Community Concerns Delay Vote on Twisp Family Haven

After a three-hour public meeting, Twisp Planning Commission voted to delay a vote on Twisp Family Haven (which will be called Skylstad Family Haven), a proposed development in the orchard behind Hank’s.

In a 4-1 decision, the commission agreed to a two-week continuance partly due to a publishing error in the Methow Valley News, whose notice of the meeting straddled two columns. Community members voiced concerns that there wasn’t adequate notice of the hearing in other places besides MVN, such as the Twisp post office and at the entrance to Twisp Town Hall.

The meeting Jan. 15 was intended to review design plans by Catholic Charities of Eastern Washington (CCEW) for the 78-unit, three story, three building development. Catholic Charities said they do not plan to install elevators. Twenty-four units are designated as affordable units for families, 24 as affordable units for homeless, and 24 will be market rate apartments. There will also be a 4500 square foot community building on-site.

Catholic Charities expressed their objection to the continuance, saying it could jeopardize the project, given the thin margins. The commission said it was sympathetic to their concerns but needed to give people a chance to fully comment on the project.

Alex Reynolds, Vice President of Housing Outcomes for CCEW, offered to have a town hall instead of a continuance, but the commission rejected that proposal because it would not bind CCEW to any conditions, as a planning commission meeting would.

Several residents and Methow Valley Citizens Council objected to a variance for three three-story, 37-foot-high buildings, citing concerns it could set a precedent for more three-story buildings. Participants noted such changes should be considered in the zoning code, which limits buildings to a maximum of two stories and a maximum height of 30 feet.

Twisp Town Planner Thom Vetter responded that three stories could be built at 30 feet and that the extra seven feet is for aesthetic purposes.

Other concerns expressed by residents and planning commissioners included:

The State Environmental Policy Act (SEPA) was not online and only available at Town Hall.
Arsenic levels have been found in the soil from an orchard that once used arsenate as a pesticide. Options include removing contaminated soil or mixing it with healthy soil to decrease arsenic levels. This brought up the problem of potential air, surface and groundwater contamination. MVCC requested Catholic Charities involve the Department of Ecology in the process. Catholic Charities’ plans include a playground on the facility.
The development plans to serve 180 residents and generate an estimated 384 daily trips to and from the development. During the meeting, Vetter announced the ingress and egress was changed from Highway 20 to Twisp Carlton Road, which elicited gasps from attendees. In his public comments, Randy Brook said it would negatively impact people who bike and walk on the road, as well as their access to Highway 20. WSDOT recommended using Twisp Carlton Rd for ingress/egress to avoid contributing to traffic volumes entering Hank’s shopping center. Vetter said WSDOT was interested in exploring a traffic circle between Twisp Carlton Road and Glover Street. Catholic Charities said it would create walkways from the development to Hank’s shopping center.
Residents expressed concern about only one egress from the development in case of emergency. In his report, Vetter said the Town of Twisp is requiring Catholic Charities to work with adjoining property owners with regard to ingress/egress onto Twisp Carlton Road. The commissioners requested Catholic Charities use Schulz Lane as an emergency egress. Josh Goudge, Development Manager of Inland Group in Spokane who is working on behalf of Catholic Charities, said a second egress is required only if there are more than 200 units.
Planning Commissioners and residents questioned Catholic Charities about the logistics of snow removal and storage. Planning Commissioner Arthur Tasker expressed concern about the potential of snow falling from the roof of a three-story building killing someone.
Commissioner Tasker and newly sworn in Commissioner Miles Milliken asked about the building materials that would be used for this project in light of wildfire risk. Milliken is a commissioner on Okanogan County Fire District 6.
There is no requirement that Catholic Charities prioritize local residents in need of housing. Catholic Charities’ Reynolds said it would be illegal to turn anyone away. People throughout the United States would be eligible to apply. He said they would not outreach to areas outside of Twisp, but Rena Shawver, Executive Director of the Okanogan County Community Action Council, who attended the meeting virtually, said the county needs 2000 units of housing. Housing Authority of Okanogan County Executive Director Nancy Nash-Méndez also attended the meeting virtually.
Commissioner Tasker said although it is not required, Catholic Charities should connect with the Methow Tribe with regard to the handling of artifacts that may be found on-site. MVCC also requested, in their comments about the project, that Catholic Charities consult with Department of Archaeology and Historic Preservation and the Confederated Tribes of the Colville Reservation.

Catholic Charities said it would incorporate Dark Sky practices in the development. Vetter’s report on the project states the Traffic Impact Study Assessment should “take in consideration and discuss development of properties to north and south of the Project.”

Vetter’s report notes Catholic Charities’ request to reduce the number of parking spaces for affordable housing units “does not discuss relevant demographic makeup of occupants.” The report notes snow storage has not been addressed and parking spaces may not be used for snow storage.

Vetter noted all runoffs will be collected on-site in ponds and infiltration trenches and no offsite discharge is expected.

In their application, Catholic Charities notes they have fine-tuned their design process for affordable housing:

“Family Havens sprinkled throughout Eastern Washington are meant to provide safe housing opportunities to locals living on the margins. These multifamily housing developments have been fine tuned to offer efficient layouts and multiple amenities in order to provide ample space for everyday living.”

The property’s current legal owners are Hank and Judy Konrad and Robert and Marylou Ulrich. Reynolds said CCEW is under contract to purchase the property, which they hope to do this spring.

Dave Schulz, who has a neighboring orchard, said his property attracts deer, turkeys, wolves, cougars, and bears. In his comments, Schulz advised against dogs in the development “due to barking and chasing of the wildlife.” In his report, Vetter said that while the site is not in a critical wildlife habitat or migration corridor, Catholic Charities must submit an “animal control plan.”

Vetter also said Catholic Charities must submit written acknowledgement of the neighboring working orchard and that “orchard equipment noise, spray and fertilizer odors may be noticeable from the Project.”

Commissioner Mike Bastian said the commission’s purview is limited to design plans, not whether the development is a good fit for Twisp. The commission could approve, approve with conditions, or reject the developer’s design. Once approved by the Planning Commission, oversight of the project moves to the town planner and approval to the Town Council.

This was the first hearing in an official capacity for newly selected Planning Commissioner Miles Milliken, who was sworn in by Council Member Katrina Auburn before the start of the meeting.