input and ensures that all voices are heard before any final decisions are made.
The proposed development has undoubtedly sparked a lively debate within the Manzanita community. As the Planning Commission continues to review the project, residents are encouraged to voice their concerns and participate in the decision-making process.
Some of the concerns raised by residents include things like community character, traffic, and environmental degradation.
Traffic and Intersection Concerns: Many residents expressed concerns about the potential increase in traffic due to the proposed development. They pointed out that the project’s impact on community livability, as outlined in the Manzanita Comprehensive Plan, has not been adequately evaluated. There were also concerns about the potential for a 5-way intersection at Classic and Dorcas.
Wetlands Issue: Some residents raised concerns about the handling of wetlands in the proposed area. They pointed out that the applicant is relying on a 2017 delineation that covers a small portion of the area, and they believe the Planning Commission should ensure that the wetlands issue is properly handled.
Lack of Specifics: There were complaints about the lack of specifics in the project proposal. For instance, there was confusion about the number of buildings and the classification of the project. There were also questions about whether the proposed units should be classified as dwellings.
Manzanita Comprehensive Plan: Some residents pointed out that the proposed development does not adhere to the goals, objectives, and policies of the Manzanita Comprehensive Plan. They believe the plan should be used for the benefit of the city as a whole, not for the benefit of a few property owners or special interests.
Inadequate Traffic Study: One resident criticized the traffic report submitted by the applicant, stating that it was based on estimates and did not consider the reconstruction of the roadway and intersection scheduled by Manzanita public works for the next fall. They also pointed out that the report did not consider traffic increases from foreseeable future expansions.
Preservation of Community Character: Some residents emphasized the need to protect the character and quality of existing residential areas and neighborhoods from incompatible new development. They stressed the importance of preserving open space and protecting natural and scenic resources.
The proposed development was sent to the Land Use Board of Appeals. The LUBA appeal against the city council’s decision to deny the application for a 34-unit hotel in Manzanita focused on several key issues. The appeal highlighted concerns about the project’s potential traffic impact, arguing that the anticipated increase in vehicle trips would overload local streets and conflict with the city’s Comprehensive Plan. The appeal also discussed the exhaustion waiver doctrine and the statutory waiver requirement, both of which pertain to the need for appellants to clearly identify their concerns during the appeal process. Additionally, the appeal contested a procedural error by the planning commission, which allegedly failed to allow the appellant to respond to new evidence. However, it was noted that the relevant statute does not actually provide the right to respond to new evidence, but instead allows for final written arguments after the record closes.
The next Planning Commission meeting will likely see further discussion on this topic. As the community waits for a decision, the future of Dorcas Lane hangs in the balance. Watch the Planning Commission Meeting for more information.
