More than 26 acres of land off of Interstate 5 to the east of the Clark County Fairgrounds is set to allow for more homes following a zoning change approved by the Clark County Council last week.
During its June 6 meeting, the county council voted 3-2 to approve an amendment to the county’s comprehensive growth management plan and to change a zoning map designation on the property from general commercial and mixed use to urban medium density residential.
The 26.7 acres of land is located to the north of Northeast 179th Street, northeast of the street’s interchange with I-5. At the meeting, the council heard from representatives of the developer, Three Creeks North LLC, who argued the current zoning isn’t a good fit for the area.
Jerry Johnson, an economic consultant for the developer, and his firm did an analysis on the economy of North Clark County, stretching from Woodland to Salmon Creek.
Johnson noted the trend of retail business shifting online, one that had been ongoing for several years and accelerated by the COVID-19 pandemic.
“That’s really impacted the market a lot,” Johnson said.
The analysis showed a “fairly significant surplus” of commercial land in the area, Johnson said. He added that with current retail development planned to the north of the property and the existing development in the Salmon Creek area, there wouldn’t be as many would-be consumers going near the area where the zoning change was proposed.
“This is really, probably the worst site in an oversaturated market, and so the likelihood of (development) happening in any reasonable timeframe is really low,” Johnson said.
Although the Clark County Planning Commission voted to recommend the zoning change earlier this year, county staff initially recommended a denial. Jose Alvarez, with Clark County Community Planning, said staff didn’t believe the loss of employment land was consistent with the county’s goals based on the state Growth Management Act. Staff also concluded there was not a lack of alternative sites with similar zoning to the change, according to their report.
Councilor Gary Medvigy felt the arguments from the developer were compelling enough to vote for the change. Medvigy said getting the right zoning is not a “science,” but it is based on the best economic forecast the county could come up with.
“There are some knowns and some unknowns,” Medvigy said. “One known is that this land has never developed and we have from time to time rezoned property that hasn’t developed.”
Although much of the nearby land was placed in an “urban holding” designation until 2019, the property for the rezoning was not. The designation prevents land from being developed before adequate infrastructure is in place.
Another “known” for Medvigy is the housing shortage and rising rents.
“We need inventory of homes. We know that and we need it now,” Medvigy said.
Councilor Sue Marshall was against the zoning change. Marshall recalled testimony from when the decision was before the planning commission. She said one resident noted the sidewalks being placed at other residential developments didn’t include things to walk to.
“I think the community really deserves to have some amenities in this area, because it’s very much lacking,” Marshall said.
She added that increasing the inventory of residential space doesn’t mean the housing there will be affordable. Marshall commented on the current lack of a plan for what development of the area would look like.
Councilor Glen Yung said he agreed with nearly all of what those representing the development said.
“There are challenges with that property that makes it difficult, more difficult for commercial to develop there,” Yung said.
He ended up joining Marshall in voting against the zoning change. He said looking far into the future, he didn’t envision the land, located in Vancouver’s urban growth area, to be developed the way proponents of the change would like to see it.
“If you can picture 50 to 100 years in the future, it will look way different, and I cannot fathom this particular property being housing,” Yung said. “It just doesn’t equate to me.”
He said with residential property, the possibility of redevelopment is smaller than for commercial land.
“It’s hard for me to say this, because anybody that follows this council knows that affordable housing is incredibly important to me, and this is an opportunity to create more housing,” Yung said. “But just long term, I don’t see it fitting.”
Council Chair Karen Bowerman noted the zoning didn’t preclude all nonresidential use. The specific designation for the change allows for professional office space as well as medical and dental clinics.
“Yes, housing can be there, but it’s not all that can be there,” Bowerman said.
Bowerman joined Medvigy and councilor Michelle Belkot in voting for the approval of the zoning change. Belkot said she has received comments from residents who would like to see more medical services available in the area.
“I don’t just see this … as just houses and sprawl,” Belkot said.
The approval of the change isn’t formally on the books yet. Alvarez said the change will come back to the council for approval in an ordinance on Aug. 15.
