Richard Townsend, Planning Director Richard Appicello, City Attorney. Kate Daschel, Assistant Planner

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1 AGENDA Lincoln City Planning Commission Tuesday, April 21, 2015, 6:00 P.M. Council Chambers, Lincoln City Civic Center Complex 801 SW Highway 101, Lincoln City, Oregon 1. CALL TO ORDER, PLEDGE OF ALLEGIANCE, & ROLL CALL Robinson, Bruce Long, Nathan Cunningham, Gary Bryson, Doug Griffiths, Steve Hinton, Diana Hoagland, Riley Richard Townsend, Planning Director Richard Appicello, City Attorney Debra Nicholson, Senior Planner Kate Daschel, Assistant Planner 2. AGENDA CHANGES OR REVISIONS 3. ANNOUNCEMENT: Planning Commission appointment (re-appointment of Doug Bryson to a four-year term) 4. MINUTES 4.1 April 7, 2015 Request for Approval 5. PUBLIC COMMENTS ON NON-AGENDA ITEMS, OR MATTERS NOT INVOLVING A PUBLIC HEARING (Please limit comments to 3 minutes per speaker. Speakers should keep in mind that they are being broadcast on live television.) 6. FINAL ORDERS, RESOLUTIONS, & WRITTEN COMMUNICATIONS 6.1 Final Order File APP Appeal of Administrative (Staff) Decision (Appellant George Suniga). The property owner appeals an administrative decision regarding the required side yard setbacks for a new single-family residence in the Lincoln County R-1-A zone. The property is located at 6345 NW Logan Road in the Roads End neighborhood. (Tentative decision is to deny the appeal.)

2 Planning Commission Agenda April 21, 2015 Page 2 7. PUBLIC HEARINGS/DELIBERATIONS 7.1 File CPA/ZC Vacation Rental Zone (VR) for the Southwest Quadrant - a cityinitiated proposal to re-zone 650 tax lots totaling approximately 145 acres, which are now zoned Single-Family Residential (R-1-5 and R-1-7.5), to a newly created comprehensive plan and zoning designation of Vacation Rental District (VR). These properties are located in the Southwest Quadrant of Lincoln City. The Vacation Rental District is a mixed use zone which will permit vacation rental dwelling (VRD) use without the restriction of the existing accessory use limitation applicable to residential zones. (Public hearing closed on April 7; written record closed on April 15 th ; deliberations set for this meeting) 8. OLD BUSINESS None scheduled. 9. NEW BUSINESS None scheduled. 10. REPORTS & COMMENTS 10.1 Community Development Director 10.2 City Attorney 10.3 Planning Commissioners 10.4 Public Comments on Non-Agenda Items not involving a Public Hearing (Please limit comments to 3 minutes) 11. FUTURE AGENDA ITEMS & NEXT MEETING 11.1 Next Scheduled Meeting: Tuesday, May 5, 2015 CPA/ZC Vacation Rental (VR) Zone for the Northeast and Southeast Quadrants 12. ADJOURN All information for this meeting is available on the City of Lincoln City website at and this meeting will be televised live on Charter Channel 4 Lincoln City and rebroadcast at various times. Planning Commission meetings are streamed live on the Internet through a link on the City of Lincoln City website, and can also be viewed following the meeting. The meeting location is accessible to persons with disabilities. A request for an interpreter for the hearing impaired, for a hearing impaired device, or for other accommodations for persons with disabilities, should be made at least 48 hours in advance of the meeting to Cathy Steere, City Recorder, at

3 LINCOLN CITY PLANNING COMMISSION MINUTES April 7, CALL TO ORDER The meeting of the Lincoln City Planning Commission was called to order by Chair Bruce Robinson at 6:00 PM in the Council Chambers at City Hall, 801 SW Highway 101, Lincoln City, Oregon, with the following Commission members and staff in attendance: Long, Nathan Cunningham, Gary Hoagland, Riley Hinton, Diana Griffiths, Steve Robinson, Bruce Richard Townsend, Planning Director Debra Nicholson, Senior Planner Richard Appicello, City Attorney Kate Daschel, Assistant Planner Commissioner Doug Bryson is absent (excused). 2. AGENDA CHANGES OR REVISIONS None. 3. MINUTES 4.1 March 17, 2015 Request for Approval. Commissioner Long moved and Commissioner Cunningham seconded a motion to approve the March 17, 2015 minutes as submitted. The motion passed unanimously. 4. PUBLIC COMMENTS ON NON-AGENDA ITEMS, OR MATTERS NOT INVOLVING A PUBLIC HEARING None. 5. FINAL ORDERS, RESOLUTIONS, & WRITTEN COMMUNICATIONS 5.1 Final Order Swaja, Chris and Pamela (File VAR ) - Request for Variance to Side Yard Setbacks - requests to reduce side yards from 7.5 feet to 4 feet for construction of a two-story residence in the RM Multiple-Family Residential zone. The property is located at 1334 NE Keel Avenue in the Oceanlake neighborhood. (Tentative decision is to deny the variance.) Mr. Appicello reviewed the tentative decision and the proposed final order. Commissioner Long moved and Commissioner Griffiths seconded a motion to adopt Final Order , which denies VAR Swaja. The motion passed unanimously. 6. PUBLIC HEARINGS/DELIBERATIONS 6.1 File APP Appeal of Administrative (Staff) Decision (Appellant George Suniga). The property owner appeals an administrative decision regarding the required side yard setbacks for a new single-family residence in the Lincoln County R-1- Planning Commission Minutes April 7, 2015 Page 1

4 A zone. The property is located at 6345 NW Logan Road in the Roads End neighborhood. Richard Appicello explained that the public hearing is closed, as well as the record. No new evidence can be submitted. Commissioners confirmed that no ex parte communications have occurred. Discussion followed on different methods and interpretations of measuring grade. Mr. Townsend said the difference in height is not based on the amount of fill, but is a result of two different interpretations on how to measure the height. Commissioner Long said there are two different explanations for height measurement on the county s website. Mr. Appicello commented that some of the information contained in the packet is new evidence (contained within the appellant s final written argument). He advised that the commission should not consider anything that is new evidence. Discussion followed. Commissioner Hinton asked if they should look at the code or at handouts. Mr. Appicello said the handouts are contained in the record. He also said that Mr. Townsend s earlier decision (November 2014) dealt with the interpretation of how to measure height, and that was not appealed. The second decision (January 2015) dealt with the proposal of adding fill to establish a new finish grade, and that denial was appealed. In the appeal materials, the appellant addressed both matters (how to measure the height, and the proposal for changing the grade). Mr. Appicello said the appeal related to height interpretation is untimely. Chair Robinson said there are three matters he feels are important to consider: (1) the interpretation of height measurement; (2) the filling proposal; and (3) the warning cards signed by an applicant, agreeing to build according to plans unless revisions are approved. Commissioner Hinton said there is the matter of measuring the actual building how it was done by the appellant, vs. how it was done by staff. There is also the issue of fill. Discussion followed on how the county code defines height and how to measure it. Mr. Appicello said the commission should consider whether the appellant filed a timely appeal on the matter of how to measure the height. If yes, then they should rule on it. He still recommended that the commission rule on how to measure height as guidance to staff going forward. The second issue is manipulation of grade through the fill proposal. Regarding the timely appeal, the commission reached consensus that this portion of the appeal was not timely filed. Commissioner Hinton said revisions should have been sought. Commissioner Cunningham also mentioned the FEMA requirements that had an effect on height. Regarding the method height measurement (whether it should be fractional or a unit), Commissioners Long, Hoagland, Griffiths and Hinton agreed that height should be a fractional number (height of building divided by three). Regarding the grade manipulation, Commissioners Long and Griffiths said they felt the grade had been unreasonably manipulated. Mr. Townsend said there is nothing specific in the record to say how much fill there was; however, there is evidence in the record that after the site was excavated and backfilled, more fill was brought to the site. Commissioner Cunningham said this was explained in the appellant s statements. Commissioner Hinton said she was not in favor of the proposal to create the walls with fill. Chair Robinson said he thought the grade was manipulated. Commissioner Long moved and Commissioner Griffiths seconded a motion to deny the appeal (APP Suniga), based on the measurement of setbacks and manipulation of grade. The motion passed 4-1-1, as follows: (Ayes Hinton, Hoagland, Griffiths, Long; Nay Cunningham; Abstain Robinson). A final order will be prepared for adoption at the next meeting. 6.2 File CPA/ZC Vacation Rental Zone (VR) for the Southwest Quadrant - a city-initiated proposal to re-zone 649 tax lots totaling approximately 145 acres, which are now zoned Single-Family Residential (R-1-5 and R-1-7.5), to a newly created comprehensive plan and zoning designation of Vacation Rental District (VR). These properties are located in the Southwest Quadrant of Lincoln City. The Vacation Rental District is a mixed use zone which will permit vacation rental dwelling (VRD) use without the restriction of the existing accessory use limitation applicable to residential zones. Planning Commission Minutes April 7, 2015 Page 2

5 Chair Robinson opened the public hearing and asked for abstentions, ex parte communications or conflicts of interest. None were declared. No challenges were made. Richard Townsend presented the staff report, showing maps of the properties proposed for re-zoning. He compared the staff s recommendation to the 2012 VRD consensus working group s recommendation. Commissioner Hinton observed differences between the staff s recommendation and the consensus group in the SW 29 th and Bard area. Commissioner Cunningham observed that the northern portion of Taft Heights was not part of the consensus recommendation, but is shown on the current map, and asked why. Mr. Townsend said the northern area is adjacent to commercial zoning, there is also an existing concentration of vacation rentals in this area, and it is close to the beach. Commissioner Hinton said that 650 lots are proposed for rezoning, and asked how many VRDs are contained in the blue area now. Mr. Townsend said there are approximately 135. Commissioner Hinton asked if the numbers of VRDs is known by sub-area. Mr. Townsend estimated the following numbers: Cutler City 16; Taft Heights, 15 total (with perhaps 5 in the blue area); Nelscott Heights, 11; south of Bard Road, 45 to 50; north of Bard Road to Canyon Park, approximately 25; and the northern area of the southwest quadrant, approximately 5. Commissioner Griffiths asked about concentrations of vacation rentals that rent close to 180 days per year, and whether there is a way to obtain that information. Mr. Townsend said there is no practical way to determine that. The city has the authority to inspect log books, but cannot use transient room tax (TRT) data. Commissioner Hinton asked about concentrated areas of VRDs within the blue areas. Commissioner Cunningham asked if the proposed re-zoning is considered up- or down-zoning. Mr. Appicello said that in the R-1 zones, vacation rental use is now incidental (accessory), which is less than if the properties are re-zoned to VR. He read excerpts from the Vacation Rental (VR) zone, explaining the purpose and locational criteria. Commissioner Griffiths asked about the limitation for 5 bedrooms. Mr. Appicello explained how the state building code regulates the number of bedrooms and occupants. Commissioner Griffiths asked if a house could be built to a commercial standard if in the VR zone. Mr. Appicello said in a residential zone, a home cannot be retrofitted to the commercial code, but in the VR zone, it can be proposed. Commissioner Hinton asked if a new house could be built to commercial standards. Mr. Townsend and Mr. Appicello explained that the commercial code has more stringent standards. Chair Robinson asked if the development standards are the same (such as setbacks, height). The answer is yes. Commissioner Cunningham asked about the limitation for one owner. Mr. Townsend said in the R-1 zone, a property owner may have only one VRD license. In the VR zone, an owner may have more than one. Commissioner Hoagland asked about how ownership is determined (individual vs. corporation). Mr. Townsend said it can be either type of ownership. Commissioner Hinton gave a possible example of a company purchasing multiple properties, building to commercial standards, resulting in mini-hotels with no on-site staff. Commissioner Cunningham asked if a corporation could ask for a zone change to VR. Mr. Townsend said any property owner can ask, but approval is not automatic. Commissioner Hoagland asked if the beach is considered an attraction. Mr. Townsend said it is an attraction or recreation area; other attractions could be the outlet mall, casino, etc. Mr. Townsend also noted that there are several letters entered into the record, including several submitted this evening. Public testimony: 1. Greg Urrutia, 1223 SW Fleet Avenue. Mr. Urrutia entered a letter into the record. He and several adjacent neighbors on SW Fleet would like to be included in the VR zone, but are not on the draft map. 2. Kent Seida, 2545 SW Anchor Avenue. Mr. Seida encouraged the commission to include the Nelscott Cottage Residential area. He entered a map into the record. He supports vacation rentals and said the free market should determine where VRDs should be. He said VRDs bring revenue to pay for city services. Planning Commission Minutes April 7, 2015 Page 3

6 3. Robert Miller, PO Box 34, Lincoln City. Mr. Miller said he owns property on SW Coast Avenue and has lived here for six years. His property has no ocean view, and the neighborhood is quiet. He read from the definition of the Vacation Rental zone. He said his area is an established neighborhood, and he sees the VR zone as a downgrade. He asked why the re-zoning is proposed on one side of SW Coast, but not the other. He said the staff report says there is no expected increase in traffic. He said many homes in his neighborhood would not meet the required parking rules. 4. Charles Lee, 6909 SW Galley Avenue. Mr. Lee expressed concern for additional VRDs in his Cutler City neighborhood, and felt there were already too many in his area. 5. Karen Swenson, 4507 SW Coast Avenue. Ms. Swenson said her property is in the Taft Heights area. She asked what the re-zoning would do to taxes and property values. She said this is a nice and quiet residential area. She said the consensus group s recommendation was to make this neighborhood a no VRD area. She wanted to know why this area is recommended for VR zoning. She said she was originally neutral on the proposal, but is now opposed. 6. Ann Swenson, 4507 SW Coast Avenue. Ms. Swenson said she is opposed to the proposed rezoning. She said VRDs are not typically found on Coast Avenue. They only seem to be on SW Beach, and not very many there either. This is a peaceful area of the city, and she felt the recommendation was somewhat random. She felt re-zoning would affect traffic and the property value. 7. Carolyn Ganschow, PO Box 346, Lincoln City. Ms. Ganschow lives on SW Beach Avenue in the Taft Heights neighborhood. She said she is opposed to dividing her neighborhood (partially R-1 and partially VR). She said these are mostly second homes, but people do retire and move here as full-time residents. She said the re-zoning opens the possibility that investors could buy multiple properties and build to commercial standards. This will decrease the available housing stock. She felt this is not good economics and will not revitalize the neighborhood, and will also increase traffic. 8. John Piper, 4425 SW Beach Avenue. Mr. Piper said they bought their house in 2003, and it was built as a vacation rental. He said there are several VRDs in their neighborhood, and they want to continue renting. He asked the commission not to legislate them out of business. 9. Bill Nelson, SW 8 th and Ebb Avenue. Mr. Nelson says he sees no value in changing from R-1 to VR. He said the VRD number could go from a current 120 to a potential 650, if re-zoned. He is opposed to the proposal, and said this will make property values decrease. He rents his property on a month-tomonth basis, and has had no problems renting it. 10. Jerry Silver, 2320 SW Bard Loop. Mr. Silver said he is a part-time resident. He said there are VRDs on his street, but they have never been a problem. He would like to retain the option to use his home as a VRD in the future. 11. Gene Scrutton said he served on the VRD consensus group. He said there are many VRDs in the proposed re-zoning area, but also many second homes. He said there is a very low chance of outside investors buying multiple properties to develop. He said the proposal is a good plan. No additional testimony was offered. There was a request to hold the record open to accept additional written evidence. Mr. Appicello suggested that the record could be held open until April 15 th, with deliberations to be held on April 21 st. Commissioner Long moved and Commissioner Cunningham seconded a motion to close the public hearing, but to hold the record open to accept additional written comment until noon on Wednesday, April 15 th. The motion passed unanimously. Commissioner Cunningham moved and Commissioner Griffiths seconded a motion to continue Planning Commission Minutes April 7, 2015 Page 4

7 CPA & ZC VR Zoning for the Southwest Quadrant to Tuesday, April 21, 2015, at 6:00 PM, for deliberations. The motion passed unanimously. Mr. Appicello cautioned commissioners to avoid ex parte communications. It was noted that even if some properties are not re-zoned as part of this process, individual property owners can request re-zoning. Commissioner Hinton said she will be absent for the next meeting, and asked if she can submit questions. Mr. Appicello said he will try to find a way for her to participate in the process. 7. OLD BUSINESS None. 8. NEW BUSINESS None. 9. REPORTS & COMMENTS 9.1 Community Development Director. No comments. 9.2 City Attorney. No comments. 9.3 Planning Commissioners. Commissioner Long asked that a microphone be available to members of the audience who may have mobility issues. Staff will follow up on this. 9.4 Public Comments on Non-Agenda Items not involving a Public Hearing. None. 10. FUTURE AGENDA ITEMS & NEXT MEETING. The next meeting is Tuesday, April 21 st. Deliberations on the Southwest Quadrant Vacation Rental (VR) re-zoning will be at this meeting. 11. ADJOURNMENT. The meeting was adjourned at 8:22 PM. Respectfully submitted, Kate Daschel Assistant Planner Bruce Robinson Chair Planning Commission Minutes April 7, 2015 Page 5

8 FINAL ORDER FOR AGENDA ITEM 6.1 (FINAL ORDER FILE APP ) WILL BE AVAILABLE ON MONDAY, APRIL 20 TH.

9 PLANNING COMMISSION STAFF REPORT MEETING DATE: April 7, 2015 Report prepared by Richard Townsend, Planning & Community Development Director CPA/ZC Rezoning portions of the SW Quadrant to Vacation Rental Zone CPA/ZC represents comprehensive plan amendments and zone changes to change the comprehensive plan designation from Single-Family Residential District (R-5) to Vacation Residential District (VR) and the zoning designation Single-Family Residential (R-1) Zone to Vacation Residential District (VR) Zone on approximately 650 privately-owned lots in the southwest quadrant of the city. The proposed rezoning is initiated by the City of Lincoln City. Applicant: City of Lincoln City 801 SW Hwy 101 PO Box 50 Lincoln City, OR Property Owner(s): See the list attached as Exhibit A Tax Lots See the list attached as Exhibit A Location Acreage Current Comprehensive Plan Designation Current Zoning Proposed Comprehensive Plan Designation Proposed Zoning Surrounding Land Uses & Zoning Various. See the map attached as Exhibit B acres Single-Family Residential District (R-5) Single-Family Residential Zone (R-1) Vacation Residential District (VR) Vacation Residential Zone (VR) North: Various commercial uses (R-C Recreation Commercial and GC General Commercial) South: Siletz Bay (outside of city) 1

10 East: Various commercial uses (R-C Recreation Commercial and GC General Commercial) West: Ocean and beach Public Notice Authority: Applicable Substantive Criteria: On March 18, 2015 the city mailed notice to the owners of all properties zoned R-1 in the Southwest Quadrant and to all owners of property within 250 feet of the same R-1 property. The News Guard published the public hearing notice on March 25, Section of the Zoning Ordinance authorizes the Planning Commission to review the proposed plan amendment/zone change and make a recommendation to the City Council to either approve or deny the amendment/ zone change. The amendment must be found in conformance with the Statewide Planning Goals, the Comprehensive Plan, and the applicable provisions of the Zoning Ordinance. BACKGROUND After a period of growth in the number of vacation rental dwellings (VRDs) in residential zones, some members of the community expressed increasing anxiety about the impacts of VRDs on their neighborhoods. Others asserted that there was no problem with VRDs, or if there was, it had been addressed through increased enforcement by the city staff. Differences between the two groups became contentious and City Council meetings often were consumed by heated debates over the VRD issue. In response the City Council retained a conflict resolution expert to convene a committee of concerned residents to come up with a solution to the controversy. This committee became known as the Vacation Rental Consensus Working Group. Ultimately the consensus group issued a report containing 20 recommendations, among which was a recommendation to establish areas in which VRDs would be permitted as outright uses (as opposed to accessory uses, which they currently are in residential zones), and other areas where VRDs would be prohibited. These became known as the Yes/No zones. The consensus committee also produced maps showing where, in the group s opinion, the Yes/No zones should be located. The City Council held public hearings on the Yes/No zone proposal, the accompanying maps, and staff s suggestions regarding the zones. In response to testimony received at the hearings the City Council directed staff to make various revisions to the proposed ordinance creating the Yes/No zones. The result was a new zone called the Vacation Rental (VR) zone. The VR zone is a new mixed use zone that is almost identical to the R-1 zone and that allows residences and all other uses currently allowed in the R-1 zone. The only difference is that the VR zone allows people with vacation rental dwellings (VRDs) to rent them to visitors without the existing accessory use limitation applicable to residential zones. This is the second step toward 2

11 implementing the VR zone and in this proposal the city staff suggests rezoning certain lots in the southwest quadrant of the city into the VR zone. ANALYSIS The proposed VR zone map for the city s southwest quadrant is based in part on the 2012 recommendations of the Vacation Rental Consensus Working Group. Other important factors include properties closeness to attractions such as the beach and Siletz Bay, closeness to commercial zones (especially the Recreation Commercial zone), topography, and compactness with respect to the existing R-1 zone as a whole. Staff does not expect the proposed comprehensive plan and zoning map amendments to generate large volumes of traffic or to change the general character of land use in the affected area. Nevertheless staff considers the proposed changes to be Major Revisions in accordance with the policies of the Land Use Planning Goal of the Comprehensive Plan, given that the proposal will affect a relatively large area (over 145 acres) and many different ownerships (650 lots). Accordingly the amendments must be found in conformance with the Comprehensive Plan, the Statewide Planning Goals, and the applicable provisions of the Zoning Ordinance. A. Lincoln City Comprehensive Plan Goals 1. Land Use Planning Goal To establish a land use planning process and policy framework as a basis for all decisions and actions related to use of land and to assure an adequate factual base for such decisions and actions." The City Council established a land use policy framework and implementing ordinance through adoption of a comprehensive plan and zoning ordinance, respectively. The City of Lincoln City s Comprehensive Plan and implementing land development regulations (including Zoning Title 17) have been acknowledged by the Land Conservation and Development Commission as complying with the Statewide Planning Goals. Review of these amendments in accordance with the Lincoln City Comprehensive Plan and the applicable zoning ordinance provisions, including the provisions of LCMC Chapter establishes conformance with this goal. The Comprehensive Plan Land Use Planning element identifies Zoning as the most common method of land use regulation and control. The plan states: Essentially, zoning is a means of ensuring that the land uses of an area are properly situated in relation to one another. It provides adequate amounts of space for each type of development. Therefore, zoning asks if there is enough land devoted to a specific use and is it in the correct location. The proposed map amendment would convert an area zoned R-1 for single-family residences to a new zone that differs from the R-1 zone only by allowing vacation rental dwellings (VRDs) to operate without the R-1 zone s accessory use limitation. The existing 3

12 Zoning Code states that vacation rentals are permitted uses in commercial zones (including mixed use) and accessory uses in residential zones. Therefore there is already a large amount of land available for this use (although it is limited in residential zones). The proposed map amendments adjust the limitation in the residential zones in response to the increasing popularity of VRDs as demonstrated by the growth in the number of VRDs over the last several years. In the present instance the map amendments would focus VRDs near attractions such as the beach and Siletz Bay, and near lands zoned for commercial use, making the VR zone a transition area between the more purely commercial zones and the more purely residential zones. Accordingly, the proposed map amendments are consistent with the purposes of the plan in properly situating uses in relation to each other. 2. Citizen Involvement Goal Develop a Citizen Involvement Program which ensures the continued participation of citizens in the land use planning process." The Comprehensive Plan s Citizen Involvement Program goal is Develop a Citizen Involvement Program (CIP) which ensures the continued participation of citizens in the land use planning process. The City has developed a Citizen Involvement Program through Resolution The public hearing process for the proposed map amendments included mailed, published, and internet posted notice to the public and property owners, and review of proposals by the Planning Commission and the City Council, consistent with the Plan, Goal and Resolution. Among the policies under the City s Citizen Involvement Program goal is one that says Lincoln City shall assure that a reasonable effort is made to encourage the opportunity for citizens to attend public meetings. The Planning Commission and City Council meetings are publicized widely with hearing notices mailed to property owners in the affected area, and published in The News Guard weekly newspaper and on the City s website. The City holds public hearings in the evening in order to encourage public attendance. Moreover, for those unable to attend in person, the meetings are televised live and rebroadcast on cable television and are streamed live over the internet. Video of meetings and packet materials is also available on the City s website for review, free of charge. This constitutes a more than reasonable effort to encourage citizens to attend public meetings. Additionally the City Council established a VRD consensus committee staffed by a neutral convener. The committee came up with recommendations which the Planning Commission and City Council considered at earlier hearings on the committee s Yes/No proposal. The committee s recommendations regarding the location of areas in which VRDs would be allowed outright figured prominently, but not exclusively, in the map amendments considered here. 3. Public Services and Utilities Goal To plan and develop a timely, orderly, and efficient arrangement of public facility and services which compliment the area and serve as a framework for urban and rural development." 4

13 Public services and utilities are already in place in the area affected by the proposed map amendments. The area currently is being served by public services and utilities as follows: a. Pacific Power provides electric power; b. The City of Lincoln City provides water service; c. The City of Lincoln City provides sanitary sewer service; d. NW Natural provides natural gas service; e. Various providers provide land line and cellular telephone service This goal is satisfied. 4. Urbanization Goal To promote an orderly and efficient transition of land uses from rural to urban." The area affected by the proposed map amendments all is within the urban growth boundary and the city limits. All of it is already urbanized. This goal is met. 5. Natural Hazard Goal The City shall control development in hazardous areas to protect life and property from natural disasters and hazards." The area of the proposed map amendments is subject to some identified natural hazards. For example, parts of it are within the 100-year floodplain, and other parts are subject to coastal erosion. But the proposed map amendments do not themselves authorize any development and the city has provisions in place that control development in hazardous areas through such things as requirements for compliance with federal floodplain development regulations and geotechnical engineering review. This goal is met. 6. Housing Goal To provide for the housing needs of all citizens. The proposed rezoning ordinance would convert part of an area zoned R-1 for single family residences to the new VR zone. The VR zone allows exactly the same uses as the R-1 zone, with the exception of allowing VRDs as a principal use rather than as an accessory use. Since the use of a dwelling as a full-time VRD is considered to be a commercial use, the proposed ordinance could result in the conversion of some land currently zoned for residential use to commercial use. Importantly, however, all the land proposed for rezoning to the VR zone will continue to be available for residential development since residential use will be a permitted outright use, just as it is in the R-1 zone. The city performed a buildable lands inventory in One of the conclusions of that study was that there was a sufficient supply of residential land in the city. Since that time the city has increased the opportunities for housing development by expanding the areas where mixed uses (residential and commercial) are allowed. More recently the city adopted an ordinance allowing accessory dwelling units and another allowing cottage clusters. These have allowed residential development at greater densities than formerly allowed, conserving and expanding the supply of 5

14 residential land. The small number of properties likely to be converted to full time VRD use should not even come close to offsetting these increases in residential land. The creation of the VR zone was intended in part to allow the city to draw a line between areas of the city where VRDs are allowed only as an accessory use (i.e. the R-1 zone) and other areas of the city. This is done in order to protect and stabilize existing residential areas from incompatible development (in this case, commercial VRDs). This is in direct accord with the comprehensive plan s policies in that regard. 7. Economy Goal To support the tourist industry and achieve a degree of diversity in the community which will allow a balanced economy that will, in turn, support an adequate level of services for all members of the area. VRDs are tourist accommodations and are important contributors to the city s tourist economy. The use of homes as vacation rentals has economic value to the city and the city as a whole benefits from economic activity by tourists. By establishing additional areas where VRDs are allowed as the primary or principal use of a property the proposed ordinance would provide more opportunities for lawful tourist accommodations, thereby supporting the tourist economy of the city. This goal is met. 8. Aesthetic Goal To develop a livable and pleasing city which enhances man s activities while protecting the exceptional aesthetic quality of the area." The proposed ordinance does not itself alter the aesthetic character of the areas it would rezone from R-1 to VR. To extent the R-1 zone addresses aesthetics the VR zone is identical (e.g. in terms of required yard setbacks and required design features). Moreover, the municipal code, in other sections, addresses such aesthetic matters for VRDs as landscaping, helping to protect the aesthetic quality of areas in which they are allowed. Additionally the areas proposed for rezoning to the VR zone contain some locations that are considered to be Significant Aesthetic resources. These areas are protected by existing development restrictions in the zoning ordinance and they will continue to be. Since the existing zoning ordinance has been found to be consistent with the comprehensive plan, including this goal, this goal is satisfied. 9. Transportation Goal To provide a safe, convenient and rapid transportation network to facilitate the movement of goods and people." The VR zone does not allow development at a density greater than that already allowed by the existing R-1 zone. Thus there will not be more intensive development as a result of the rezoning, and accordingly the city s transportation system should not be adversely affected. Moreover, since the areas proposed for VR zoning are close to attractions and commercial facilities it is 6

15 likely that visitors staying in VRDs allowed will tend to take relatively short trips and likely they will take may trips as pedestrians. The VR zone contains locational criteria requiring the full complement of public facilities and services in order for the zone to be applied. The areas proposed for VR zoning in this ordinance do have the full complement of public facilities, including public streets. Limitations on the size and occupancy of VRDs found in the building and housing codes the city has adopted help to put a cap on the impacts of VRDs on public facilities, including transportation facilities. The limitations, including a maximum of five bedrooms, and for VRDs built after 2009, a maximum occupancy of 16 persons, further limit the possible impacts of the VRDS on transportation. Additionally, the area proposed for rezoning to the VR zone is centered on NW Jetty Avenue, which is a collector, drawing traffic off of the neighborhood streets and reducing the traffic impacts to the remaining R-1 areas to the east of the proposed VR areas. This goal is satisfied. 10. Energy Goal To conserve energy." The VR zone contains locational criteria that would be applied by the proposed ordinance, placing tourists in close proximity to recreational opportunities and attractions. By directing tourists to such areas and authorizing additional VRD usage (above the existing limited residential authorization), energy savings can be realized. This savings is based on the notion that the length of vehicle trips to daily goods, services and attractions would be reduced, and even eliminated by walking, if tourists were located closer to those destinations and services. Therefore, the goal is satisfied. 11. Overall Environmental Goal To achieve a balance between the need to provide housing and services and the need to protect and enhance the natural environment of the city." The proposed ordinance does not by itself authorize any development that is not already allowed. The area proposed for VR zoning already is fully urbanized. The City compiled an inventory of natural resources, including wetlands, riparian areas, fish and wildlife habitat, and aesthetic and scenic areas. Resources deemed to be significant were evaluated to determine whether, and to what extent, to allow conflicting uses. The City adopted a protection program, the Natural Resources Overlay, which balances protection and land use. These protections will apply in the VR zone exactly as they do now in the R-1- zone. This goal is satisfied. 12. Shoreland, Beaches, Dunes, Estuary, and Ocean Resources Goal To conserve, protect, and enhance the coastal resources of the city." The area proposed for rezoning to the VR zone is within the city s coastal shorelands, which include, among other areas, all land west of Highway 101. These coastal shorelands include some areas of residential zoning, and also include areas that have been designated as significant 7

16 aesthetic resources. The proposed VR zoning does not by itself authorize any changes in development in the coastal shorelands area since it relates only to development already allowed under the zoning ordinance. The proposed rezoning affects areas adjacent to the Siletz Bay estuary, including Taft and Cutler City. But the rezoning does not authorize any development that is not already allowed under the R-1 zoning, and does not by itself authorize any development in or affecting the estuary. The VR zone does not alter any of the existing and acknowledged protective measures for the above-referenced resources. Therefore the VRD amendments are consistent with this goal. B. Statewide Planning Goals 1. Goal 1 Citizen Involvement The proposed ordinance was made available at no cost on the City s website and also was available for public review and purchase at the counter. Assistance was available to explain the proposals and technical information. Hearing notices were published in local papers in accordance with notice requirements. Mailed notices were sent to impacted property owners pursuant to Measure 56. The findings concerning the Comprehensive Plan Citizen Involvement are incorporated herein by this reference. The amendments are consistent with Goal Goal 2 - Land Use Planning" This goal is to establish a land use planning process and policy framework as a basis for all decisions and actions related to use of land and to insure an adequate factual basis for such decisions and actions. The Lincoln City Comprehensive Plan and its implementation measure, the Lincoln City Zoning Ordinance, was adopted by the City Council of Lincoln City after public hearings and reviewed on a periodic cycle to take into account changing public policies and circumstances. Opportunities were provided for review and comment by citizens and affected governmental units during preparation, review, and revision of the plan and implementing ordinances. Review of this proposed ordinance in accordance with the Lincoln City Comprehensive Plan and the applicable zoning ordinance provisions establishes conformance with this goal. The proposed ordinance is integrated and consistent with the planning process and policy framework; specifically the ordinance furthers compliance with existing policies to stabilize and protect existing residential neighborhoods from incompatible uses as well as supporting the tourist economy. The ordinance is consistent with Goal Goal 3 Agricultural Lands The areas affected by the proposed rezoning are located within the City s Urban Growth Boundary. The area is currently designated and zoned for urban development and will remain as such. No agricultural lands will be affected by the rezoning. Therefore, Goal 3 is not applicable. 4. Goal 4 Forest Lands" The areas affected by the proposed rezoning are located within the City s Urban Growth Boundary. The area is zoned for urban development. Moreover, the affected areas do not contain any designated forest lands. Therefore, Goal 4 is not applicable. 8

17 5. Goal 5 Open Spaces, Scenic and Historic Areas and Natural Resources" The areas affected by the proposed rezoning are located within the City s Urban Growth Boundary. They do not include any areas currently zoned Open Space or Park. They do not include the city s one property listed on the National Register of Historic Places, the Dorchester House. They do include some property adjacent to areas designated as significant aesthetic resources. However, because the rezoning does not directly authorize any development inconsistent with the aesthetic nature of the sites, there is no impact on such resources. The findings concerning the Overall Environmental Goal as well as the Shoreland, Beaches, Dunes, Estuary & Ocean Resources Goal are incorporated herein by this reference. The proposed ordinance is consistent with Goal Goal 6 Air, Water and Land Resources Quality" Because the proposed rezoning allows only uses already allowed under the existing zoning (except that VRs would be allowed as principal uses rather than just as accessory uses), the rezoning will not serve to increase the waste and process discharges already being generated within the affected areas. Such discharges include solid waste, thermal, noise, atmospheric or water pollutants, contaminants or products therefrom. The proposed VR district requires the availability of the full complement of public facilities and services before its application. The findings concerning the Overall Environmental Element are incorporated herein by this reference. The proposed ordinance is consistent with Goal Goal 7 Areas Subject to Natural Disasters and Hazards" The areas affected by the proposed rezoning include some identified Natural Hazards areas. The city already has acknowledged ordinance standards relating to development in these areas, and the VR zone does not authorize (or exempt) any development inconsistent with these natural hazard standards. The findings concerning the Natural Hazard Element are incorporated herein by this reference. The proposed ordinance is consistent with Goal Goal 8 Recreational Needs" The areas affected by the proposed rezoning do not include any areas zoned for open space or park use, nor does the VR zone authorize any development inconsistent with the recreational needs of the community, region, or state. The areas proposed for rezoning are adjacent to or close to such recreational resources as the beach, city parks, and Siletz Bay. The proposed ordinance is consistent with Goal Goal 9 Economic Development" The proposed rezoning does not adversely affect the availability of land suitable for industrial and commercial development. The existing Zoning Code, implementing the Comprehensive Plan directs full time commercial vacation rental operations into commercial and mixed use zones, and the new VR zone, sought to be implemented via this ordinance, is a mixed use zone. As noted in the findings relating to the city s Economy Goal point out, allowing commercial use of VRDs supports the tourist economy of the city. The findings 9

18 concerning the Economy Goal are incorporated herein by this reference. proposed rezoning is consistent with Goal 9. The 9. Goal 10 Housing" The proposed ordinance does not directly affect residential development. All the property proposed for rezoning to the VR zone will continue to be available for residential use. The findings concerning the city s housing goal and are incorporated herein by this reference. The proposed ordinance is consistent with Goal Goal 11 Public Facilities and Services" Existing City water and sewer infrastructure and treatment facilities will not be affected by the proposed rezoning, as the proposed rezoning area already is full served by city services. Similarly their ability to serve surrounding properties will not be affected because the VRD amendments do not authorize any uses not already allowed by the existing zoning. The findings concerning the Public Services and Utilities goal are incorporated herein by this reference. The proposed rezoning is consistent with Goal Goal 12 Transportation" The proposed rezoning is consistent with the City s Comprehensive Plan and Transportation Master Plan because it does not adversely affect any transportation facility since it relates only to uses already allowed. Further the new VR zone requires the full complement of public facilities and services as part of any application. The findings concerning the city s Transportation goal are incorporated herein by this reference. The proposed rezoning is consistent with Goal Goal 13 Energy Conservation" The proposed rezoning does not change any land use patterns from what is already allowed in the area proposed for rezoning and therefore will not have any effect on Energy Conservation.. The findings concerning the city s Energy goal are incorporated herein by this reference. Therefore, the VRD amendments are consistent with Goal Goal 14 Urbanization" The proposed rezoning does not increase or decrease densities allowed, and accordingly does not tend to promote the expansion of the Urban Grown Boundary. The VR zone includes locational policies for use of the District as a transition between commercial uses and residential districts, therefore not in proximity to the urban growth boundary. The findings concerning the Comprehensive Plan Land Use goal, Housing goal and Urbanization goal are incorporated herein by this reference. The proposed rezoning is consistent with Goal Goal 15 Willamette Greenway The proposed rezoning does not affect any areas within the Willamette River Greenway. Therefore, Goal 15 is not applicable. 16. Goal 16 Estuarine Resources The proposed rezoning affects areas adjacent to the Siletz Bay estuary, including Taft and Cutler City. But the rezoning does not authorize any development that is not already allowed under the R-1 zoning, and does 10

19 not by itself authorize any development in or affecting the estuary. Therefore, Goal 16 is met. 17. Goal 17 Coastal Shorelands The city s coastal shorelands include all land west of Highway 101. In the area of the proposed rezoning the coastal shorelands already are zoned for residential development and are fully urbanized. It also includes some areas that have been designated as significant aesthetic resources. The VR zone does not alter any of the regulations governing the protection of the identified resources. The findings concerning the Shoreland, Beaches, Dunes, Estuary & Ocean Resources Element are incorporated herein by this reference. Goal 17 is met. 18. Goal 18 Beaches & Dunes" The proposed rezoning does not affect any areas located within a beach or active dune area. The findings concerning the city s Shoreland, Beaches, Dunes, Estuary & Ocean Resources goal are incorporated herein by this reference. Therefore, Goal 18 is met or not applicable. 19. Goal 19: Ocean Resources" Because the area of the proposed rezoning is solely on the dry land area of the city, the proposed rezoning will not affect the nearshore ocean and continental shelf. The findings concerning the Shoreland, Beaches, Dunes, Estuary & Ocean Resources goal are incorporated herein by this reference. The proposed rezoning is consistent with Goal 19. RECOMMENDATION Staff recommends that the Planning Commission hold a public hearing on the proposed rezoning to Vacation Rental designations, and if warranted by the evidence presented at the hearing recommend that the City Council amend the Comprehensive Plan Map and Zoning Map to redesignate the subject properties from their current single-family residential designations to Vacation Rental designations by adopting appropriate ordinances. Exhibits: A Map of properties proposed for rezoning B List of properties proposed for rezoning C Written Testimony 11

20 Area Proposed For Re-Zoning to Vacation Rental (VR) Please note, this proposal is subject to change as hearings progress. NMarch 2015 SE HIGH SCHOOL DR SW EBB AVE SW 6TH ST SE 39TH ST SW 10TH ST Pacific Ocean SW COAST AVE SW BARD RD SW BEACH AVE SW COAST AVE 101 SW 50TH ST SE 48TH PL SE 51ST ST SW ANCHOR AVE 101 Siletz Bay SW ANCHOR AVE SW 29TH ST SW BEACH AVE SW 32ND ST SW 35TH ST SE HIGH SCHOOL DR SW EBB AVE SW FLEET AVE SW 62ND ST SW 63RD ST SE 39TH ST SW 69TH ST

21 A B C D E F G PARCELID OwnName Address1 Address2 Address3 CtyStZip Zoning CA ABBATE JEFFREY A & ABBATE CYNTHIA S 8535 SW WOLDS DR BEAVERTON, OR R DC ABUAF NANCY & ABUAF NESIM 750 1ST ST #5 LAKE OSWEGO, OR R DC ABUAF NESIM & ABUAF NANCY 750 1ST ST #5 LAKE OSWEGO, OR R BA ADJAJ SALWAN 1715 EDGECLIFF TER LAKE OSWEGO, OR R BA ADULT LEARN SYSTMS OF OR INC ATTN BRETT TURNER 345 E COLUMBIA RIVER HWY TROUTDALE, OR R BA ADULT LEARN SYSTMS OF OR INC ATTN BRETT TURNER 345 E COLUMBIA RIVER HWY TROUTDALE, OR R CD AKER ARDEN LYNN 6582 GANON ST SE SALEM, OR R BA ALDEN JACOB C & ALDEN ERIN M TH SW BURIEN, WA R DA ALLEN WILLIAM E TRUSTEE & BOOTH JULIE A TRUSTEE 9624 SW 47TH AVE PORTLAND, OR R BD ANCHOR HOUSE LLC ATTN RONALD L RUBIN PO BOX SALT LAKE CITY, UT R DC ANDERSON DOROTHY E ATTN JAMES G HUDEC 420 CAMPUS ST CELEBRATION, FL R CA ANDERSON FREDERICK K ELK DR BEND, OR R BA ANEJA ATUL P & ANEJA DEBORAH H SW ALBERTSON HILLSBORO, OR R BA APOSTOLIC FAITH MISSION OF PORTLAND 6615 SE 52ND AVE PORTLAND, OR R BA APOSTOLIC FAITH MISSION OF PORTLAND 6615 SE 52ND AVE PORTLAND, OR R DC ASHBY ROMY G PO BOX 952 LINCOLN CITY, OR R DB AYRES JOE B & AYRES JOSEPH B & HAMMACK JUDY F 2668 NW 19TH REDMOND, OR R DC BAILEY DAVID R & BAILEY JENNIFER L 6202 NE 119TH VANCOUVER, WA R CA BAKER DONALD M PO BOX 656 LINCOLN CITY, OR R DC BAKKEN CHRISTOPHER A & BAKKEN SANDRA J 8795 SW BIRCHWOOD RD PORTLAND, OR R CA BALLARD JAMES C & CHILD MYRON G SW MIAMI PL TUALATIN, OR R AB BARRETT MICHAEL K PO BOX 15 WEST LINN, OR R AB BARRETT MICHAEL K PO BOX 15 WEST LINN, OR R DC BARTELL WILLIAM R & BARTELL CHRISTINE L STAYTON SCIO RD SE STAYTON, OR R DB BATCHELOR JUDITH G TRUSTEE 761 NE JACKSON SCHOOL RD HILLBORO, OR R CA BAUER ARTHUR R & BAUER MARY A 6916 SANCTUARY LN FORT WORTH, TX R CD BAUMGARTNER DANIEL P & BAUMGARTNER JACQUELINE M 6501 BARKWOOD LN DALLAS, TX R CA BAZAN JOHN II & MELVILLE BAZAN R J 4638 W GRYCE LN GLENDALE, AZ R BA BE MORE PACIFIC LLC ATTN: STAPF BETSY & DOUG AEBISCHER RD SHERWOOD, OR R CA BEACH DREAMS LLC 2260 IBSEN AVE COTTAGE GROVE, OR R DB BEACH TIME PROPERTIES LLC PO BOX 1034 NEWBERG, OR R CA BEACHHAVEN LLC ATTN CRAIG CHARLES KOZAK & BARBARA KAY KOZAK SW NOVA CT TIGARD, OR R BD BECKWITH FRANK TRUSTEE & BECKWITH BETTY LOU TRUSTEE ATTN TERESA OBRIEN CEDAR HILLS DR PLEASANT HILL, OR R BA BELMORE JAMES W & BELMORE BEVERLY J 6310 SE IVON PORTLAND, OR R-1-5

22 A B C D E F G 1 PARCELID OwnName Address1 Address2 Address3 CtyStZip Zoning BA BELOZER CINDA L & KRAMER KEVIN J 6470 SE CHESSINGTON LN GLADSTONE, OR R BA BENNETT ALAN C & BENNETT SHARLEN R 1226 MANZANITA WAY NE KEIZER, OR R CA BERNSTEIN JAMES E & BERNSTEIN ELIZABETH C 219 7TH ST OREGON CITY, OR R BD BETHGE ROBERT O 45 LISPENARD ST #6E NEW YORK, NY R BD BIDDLECOME CALEEN S 6250 NE MAST AVE LINCOLN CITY, OR R BD BIERMAN ROBERT & ORR DON & BUSCHE JEFF & BORNSTEIN KEITH 445 VISTA DE LA PLAYA LSANTA BARBARA, CA R BA BIRKHANS ERNEST 4124 SE 67TH AVE PORTLAND, OR R CA BLACKLER KRISTI G & DEFFEBACH SHARON R 2720 SW ANCHOR AVE LINCOLN CITY, OR R BA BLIVEN DOROTHEA E 3106 SW DOSCHDALE DR PORTLAND, OR R CA BLUMLING JOUIS J JR & BLUMLING LESLIE L E RAINTREE DR SCOTTSDALE, AZ R BD BOBKIEWICZ WALTER J JR 6170 W LAKE MEAD BLVD BOX 4330 LAS VEGAS, NV R BA BOYLE WALTER S & BOYLE JOAN K 960 SE HWY 101 PMB 192 LINCOLN CITY, OR R CA BRADLEY MICHAEL WAYNE & BRADLEY LILA F PO BOX 615 LINCOLN CITY, OR R CD BRANDT MICHAEL S & BRANDT SUSAN A PO BOX 710 LINCOLN CITY, OR R CD BRIGGS ERIN T 2746 SW BEACH AVE LINCOLN CITY, OR R DC BRIGGS ERIN T 2746 SW BEACH AVE LINCOLN CITY, OR R CA BRIGGS RICHARD D 9215 NE HIGHLAND RD OTIS, OR R BA BRIGGS SALLY J 80 W 23RD AVE EUGENE, OR R DD BROCKWAY ROGER L & JUAREZ BROCKWAY ELIZABETH L 8177 SW WOOD END DURHAM, OR R BD BROWN BENJAMIN & BROWN PATRICIA J SALMON RIVER HWY WILLAMINA, OR R CD BROWN HUNTER C & JANET L & ANDERSON WALTER J & ANDERSON JANINE L HAZELGROVE DR OREGON CITY, OR R BD BRYSON PAMELA S 2003 SW COAST AVE LINCOLN CITY, OR R BD BULGASEM ALI A 4598 SW EQUESTRIAN DR GRESHAM, OR R CD BURGESS ALAN R 2718 NE 162ND ST RIDGEFIELD, WA R AB BURMAN GARY R & PARKER NORA S PO BOX 131 LINCOLN CITY, OR R CA CAIN MARK P & CAIN CHARLA R SUMMIT CIR ZIONSVILLE, IN R BD CAMPBELL DOUGLAS & PROPST L REBECCA 9310 SW 18TH PL PORTLAND, OR R BD CAMPBELL DOUGLAS & PROPST L REBECCA 9310 SW 18TH PL PORTLAND, OR R CD CAMPOS GEORGE & CAMPOS CRESSA 1430 NW 15TH ST CORVALLIS, OR R BA CAPTAIN JACK'S CONDOMINIUM ASSOCIATION 4677 PARK DR #C CARLSBAD, CA R CA CAPUTO HENRY PAUL JR & CAPUTO PATRICIA ELLEN 1482 WEBSTER CT SE SALEM, OR R DC CARLETO JAMEE 2920 TACHEVAH DR SANTA ROSA, CA R BA CECCHI VIRGIL W TRUSTEE & CECCHI PATRICIA J TRUSTEE 7335 SW CHAPEL CT PORTLAND, OR R BD CEROLI FRED L 179 SE SURF AVE LINCOLN CITY, OR R-1-5

23 A B C D E F G 1 PARCELID OwnName Address1 Address2 Address3 CtyStZip Zoning CD CHADWELL SHAWN K 623 SW 28TH ST LINCOLN CITY, OR R BA CHAPMAN MICHELLE LYNN 540 BIRCH ST MCMINNVILLE, OR R DC CHAPMAN RICHARD & V SUZANNE 4310 MISTLETOE ROAD MONMOUTH, OR R DB CHOR GEORGE B 1159 SW 62ND ST LINCOLN CITY, OR R DD CHURCHILL DOROTHY L & JORDAN HAROLD L & PEDERSON SALLY MAE TRUST 8630 NE BRAZEE PORTLAND, OR R CA CHUZI KEN M & LAMB GERRI S 2301 E MIRAVAL SEGUNDO TUCSON, AZ R DC CITY OF LINCOLN CITY PO BOX 50 LINCOLN CITY, OR R DC CITY OF LINCOLN CITY PO BOX 50 LINCOLN CITY, OR R DD CIVEY JAMES P TRUSTEE & CIVEY INDIA TRUSTEE 5221 SOUND AVE EVERETT, WA R BD CLARK DAVID L & CLARK JANICE M 591 LITTLE BUCK CRK RD UNDERWOOD, WA R CA CLAYTON STEPHEN G & CLAYTON SUSANNE 605 WELLER LN ASHLAND, OR R BA COAST CONDOMINIUM THE ASSOCIATION OF UNIT OWNERS 1431 SW COAST AVE LINCOLN CITY, OR R CD COBB JEFFERY A & COBB VICTORIA J 618 SW 28TH ST LINCOLN CITY, OR R DC CONDON RICHARD W & CYNTHIA ROSE 865 KINGWOOD DR NW SALEM, OR R CA CONGDON RAY JAMES & VICKI ANN RIVENDELL RD LAKE OSWEGO, OR R BA CORRELL JAMES G & CORRELL DONNA J 9280 SE ORIENT DR BORING, OR R BA CORRELL JAMES G & CORRELL DONNA J 9280 SE ORIENT DR BORING, OR R DB COYLE JOHN A & COYLE JEAN M 1341 NE PARK LN #209 FAIRVIEW, OR R DC CRAIG BETTY C 6435 SW FLEET AVE LINCOLN CITY, OR R BA CRAIG JOHN S TRUSTEE & CRAIG SONJA SORENSEN TRUSTEE 4742 LIBERTY RD S #248 SALEM, OR R BA CRAIGMILES ADAM & CRAIGMILES NICOLE 4519 SE 46TH AVE PORTLAND, OR R CA CRONIN DARCY R & CRONIN KEVIN A 71 NE SAN RAFAEL PORTLAND, OR R BA CROSSLAND CLAY & LINDA & KRAUS LINDA L ETAL % PACIFIC LEISURE GRP LLC CONT 2020 SE HWY 101 #C LINCOLN CITY, OR R DC CZARNECKI HEIDEMARIE & CZARNECKI JOHN J PO BOX 594 DAYTON, OR R BD DAKOTA PACIFIC INC 1712 PIONEER AVE STE 5321 CHEYENNE, WY R CA DAKOTA PACIFIC INC 1712 PIONEER AVE STE 5321 CHEYENNE, WY R DC DANGOL BINAYA & DANGOL KATHERINE & DANGOL KAREN 1808 NE HWY 101 LINCOLN CITY, OR R CD DANIELS DEAN & DANIELS REBECCA 4519 SW COAST AVE LINCOLN CITY, OR R BD DARNELL ROBERT L & DARNELL LUCILLE M 5530 SE BOISE ST PORTLAND, OR R BD DARNELL ROBERT L & DARNELL LUCILLE M 5530 SE BOISE ST PORTLAND, OR R CA DEASON MARK S & DEASON CARA L W NE 37TH CIRCLE VANCOUVER, WA R CA DECEGLIE ELLEN M & CLARK DENNIS R 4721 NE 66TH AVE VANCOUVER, WA R BA DEIBELE ROBERT F 445 E ASH LEBANON, OR R BA DEMARIS JEFF & DEMARIS JENNIFER NW LOBO LN NORTH PLAINS, OR R-1-5

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38 A B C D E F G 1 PARCELID OwnName Address1 Address2 Address3 CtyStZip Zoning CA THIMM MARY ELLEN TRUSTEE 6746 CONTINENTAL CIR SE SALEM, OR R CA THIMM MARY ELLEN TRUSTEE 6746 CONTINENTAL CIR SE SALEM, OR R DC THOMPSON PAULA R 1519 E 36TH ST TULSA, OK R DC THORNTON SUZANNE 3605 SE BELMONT PORTLAND, OR R CD TIEDEMANN JEFFREY S & SPEER JUANITA SW 112TH AVE TUALATIN, OR R BA TIEU HENRY HIEN & TIEU THOMAS THANH PO BOX PORTLAND, OR R CA TIFFANY HOUSE LLC THE 2259 KINCAID ST EUGENE, OR R CD TOPPING RICHARD J W & TOPPING KATIE K DERBY ST WEST LINN, OR R BD TURNBULL G DAVID TRUSTEE & TURNBULL MARILYN M TRUSTEE 3897 SE ASH HILLSBORO, OR R BA TYLER CHERYL RENEE 1445 SW COAST AVE LINCOLN CITY, OR R DD UPJOHN WILLIAM PO BOX 17 LINCOLN CITY, OR R DD UPJOHN WILLIAM PO BOX 17 LINCOLN CITY, OR R BA US BANK NA TRUSTEE ATTN WELLS FARGO BANK NA 3476 STATEVIEW BLVD MAC#X (FC) FORT MILL, SC R CD VAHSEN ANDREAS & VAHSEN LESLIE M 1813 BOULDER RIDGE CT NW SALEM, OR R CA VALENTINE MARIANN S & VALENTINE KENNETH K SE 162ND AVE CLACKAMAS, OR R DC VANDERHOOGT MICHAEL & ZYLAWY PATRICIA 1315 SW DUNE AVE LINCOLN CITY, OR R DC VANDERVEER ELIZABETH 1505 COUNTRY CLUB RD LAKE OSWEGO, OR R DC VANDERVEER ELIZABETH 1505 COUNTRY CLUB RD LAKE OSWEGO, OR R DC VANDERVEER ELIZABETH 1505 COUNTRY CLUB RD LAKE OSWEGO, OR R DC VANDERVEER ELIZABETH 1505 COUNTRY CLUB RD LAKE OSWEGO, OR R DC VANDOMELEN SCOTT G & VANDOMELEN ROBIN M TH AVE FOREST GROVE, OR R DC VANDREAL COLEEN M & VANDREAL JOHN D & SHAFER LINDA 595 LESLIE ST SE SALEM, OR R CD VANHASTE LINDA 4601 SW COAST AVE LINCOLN CITY, OR R CA VANVALIN DONALD & VANVALIN TRICIA SW KOLLER ST TUALATIN, OR R DC VANWESTROP TERRE L TRUSTEE 1546 CHERRYWOOD DR MARTINEZ, CA R DC VANWESTROP TERRE L TRUSTEE 1546 CHERRYWOOD DR MARTINEZ, CA R CA VELASCO GEORGE R & VELASCO MICHELLE WESTBURY RD RIVERSIDE, CA R BD VERBOORT KOHLER LOIS JEAN SUCC TRUSTEE NW VERBOORT RD FOREST GROVE, OR R CA VERTEX VENTURES LLC 6298 EVERGREEN DR WEST LINN, OR R BA VILLAESCUSA DESI B & VILLAESCUSA DAWN E 3615 SW BEACH AVE LINCOLN CITY, OR R DC VORCE SHELLEY KAY TRUSTEE & VORCE RICHARD M JR TRUSTEE 2092 CALANDRIA AVE LAS VEGAS, NV R DB WADE MICHAEL G 2344 E RAWHIDE ST GILBERT, AZ R BA WAHLERS ARTHUR G TRUSTEE & WAHLERS CAROL N TRUSTEE 6405 NE 26TH PORTLAND, OR R BD WALDROUP STEPHEN H & WALDROUP ELIZABETH PO BOX 754 LINCOLN CITY, OR R-1-5

39 A B C D E F G 1 PARCELID OwnName Address1 Address2 Address3 CtyStZip Zoning CD WALKOSKI JESSICA A & WALKOSKI KELLY R 145 HIGH TEE CT NEWBERG, OR R BD WALSH CURTIS L & WALSH MARY ELLEN E 99 PRSE BENTON CITY, WA R BD WANG ANNE H & CASALI DICK R & AYALA THOMAS W & BELOZER MARY LOU L 2064 NW WHEATFIELD WPORTLAND, OR R DC WARD LISA 115 MT WASHINGTON DR BEND, OR R DC WARD MICHAEL W 115 MT WASHINGTON DR BEND, OR R BD WATSON RICHARD H LANDMARK AVE YORBA LINDA, CA R BD WATSON RICHARD H LANDMARK AVE YORBA LINDA, CA R BD WATSON RICHARD H LANDMARK AVE YORBA LINDA, CA R BD WATSON RICHARD H LANDMARK AVE YORBA LINDA, CA R BA WEBB PATRICIA A & MCCLOSKEY CAROLYN D PO BOX 1228 MCMINNVILLE, OR R CA WEIKEL ANN 702 NW MACLEAY PORTLAND, OR R-C BA WEISENBORN C J LIVING TRUST WEISENBORN CAROL J TRUSTEE 4100 SW 75TH AVE PORTLAND, OR R DC WELCH RONALD E & WELCH JOYCE A SE OATFIELD MILWAUKIE, OR R BA WELLMAN PROPERTIES LLC 2690 HAZELNUT DR WOODBURN, OR R DC WELTE LAWRENCE J & WELTE STEPHANIE H W 86TH AVE ARVADA, CO R CA WENZL FRANK & WENZL BONNIE 2832 INDIGO WAY FOREST GROVE, OR R CD WHITBEY WAYNE ALLEN & WHITBEY LORA L TH ST WEST LINN, OR R CD WHITE DAVID N & WHITE CYNTHIA L 1104 NE 264TH ST RIDGEFIELD, WA R CD WILKINSON BEVERLY 3015 NE 47TH AVE PORTLAND, OR R DC WILLIAMS JOHN T & WILLIAMS KAREN L PMB C SW CAPITAL HWYPORTLAND, OR R DB WILSON JACK H TRUSTEE & WILSON JUDITH D TRUSTEE 6351 SW EBB AVE LINCOLN CITY, OR R DC WILSON JACK H TRUSTEE & WILSON JUDITH D TRUSTEE 6351 SW EBB AVE LINCOLN CITY, OR R DC WILSON JUDITH D TRUSTEE & MATTHEWS MARSHA G TRUSTEE 6351 SW EBB AVE LINCOLN CITY, OR R DC WINBERG SHEVACH & RACHELL ATTN SWEITZ LAURA 1111 N BEAR CREEK RD OTIS, OR R DB WORKMAN RAY & WORKMAN SHIRLEY A 5939 SE IRIS CT MILWAUKIE, OR R DC WYATT GREG 7145 LOS VERDES DR GLADSTONE, OR R CA YEE PHILIP B & YEE SUSAN B 922 NW 11TH AVE PORTLAND, OR R DB YES PHYLLIS A TRUSTEE 23 SW BOUNDARY ST PORTLAND, OR R CA YIGZAW THEODROS & YIGZAW ERIKA PETERSEN SW CHAPMAN RD SHERWOOD, OR R CA ZAPPITELLO BRIAN K & ZAPPITELLO MARY BETH NW TUDOR LN PORTLAND, OR R DC ZARINS MARTIN L & ZARINS CHERYL M 1727 ANACORTES AVE NE RENTON, WA R DC ZEDER SUZAN L & HANCOCK JIM R 5900 LOOKOUT MOUNTAIN DR AUSTIN, TX R DC ZEDER SUZAN L & HANCOCK JIM R 5900 LOOKOUT MOUNTAIN DR AUSTIN, TX R DC ZEEK ALAN & MARY LOU 1730 FAIRMOUNT AVE S SALEM, OR R-1-5

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