Speak out on future of old COA restaurant

214 Maple Street is the site of what many call the old COA restaurant. This letter is an attempt to make La Conner’s conditional use procedure process clearer.

The property’s current zoning is residential. This means that residences can be located on the property. The residences can be single family or multifamily. Residences are not a conditional use. No conditional use permit would be needed to locate new residences there. Most of Maple Street is residential.

Is there anything else that can go on 214 Maple Street?

Yes, The code specifies a number of USES that can be located on the property IF the eight criteria of a CONDITIONAL USE PERMIT can be met.

One of the many conditional uses is a “club” – which is what the owners seem to be asking for. It will be a health club and also sell healthy drinks to take away.

The person who hears this case is the town’s hearing examiner. The hearing examiner does not live in town and is not on the council or planning commission. In some ways this experience is like being in a courtroom. People who want to speak are sworn in and must agree to speak the truth. Anyone who lives in town may speak or write a letter/email to the hearing examiner and explain their position. The letter/email must arrive by 4 p.m. Aug. 20. People attend the in-person meeting at Maple Hall the same day, Aug. 20 at 5 p.m., to speak to the hearing examiner.

The applicant (owners) must provide evidence substantiating that ALL the requirements of this code relative to the proposed use are satisfied. The criteria are:

(a) The use is listed as a conditional use in the underlying district.

(b) The characteristics of the site are suitable for the proposed use considering size, shape, location, topography, existence of improvements and natural features.

(c) The site and proposed development is timely, considering the adequacy of transportation systems, public facilities and services existing or planned for the area affected by the use.

(d) The proposed use will not alter the character of the surrounding area in a manner which substantially limits, impairs, or precludes the use of surrounding properties for the primary uses listed in the underlying district.

(e) The proposal, through findings, satisfies the goals and policies of the comprehensive plan, Shoreline Management Act, and floodplain ordinance, which apply to the proposed use, if applicable.

(f) Setbacks or buffers proposed by applicant are shown to mitigate potential adverse impacts that might emerge from the proposed conditional use.

(g) The use must cause no adverse effect on the surrounding area due to traffic, parking, noise, odor, air or water pollution.

(h) Consideration shall be given to the cumulative impact of like uses within the neighborhood.

So if you want residences there, you would write in support of residences and probably want to show that the proposed use as a health club does not meet all of the criteria, e.g at least one of the eight criteria has not been met.

And if you want a gym and a smoothie, you will have to prove that all of eight criteria have been met.

The hearing examiner will conclude the meeting with announcements about other deadlines.

My next letter will be about the goals and policies of the town’s comprehensive plan: criteria (e).

Longtime La Conner resident Linda Talman served for decades on the La Conner Planning Commission.