community
october9
2012
Council Makes No Decision on Rezoning continued from front page
city, there is no evidence that rezoning
land on Rose and Weed Avenue to a DT
zone will destabilize the land use pattern
or adversely affect existing planned
uses on adjacent lands. According to
the staff report a DT zone would allow
property owners more opportunities of
how they may choose to use their land
and possibly add more value. The DT
zone also clearly permits single family
detached dwellings to remain as a
residence indefinitely.
One of the major questions
raised by property owners is about
their ability to receive financing from
lending institutions if their properties
are rezoned from residential to some
type of commercial zone, especially if
they are damaged. The DT zone that is
being considered allows both residential
and some types of business uses in the
same neighborhood. During the City
Council hearing citizens expressed
that they do not believe the City has
adequately answered their concerns in
regards to the financing questions if the
zoning for their properties is changed.
Citizens have been told that they can
rebuild their homes even if they are
damaged up to 80%, but according to
testimony, there remains questions about
this issue.
Sally Harrison testified against
the zoning changes and questioned
whether all three components needed
to be rezoned all together. Don Willard
expressed his concerns that the process
has been done rather quickly and that
the Planning Commission did not listen
to the citizens. Willard asked if the City
could give citizens thirty to sixty days
to review the staff report and asked
for openness, transparency and dialog.
Kristie Freeman, whose property is no
longer being considered for rezoning but
does back up to properties that would
be rezoned, stated that she thought
the project has moved too quickly,
that concerns by citizens have been
disregarded, and asked what the sounds
of her neighborhood would be like if it
is changed from residential to downtown
and businesses are developed near
her property. Gary Mayer questioned
parking in the area, especially since the
City has not finished a parking ordinance
that affects the downtown properties.
Sam Poetter testified that he has a vested
interest through family ownership and
asked that the City confirm the financial
impact for citizens.
City Planner Carole Connell
responded to the citizen’s testimony.
Connell stated that the language in the
city code for a DT zone is somewhat
ambiguous but does state that a house
that is 80% or more destroyed CAN be
rebuilt and that financial lenders that
the City spoke with said that, as long as
the city code allows for rebuilding, that
financing is not a problem. Connell also
stated that the original proposal called for
forty-six properties to be rezoned from
GR to DT and the Planning Commission
removed twenty of those properties
from consideration,
indicating that
the Commission did reply to citizen
concerns. Connell also addressed the fact
that the Planning Commission held three
meetings over two months and that no
one ever approached her outside of those
meetings to discuss alternative proposals
or attempted to create additional dialog
with the City. Connell stated that there
was little opposition expressed at the
Planning Commission hearing and so
the Commission made their decision
to send their recommendation for
approval to Council. Connell addressed
the question about parking, agreeing
that the Planning Commission is still
working to decide if there is actually a
parking problem, that each parcel would
be unique and so it is difficult to address
ahead of any zoning changes, and that
the Planning Commission and City
Council are working on a proposal to
develop a small fee for businesses that
are unable to provide required parking
on their properties. Connell addressed
an alternative proposal to rezone a piece
of property just off Rose Avenue at
the end of Maple Avenue, stating that
the property has riparian issues that
would create development constraints.
Connell also stated that there are three
vacancies on the Planning Commission
and suggested that anyone who wanted
to participate and volunteer would be
welcome to apply for a position.
At both the Planning Commission
hearing on September 20, and the City
Council hearing on October 1, there
were concerns raised during public
testimony about the third component to
the rezoning project, the rezoning of the
property on California Avenue from GR
to LI, including whether property owner
Casey Mitchell is receiving preferential
treatment for rezoning and whether it is
appropriate to develop light industry in
an area that has flooded in the past.
The property is owned by
Casey Mitchell, the husband of Vernonia
Mayor Josette Mitchell. Casey Mitchell
is hoping to develop the site for industrial
use. The Mitchell property contains a
large raised concrete structure which was
formerly the Planer Shed on the Oregon-
-American Mill which previously
occupied the site. Current plans call
for the relocation of Photo Solutions,
a high tech, manufacturing business
that is located in the flood hazard zone
Happy Hour Mon-Fri 4-7
Lady’s Night Wed 5-12
“STILL BIKER FRIENDLY”
in Vernonia. Photo Solutions currently
employs nine local residents and is in
need of a larger facility. Curtis is the
brother of Casey Mitchell.
Mitchell’s property was used by
the Vernonia School District to place dirt
that was removed during the excavation
for a wetland mitigation project as part of
the new school construction project. The
Mitchell property is north of California
Avenue across the road from the wetland
project.
According to testimony provided
by Dr. Kenneth Cox, Superintendent of
the Vernonia School District, the District
was required to create a seven acre
wetland, which was to be built on city
owned property. The District published
a Request for Proposal (RFP) which
indicated that the dirt removed from
the wetlands could be stockpiled near
the site. According to Cox, it was not
until after the District published the RFP
that the District discovered the proposed
site for the dirt did not, in fact, belong
to the City but to Mitchell. The district
then negotiated with Mitchell for use of
his site, saving, according to Cox, the
district well over $200,000 in fees to
haul the dirt away.
Photo Solutions owner Curtis
testified in writing in favor of the
rezoning stating that this company has
been operating in Vernonia for twenty-
three years and would like to remain
in the community. He stated that the
only economical way for his business to
remain in Vernonia is to rebuild in an
area designed for light industry that can
hopefully attract additional businesses,
Curtis added that his business is currently
in growth mode and expects to add five
to ten new jobs over the next few years.
Casey Mitchell testified that
the concrete structure on the property
is two and a half feet above the last
flood. Mitchell noted that it has been
very difficult identifying potential sites
to relocate Photo Solutions and that
Vernonia is not well suited for light
industrial, mentioning access to Highway
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47 as an important factor. Mitchell also
testified that only about two acres of the
seven-plus acre site would be developed
and the impact to neighbors would be
minimal; the rest of the property would
remain green space.
The Vernonia City Council agreed
to put off any decision on the rezoning
so that all members could be present for
any additional discussion, so citizens
could have additional time to review
the Staff Report and so any additional
information that was needed could be
gathered.
Vernonia Connects
invites you to join your neighbors in a series of discussions designed to create change
within the community and engage citizens through frank and open dialog.
1
Community Livability
October 8 at 7 PM &
October 13 at 2 PM
will feature conversations about:
• Utility Rates • Emergency Preparedness • Community Pride
• Drug and Alcohol Abuse • Safety and Security
All events will be held in the Vernonia Schools Library
Childcare will be provided
Dessert will be served
EVENTS
Oct. 13
Texas Hold ‘Em
Oct. 20
Random Access
Oct. 27
Stepchild
3
Mark your calendar for the entire series
2
Youth and Education
Oct 22 at 7 PM & Oct 27 at 2 PM
3
Community Development
Nov 10 at 2 PM & Nov 12 at 7 PM
4
Business and Economic Development
Dec 11 at 7 PM & Dec 15 at 2 PM
Now Beer & Kegs to go
Fri - Sat 11 AM - 2:30 AM
• 503-429-9999
Vernonia Connects aims to strengthen community
vitality by building communication, connectivity
and collaboration among local leaders, organiza-
tions and community members.