Planning Commission - Minutes

Date: 
Wed., May. 10, 2017

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

As this was Commissioner Frederic’s first meeting, introductions were made.

Minutes

Minutes of the April 12, 2017, regular Planning Commission meeting were approved as written. Commissioner Fialka abstained.

New Business

The City of Hermiston has received an application for a replat of property located at 2120 SE Kelli Blvd. The property is approximately 3.35 acres and is presently vacant. The proposal will reconfigure the lot lines of the three existing lots but will not create any new lots. The replat is proposed to facilitate development of a new commercial building on Lot 3. The property described as 4N 28 24BB Tax Lots 1700, 1800 and 1900, and is zoned C-2/M-1.

Chapter 154: Subdivisions

Design Standards

§154.15 Relation to Adjoining Street System.

The property sits at the northwest corner of Shannon Way and SE Kelli Blvd. No additional streets are necessary or proposed for the development.

§154.16 Street and Alley Width.

The property is fronted by Shannon Way and SE Kelli Blvd. Each street is at least 50 feet in width. The street and alley width requirements are satisfied.

§154.17 Easements.

The easements are not shown on the plat but the surveyor has described them and preserved them in the surveyor’s narrative. The easement requirements are satisfied.

§154.18 Blocks.

The property sits at the intersection point of Shannon Way and SE Kelli Blvd. No additional block access is required.

§154.19 Lots.

All of the proposed lots are at least 60 feet wide and 80 feet deep. The lot will provide an adequate building site properly related to the surrounding topography.

§154.20 Character of Development.

The property is presently vacant. The applicant has submitted for site plan approval to construct a commercial building on Lot 3.

§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 Shannon Way and SE Kelli Blvd. Both streets are improved with paving, and curb. Sidewalks will be required along the street frontage of each lot as a condition of site plan approval.

§154.62 Water Lines.

Water is available in SE Kelli Blvd. Each lot will be connected to the existing water service. All connection costs shall be borne by the developer at the time of connection.

§154.63 Sanitary Sewer System.

Sewer is available in SE Kelli Blvd. Each lot will be connected to the existing sewer service. All connection costs shall be borne by the developer at the time of connection.

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:

(A) The boundary lines of the area being subdivided, with accurate distances and bearings. Shown as required

(B) The lines of all proposed streets and alleys with their width and names. Shown as required

(C) The accurate outline of any portions of the property intended to be dedicated or granted for public use. Shown as required

(D) The line of departure of one street from another. Shown as required

(E) The lines of all adjoining property and the lines of adjoining streets and alleys with their widths and names. Shown as required

(F) All lot lines together with an identification system for all lots and blocks. Shown as required

(G) The location of all building lines and easements provided for public use, services or utilities. Shown as required

(H) 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

(I) All necessary curve data. Shown as required

(J) The location of all survey monuments and bench marks together with their descriptions. Shown as required

(K) The name of the subdivision, the scale of the plat, points of the compass, and the name of owners or subdivider. Shown as required

(L) The certificate of the surveyor attesting to the accuracy of the survey and the correct location of all monuments shown. Shown as required

(M) 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

(N) 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

(O) 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

§157.041 Outlying Commercial Zone (C-2)/ §157.055 Light Industrial Zone (M-1)

There is no minimum or maximum lot size in this zone. The total area is 3.35 acres and each parcel is approximately 1 acre or larger.

Staff Recommendation

Staff has reviewed the proposed partition 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.
  2. The Shannon Way and SE Kelli Blvd frontages of each parcel shall be improved with sidewalk at the time building construction or other development occurs on each parcel.

Richard Hunsaker 29847 Minnehaha Rd. Mr. Hunsaker is representing the property owner. He stated the survey, replat and boundary adjustment is done per Oregon statute. The preliminary plat shows both the old and new lines. If the replat is approved, the correct new lot lines will show on the final plat.

Commissioner Fialka moved and Commissioner Caplinger seconded to approve the replat subject to the two conditions. Motion passed.

New Business

The City of Hermiston has received a final plat for Desert Shadows Phase 3 from Wallowa Associates Surveying. The property is approximately 6 acres and is presently vacant. The plat is a phase of the Desert Shadows Phase 3 preliminary plat approved by the city in 2003. The property described as 4N 28 03AB Tax Lot 7500, and is zoned R-4.

Chapter 154: Subdivisions

Final Plat

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

(A) The boundary lines of the area being subdivided, with accurate distances and bearings. Shown as required

(B) The lines of all proposed streets and alleys with their width and names. Shown as required

(C) The accurate outline of any portions of the property intended to be dedicated or granted for public use. Shown as required

(D) The line of departure of one street from another. Shown as required

(E) The lines of all adjoining property and the lines of adjoining streets and alleys with their widths and names. Shown as required

(F) All lot lines together with an identification system for all lots and blocks. Shown as required

(G) The location of all building lines and easements provided for public use, services or utilities. Shown as required

(H) 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

(I) All necessary curve data. Shown as required

(J) The location of all survey monuments and bench marks together with their descriptions. Shown as required

(K) The name of the subdivision, the scale of the plat, points of the compass, and the name of owners or subdivider. Shown as required

(L) The certificate of the surveyor attesting to the accuracy of the survey and the correct location of all monuments shown. Shown as required

(M) 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

(N) 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

(O) 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

§157.028 Multi-Structure Residential Zone (R-4)

The minimum lot size in the R-4 zone is 6,000 square feet. The minimum lot size requirement for each lot is met. Each lot exceeds the minimum lot depth of 80 feet and the minimum lot width of 60 feet.

Conditions from Preliminary Plat Approval

The preliminary plat was approved by the city in November of 2003 and subject to 12 conditions. Some of the twelve conditions were applicable to other phases of the development. Of the twelve adopted conditions, seven are applicable to phase 3.

  1. The applicant shall work with and receive certification from the Hermiston Irrigation District. The applicant should be aware that the City of Hermiston will not sign the final plat until the irrigation district has been satisfied and signs the final plat. This condition must be satisfied.
  2. Applicant must sign a developer’s agreement and shall install grading, storm drainage, curb and gutter, sidewalks, street paving, and all service utilities for this development. All improvements for each phase shall comply with city standards and specifications and shall receive final approval from the city engineer. This condition has been satisfied.
  3. Street 1 shall be designated as NW Eucalyptus Drive on the final plat. This condition has been satisfied.
  4. The applicant shall dedicate easements of at least six feet in width along the side and rear lot lines of all lots for utilities as required by §154.17. The applicant shall also dedicate an easement of at least 15 feet in width along the front lot lines of all lots for utilities and storm drainage. This condition is no longer in effect due to changes to ORS 92 since preliminary plat approval.
  5. Streetlights must also be installed at the applicant’s cost. Once installed, the City will assume the monthly service charges. This condition has been satisfied.
  6. Comprehensive Plan Figure 12 identifies portions of this subdivision as subject to groundwater pollution hazards due to excessively well drained soils. In accord with §157.101 of the Hermiston Code of Ordinances, the City will prohibit the outdoor storage of hazardous chemicals and underground storage of gasoline and diesel fuels. This condition remains in effect.
  7. Comprehensive Plan Figure 12 also indicates that portions of the southern half of the subdivision site as an area subject to development hazards due to restrictive founda­tion soils. In accord with §157.101, the City shall require a registered engineer’s assessment of the design and structural techniques needed to mitigate potential hazards. This condition remains in effect.

Staff Recommendation

Staff has reviewed the proposed partition plat and found that it is prepared in accordance with all requirements of the Code of Ordinances. Staff recommends the planning commission approve the final plat subject to the following conditions:

  1. The applicant shall work with and receive certification from the Hermiston Irrigation District. The applicant should be aware that the City of Hermiston will not sign the final plat until the irrigation district has been satisfied and signs the final plat.
  2. Comprehensive Plan Figure 12 identifies portions of this subdivision as subject to groundwater pollution hazards due to excessively well drained soils. In accord with §157.101 of the Hermiston Code of Ordinances, the City will prohibit the outdoor storage of hazardous chemicals and underground storage of gasoline and diesel fuels.
  3. Comprehensive Plan Figure 12 also indicates that portions of the southern half of the subdivision site as an area subject to development hazards due to restrictive founda­tion soils. In accord with §157.101, the City shall require a registered engineer’s assessment of the design and structural techniques needed to mitigate potential hazards.

Craig Smith 62765 Powell Butte Hwy, Bend, OR.They are not the original developer, they purchased the property about 7 months ago.The plan is to submit the next phase of 35 lots within the next 6 to 8 weeks.They are partnering with Monte Vista homes and were able to negotiate a price on the raw land that made sense.He stated land prices have gone up significantly and everywhere they are currently developing, lot sizes have been getting smaller.The model home is already under construction.There are 2 or 3 reservations on the additional lots.

Commissioner Flaiz moved and Commissioner Hamm seconded to approve the final plat subject to the three conditions. Motion passed.

Planner Comments and Unscheduled Communications

City Planner Spencer mentioned that Ranch and Home has started moving dirt.

City Planner Spencer asked for comment from the Commissioners regarding shipping containers used as storage. Containers are already subject to setback and lot coverage requirements per the zoning code. They do not currently require a building permit under the building code. After some discussion, Commissioners would like the ability to review each case individually, especially in a residential zone.

Meeting adjourned at 7:38PM.


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