In a two-day special session meeting that captured the attention of the Manzanita community, the Dorcas Lane Hotel application took center stage. Residents, city officials, and developers gathered to discuss, debate, and deliberate on a development project that has become a symbol of the complex interplay between growth, community interests, and local laws.
The Dorcas Lane Hotel, a proposed 34-unit construction on a 3.83-acre lot, initially seemed like a straightforward project. However, an appeal filed by concerned citizens turned it into a multifaceted legal and social discussion. The appeal cited potential traffic congestion, noise pollution, strain on local resources, and discrepancies with local zoning laws.
During the special session, residents expressed their concerns and opinions. Sandy Wood, a local resident, stated in a letter, “I strongly urge the Planning Commission to deny this application.” The sentiment was echoed by others who worried about increased traffic, potential accidents, and the impact of a fifth intersection.
The appeal also highlighted potential violations of local zoning laws, specifically Manzanita Zoning Ordinance (MZO) 3.030(4)(a), which limits the overall density for the SR-R zone to 6.5 dwelling units per gross acre. The proposal for 34 units exceeded this amount, leading to allegations that the Dorcas Lane Hotel might violate these laws.
However, the applicant contended that MZO 3.030(4)(a) does not apply because hotel rooms are not dwelling units. Even if they are considered dwelling units, the density standard in MZO 3.030(4)(a) is met by reserving or dedicating 40% of the site for open space or public or private park area or a golf course, thereby increasing the maximum density to 13 units per acre, or 49 units. This is more than enough to accommodate the proposed 34 hotel rooms in the project.
The Land Use Board of Appeals (LUBA) sustained three assignments of error raised by the applicant, ruling that a hotel is a permitted use in the SRR zone, and that the City failed to make a reviewable determination as to whether MZO 3.030(4)(a) applied to the proposal and, if so, whether it was met.
The City of Manzanita Planning Commission continued the remand hearing from its original hearing of May 30, 2023, to June 16, 2023, to consider LUBA’s remand of the City’s denial of the application. The Planning Commission left the record open to allow the applicant to submit additional information demonstrating compliance with the density standard and other related matters.
The current state of the Dorcas Lane Hotel application is in limbo. The local planning commission is tasked with reviewing the appeal and determining whether the concerns raised are valid. The decision on the appeal will determine whether the project can proceed as planned, needs to be modified, or should be scrapped altogether.
The Dorcas Lane Hotel application, subsequent appeal, and ongoing investigation paint a vivid picture of the challenges and opportunities that come with local development. As the situation unfolds, it stands as a testament to the power of community engagement, the rule of law, and the ongoing quest to find harmony between growth and sustainability.
The City of Manzanita, its residents, and the developers now await the final decision on the appeal, a decision that will shape the future of Dorcas Lane and potentially set a precedent for development projects in the region.
