Okanogan County OFFICE OF PLANNING AND DEVELOPMENT 123-5 th Ave. N. Suite 130 - Okanogan, WA 98840 (509) 422-7160 FAX: (509) 422-7349 TTY/Voice Use 800-833-6388 email: planning@co.okanogan.wa.us Planning Commission Meeting Minutes A regular meeting of the Okanogan County Regional Planning Commission was held on Monday, August 24, 2009 at 6:00 pm. The meeting was held in the Commissioners Hearing Room 123 5th Ave N. Okanogan, WA. PLANNING COMMISSION MEMBERS present included: Chair Albert Roberts, Vice Chair Becki Andrist, Commission Member Mark Miller, Commission Member Phil Dart, Commission Member Marlene Rawley, and Commission Member Pat Charles. OKANOGAN COUNTY STAFF MEMBERS present included: Director of Planning Perry Huston, Senior Planner Ben Rough, Natural Resource Planner I Angela Hubbard and Administrative Secretary Sharon McKenzie. APPLICANTS OR THEIR REPRESENTATIVES present included: John Oakes OTHERS IN ATTENDANCE: Jason Paulsen, Dee Blank, Bob Blank, and Vicki Welch Chair Roberts called the meeting to order at 6:02 pm. Approval of the Agenda Vice Chair Andrist moved to approve the August 24, 2009 agenda as amended. Commission Member Dart seconded the motion. Motion passed. Approval of July 27, 2009 Meeting Minutes Vice Chair Andrist moved to approve the July 27, 2009 Planning Commission Meeting Minutes as written. Commission Member Rawley seconded the motion. Motion passed. Public Hearing: Item #1 Lake Ridge Estates No. 2 Long Plat LP 2009-2 ~ Continuance Chair Albert Roberts requested an update on Lake Ridge Estates No. 2 Long Plat LP 2009-2 be presented by Senior Planner Ben Rough. Senior Planner Rough summarized the project and reviewed the items of concern from the last meeting which include the discrepancy of the road standards applied for and the lack of clarity of the design required by Public Works. It was noted Public Works did not have representation at tonight s meeting. Senior Planner Rough reviewed the current approval from the Public Works engineer for a revised design which included the widening of the roads every 400 feet to accommodate emergency vehicle turn 1
around. Senior Planner Rough asked to have the Memorandum of suggested changes to the Conditions of Approval entered into the official record. He gave the Planning Commission Members time to review the Memorandum. He explained the proposed changes to item 13(a) and 13(g) of the Conditions of Approval. There was discussion amongst the Planning Commission Members on alternative road design and escape routes. Director Huston noted that at the last meeting it was mentioned that topographically it would be difficult to implement the alternative routes suggested. Chair Roberts asked the applicant to come forward. John Oakes residing in Tonasket addressed the question of an escape route through the neighboring property. He explained one adjacent landowner has the access locked and it cannot be used. He said he had not contacted the other adjacent landowner about using their road as an alternative escape route. Chair Roberts re-opened the meeting to public testimony. There being no comment, he closed the meeting to public testimony. Chair Roberts said he would entertain a motion. Commission Member Rawley moved to recommend approval of the Lake Ridge Estates No. 2 Long Plat LP 2009-2 to the Board of County Commissioners subject to the attached Findings of Fact, Conclusions of Law and the Conditions of Approval including the amendments to items 13(a) and 13(g). Vice Chair Andrist seconded the motion. Motion passed. Public Hearing: Item #2 Deliberations on the Okanogan County Comprehensive Plan, Okanogan County Comprehensive Plan Land Use Designation Map, Okanogan County Zoning Code Sec. 17, Okanogan County Zoning Map, Okanogan County Subdivision Code Sec. 16, Ordinance Sec. 14.12, and the Okanogan County Community Fire Plan. - Continuance Director Huston summarized the comments which have been received. He stated Commissioner Hover requested a town hall meeting with the Methow residents on September 2 nd. This meeting would not be a Planning Commission meeting. It is for informational purposes only and not a public hearing. The results of the meeting would be brought back to the Planning Commission or to the Board of County Commissioners depending on the process in place at the time. He received a request from the Winthrop Planning Commission to meet with the Okanogan County Regional Planning Commission. Director Huston explained the request from the Winthrop Planning Commission would fall under the banner of a public hearing under State statute which was not what the Winthrop Planning Commission had in mind. 2
The Planning Commission noted that with the County Commissioners taking the Comprehensive Plan on the road, there would be ample time for citizens to comment on the Comprehensive Plan. The Planning Commission went over the Comprehensive Plan Draft for changes. Those changes are as follows: Pg. 30 - line 916 Change public benefit rating system to Performance Based Density Bonus. Pg. 31 - line 921 - Delete word while not a required element. Start sentence with Okanogan. Pg. 45 - line 1380 - Delete word for Pg. 19 - line 557 - Delete proposed Pg. 23 - line 671, 670 & 671 Delete will be considered. Add Lands. On this item, Director Huston asked the Planning Commission Members to clarify their intent so the revisions to Title 5 would be consistent with the Comprehensive Plan. The Planning Commission Members agreed to the following: o o All resource lands are designated as open range. Rural lands where livestock operations are prevalent will be designated as open range. Pg. 5 - line 162 Delete as a land use control. Begin sentence with The Comprehensive Plan.. Pg. 21 - line 621 Add Commercial tourism as being allowed. Add Other tourism activities will be reviewed for compatibility with the agricultural operations predominate in the area and conditions considered to protect on-going operations. After discussion amongst the Planning Commission Members about tourism activities, Director Huston clarified the differences between rural, agricultural, resource and urban resource lands designations and why different uses are allowed in each. He suggested that compatible uses for each designation be established through the Zone Code. If the use is in question, have the use reviewed and, if appropriate, make the use subject to a Conditional Use Permit. Pg. 22 - line 642 Put conservation easements back in Pg. 22 - line 653 - Put transfer of development rights, conservation easements back in. Pg. 29 line 871 872 Put Development.. back in. Pg. 35 line 1044-1046 - Delete GPO 6.2 entirely Chair Roberts requested a recess at 8:00 pm. He reconvened the meeting at 8:14 pm. Senior Planner Rough reviewed the Memorandum regarding affordable housing and accessory homes. Noting the restrictions required in the Methow Valley, the Planning Commission recommended that accessory homes should be allowed in the rest of the County without the same restrictions. As required in the Methow Zoning. They noted accessory houses could help in providing additional affordable housing. The Planning Commission Members said accessory housing should not be limited in size as required in the Methow Zoning but should be limited to one accessory home per parcel. 3
Senior Planner Rough explained accessory housing must meet all rules including building and public health standards. Director Huston asked for clarification that the Planning Commission was not talking about multi-family or farm worker housing. The Planning Commission Members said the proposal is for single family residence only and is not to include employee housing. They stated the accessory housing will not be considered for parcel segregation at a later date. The Planning Commission emphasized Do not touch the Methow zones. The Planning Commission Members confirmed the following: One accessory home will be allowed on a conforming lot Employee housing will be considered through the conditional use permit process but this does not include multi-family housing or farm worker housing. Farm worker housing as a permitted use. The following items of the Zone Code were reviewed by the Planning Commission Members: Pg. 68 - line 2928 agricultural twenty - minimum lot width is 100 feet line 2937 required property line set back: Side minimum 50 feet set back It was noted by Planning Commission Member Dart that this discrepancy is throughout the Rural 20, Agricultural 20, and Forest 20 designations and in some cases would make it impossible to build a structure. Senior Planner Rough explained the discrepancy was copied from the Minimum Rural District (MRD) and said he changed the setback. He needs to know what the Planning Commission would recommend. After discussion amongst the Planning Commission Members, they recommended the following: Pg. 68 line 2937 Change to read Side Minimum is 25 feet Again the Planning Commission made it clear, do not change the Methow. The following discrepancy was discussed: Pg. 41 - lines 1778 1784 Special Provisions: Light and Glare: It was noted that the Dark Sky Overlay had been pulled out of the Comprehensive Plan but the Special Provision requirement is in the Zone Code. After extensive discussion amongst the Planning Commission Members it was decided to have downward lighting on new construction in the Zone Code and applied to all zones with rural designations. Pg. 41 - lines 1787 1789 Signs: This section will be pulled out of all areas except Methow Valley School District 350. Director Huston said Staff will check Rural 5 zones and make sure the Methow requirements did not transfer inapplicable zoning to other areas of the County. 4
Chair Roberts asked if there was anything else to discuss. Senior Planner Rough said he will do a consistency review in the Zone Code. Director Huston said he will review the District Use Chart. He again emphasized there will not be a list of prohibited uses in the District Use Chart. If the use is not listed as permitted or conditional, then the use is not allowed. Addressing the concern of agriculture vs. daycare, schools, and similar businesses, Director Huston explained the Zone Code and Subdivision Ordinances can be changed up to the day the gavel is dropped by Board Of County Commissioners. Addressing the concern of more application requirements for increased density consideration, Senior Planner Rough explained the increase in density that comes out at the end should be worth the additional requirements. He noted requirements can be changed as the process evolves. The Planning Commission requested stronger language to encourage resource land protection through the cluster ordinance rather than having the land put into open space. They requested resource land and open space have clear definitions. Director Huston said he will review the section again. The Planning Commission requested another review of the Affordable Housing section and use wording that encourages developers to create types of housing which can be re-sold and also encourages additional affordable housing areas to be developed. Director Huston commented that to keep housing affordable, there must be a vehicle to keep affordable housing alive. In the County s case, Community Action is the vehicle. After Planning Commission Member discussion, it was suggested to remove reference to the Community Action Council. Responding to Director Huston s question of what direction the Planning Commission would like to take, Chair Roberts responded that the Planning Commission would like to look at the changes made this evening, the revised maps, and anything else pertinent at the next meeting and forward the proposal to the Board of County Commissioners. It was stated the Planning Commission will not have another comment period but only internal review. The Planning Commission felt there will be substantial opportunity to additional public comment during the Board of County Commissioners hearings and review. Vice Chair Andrist moved to continue Deliberations on the Okanogan County Comprehensive Plan, Okanogan County Comprehensive Plan Land Use Designation Map, Okanogan County Zoning Code Sec. 17, Okanogan County Zoning Map, Okanogan County Subdivision Code Sec. 16, Ordinance Sec. 14.12, at the regularly scheduled meeting on September 28, 2009 at 6:00 PM. Commission Member Rawley seconded the motion. Motion passed. Old Business: Director Huston mentioned that he had Natural Resource Planner I Angie Hubbard distribute the Draft of the Shoreline Master Program to the Planning Commission Members earlier this evening. There would be no discussion at this time on the information presented. This is an opportunity for the Planning Commission to begin review of the document. He will be asking the Planning Commission for guidance on a schedule for review, public hearing and discussion. He 5
said he sees October being the earliest opportunity to have the Shoreline Master Program back in front of the Planning Commission for consideration. It could be on the agenda for the first tier of public comment in October. The Critical Areas Ordinance will be presented for consideration at the same time. Also for review will be the Okanogan Watershed Plan. New Business: None Adjournment Chair Roberts adjourned the meeting at 10:13 p.m. Summary of Motions Vice Chair Andrist moved to approve the August 24, 2009 agenda as amended. Commission Member Dart seconded the motion. Motion passed. Vice Chair Andrist moved to approve the July 27, 2009 Planning Commission Meeting Minutes as written. Commission Member Rawley seconded the motion. Motion passed. Commission Member Rawley moved to recommend approval of the Lake Ridge Estates No. 2 Long Plat LP 2009-2 to the Board of County Commissioners subject to the attached Findings of Fact, Conclusions of Law and the Conditions of Approval including the amendments to items 13(a) and 13(g). Vice Chair Andrist seconded the motion. Motion passed. Vice Chair Andrist moved to continue Deliberations on the Okanogan County Comprehensive Plan, Okanogan County Comprehensive Plan Land Use Designation Map, Okanogan County Zoning Code Sec. 17, Okanogan County Zoning Map, Okanogan County Subdivision Code Sec. 16, Ordinance Sec. 14.12, at the regularly scheduled meeting on September 28, 2009 at 6:00 PM. Commission Member Rawley seconded the motion. Motion passed. Prepared by Sharon McKenzie Administrative Secretary 6