Planning Commission - Minutes

Date: 
Wed., Nov. 8, 2017

Commissioner Saylor called the meeting to order at 7:00 PM.  Commissioners Doherty, Hamm, Flaiz, Erz, Rebman, Caplinger and Fialka were present.  Commissioner Frederic was excused. 

Minutes

Minutes of the September 13, 2017, regular Planning Commission meeting were approved as written.

New Business - Replat

The City of Hermiston has received an application for a replat of property located at 826 W Hartley Ave and 505 NW Butte Drive.  The properties encompass approximately 0.96 acres and each parcel contains a single-family dwelling.  The proposal will reconfigure the lot lines of the two existing lots but will not create any new lots.  The properties are described as 4N 28 10BD Tax Lots 1000 and 4300, and are zoned R-1.

Chapter 154: Subdivisions

Design Standards

§154.15 Relation to Adjoining Street System.

The property sits on the north side of W Hartley Ave and the west side of NW Butte Drive.  No additional streets are necessary or proposed for the development.

§154.16 Street and Alley Width. 

The property is fronted by W Hartley Ave and NW Butte Drive.  Both streets are 50’ in width.  The portion of NW Butte Drive that fronts the parcel is not improved.  The street and alley width requirements are satisfied.

§154.17 Easements. 

There is a 15’ ingress/egress easement dedicated on the plat.  This easement is exclusive to the new bounds of lot 11 as shown on the plat.  The easement requirements are satisfied.

§154.18 Blocks. 

The property sits on the north side of W Hartley Ave and the west side of NW Butte Drive.  The parcels are not located at the intersection of the streets.  No additional block access is required.

§154.19 Lots. 

All of the proposed lots are at least 60 feet wide and 80 feet deep. 

§154.20 Character of Development. 

There is a single-family dwelling on each parcel. 

§154.21 Parks, School Sites and the Like.

The comprehensive plan and parks master plan do not indicate a need for any parks or schools in the vicinity of the proposed development. 

Minimum Improvements Required

§154.60 Permanent Markers

Permanent markers shall be set as shown on the final plat in accordance with ORS 92.050 through 92.080.

154.61 General Improvements

The property is adjacent to W Hartley Ave and NW Butte Drive.  W Hartley Ave is improved with paving, curb, and sidewalk.   The portion of NW Butte Drive fronting the property is not improved.  Tax Lot 1000 is already bound by a street improvement agreement for future improvements to NW Butte Drive.

§154.62 Water Lines. 

Each lot is connected to the existing water service. 

§154.63 Sanitary Sewer System. 

Each lot is connected to the existing sewer service.

Preliminary Plat

Staff has reviewed the preliminary plat and determined the plat is prepared in accordance with §154.35(B) of the Hermiston Code of Ordinances. 

Final Plat

Per §154.46 of the Hermiston Code of Ordinances, the final plat shall show:

  1. The boundary lines of the area being subdivided, with accurate distances and bearings.  Shown as required
  2. The lines of all proposed streets and alleys with their width and names.  Shown as required
  3. The accurate outline of any portions of the property intended to be dedicated or granted for public use.  Shown as required
  4. The line of departure of one street from another.  Shown as required
  5. The lines of all adjoining property and the lines of adjoining streets and alleys with their widths and names.  Shown as required
  6. All lot lines together with an identification system for all lots and blocks.  Shown as required
  7. The location of all building lines and easements provided for public use, services or utilities.  Shown as required
  8. All dimensions, both linear and angular, necessary for locating the boundaries of the subdivision, lots, streets, alleys, easements, and other areas for public or private use.  Linear dimensions are to be given to the nearest 1/10 of a foot.  Shown as required
  9. All necessary curve data.  Shown as required
  10. The location of all survey monuments and bench marks together with their descriptions.  Shown as required
  11. The name of the subdivision, the scale of the plat, points of the compass, and the name of owners or subdivider.  Shown as required
  12. The certificate of the surveyor attesting to the accuracy of the survey and the correct location of all monuments shown.  Shown as required
  13. Private restrictions and trusteeships and their periods of existence.  Should these restrictions or trusteeships be of such length as to make their lettering on the plat impracticable and thus necessitate the preparation of a separate instrument, reference to such instrument shall be made on the plat.  Shown as required
  14. Acknowledgment of the owner or owners to the plat and restrictions, including dedication to public use of all streets, alleys, parks or other open spaces shown thereon, and the granting of easements required.  Shown as required
  15. Certificates of approval for endorsement by the city council and certificate indicating its submission to the planning commission, together with approval for endorsement by other local, county and/or state authority as required by Oregon statutes.  Shown as required

Chapter 157: Zoning

§157.025 Single Family Residential (R-1)

The minimum lot size in this zone is 8,000 square feet.  The total area is .96 acres and each parcel is approximately .5 acre.

Staff Recommendation

Staff has reviewed the proposed plat and found that it is prepared in accordance with all requirements of the Code of Ordinances.  Staff recommends the planning commission approve the replat.

  1. Applicant shall work with and receive certification from the Hermiston Irrigation District. 

There was discussion regarding who controls the Butte.  The City is in control of the Butte through an agreement with the Bureau of Land Management.  The Butte can only be used for recreational and utility purposes.  If it’s used for any other purpose it will revert back to the Bureau of Land Management.

Commissioner Erz moved and Commissioner Flaiz seconded to approve the replat.  Motion passed.

New Business- Minor Partition

The City of Hermiston has received an application for a minor partition on property located at 425 N First St.  The property is approximately 111,000 square feet and contains an existing hotel (Knight’s Inn).  The proposal will partition the existing lot into three new lots, one lot containing the existing hotel and two new vacant lots on W June Ave.  The property is owned by BBSP Properties.  The property is zoned Outlying Commercial (C-2) and is described as a 4N 28 10AD Tax Lot 6500.

Chapter 154: Subdivisions

Design Standards

§154.15 Relation to Adjoining Street System.

The property is serviced by N First St and W June Ave.  The property has an existing driveway servicing the hotel on N First Street.  The access to W June Ave is unregulated due to the unimproved nature of that street.

§154.16 Street and Alley Width. 

W June Ave is 50 feet wide adjacent to this lot, meeting the city street right of way requirement.  N First Street is 100 feet wide adjacent to this lot, exceeding all standards for city streets, but meeting the ODOT standard for five lane highways.

§154.17 Easements. 

No easements are shown on the plat.  Under the provisions of ORS 92.044(7), a city may not require a utility easement unless requested by a utility provider.  No requests for utility easements have been received for this partition.

§154.18 Blocks. 

Block spacing standards are not applicable to this partition.

§154.19 Lots. 

The proposed partition will create three lots.  Parcel 1 is vacant, contains 47,621 square feet (1.1 acres) and will have 348 feet of frontage on W June Ave.  Parcel 2 contains the existing Knights Inn, contains 60,541 square feet (1.4 acres) and will have 78 feet of W June Ave and 94 feet of N First Street frontage.  Parcel 3 contains an existing out building, contains 4,856 square feet, and will have 53 feet of W June Ave frontage.

The preliminary plat provides for the creation of three lots meeting the design standards in 154.19.  It should be noted that 154.19(C) requires a minimum lot width of 60 feet for residential lots.  Parcel 3 has a width of 53 feet.  However, as it is not a residential lot this standard does not apply.  The planning commission may wish to inquire of the applicant if a 53-foot wide lot with 4,856 square feet of area will provide a viable commercial lot for future development.

§154.20 Character of Development. 

The property is zoned Outlying Commercial.  Uses permitted in the C-2 zone are listed in §157.041 of the Hermiston Code of Ordinances.  There is no minimum lot size in the C-2 zone.  However, as noted in the lot design narrative, the planning commission may wish to consider the small size of Parcel 3 and if it is possible to increase its size.

§154.21 Parks, School Sites and the Like.

The comprehensive plan and parks master plan do not indicate a need for any parks or schools in the vicinity of the proposed development. 

Minimum Improvements Required

§154.60 Permanent Markers

Permanent markers shall be set as shown on the final plat in accordance with ORS 92.050 through 92.080.

154.61 General Improvements

N First Street is fully improved adjacent to Parcel 2.  W June Ave is entirely unimproved adjacent to all three parcels.  As a condition of approval, the owner shall be required to sign a street improvement agreement for the frontage of Parcels 1, 2, and 3 agreeing to either participate in a future LID for W June Ave or to financially participate when street improvements are installed by another party.  Additionally, at such time that construction occurs on each parcel which triggers the development standards in 157.164 of the Hermiston Code of Ordinances, street improvements are required along that parcel’s frontage.

§154.62 Water Lines. 

All lots are serviceable by municipal water.  Costs associated with connection of water lines shall be borne by the developer.

§154.63 Sanitary Sewer System. 

All lots are serviceable by municipal sewer.  Costs associated with connection of sewer lines shall be borne by the developer.

Preliminary Plat

Staff has reviewed the preliminary plat and determined the plat is prepared in accordance with §154.35(B) of the Hermiston Code of Ordinances. 

Chapter 157: Zoning

§157.041 Outlying Commercial Zone (C-2)

Uses permitted in the C-2 zone are listed in §157.041 of the Hermiston Code of Ordinances.  There is no minimum lot size in the C-2 zone.  However, as noted in the lot design narrative, the planning commission may wish to consider the small size of Parcel 3 and if it is possible to increase its size.

Staff Recommendation

Staff has reviewed the proposed preliminary partition plat and found that it is prepared in accordance with all requirements of 154.35.  Staff recommends the planning commission approve the preliminary plat and direct the applicant to submit a final plat subject to the following conditions:

  1. The owner shall sign a street improvement agreement for the frontage of Parcels 1, 2, and 3 agreeing to either participate in a future LID for W June Ave or to financially participate when street improvements are installed by another party. 
  2. At such time that construction occurs on each parcel which triggers the development standards in 157.163 of the Hermiston Code of Ordinances, street improvements are required along that parcel’s frontage.
  3. The applicant shall work with and receive certification from the Hermiston Irrigation District prior to obtaining city signature on the final plat.
  4. The owner shall change the width of Parcel 3 to a minimum width of 60 feet. 

Commissioners asked Mr. Buehler if he considered moving the proposed property lines of the lots to widen the area for parking and travel lanes.  Mr. Buehler responded that he has no problem widening the frontage of the lot.

Commissioner Rebman moved and Commissioner Erz seconded to approve the preliminary plat with the additional condition.  Motion passed unanimously. 

New Business-Façade Grant Review

A façade grant application was received by Sheila Cozad for property located at 215 and 235 E Main St.  Ms. Cozad is proposing to replace the awnings on the front of the building and paint.  The projected budget is $8,375 and the grant request is for $4,185.50. 

A scoresheet was completed by each commissioner.  Commissioner Hamm moved and Commissioner Flaiz seconded to approve the grant application with a fifty percent match in the amount of $4,185.50.  Motion passed unanimously.

Planner Comments and Unscheduled Communications

City Planner Spencer informed the commissioners of Senate Bill 1051 which changes rules on housing, including requiring cities with populations over 2,500 to allow Accessory Dwelling Units on all properties that allow residential development.  The bill is set to take effect July 1, 2018.  The City will need to amend the code.  Proposed amendments will be brought to the planning commission early next year.

The City has begun using Novus Agenda software for the preparation of agendas, staff reports and minutes.   The materials will be available on line.  Commissioners would still like to receive hard copies in the mail.

Commissioners briefly discussed the public ownership of McKinney Road and the road’s lack of maintenance.

Meeting adjourned at 8:00PM.


Accessibility Statement - The City of Hermiston is committed to making its electronic and information technologies accessible to individuals with disabilities. We are currently in the process of upgrading our web site to ensure we meet or exceed the World Wide Web Consortium’s (W3C’s) Web Content Accessibility Guidelines (WCAG) 2.0 Level AA and the Web Accessibility Initiative Accessible Rich Internet Applications Suite (WAI-ARIA) 1.0 for web content.

For more information on how to report an issue related to the accessibility or how to file a formal Section 504 or ADA (Title II) complaint about the accessibility of any content on our website, please see our full Accessibility Statement.

Anti-Discrimination Policy - It is a policy of the City of Hermiston that there will be no discrimination or harassment on the grounds of race, color, sex, marital status, religion, national origin, age, sexual orientation, or disability in any educational programs, activities or employment. For more information, visit the Anti-Discrimination Policy page.