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     City of Canyonville                                                   

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CANYONVILLE PLANNING COMMISSION MINUTES

REGULAR SESSION

April 9, 2014

 

I.                          Call to Order and Pledge of Allegiance:

Commissioner Emory called the meeting to order at 7:00 p.m. and all joined in the Pledge of Allegiance.

 

II.              Roll Call:

COMMISSION PRESENT:    Chairman Emory, Commissioners Boye, Ravera, Sales, Weigel and Butler

COMMISSION ABSENT:      Commissioner Hill was absent.

STAFF PRESENT:                 Administrator/Recorder Evans

STAFF ABSENT:                   None.

 

IV.             Agenda Review/Additions:

            None

 

V.              Approval of Minutes –

1.     Regular Session/ 1-8-14

Commissioner Butler moved, Commissioner Boye  seconded a motion to approve the minutes of the 1-8-14 Regular Session meeting as written.  All voted “yes”.  The motion carried.

 

VI.             Public Hearings:

1.   Property line adjustment for Richard Hooper 275 Adels Lane.

 

*    Chairman Emory asked if any Commissioner wished to disqualify his or herself for any

      conflict of interest in this matter or report any ex-parte contacts.

           

                   There were none.

 

*    Chairman Emory opened the Public Hearing on the property line adjustment for Richard Hooper. 

 

*    Chairman Emory called for the staff report:

      1.   Administrator/Recorder Evans read the hearings disclosure statement.

2.   Administrator/Recorder Evans referenced the following Staff Report:

 

REQUEST:

 

Mr. Hooper is requesting to change the common property line between his property and the vacant parcel he owns to the east.  The adjustment would add approximately 1.82 acres to his property at 275 Adels Lane and reduce the vacant parcel 1.25 acres. The applicant states the reason for the requested property line adjustment is to retaining as much of the existing land while creating a smaller portion to be sold for a new home.

 

DECISION CRITERIA AND FINDINGS: 

 

The following is a list of the decision criteria applicable to the request.  Based on their conclusions, the Commission must approve, approve with conditions, or deny the application. Conditions may be used by the Commission in order to address concerns about how the applicant will meet the criteria applicable to the request.

 

CRITERIA 1:  If the proposed adjustment is in conformity with existing city development plans and zoning and building ordinances and regulations.

 

FINDINGS:

 

1a.       The subject property is located within the Canyonville city limits and zoned R1 Single Family Residential.  Permitted uses within the R1 zone are single family residences and manufactured homes.

 

1b.       According to the applicant the property line is being adjusted to create a building lot for a new home.  The applicants intend to give a small portion of the property to their son and retain ownership of the majority of the land by adding it to their existing parcel. 

 

1c.       The lot line adjustment will reduce the size of tax lot 600 to 1.25 acres and increase the size of tax lot 909 to 6.62 acres.  Both parcels will exceed the required minimum lot size of 7,500 square feet for the R1 zone.

           

CRITERIA 2:  That adequate provisions have or will be made for the physical means of providing public utilities, such as water, sewer, power, telephone etc.

 

FINDINGS:

 

2a.       Tax lot 600 is currently not served by water and sewer.  All properties within the City limits are required to connect to the City’s water and sewer.  Water and sewer will need to be provided prior to the construction of a dwelling on the lot. The closest connections are located on Hamlin Street.  The water and sewer lines from Hamlin to the subject property are private lines and the owner will be responsible for the cost of installation and maintenance of the lines.

 

2b.       The City of Canyonville has a system development charge for both water and sewer.  The current charge for a single family dwelling is:

 

·       Water with ¾ inch meter                               $3,857.00

·       Sewer                                                              $2,743.00

·       Sewer inspection permit                                $     25.00

$6,625.00

 

Section 13.30.090 of the Canyonville Municipal Code requires payment of the systems development charge prior to the issuance of a building permit.

 

2c.       The existing dwelling located on tax lot 909 is already served with electricity and phone.  There is a 60’ road easement (Adel Lane) which connects the properties on the top of the hill with Hamlin Road.  The 50’ easement provides adequate room for the installation of utilities. 

 

CONDITION:

 

1.         The parcel must be served by city water and sewer prior to the construction or issuance of a building permit.

           

2.         All system development charges must be paid prior to the issuance of a building permit.

 

CRITERIA 3:  That streets or easements have been or will be provided for ingress and egress.

 

FINDINGS:

 

3a.       The subject property has road access via Adel Lane which is a private paved road approximately 12’ in width.  Since the property line adjustment does not create any additional lots the applicant would not be required to widen the exiting road.  

           

CRITERIA 4: The lot line adjustment does not result in the creation of any new lots.

 

FINDINGS:

 

4a.       The property line adjustment reduces the size of tax lot 600 and increases the size of the Hooper’s property (tax lot 909).  No new lots are created.

           

CRITERIA 5:  All resulting lots must be no more nonconforming than the original lots with respect to minimum lot area, dimensions and building setback requirements for the given zone.

 

FINDINGS:

 

5a.       The subject property (TL 909) is already 4.80 acres in size and the property adjustment will increase the size to 6.62 acres. The remaining parcel will be 1.25 acres which exceeds the minimum 7,500 square foot lot size required for the single family zone.

 

5b.       The Hooper’s property at tax lot 909 is the only property that is currently developed with any structures. The property is a large parcel with the structures located in the center.  The closest structure would be 100’ from the property line so there are no potential setback issues.

 

CRITERIA 6:  All adjustments will occur within a given zone and are not permitted among differing zones.

 

FINDINGS:

 

6a.       Both properties lie within the City limits in the Single Family Residential zone.

 

CRITERIA 7:  Lot line adjustments shall not alter or impede the public right-of-way or any recorded easement.

 

FINDINGS:

           

7a.       When the existing lots were partitioned a 60’ road easement was required to ensure future road access to the 64 acres of undeveloped land located to the south of the subject property.  The property line adjustment does not impede the dedicated access.  

 

Applicant Richard Hooper addressed the Commission and explained that the property line adjustment will allow him to give a smaller piece of land to his son.  His son anticipates building a single family dwelling on the 1.25 acre parcel.

           

* Chairman Emory asked if there was any one wishing to testify either in favor or opposed to the application.  There were no comments from the public.

 

Commissioner Butler moved, Commissioner Weigel seconded a motion to approve the property line adjustment subject to the conditions listed in the staff report. All voted yes.  Motion passed unanimously.

 

2.   Partition for Place Family LLC, 155 Knoll Terrace

 

*    Chairman Emory asked if any Commissioner wished to disqualify his or herself for any

      conflict of interest in this matter or report any ex-parte contacts.  Commissioner Butler and Weigel both noted that they live at Knoll Terrace.

           

                   There were none.

 

*    Chairman Emory opened the Public Hearing on the property line adjustment for Richard Hooper. 

 

*    Chairman Emory called for the staff report:

      1.   Administrator/Recorder Evans read the hearings disclosure statement.

2.   Administrator/Recorder Evans referenced the following Staff Report:

 

REQUEST: The applicant is requesting approval of a land partition to divide a 241.44 acre parcel into two parcels.  Parcel 1 will contain the existing manufactured home park (Knoll Terrace) and is approximately 40 acres in size.  The remaining parcel (parent parcel) is basically forest land and is 201.44 acres in size.

 

DECISION CRITERIA AND FINDINGS: 

 

The following is a list of the decision criteria applicable to the request.  Based on their conclusions, the Commission must approve, approve with conditions, or deny the application. Conditions may be used by the Commission in order to address concerns about how the applicant will meet the criteria applicable to the request.

 

CRITERIA 1:  If the proposed adjustment is in conformity with existing city development plans and zoning and building ordinances and regulations.

 

FINDINGS:

 

1a.       The subject property is a large parcel of land that is split into several tax lots for the purpose of taxes but remains all one parcel on the deed. The applicant wishes to separate the existing manufactured home park from the remaining hill side and forest land.  The parcel for the manufactured home park would be 40 acres and the remaining parent parcel would be 201.44 acres in size. Of the 201.44 acres only 41 acres of undeveloped land is within the City limits.  The 41 acres within the City is basically a steep hillside.

 

1b.       Of the 241 acres only 81 acres lies within the City limits and are subject to the City’s rules and regulations.  The remaining 160 acres lies within the county and is subject to County rules and regulations.  The portion of the property that lies within the City limits contains 3 different zones according to the City of Canyonville zoning map.  The zoning for the east end of the manufactured home park is multi-family zoning (R3) and the zoning on the west side is Manufactured Home Park/Duplex (R2).  Both zones permit a manufactured home park subject to the manufactured home park regulation.  The remaining 41 acres in the City limits is undeveloped land that is primarily zoned Single Family Dwelling.

           

CRITERIA 2:  That adequate provisions have or will be made for the physical means of providing public utilities, such as water, sewer, power, telephone etc.

 

FINDINGS:

 

2a.       The new parcel that the partition creates is already developed with the manufactured home park which already has water and sewer.  The park is connected to the City water supply by a 4” master meter and the water lines within the park are private lines. The sewer lines within the park are also private lines.

 

2b.       Although the water and sewer lines extend to the parent parcel any future developer could not connect to the existing private facilities.  The developer would be required to connect to the main line in Canyonville Riddle Road utilizing the 25’ utility easement. Only the 41 acres inside the City limits would be required to hook to City water and sewer.  The portion in the County (160 acres) could be served by other sources.

 

2c.       According to the applicant, development of the 41 acres within the City limits is highly unlikely.  When they did the original manufactured home park they analyzed additional development within the remaining 41 acres.  However, due to the steep topography of the land, further construction was cost prohibitive.  In order to provide adequate water a new water reservoir would have needed to be constructed on the property. Therefore, the existing manufactured home park has utilized all the developable portion of the acreage within the city limits.

 

 

CRITERIA 3:  That streets or easements have been or will be provided for ingress and egress both for the owner or prospective owners of the partitioned property and the public.

 

 

 

FINDINGS:

 

3a.       The streets within the manufactured home parks are already developed as private streets with a width of 24 feet.  The partition plat grants a 25’ easement following Wild Creek Way to the remaining parent parcel.  Given the limited development that could occur on the remaining 40 acres within the city the existing road would be adequate.

 

Applicant Brian Place addressed the Commission and explained that Place Family LLC owns a total of 241 acres of land that is all on one deed.  A portion of the property is within the City limits and a large portion of the property lies in the County.  They wish to separate the portion that is already developed with the manufactured home park off of the large deed so it will be a parcel of it’s own.  The remainder property is hillside and forest land which is not likely to be developed.  They plan to leave it as forest land and possibly harvest the timber some time. 

 

* Chairman Emory asked if there was any one wishing to testify either in favor or opposed to the application.  There were no comments from the public.

 

Commissioner Sales moved, Commissioner Ravera seconded a motion to adopt the findings in the staff report and approve the partition as presented.  All voted yes.  Motion passed unanimously.

             

VII.            Business from the Public:

                  None

 

VIII.          Other Commission Business:

 

                  none

IX.             Correspondence:

None

 

X.              Announcements:

1.      City Council –Monday April 19, 2014@ 7:00 pm

2.      Planning – Wednesday, May 14, 2014@ 7:00 pm

 

XI.             Adjourn:

                  Being no further business, the meeting adjourned at 7:20 p.m.

 

 

SUBMITTED BY:                                                                               APPROVED BY:

 

 

_____________________________                                                        _________________________

Janelle Evans, Administrator/Recorder                                               John Emory, Chairman

 

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