LYONS PLANNING COMMISSION MEETING & PUBLIC HEARING Tuesday, January 10, 2017, Meeting: 6:30 pm Hearing: 7:00 pm AGENDA

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1 LYONS PLANNING COMMISSION MEETING & PUBLIC HEARING Tuesday, January 10, 2017, Meeting: 6:30 pm Hearing: 7:00 pm AGENDA We welcome you to today s meeting of the Lyons Planning Commission. This is an open public meeting. If you wish to participate and testify during the public hearing, please follow the City s rules of decorum and hearing procedures. The public hearing rules and agenda format are attached to this agenda. 1. Call to Order 2. Election of Chair 3. Training: Land Use Hearing Procedures and Decisions 4. Public Hearing: Minor Partition Applicant: Troy Gulstrom, Trustee for the Mary Behrens Trust Location: 605 Juniper Street, Lyons Map & Tax Lots: 09S 02E 18CA TL acres 09S 02E 18CB TL acres 5. Manufactured Home - Hardship Review and Renewal 6. Adjourn Meeting notice will also be available on the City of Lyons website: *This Agenda is subject to change. * City Hall is accessible to persons with disabilities. If you need special accommodations, please call City Hall before noon on the day of the Council Meeting.

2 Public Hearing Format for Land Use Hearings Before the Lyons Planning Commission A. Opening of the Public Hearing & Rules of Conduct Chairperson B. Declarations of Ex Parte Contact, Conflicts of Interest or Bias C. Applicant s Presentation of the Application D. Staff Report Planning Consultant for the City E. Proponent s Testimony (Persons in Favor) F. Opponent s Testimony (Persons Opposed) G. General Testimony of Individuals or Organizations H. Questions of Clarification from the Planning Commission and Staff I. Applicant s Summary and Rebuttal J. Staff Summary K. Close of Public Hearing Planning Commission Deliberation & Decision No public testimony is permitted during the Planning Commission s deliberation. The Planning Commission will normally make a recommendation or a decision on an issue following a public hearing, but may continue their deliberation to either a special meeting or the next regular meeting of the Planning Commission. Guidelines for Public Testimony: The Chair of the Planning Commission, as presiding officer, will recognize all speakers. If you wish to testify during the public hearing, please assist the Chairperson by abiding by the following rules: 1. State your name and address. 2. Indicate whether you support the application, oppose the application or wish to offer general testimony. Provide factual evidence and direct your testimony to the decision criteria. 3. Please keep your testimony brief and to the point. Limit comments to 3-5 minutes per person. 4. Direct any questions you have to the Chairperson. The Chairperson will direct your question to the applicant, city staff or other person who may be able to provide an answer. 5. The Chairperson may limit testimony when it is cumulative, repetitive, irrelevant or immaterial to the issues being considered.

3 ORS (5) STATEMENT INFORMATION REGARDING PROCEDURES FOR LAND USE HEARING Minor Partition Troy Gulstrom The applicable substantive criteria upon which this case will be decided are found in the Lyons Subdivision Code Title 17 and the Lyons Zoning Code Title 18. Chapter Partitioning Chapter Improvement Guarantee Chapter Design Standards Chapter Single Family Residential (SFR) Zone The specific code sections and criteria are listed in the staff report. The property is located in the Single Family Residential (SFR) Zone. The applicant is proposing to replat a 6.09 property into three parcels. Parcels 1 & 3 will be vacant home sites. Parcel 2 will include the existing home and garage/shop building at 605 Juniper Street in Lyons. All testimony, arguments and evidence received during this public hearing must be directed toward these approval criteria, or to such other rule, law, regulation or policy which you believe to apply to this case. An issue which may be the basis for an appeal shall be raised not later than the close of the record at or following the final evidentiary hearing on this case. Such issues shall be raised with sufficient specificity so as to afford this body, and the parties to this hearing an adequate opportunity to respond to each issue. The Planning Commission s decision is final, unless it is appealed to the City Council. If the City Council hears an appeal in this case, the City Council s final action may be appealed within 21 days of mailing of notice of the decision to the Oregon Land Use Board of Appeals. The Presiding Officer over the public hearing reserves the right to limit the time of any presentation. Please try to avoid repetition; if someone else has already expressed the same thoughts, it is perfectly alright to state that you agree with the statements of that previous speaker. If you have documents, maps or letters that you wish to have considered by this body, they must formally be placed in the record of this proceeding. To do that, either before or after you speak, please leave the material with Planning Staff who will make sure your evidence is properly taken care of. Prior to the conclusion of the initial evidentiary hearing in this case, any participant may request an opportunity to present additional evidence, arguments or testimony regarding the application involved here. Continuances may take the form of holding an additional public hearing with oral testimony allowed, or may consist of holding the evidentiary record open for a period of time designated by the City, for submittal from the public of written evidence. If you have any questions regarding any of the information contained in this Statement, please voice those questions, or objections at the time you testify. If you do not wish to testify, your questions or objections may be submitted in writing and will be dealt with during the course of the hearing. Any written material must be presented prior to the closure of the record in this case.

4 SCRIPT TO BE READ AT COMMENCEMENT OF A QUASI-JUDICIAL LAND USE PUBLIC HEARING Good evening, [Introduce yourself and Commission members]. I will be presiding over this hearing. This is a public hearing to consider Land Use File # , a minor partition at 605 Juniper Street in Lyons. The applicant, Troy Gulstrom for the Mary Behrens Trust, proposes to replat 6.09 acres into three parcels. Parcels 1 & 3 of the proposal will be vacant buildable lots. Parcel 2 will include the existing house and garage/shop at 605 Juniper Street. A copy of the agenda and hearing procedures for this meeting is on the back counter. This hearing is now open. Oregon land use law requires a statement be made available to those in attendance. The detailed Statement, with the information required under ORS (5), is printed and available. The Planning Commission will consider the application, written and oral testimony and the criteria listed in the Lyons Zoning and Subdivision Codes when making a decision. All testimony, arguments and evidence received during this public hearing must be directed to the approval criteria, or to such other rule, law, regulation or policy which you believe to apply to this case.

5 If anyone has any questions or objections regarding the Statement or these proceedings, please raise those questions when it comes to your turn to speak during the hearing. If you testify, please state your name, address, if you support the proposal, are opposed to the proposal or have questions. Please limit your testimony to 3-5 minutes. Objections At this time, I would ask the audience if there are any objections: (1) Are there any objections to the notice that was sent in this case? (2) Are there any objections to the jurisdiction of the Planning Commission to hear and consider this case? [If there are none, announce there are objections.] Declarations of Conflict of Interest, Bias and Ex Parte Contact I will now ask the Planning Commission members if they are ready to consider the proposal: (1) Are there any declarations of conflict of interest; ex parte contact or bias by any members of this body? [if there are, have the Planning Commission member(s) state what the conflict, bias on ex part contact is] We are now ready for the applicant to present the proposal.

6 Follow the Hearing Agenda Format for the order of the staff report and public testimony. CLOSING STATEMENT At the close of the public hearing, please read: The Planning Commission s decision action may be appealed to the City Council within 14 days of the mailing of the notice of decision by the City. If no appeal is filed, the decision is final.

7 City of Lyons David W. Kinney Planning Consultant for the City of Lyons 791 E. Hollister St., Stayton, OR Phone: (503) HEARING DATE: January 10, 2017 LYONS PLANNING COMMISSION STAFF REPORT STAFF REPORT DATE: December 29, 2016 (rev January 5, 2017) FILE NUMBER: APPLICANT: OWNER: PROPERTY: Troy Gulstrom, Trustee for the Maryann Behrens Trust PO Box 207, Lyons, OR Maryann Behrens, Trust PO Box 207, Lyons, OR Juniper Street, Lyons, OR Assessor s Map Tax Lot Account Acres Zoning Address 09S 02E 18CA SFR 09S 02E 18CB SFR 605 Juniper St EXHIBITS: EXHIBIT A Application & Supplemental Materials EXHIBIT B Lyons-Mehama Water District comments dated EXHIBIT C Notice of Public Hearing REQUEST: CRITERIA: Minor Partition Lyons Municipal Code Zoning: Section Single Family Residential (SFR) Zone Land Divisions Section Partitioning Section Design Standards Section Improvements Williams Minor Partition Page 1 of 17 Lyons Planning Commission Hearing

8 I. APPLICANT S PROPOSAL The City has received a land use application from Troy Gulstrom, trustee for the Maryann Behrens Trust, requesting approval of a Minor Partition to enable the applicant to replat two existing parcels into three lots. Assessor s Map Tax Lot # Table 1 Existing Parcels December 2016 Size (Acres) Current Use 09 2E 18CA Existing home 605 Juniper Street. 09 2E 18CB Existing garage & shop building. Total Acreage 6.11 Figure 1- Existing Tax Lots 605 Juniper St., Lyons, OR The applicant proposes to create three parcels out of the two existing parcels, as shown on Figure 2. The existing home and garage will be located on one of the new parcels. Two vacant lots will also be created; these two lots may be developed as new single family home sites. All parcels are located in the Single Family Residential (SFR) zone Gulstrom Minor Partition Page 2 of 17

9 Figure 2- Proposed Minor Partition 605 Juniper St., Lyons, OR Gulstrom Minor Partition Page 3 of 17

10 Table 2 Proposed Minor Partition into Three Lots Replat of Parcel 2, PP & Parcel 1, PP Proposed Parcels Size (Acres) Parcel Parcel Parcel Proposed Use Vacant parcel New building site Driveway access to Juniper Street Existing home, garage & shop building 605 Juniper Street Vacant parcel on river New building site. Driveway access to Juniper Court Total Acreage II. BACKGROUND INFORMATION A. Pre-Application Information and Application Submittals: The City staff met with the applicant on August 15, 2016 to review the City s land division requirements prior to the submittal of an application. The applicant filed an application with the City on December 9, The application was deemed complete on December 10, Therefore, the final local decision must be made by April 9, 2017 to comply with the 120 Day Rule. B. Application, Land Use Procedure and Review Requirements: Chapter 17 of the Lyons Municipal Code outlines the application, notice and review requirements for land division applications. The Lyons Planning Commission will hold a public hearing on January 10, 2017 and at the conclusion of the hearing will deliberate and make a decision to approve or deny the proposal. The Planning Commission decision may be appealed to the City Council. C. Public Hearing and Notices of Public Hearing: A public hearing will be held before the Planning Commission on January 10, 2017 beginning at 7:00 p.m. at the City Hall, th Street in Lyons, Oregon. The Planning Commission will make its decision based on criteria found in the Lyons Municipal Code (LMC), Chapter 17 Subdivisions. The City Code can be viewed under Codes and Permits at the City of Lyons website: City of Lyons. Notice of any public hearings must be provided to affected governmental agencies and adjacent property owners. Written notice shall be mailed to owners of property abutting the subject property at least 20 days prior to the initial evidentiary hearing. Notice of the initial evidentiary hearing was mailed on December 15, Gulstrom Minor Partition Page 4 of 17

11 D. Existing Conditions: The house at 605 Juniper Street is 2,812 square foot one-story single family home with a large garage/shop building west of the house. The home is served by a long driveway south to Juniper Street. The property has 400 of river frontage. The proposed Parcel 3 east of the house has a small stand of fir trees. EAST: Single family home at 1220 Juniper Court NORTH: North Santiam River WEST: Single family home at th Street with driveway access to Hwy 226. SOUTH: Single family home at 1231 Juniper Court E. Utilities: The existing home is served with water from the Lyons-Mehama Water District, the site has an existing septic system and is served by private utilities. Utility lines are extended to the house at 605 Juniper Street from the frontage on Juniper Court. Figure 3- Existing Utilities 605 Juniper St., Lyons, OR F. Streets: Juniper Street and Juniper Court are local city streets. 1. Juniper Court: Juniper Court is a dead-end street that ends at the applicant s property. The street is a turnpike style street with a AC pavement width. There are existing Gulstrom Minor Partition Page 5 of 17

12 storm sewers and catch basins in the drainage swale on the north side of the street. 2. Juniper Street: Juniper Street is a turnpike style street with a AC pavement width. The applicants have a paved driveway that serves proposed Parcels 1 & 2 including the house at 605 Juniper Street. G. Flood Plain: The North Santiam River flood plain abuts the north boundary of the property. The 100-year flood plain boundary is shown on Figure 4. Existing homes are set back approximately 50 from the 100-year flood plain boundary. Any new development must comply with the city s flood development regulations. Figure Year Flood Plain, North Santiam River Juniper St. & New Parcel 3 H. Agency Comments and Public Testimony: 1. Agency Comments. Agency comments were solicited from the Lyons Fire District, the Lyons- Mehama Water District, the Oregon Department of Forestry, Oregon Department of Fish & Wildlife and private utilities. Any agency comments received prior to or during the public hearing will be made part of the record. a) Lyons-Mehama Water District: Bill Grimes, manager for the Lyons-Mehama Water District, responded on January 2, The water district will require the applicant to connect to the 6 water main on the south side of Juniper Street and install a 2 tap, service line and water meter to serve the new Parcel Gulstrom Minor Partition Page 6 of 17

13 2. Public Testimony. The City sent notices of the public hearing to surrounding property owners. As of December 29, 2016 the City had not received any written testimony. Any written public testimony received prior to or during the public hearing will be made a part of the record. Oral testimony will be included in the meeting minutes. III. FINDINGS The application was reviewed to determine whether the proposal complies with the applicable standards and criteria in the Lyons Municipal Code. A. Chapter Single Family Residential (SFR) District Permitted Uses: A single family dwelling is a permitted use in the SFR residential zone. The minimum lot size is one-half acre for a single family dwelling or other outright permitted uses. The buildable areas for each lot were estimated after removing the area in the flood plain and removing the flag lot driveway for Parcel 1: Parcel 1: acres Vacant Area outside flood plain: acres Parcel 2: acres 605 Juniper St. Area outside flood plain: 1.20+/- acres Parcel 3: acres Vacant Area outside flood plain: 0.50+/- acres Findings & Conclusions: The applicant proposes to replat the existing 6.1 acres into three parcels. Each new parcel will exceed the minimum lot size requirement and will have a buildable area that equals or exceeds the 0.50-acre minimum lot size requirement. The proposal complies with Section B. Chapter Partitioning The purpose of this chapter is to ensure developments comply with city land division requirements and legal requirements for the surveying and recording of partitions General Requirements: The City requires an applicant to file an application on city forms, pay an application fee, comply with city public improvement requirements (Section 17.50) and comply with city partitioning requirements. Findings and Conclusions: The applicant has filed the application, paid required fees and is following City requirements for a land partition. The proposal complies with Section Partitioning Procedure: This section identifies the information which must be included in the preliminary (tentative) partition plat. This section also requires notification of affected agencies and property owners prior to a public hearing. Findings and Conclusions: The proposed preliminary plan complies with the mapping requirements in Section The City has complied with the agency and public hearing notice requirements. The proposal complies with procedural requirements in Section Gulstrom Minor Partition Page 7 of 17

14 E Partition Approval Criteria: At the conclusion of the public hearing, the planning commission is required to make a decision within 35 days and determine if the proposal complies with the following approval criteria. E. The planning commission shall either approve the tentative plat as submitted, approve it with modifications or conditions, or deny it. The decision shall be based on findings related to the following criteria: 1. The partition is consistent with the provisions of this title and LMC Title Vehicular access to the property is adequate. 3. All necessary public utilities can be provided to the proposed parcels. 4. No landlocked parcels shall be created. Full and orderly development of the surrounding area can be assured. 5. Drainage within the proposed development will not result in problems for the development of the surrounding area. 6. The physical characteristics of the property, such as potential soil erosion or landslides, drainage, flood plains, and potential natural hazards, have been considered and will not be detrimental to the surrounding area E.1 Consistent with LMC Title 17 Subdivisions & LMC Title 18 - Zoning: This section requires a partition to comply with applicable sections of the Lyons Code. Findings and Conclusions: Section III Findings in this staff report reviews the specific criteria and standards in LMC Chapters 17 & 18 that apply to the proposed partition E.2 Vehicle Access to the Property: Section B requires each lot in a partition to have a minimum 25 access to a street. Findings and Conclusions: The applicant s proposal shows street frontage and driveway access to the proposed parcels: Parcel 1: Parcel 1 will have frontage on Juniper Street and will be served with the existing paved driveway that goes back to the existing house. This driveway was approved as part of Partition Plat Parcel 2 (605 Juniper Street): The existing house & garage/shop continue to be served by the existing 42 wide access and 12 paved driveway from Juniper Street. There is no evidence of a recorded driveway access easement. The proposed plan shows a proposed 40 wide driveway access easement from Juniper Street north to serve Parcel 1. Because the driveway is longer than 150 the applicant must comply with the Lyons Fire District access requirements including a minimum 12 -wide hard surface driveway, a 20 -wide clear area for fire apparatus and a fire access turnaround at the end of the driveway. Parcel 3 (Vacant Lot to Juniper Court): The proposed Parcel 3 has 25 frontage to the Gulstrom Minor Partition Page 8 of 17

15 dead-end of Juniper Court. The existing 25 frontage for this lot was previously approved as part of Partition Plat The proposed lots can comply with the access requirements in Section E2 if a 40 wide access easement and designated fire access turnaround are shown on the plat for Parcels 1 & 2. The Planning Consultant recommends the following conditions be placed on the plan approval: 1. Driveway Easement on Partition Plat: A 40 driveway access easement, public utility easement (PUE) and a fire turnaround area shall be shown on the final partition plan. 2. Driveway Access Maintenance Agreement: The applicant will prepare and record in the Linn County Deed records a driveway access and maintenance agreement that applies to Parcel 1 & 2. Subject to completion of the recommended conditions of approval, the proposal can comply with Section E E.3 Adequate Public Utilities Are Available: The City requires each lot to be served by public and private utilities including: water, onsite sewage disposal, power, telecommunications and natural gas. Findings and Conclusions: The City reviewed the partition proposal to determine if public facilities are currently available or can be made available to each parcel. The applicant s map shows proposed water, phone/cable & gas service lines next to driveway from Juniper Street to the new Parcel 1. Figure 5- Proposed Utilities & Driveway Access Easement to Parcel Gulstrom Minor Partition Page 9 of 17

16 Prior to or concurrently with the issuance of a building permit for Parcel 1, the applicant shall either install or obtains permits for: On-site Sewage Disposal: A permit from Linn County for the installation of an onsite sewage disposal system. Water: A permit from the Lyons-Mehama Water District for a water meter, water service line and related improvements. Private Utilities: Permits from NWNG, Pacific Power and telecommunication utilities for the extension of gas, power and phone/cable services. Parcel 2 (605 Juniper Street): Figure 3 on page 5 shows the existing home is currently served by all the listed public and private utilities. Parcel 3 (Vacant Lot Driveway to Juniper Court). Figure 3 on page 5 shows public and private utilities cross the bottom of this lot and are available to Parcel 3. Prior to the recording of the Partition Plat, the applicant shall obtain approval for the installation of an on-site sewage disposal system. Prior to or concurrently with the issuance of a building permit for Parcel 3, the applicant shall either install or obtains permits for: On-site Sewage Disposal: A permit from Linn County for the installation of an onsite sewage disposal system. Water: A permit from the Lyons-Mehama Water District for a water meter, water service line and related improvements. Private Utilities: Permits from NWNG, Pacific Power and telecommunication utilities for the extension of gas, power and phone/cable services. Subject to installation of identified public and private utility services, the proposal can comply with Section E E.4 No Landlocked Parcels & Future Orderly Development of Area: The City requires no land-locked parcels and the assurance that adjacent undeveloped sites can be developed in an orderly manner. Findings and Conclusions: 1. No landlocked parcels. All lots have access to a public street. Parcel 1 has 42 frontage on Juniper Street. Parcels 1 & 2 will use the driveway access easement to Juniper Street. Parcel 3 has 25 frontage and access to Juniper Court. 2. Future Development-Parcels 1 & 2: Parcels 1 & 2 are large enough that they may be divided again, if septic permits can be obtained and the City/Fire District concur with the use of the driveway for more than 2 lots. The Lyons-Mehama Water District may also Gulstrom Minor Partition Page 10 of 17

17 require water system upgrades to serve additional lots. 3. Future Development Parcel 3: Parcel 3 is not large enough to be partitioned again. In a December 28, to the City s Planning Consultant, the applicant states that he does not intend to re-divide the parcels, but will sell them as building lots. Subject to the inclusion of a driveway access easement for Parcels 1 & 2 on the final plat, the proposal complies with Section E E.5 No Negative Drainage Impacts: Drainage from the development may not create any negative impacts on surrounding development. Findings and Conclusions: Storm drainage facilities have been installed in Juniper Court and along Juniper Street. Linn County s GIS maps show all 3 parcels slope toward the North Santiam River, from an elevation of 635 down to 620 near the riverbank. Parcels 1 & 3 are undeveloped, there is potential for storm water impacts from any fill, new building construction and/or site improvements. In order to protect water quality, the Planning Consultant recommends a condition of approval to require the builder to submit a drainage plan for Parcels 1 & 3 including low-impact storm drainage facilities to retain/detain storm water on site and protect water quality in the river. The City engineer must review and approve the drainage plan for the building site prior to issuance of a building permit for a new home on Parcel 2. Subject to compliance with the recommended condition, the proposal complies with Section E E.6 Natural Hazards In reviewing any proposed partition, the City must consider for soil erosion, drainage impacts, potential flood damage, or impacts from other natural hazards. Drainage is addressed in E.5 above. Findings and Conclusions: The primary concerns of the City for this partition are: Avoidance of development in the 100-year flood hazard area. No negative water quality impacts from soil erosion or storm drainage into the North Santiam River. No negative impacts on the riparian zone In order to protect the water quality of the river, protect the new construction from flood damage and protect the riparian corridor along the river, the staff recommends the planning commission include the following conditions of approval: 1. Establish a minimum building setback 50 from the 100-year flood plain boundary Gulstrom Minor Partition Page 11 of 17

18 2. No removal of trees or native vegetation within a 25 setback above the 100-year flood plain. 3. Submit and obtain city engineer approval for a drainage plan (see above comments under Section E5). Subject to compliance with the recommended condition, the proposal complies with Section E.6. C. Chapter Design Standards The purpose of this chapter is to ensure all lots meet minimum size and shape standards and that the needed public facilities serving a development are designed in compliance with city, county and/or state design standards. This section reviews the criteria in Chapter that apply to this partition proposal. STREETS: Section includes design standards for streets within or adjacent to a partition or subdivision. Juniper Street and Juniper Court were constructed to city standards at the time of prior subdivisions D. Future Extension of Juniper Court. Parcel 2 has a 25 access at the dead-end of Juniper Court. The dead-end street was approved at the time partition was approved. No street extension of Juniper Court is planned or needed at this time. EASEMENTS AND ACCESS Section identifies requirements for utility, drainage and/or access easements D Residential Access Easements. The driveway for Parcel 1 at 605 Juniper Street serves more than one parcel. A residential access easement is required. The proposed partition plan shows a 40 -wide driveway easement and public utility easement (PUE) from Juniper Street to Parcels 1 & 2. LOT SIZE AND SHAPE Section identifies the lot dimension requirements. The following subsections of Section apply to this partition A B Lot Size. A minimum lot size of one-half acre or larger if needed to comply with Linn County lot size requirements for a subsurface sewage disposal system. The proposed lots comply with the minimum lot size requirements. Access. Each lot shall have a minimum 25 frontage on a street or a residential vehicle access easement. The proposed lots comply with the access requirement Gulstrom Minor Partition Page 12 of 17

19 E Flag Lots. Parcel 1 is a pre-existing flag lot. The proposal does not create any additional flag lots. BUILDING LINES AND SPECIAL SETBACKS Section requires the surveyor to show special building areas or setbacks on the final subdivision or partition plat. A special 50 building setback line from the N. Santiam River 100- year flood plain boundary is recommended to protect water quality, the riparian area and to reduce the risk of flood damage to improved property. LAND FOR PUBLIC PURPOSES Section sets standards for dedication of land for public purposes. No land is proposed for public purposes as part of the partition. Conclusions: Subject to compliance with the recommended condition to provide an access easement, the proposal complies with the design standards in Chapter D. Chapter Improvements The purpose of this chapter is to ensure the needed public facilities serving a development are designed and constructed in compliance with city, county and/or state requirements and that private utilities are installed concurrently with the development. Public facilities include streets, storm drainage, sidewalks, bicycle facilities, water, sewer and private utilities. No partition or subdivision may be approved unless the public facilities related to the development comply with the City public works design standards and are either in place or guaranteed as part of the project. This section reviews the criteria in Chapter that apply to this partition proposal. Sections to and the City of Lyons Public Works Design Standards and Construction Specifications apply to this project Engineering Plans Review & Approval. Engineering plans for required public improvements must be submitted to, reviewed by and approved by the City Engineer prior to construction of the public improvements. Construction Permit for Work in Public Right-of-Way: Work within the public rightof-way requires approval of a construction permit from the City before work commences. All work shall be inspected and approved by the City Engineer or his designated representative Improvements Required in a Partition Gulstrom Minor Partition Page 13 of 17

20 1) Streets. No street improvements are required for this project. A new driveway approach for Parcel 3 must be paved from the edge of the street to at least 10 beyond the property line. 2) Sidewalks and Bikeways. No sidewalks or bikeways are required for this project. 3) Water System. The Lyons-Mehama Water District has reviewed the proposal. A new water meter and service line are required for Parcels 1 & 3. The applicant shall apply for service from the water district at the time a building permit is issued. 4) On-site Sewage Disposal. An on-site sewage disposal (septic) system is required for Parcels 1 & 3. Linn County Environmental Health is scheduled to complete a site investigation for a septic system during the week of January 2, The applicant shall complete a site investigation for Parcels 1 & 3 and provide evidence of Linn County s approval for an on-site sewage disposal system on each lot prior to City approval of the final plat. 5) Storm Drainage. In order to protect adjacent sites from drainage impacts and water quality, the applicant s engineer will need to submit a plan for drainage on the site including low-impact storm drainage facilities to retain/detain storm water on site, protect water quality in the river and preserve the riparian habitat along the North Santiam River. The City engineer must review and approve the drainage plan prior to issuance of a building permit for a new home on Parcels 1 & 3. 6) Private Utility Service. The developer shall make necessary arrangements for private utilities (Pacific Power, NWNG, WAVE Broadband and telecommunications) for the extension of service to Parcels 1 & 3. If any work occurs within the public right-of-way, the applicant or utility shall obtain required permits from the City. Conclusions: Subject to compliance with the recommended conditions for public and private improvements, the proposal complies with the improvement requirements in Chapter IV. CITY PLANNER CONCLUSION AND RECOMMENDATION Based on the findings contained in this report, the City Planner concludes that the application a Minor Partition can comply with the applicable criteria, if conditions of approval are imposed. The City Planner recommends the Planning Commission impose several conditions of approval. 1. Approved Map & Time Limit of Partition Approval. The partition is approved as shown on the attached map, dated & stamped approved by the City of Lyons. Approval is granted subject to the completion of the minor partition survey plat within one year and compliance Gulstrom Minor Partition Page 14 of 17

21 with all conditions of approval. The minor partition approval will expire January 31, 2018 at 5:00 p.m. if the applicant has not filed the final plat with the Linn County Surveyor. 2. Final Partition Plat - Survey. A final partition plat survey map must be recorded with the Linn County Surveyor within one year. The survey must be prepared by a registered professional surveyor and comply with state law and Linn County survey requirements. The partition plat map must show: A. Parcels: Parcels 1, 2 & 3 as shown on the approved partition map. B. Special Setback Area: Show a special building setback line 50 south the existing 100- year flood plain boundary. C. Easements: 1. Show a 40 driveway access easement and PUE to serve Parcels 1 & 2 and an easement location for the fire turnaround that meets the Lyons Fire District requirements. 2. Record a driveway access and maintenance agreement in the Linn County Deed Records and reference the recorded easement and maintenance agreement on the final partition plat. 3. Improvements Required Prior to the Recording of the Final Partition Plat. The City requires the following improvements be completed prior to the recording of the final plat: A. Water Service: Install water service lines from the water main to a meter box for Parcels 1 & 3 and comply with requirements of the Lyons-Mehama Water District. B. On-site Sewer Disposal System: The applicant shall provide the City of Lyons with evidence showing that Linn County has approved an on-site sewage disposal system for Parcels 1 & Improvements Required Prior to or Concurrently with a Building Permit. Prior to City approval of a building permit, the property owner/builder shall comply with the following requirements: A. Driveway Approach (Parcel 3): Construct a paved AC or PCC driveway approach on Juniper Court from the existing AC pavement to at least ten (10 ) feet beyond the property line. On-site Improvements B. On-site Sewer Disposal System: The applicant/builder shall install an on-site sewage disposal system or obtain a plumbing permit for the installation of the system concurrently with the issuance of a building permit for a new home on Parcels 1 & 3. C. On-site Storm Drainage System: The applicant s/builder s engineer will submit a plan for drainage on the site based on low-impact development standards for storm drainage Gulstrom Minor Partition Page 15 of 17

22 facilities to retain/detain storm water on site, protect water quality in the river and preserve the riparian habitat along the North Santiam River. The City engineer must review and approve the drainage plan prior to the City approval of the final plat for the partition. The storm drainage system shall be installed prior to the issuance of a building permit for a new home on Parcel 1 & 3. D. Private Utilities: Install natural gas, power and telecommunications service line extensions to Parcels 1 & City of Lyons Construction Permit for Work in the Public Right-of-Way: The applicant, builder or private utilities are required to obtain a right-of-way construction permit from the City of Lyons for any construction work within the city s right-of-way, including the driveway approach, storm drainage or private utility work. The City s public works superintendent may require the applicant to submit engineering plans for approval by the City Engineer and a financial guarantee/performance bond assuring the improvements are constructed, inspected and approved by the City. V. PLANNING COMMISSION OPTIONS A. Approval of the Minor Partition for Troy Gulstrom, 605 Juniper Street, File No and adoption of the proposed findings and the recommended conditions of approval. B. Approval of the Minor Partition for Troy Gulstrom, 605 Juniper Street, File No and adoption of amended findings and conditions of approval to reflect the Planning Commission deliberations. C. Denial of the Minor Partition proposal, File No , and to direct the City Planner to modify the findings to reflect the Planning Commission s deliberations that the proposal does not meet the applicable approval criteria. D. Continue the hearing, to a date and time certain, if additional information is needed to determine whether applicable standards and criteria are addressed. VI. MOTIONS Approval: Approval (modified): To approve the Minor Partition for Troy Gulstrom at 605 Juniper Street, adopt the findings of fact, conclusions and recommended conditions of approval for File No To approve the Minor Partition for Troy Gulstrom at 605 Juniper Street, to direct the staff to modify the findings of fact and conclusions to reflect the Planning Commission s deliberations and adopt the conditions of approval for File No Gulstrom Minor Partition Page 16 of 17

23 Continue: Denial: To continue deliberations to the next meeting of the Planning Commission on (insert DATE and TIME) so the parties may submit additional information. To deny the application for a Minor Partition because the applicant has not demonstrated the proposal complies with all of the Lyons Municipal Code criteria and to direct the staff to modify the findings and prepare a final order to reflect the Planning Commission s deliberations and conclusions. VII. FINAL ORDER AND NOTICE OF DECISION A FINAL ORDER and a written NOTICE OF DECISION will be issued to the applicant and all participants of record within five (5) business days of the Planning Commission s decision. VIII. APPEAL PERIOD Any person aggrieved by the Planning Commission decision may appeal the decision to the City Council by filing a written appeal with the City of Lyons within fourteen (14) calendar days of the date the Notice of Decision is mailed by the City Gulstrom Minor Partition Page 17 of 17

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28 December 13, 2016 Notice of Public Hearing before the Lyons Planning Commission Tuesday, January 10, :00 p.m. City Hall, 449 5th Street, Lyons Proposal: Minor Partition of 6.09 acre tract into 3 lots Name of Applicant: Troy Guhlstrom, trustee for the Mary Ann Behrens Trust Location of Request: 605 Juniper Street, Lyons, Oregon Assessor s Map #: T9S, R3E, Section 18CA, Tax Lot T9S, R3E, Section 18CB, Tax Lot TO: Adjacent Property Owners The City has received a land use application from Troy Gulstrom, trustee for the Mary Ann Behrens Trust, requesting approval of a minor partition to divide a 6.09-acre tract into three lots: Parcel 1-(2.81 acres), Parcel 2-(2.17 acres) and Parcel 3-(1.11 acres). Parcels 1 & 3 are vacant. Parcel 2 includes the existing house and shop building at 605 Juniper Street. A copy of the proposed partition map is enclosed. A public hearing concerning the matter will be held before the Planning Commission on Tuesday, January 10, 2017 beginning at 7:00 p.m. at the City Hall, 449 5th Street in Lyons. The Planning Commission will make its decision based on the criteria found in the Lyons Subdivision Code, Sections and The Searchable City Code can be viewed under Codes & Permits at the City of Lyons website: The application, decision criteria and staff report will be available at City Hall seven days prior to the hearing. The Planning Commission may either approve, deny or approve the application with conditions or modifications. Any person wishing to provide testimony must address the decision criteria. Failure to raise an issue precludes appeal and failure to specify to which criterion the comment is directed precludes appeal based on that criterion. City Hall is accessible to persons with disabilities. Please call City Hall ( ) by noon the day before the meeting if you need an interpreter for the hearing impaired or any other special accommodation or if you have any questions related to the application. Sincerely, MICKI VALENTINE City Recorder

29 Gulstrom Minor Partition This product is for informational purposes only and may not have been prepared for, or be suitable for legal, engineering, or surveying purposes. Users of this information should review or consult the primary data and information sources to ascertain the usability of the information.