Document Woodburn_doc_8317c4107d

Final Decision Type II Staff Report: Preliminary Partition File number(s): PAR 2019-03 Related files: ANX 2017-05, PP 2017-01, PUD 2017-01, & SUB 2017-01 (collectively known as “Smith Creek Development”) Project name: Smith Creek Partition: Phases 2B, 3B, & 4B Date of decision: October 1, 2019 Date of mailing: October 2, 2019 Applicant: Hazel M. Smith Properties LLC Landowner: Hazel M. Smith Properties LLC Site location: Parcel 3 of Partition Plat 2018-075 [no assigned address] Tax Lot(s): 052W13 00107 ---PAGE BREAK--- PAR 2019-03 Staff Report as Final Decision Page 2 of 14 Summary: The applicant applied for preliminary partition PAR 2019-03 (Exhibit 4; Attachment 101) in order to partition the subject property into three parcels that match the boundaries of Smith Creek Development Phases 2B, 3B, and 4B. Background The applicant through Stafford Land Company and Ordinance No. 2565 (2018) annexed territory including the subject property and obtained approval of a planned unit development (PUD), preliminary subdivision, and ancillary applications for the Smith Creek Development via the Final Order of November 14, 2018. The approval included a phasing plan covering nine phases, as illustrated below (Exhibit 3; Attachment 103) in blue dashed lines: Exhibit 3 – Smith Creek Development phasing plan. Via previous City applications PAR 2019-01 and PLA 2019-02, the applicant received approval to establish lot lines that align with Phases 1A, 1B, 2A, 3A, and 4A. The applicant is now applying through this PAR 2019-03 and PAR 2019-04 for City approval to create lot lines that align with the remaining boundaries. As noted at the top of this staff report / final decision, this PAR relates to Phases 2B, 3B, and 4B. ---PAGE BREAK--- PAR 2019-03 Staff Report as Final Decision Page 3 of 14 Context The applicant is not proposing any development or the establishment of any new land uses as part of this PAR. Condition PAR-3 memorializes this understanding and that this PAR in no way abrogates or supersedes the Smith Creek Final Order conditions of approval. Introduction The application submittal date is September 12, 2019, the completeness date is September 18, 2019, and the 120th day deadline for final action per Oregon Revised Statutes (ORS) 92.105 and 227.178 would have been January 16, 2020. The subject property (Tax Lot 052W13 00107; Parcel 3 of Partition Plat 2018-075) is approximately 44.82 acres, generally west of the dead-end of Smith Drive, Austin Avenue, and Desantis Drive. There is no assigned address to the lot. Section references are to the Woodburn Development Ordinance (WDO). Staff finds that the application meets WDO provisions or can meet them with conditions and approves it with conditions. The next step is a final partition application per 5.01.06; see Note to the Applicant 1. Because it is a Type II administrative approval requiring no public hearing, this staff report serves as both a preliminary partition approval and public notice of final decision to owners of property within 250 feet of the subject property. ---PAGE BREAK--- PAR 2019-03 Staff Report as Final Decision Page 4 of 14 Conditions of Approval PAR-1. Next Step: The applicant shall: a. Apply to the City for Partition Final Plat Approval per WDO 5.01.06 with materials prepared consistent with Oregon Revised Statutes (ORS) 92 and Marion County Surveyor standards; and b. Do so prior to applying for Subdivision Final Plat Approval for Smith Creek Development Phase 2B, 3B, or 4B, whichever comes first. PAR-2. Recording: Upon City issuance of a Partition Final Plat Approval pursuant to WDO 5.01.06, the applicant shall: a. Record the approved plat with Marion County; and b. Do so prior to recording any of a Subdivision Final Plat Approval per WDO 5.01.06 or “Planned Unit Development (PUD), Final Plan Approval” per 5.01.07 for Smith Creek Development Phase 2B, 3B, or 4B, whichever comes first. PAR-3. Relationship to Smith Creek Development: Approval of Preliminary Partition 2019-03 does not abrogate or supersede any conditions of approval in the Smith Creek Development Final Order of November 14, 2018 that included Preliminary Subdivision SUB 2017-01. PAR-4. Frontage/public/street improvements: To meet WDO 3.01 were the Smith Creek Development Final Order of November 14, 2018 to expire without development of required frontage/public/street improvements: a. Any development, redevelopment, partition, or subdivision that a developer later proposes on any of PAR 2019-03 Parcels 1-3 shall be subject to 3.01 with the exemption from frontage/public/street improvements that WDO 3.01.01D. applies to “construction of a single-family dwelling” notwithstanding; and b. As part of a developer shall provide and improve any required new, extended, or widened rights-of-ways (ROWs) pursuant to the road and street classification of Woodburn Transportation System Plan (TSP) Figure 2 (Attachment 104) and the corresponding model/standard street cross section figures in 3.01 or custom cross section(s) through any of planned unit development (PUD) or Exception to Street Right of Way and Improvement Requirements (“Street Exception”; EXCP) discretionary review and approval. PAR-5. Access & Utility Easement: To eliminate uncertainties, make the following modifications to the partition plan (Exhibit 4; Attachment 101) prior to applying for Partition Final Plat Approval with the City: a. Label the “Proposed 60’ Access & Utility Easement” as a private access and utility easement; and b. Add a note to the plat indicating that the easement identified in a. is for the benefit of Parcel 1. ---PAGE BREAK--- PAR 2019-03 Staff Report as Final Decision Page 5 of 14 Notes to the Applicant The following are not conditions of approval, but are important notes for the applicant to be aware of and follow for the site development as part of the permitting stage: 1. Time Limit: WDO 5.01.06A. requires for Partition and Subdivision Final Plat Approval that, “The final plat shall be submitted within two years of date of the initial approval and be in substantial conforms [sic] to all conditions of the preliminary approval.” However, because of the Smith Creek Development factor, conditions of approval of this PAR 2019-03 supersede this standard note; see Conditions PAR-1 & 2. 2. Issuing Authority: Per 5.01.06C., the Community Development Director is the signing authority for Mylar plat sheets. 3. Plat Tracker: The County maintains a plat tracking tool at . 4. Records: Staff suggests that the applicant and landowner retain a copy of this staff report / final decision. ---PAGE BREAK--- PAR 2019-03 Staff Report as Final Decision Page 6 of 14 Analyses & Findings: This final decision analyzes the application materials and finds through statements how the application materials relate to and meet applicable provisions such as criteria, requirements, and standards. They confirm that a given standard is met or if not met, they call attention to it, suggest a remedy, and have a corresponding recommended condition of approval. Symbols aid locating and understanding categories of findings: Symbol Category Indication Requirement (or guideline) met No action needed Requirement (or guideline) not met Correction needed Requirement (or guideline) not applicable No action needed • Requirement (or guideline) met, but might become unmet because of condition applied to meet separate and related requirement that is not met • Plan sheets and/or narrative inconsistent • Other special circumstance benefitting from attention Revision needed for clear and consistent records Land Use & Zoning Comprehensive Plan Land Use Designation Low Density Residential Zoning District Nodal Residential Single-Family Overlay District(s) Nodal Overlay District Existing Use(s) Agriculture; unimproved/undeveloped An excerpt from the City zoning map. The lot is a legal lot of record: Partition Plat 2018-075, Parcel 3 (see Attachment 102). The applicable provisions appear in bold on the following pages. ---PAGE BREAK--- PAR 2019-03 Staff Report as Final Decision Page 7 of 14 Preliminary Partition Provisions 2.02 Residential Zones The subject property is farmland with no buildings and zoned Nodal Residential Single-Family (RSN). Nodal Residential Single-Family (RSN) - Site Development Standards Table 2.02C Lot Area, Minimum (square feet) Standard lot Interior or cul-de-sac lot 6,000 1 Corner lot Single-family dwelling, child care facility or group home 2 8,000 Any other use 10,000 Lot Width, Minimum (feet) Standard lot Interior or cul-de-sac lot 50 Corner lot 80 Lot Depth, Average (feet) Standard lot 90 Street Frontage, Minimum (feet) Standard lot Interior or cul-de-sac lot 40 Corner lot Single-family dwelling, child care facility or group home 2 40 Any other use 50 Front Setback and Setback Abutting a Street, Minimum (feet) 20 3, 4 Front Porch Setback, Maximum (feet) 10 Side Setback, Minimum (feet) 5 7, 8 Rear Setback, Average (feet) Primary structure 20 or 0 5, 7, 10 Accessory structure 5 Setback to a Private Access Easement, Minimum (feet) 5 Lot Coverage, Maximum (percent) Primary building height 16 feet or less 40 9 Primary building height more than 16 feet 35 9 Accessory structure 25 of rear yard 6, 9, 11 Building Height, Maximum (feet) Primary structure 35 Features not used for habitation 70 Accessory structure 1511 ---PAGE BREAK--- PAR 2019-03 Staff Report as Final Decision Page 8 of 14 1. Flag lots are not allowed in the RSN zone. 2. Child care facility for 12 or fewer children, group home for five or fewer persons 3. Measured from the Special Setback (Section 3.03.02), if any 4. Infill lots between developed lots: average of abutting residential buildings, plus or minus 5 feet, but not less than 10 feet 5. With a maximum deviation of five feet from the setback standard 6. Accessory structures are included in the total lot coverage. 7. A house of worship shall be set back at least 20 feet from a property line abutting a residential zone or use. 9. Lot coverage limitations determined by setbacks for small lot and row house development 11. Accessory Dwelling Units are subject to specific development standards (see Section 2.07, Special Uses) None of the proposed parcels create nonconformance in terms of lot size, lot dimensions, or street frontage. Because this partition application proposes no new development, the remaining provisions regarding setbacks, lot coverage, and building height are not applicable. The provisions are met. 2.05.04 Nodal Overlay Districts The subject property is within the Nodal Residential Single-Family zoning district however the Smith Creek Development Final Order including its conditions of approval address the provisions of 2.05.04. The provisions are not applicable. 3.01.01 Applicability A. Right-of-way standards apply to all public streets. B. Improvement standards apply to all public and private streets, sidewalks and bikeways. C. Functional standards are identified in the Woodburn TSP. D. This applies to all development, and is not limited to partitions, subdivisions, multi-family, commercial or industrial construction, or establishment of a manufactured dwelling or recreational vehicle park. Construction of a single-family dwelling or placement of a manufactured dwelling does not, for the purposes of this Section, constitute development, however, in no case can this type of development occur without minimal access as determined by the Director. The Smith Creek Development Final Order including its conditions of approval address the frontage/public/street improvement provisions of 3.01. ---PAGE BREAK--- PAR 2019-03 Staff Report as Final Decision Page 9 of 14 The more directly relevant ones are Conditions G1, G2, G5, SUB-1, PP-1, PUD-9, PUD-10, T-A3, and PUD-14. Objective 1 The City’s first objective for this PAR is to condition it so that the developer or subsequent developers and homebuilders cannot construe it as abrogating or superseding the Smith Creek Development conditions. Staff applies Condition of Approval PAR-3. Objective 2 The second objective is, were the Smith Creek Development Final Order of November 14, 2018 to expire without final plat approval(s) and recordation(s) and development, to secure from Stafford Land Company – or other developers and homebuilders to whom it might sell subareas – construction of frontage/public/street improvements that the WDO would require in the absence of the Smith Creek Development. Staff applies Condition of Approval PAR-4. The provisions are met with Conditions PAR-3 & 4. 3.02.01 Public Utility Easements A. The Director shall require dedication of specific easements for the construction and maintenance of municipal water, sewerage and storm drainage facilities located on private property. B. A five-foot wide public utility easement shall be dedicated along each lot line abutting a public street. C. As a condition of approval for development, including property line adjustments, partitions, subdivisions, design reviews, or Planned Unit Developments (PUDs), the Director may require dedication of public utility easements. The proposed partition (Exhibit 4; Attachment 101) illustrates and notes 5-foot public utility easements (PUEs) along the dead-ends of Smith Drive, Austin Avenue, and Desantis Drive. The first PUE is located within Proposed Parcel 2 while the other two PUEs are located in Proposed Parcel 3. In addition to satisfying the provisions of 3.02.01, these PUEs are needed based on 3.01.05A.2.d.: “Provide either a one foot-reserve strip deeded to the City, or an alternative method for limiting access approved by the City, at the temporary end of the right-of-way.” Because staff believes reserve strips could complicate the partition into a de facto subdivision ---PAGE BREAK--- PAR 2019-03 Staff Report as Final Decision Page 10 of 14 and because a PUE serves as the referenced “alternative method for limiting access”, the PUE is the tool to meet the reserve strip provision. Staff confirms that upon final plat approval for Smith Creek Phases 3B and 4B, the developer would record removal of these reserve strip PUEs because the WDO would no longer require them. The proposal also includes a 60-foot access and utility easement, connecting Proposed Parcel 1 to the dead-end of Smith Drive through Proposed Parcel 2. The partition drawing is unclear as to whether the utility easement is public or private. Staff applies Condition of Approval PAR-5a to eliminate this uncertainty by modifying the easement label on the drawing to indicate the easement is private. The provisions are met with Condition PAR-5a. 3.02.03 Street Lighting A. Public Streets Public streets abutting a development shall be illuminated with street lights installed to the standards of the City and the electric utility. Because the applicant proposes no development including no new streets, and the subject property adjoins only street stubs, there is no existing or new street frontage along which to install lighting, and the provision is not applicable. The provision is not applicable. 3.02.04 Underground Utilities All permanent utility service to and within a development shall be underground, except where overhead high-voltage (35,000 volts or more) electric facilities exist. Because no development or redevelopment of electric power lines is proposed, the provision is not applicable. The provision is not applicable. 3.04 Vehicular Access 3.04.01 Applicability and Permit A. Street Access Every lot shall have: ---PAGE BREAK--- PAR 2019-03 Staff Report as Final Decision Page 11 of 14 1. Direct access to an abutting public street, or 2. Access to a public street by means of an access easement and maintenance agreement to the satisfaction of the Director, and revocable only with the concurrence of the Director. Proposed Parcel 1 will have access to Smith Drive, a public street, via a 60-ft access and utility easement through Proposed Parcel 2. Staff applies Condition of Approval PAR-5b to add a note on the plat indicating the easement is for the benefit of Proposed Parcel 1. Proposed Parcel 2 will have direct access to Smith Drive, a public street. Proposed Parcel 3 will have direct access to Austin Avenue and Desantis Street, both of which are public streets. The provisions are met with Condition PAR-5b. 3.08.01 Requirements All partitions and subdivisions shall comply with the standards of ORS Chapter 92 and the Woodburn Development Ordinance. This final decision does not address the requirements of ORS 92 separately, because they are addressed through the review of WDO sections or addressed by the applicant either as part of the final partition or upon development applications. This decision establishes compliance or non-compliance with applicable WDO provisions. However, for clarity for future staff, staff cites two statutory provisions relating to preliminary land divisions about what regulations apply as time passes and when a decision expires: “92.040 Application for approval of subdivision or partition; tentative plan; applicability of local government laws. … After September 9, 1995, when a local government makes a decision on a land use application for a subdivision inside an urban growth boundary, only those local government laws implemented under an acknowledged comprehensive plan that are in effect at the time of application shall govern subsequent construction on the property unless the applicant elects otherwise. A local government may establish a time period during which decisions on land use applications under subsection of this section apply. However, in no event shall the time period exceed 10 years, whether or not a time period is established by the local government. [Amended by 1955 c.756 1973 c.696 1983 c.826 1989 c.772 1995 c.812 2005 c.22 §71]” Item is not applicable because the proposal is for partition, not subdivision. Regarding WDO 4.02.04B cited below establishes such a time period, which does not exceed 10 years. ---PAGE BREAK--- PAR 2019-03 Staff Report as Final Decision Page 12 of 14 Incidentally, the Smith Creek Development Condition SUB-1 establishes a platting schedule, quoted below. The Council approval date of the final order was November 14, 2018. SUB-1. Expiration: The schedule in the table below allows for a due date more than three years past the Council approval date: Table SUB-1 Platting Schedule Phase Subdivision Final Plat Application to the City Recordation with Marion County 1A Same as WDO 4.02.04B.2., specifically, application to the City for final plat Same as WDO 5.01.06C.1. (within 30 calendar days of the Director’s signature on the plat mylar) 1B n/a because no subdivision proposed 2A four years past approval of the preliminary subdivision as dated in the final decision document 2B four years past 2C seven years past 3A five years past 3B five years past 4A seven years past 4B seven years past To prevent this PAR from complicating the Smith Creek Development preliminary subdivision, staff applies Condition of Approval PAR-1b. The applicant needs to record a final plat for this PAR prior to recording the Smith Creek Development Phase 1A final plat. The provisions are met with Condition PAR-1b. 5.02.05 Partition, Preliminary Approval A. Purpose: The purpose of this Type II review is to ensure that partitions - the dividing of a single lot into 3 or less lots within one calendar year - comply with this Ordinance, with the Land Use and Development Standards and Guidelines (Sections 2 and and applicable Oregon State Statutes. B. Criteria: Preliminary approval of a partition requires compliance with the following: 1. The preliminary partition complies with all applicable provisions of this ordinance. The proposal complies with B.1. as examined elsewhere throughout this staff report / final decision. 2. Approval does not impede the future best use of the remainder of the property under the same ownership or adversely affect the safe and efficient development of any adjoining land. ---PAGE BREAK--- PAR 2019-03 Staff Report as Final Decision Page 13 of 14 Regarding B.2., the proposal partitions the subject property in preparation for the approved Smith Creek Development. Proposed Parcel 1 provides for future development of Phase 2B, Proposed Parcel 2 provides for future development of Phase 4B, and proposed Parcel 3 provides for future development of Phase 3B. 3. The proposed partition is served with City streets, water, sewer and storm drainage facilities with adequate capacity. Regarding B.3., the applicant proposes no new development. The lack of development makes new and extended infrastructure not applicable. 4. That the partition takes into account topography, vegetation and other natural features of the site. Regarding B.4., the subject property is predominately flat farmland. Proposed Parcel 2 contains two significant trees while Proposed Parcel 3 contains an area designated as “Other Wetlands” on the City Zoning Map. These features were taken into account by the Smith Creek Development approval and are not impacted by this partition. 5. That adequate measures have been planned to alleviate identified hazards and limitations to development: a. For regulatory wetlands, these shall be the measures required by the Division of State Lands. b. For unstable areas, demonstration that streets and building sites are on geologically stable soil considering the stress and loads to which the soil may be subjected. Regarding B.5., staff identifies no hazards or limitations to the development. An area in Proposed Parcel 3 contains “Other Wetlands” as designated by the City Zoning Map however the Smith Creek Development Approval includes measures to preserve them. 5.b. is not applicable because the ground is virtually flat with gentle slope towards the tributary of Mill Creek and there is no evidence of unstable soil. The provisions are met. Conclusion Staff finds that the application meets WDO provisions or can meet them with conditions and approves it with conditions to clarify the final partition and platting stages, and accommodate the requests of the Public Works Department. ---PAGE BREAK--- PAR 2019-03 Staff Report as Final Decision Page 14 of 14 Submitted by: Dan Handel, AICP, Associate Planner Affirmed, Colin Cortes, AICP, CNU-A, Senior Planner Attachments: 101. Proposed Partition Plat (Exhibit 4) 102. Partition Plat No. 2018-075 (Exhibit 1) 103. Smith Creek Development Phasing Plan (Exhibit 3) 104. Transportation System Plan Fig. 2 (adopted 2019) Expiration: Per WDO 4.02.04B., a final decision expires within three years of the date of the final decision unless: 1. A building permit to exercise the right granted by the decision has been issued; 2. The activity approved in the decision has commenced; or 3. A time extension, Section 4.02.05, has been approved. Appeals: Per WDO 4.01.11E., the decision is final unless appealed pursuant to Oregon Revised Statutes (ORS), state administrative rules, and WDO 4.02.01. The appeal due date is twelve (12) days from the mailing date of this notice per 4.02.01B.1. A valid appeal must meet the requirements of 4.02.01. Any person who is adversely affected or aggrieved or who is entitled to written notice of the decision may appeal the decision. The decision will not become final until the period for filing an appeal to the City Council has expired, and it cannot be appealed directly to the Oregon Land Use Board of Appeals (LUBA). This document is a copy of the decision. A copy of the decision is also available for inspection at no cost, and the City would provide a copy at reasonable cost at the Community Development Department, City Hall, 270 Montgomery Street, Woodburn, OR 97071 during normal business hours. For questions or additional information, contact Vicki Spitznogle, Administrative Specialist, at (503) 982-5246 or [EMAIL REDACTED]. ---PAGE BREAK--- ATTACHMENT 101 ---PAGE BREAK--- ATTACHMENT 102 ---PAGE BREAK--- ATTACHMENT 103 ---PAGE BREAK--- ATTACHMENT 104