Hood River City Council grants zone change on Wasco Street

Hood River Planning Commission denied the change in February, believing approval could potentially allow for a commercial use if housing wasn’t constructed, or result in “a proliferation of short-term rentals (STRs),” said by Senior Planner Jacob Harner.

Commissioners recommended that council adopt conditions of approval to address those concerns should they decide to approve the zone change, including prohibiting the units from becoming STRs.

Zoee Lynn Powers, on behalf Capsule Development, said the goal is density, and they worked with city staff on the zone change.

“It has to do with residential density calculations,” she said. “If you were in an R-2 or R-3 zone, you wouldn’t be able to get the 11 units that they’re able to put on this site. That’s why staff suggested we go through this PUD process and use a commercial zone. The goal is not to try to create a gas station, but to achieve that higher level of residential density.”

She did, however, ask that future townhome owners have the same STR opportunities as other houses in the neighborhood, saying there are “two financial realities at play there” — having the ability to rent a room helps homeowners generate income and makes the project more financially feasible for investors.

A Wasco Street resident requested a hearing continuance based on what he said  was insufficient time to read a 400-plus page document provided ahead of the hearing. After Planning Director Dustin Nilsen confirmed the information — excluding an updated cover sheet and six new pages from the applicant — had largely been available to view since February, council opted to continue.

In total, five Wasco and Lincoln Street residents opposing the zone change testified during the hearing. Some requested the site be zoned residential instead of C-2; others were concerned about building height, decreased parking, and increased traffic and STRs, calling Powers’ presentation “vague.”

Councilor Ben Mitchell, who lives in the area, disagreed with his neighbors’ assessment. “This seems to come up time and time again, that any time that we’re doing housing … people will say, ‘I’m in favor of it,’ but when it’s near them, it’s a problem,” he said. “Well, I live near that area, and I think this is a great use of our land” with the proposed conditions.

With only Councilor Grant Polson voting nay, the zone change was approved with two conditions: that the zone change requires PUD or housing, and allows STRs only to the extent allowed in neighboring residential zones.