2007-154-Order No. 2007-052 Recorded 3/12/2007COUNTY
NANCYUBLANKENSHIP,F000NTY CLERKDS
COMMISSIONERS' JOURNAL 03/12/2007 04:18:11 PM
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2007-1'34
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BEFORE THE BOARD OF COUNTY COMMISSIONERS OF DESCHUTES COUNTY, OREGON
An Order Approving a Waiver of Land Use
Regulations to Authorize Alonzo and Beverly * ORDER NO. 2007-052
Cribbins to Use the Subject Property as Allowed
When They Acquired the Property
WHEREAS, On November 2, 2004, the voters of the State of Oregon approved Ballot Measure 37
which added provisions to Oregon Revised Statutes (ORS) Chapter 197 to require, under certain circumstances,
payment of just compensation to landowners if a government land use regulation reduces property value. In lieu
of just compensation, Ballot Measure 37 authorizes the governing body of a local government to modify,
remove or not apply the land use regulation, and
WHEREAS, Alonzo and Beverly Cribbins made a timely demand for compensation under Measure 37
for a reduction in value to its property at 63960 Deschutes Market Road, Bend, Oregon due to regulations which
took effect after they acquired this property, and
WHEREAS, Section 8 of Measure 37 authorizes the Board, as the governing body responsible for
adoption and enforcement of County regulations, to not apply the identified land use regulation that restricts the
owner's use and reduces the value of the property in lieu of payment of compensation; and
WHEREAS, the Board has received the report and recommendation of the County Administrator as
required by DCC 14.10.090; and
WHEREAS, the Board has considered the Administrator's report and the evidence presented by the
parties at a Board meeting as required by DCC 14.10.090; and
WHEREAS, the Board makes the following findings of facts and conclusions;
On October 16, 2006, Alonzo and Beverly Cribbins filed a Measure 37 claim with the
Community Development Department.
2. The property is located at 63960 Deschutes Market Road, Bend, Oregon and is within
Deschutes County.
3. The County Administrator has recommended that the zoning regulations for the subject property
that were not already in effect until after June 1, 1967 not be enforced in lieu of payment of just
compensation to the Claimant. The Administrator's report is attached and incorporated by
reference into this Order as Exhibit "A."
4. The Board concurs with the Administrator's report that Alonzo and Beverly Cribbins are the
present owners of the subject property described in Exhibit "B," having acquired an interest in it
and continuously owned it since June 1, 1967. The County finds and concludes as set forth
below.
PAGE 1 of 3- ORDER No. 2007-052 (03/05/07)
5. The Board concurs with the Administrator's report that the current land use regulations, MUA-
10, if applied to the subject property, would not permit a subdivision to create one-acre lots.
The current regulations are land use regulations which are not exempt from Measure 37 claims.
6. The Board concurs with the Administrator's report that an application for a subdivision to create
one-acre lots would be denied if the current zoning were applied. Therefore, such an
application to determine enforcement of the current zoning to the Claimant's property would be
futile.
7. The Board concurs with the Administrator's report that there is no evidence which demonstrates
that the current procedural regulations for land divisions and development applications have
reduced the value of the subject property.
The Board concurs with the Administrator's report that there is some evidence that domestic
water, utilities and access for the desired use on the subject property may be feasible. However,
these matters can and would be evaluated in connection with a development permit application.
Despite the lack of a precise amount of reduction in value, the loss of the ability to create
additional lots on the subject property would be a substantial amount of reduction in fair market
value if the regulations at the time Claimant acquired the property allowed that development;
now, therefore,
THE BOARD OF COUNTY COMMISSIONERS OF DESCHUTES COUNTY, OREGON, HEREBY
ORDERS as follows:
Section 1. The Board hereby determines, based on these findings, conclusions, and the Administrator's
report in Exhibit "A," that the claim is eligible under DCC 14.10.100.
Section 2. The Board hereby elects to not apply nonexempt County land use regulations, to the subject
properties described in Exhibit "B" in lieu of payment of just compensation under Ballot Measure 37.
Claimants may apply for a use of the subject property consistent with the substantive land use regulations in
effect at the time they first acquired the property. That land use shall be permitted if the subject property fully
complies with all substantive land use regulations in effect on June 1, 1967. The Community Development
Director is hereby authorized to determine the effects that any exempt land use regulations, as listed in ORS
197.352(3)(A)-(D), would have on Claimant's proposed use. As used in this section, "land use regulations" refer
to those listed in ORS 197.352(11) (B). The Board does not waive current procedural regulations. Procedural
regulations are those which set forth the system, method, or way of processing land use applications, such as the
requirement to submit a certain form. Substantive land use regulations which are waived are those which
regulate the actual use of the land, including those listed in ORS 197.352(11)(B), and including regulations such
as minimum lot sizes, density restrictions, setbacks not protecting public safety, and height limits. The Board
does not waive exempt regulations which include those described in ORS 197.352(3), but the provisions of ORS
197.352(3)(E) is subject to this Board's order as to date of acquisition for Alonzo and Beverly Cribbins.
Section 3. To the extent that any law, order, deed, agreement or other legally enforceable public or
private requirement provides that the subject property may not be used without a permit, license, or other form
of authorization or consent, this order does not authorize the use of the subject property unless the Claimants
first obtain that permit, license, or other form of authorization or consent.
Section 4. This Order is a waiver of a non-exempt County land use regulation from a property
determined to be claim eligible as defined in DCC 14.10.020(0).
Section 5. A STATE OF OREGON WAIVER MAY BE REQUIRED FOR THE DEVELOPMENT OR
USE OF THE SUBJECT PROPERTY. ALTHOUGH THE COUNTY WILL ACCEPT AND PROCESS
SUBSEQUENT LAND USE APPLICATIONS ASSOCIATED WITH THE SUBJECT PROPERTY,
PAGE 2 of 3- ORDER No. 2007-052 (03/05/07)
APPROVAL MAY NOT BE GRANTED WITHOUT A VALID WAIVER FROM THE STATE PERTAINING
TO STATE REGULATIONS WHICH WOULD OTHERWISE PRECLUDE THE PROPOSED LAND USE.
THIS WAIVER APPLIES ONLY TO THE LOCAL REGULATIONS SPECIFIED ABOVE. DESCHUTES
COUNTY LACKS THE AUTHORITY TO WAIVE ANY STATE REGULATIONS OR LAWS. STATE
LAWS AND REGULATIONS MAY APPLY TO THE USE OF THE PROPERTY DESCRIBED HEREIN,
AND A WAIVER OF SUCH LAWS AND REGULATIONS MUST BE SEPARATELY OBTAINED BY THE
OWNERS FROM THE STATE OF OREGON.
Section 6. This Order shall be recorded in the Deschutes County Deed Records together with portions
from the deed or other instrument in Exhibits A and B sufficient to identify the subject property for recording
purposes.
DATED this J day of March, 2007.
BOARD OF COUNTY COMMISSIONERS
OF DESCHUTES COUNTY, OREGON
MICHAEL "ALY, CHAIR
ATTEST:
R. LUKE,
- (If (116~ -
Recording Secretary T
PAGE 3 of 3- ORDER No. 2007-052 (03/05/07)
Deschutes County Department of Administrative Services
1300 NW Wall St., Ste. 200, Bend, OR 97701-1947
(541) 388-6570 Fax (541) 385-3202 - www.deschutes.org
TO: Board of County Commissioners
From: David Kanner, County Administrator
RE: Measure 37 Claim - Alonzo and Beverly Cribbins (Claimants)
63960 Deschutes Market Road, Bend, OR
Introduction
DATE: March 5, 2007
The County processed the initial Measure 37 claims using its brief claim form, evaluating the submission,
and preparing this report and recommendation under DCC 14.10, the Measure 37 ordinance. The
County's claims process recognizes that less precise evidence of value may be sufficient to evaluate
claims, since there are currently no County funds available for payment of compensation. Also, the
ordinance provides further opportunities for affected neighbors to present evidence and testimony at the
Board meeting when these claims are considered.
This report and recommendation is intended to be a summary and evaluation of evidence in the record.
The report may be attached to the Board's Order which decides Measure 37 claims, as a factual basis for
the Order. Any factual changes or additions to this report from testimony or other evidence can be made
part of the Board's Order. Claimants and affected parties have the opportunity to rebut this Report and
provide additional relevant evidence to the Board. Also, under the County's process, claimants must
provide evidence that the desired use of the property, which may be allowed by a waiver of County
regulations is feasible, i.e., not prevented by physical, utility or other development limitations of the site.
Report and Recommendation - DCC 14.10.090
This is my report and recommendation on this Measure 37 claim received on October 16, 2006, when
Measure 37 was in lawful effect. Claimants have paid the filing fee and submitted the County's official
demand form. The property consists of one tax lot of approximately ten acres. The current zoning is MUA-
10. The Claimants' desired use is a subdivision to create one-acre lots and Claimant alleges a reduction
Page 1 of 5 - Exhibit A - Order No. 2007-052
in value of approximately $750,793 due to the inability to divide the property as desired. The following is
an analysis of the evidence in the record on the elements of this Measure 37 claim.
Current Owner - Alonzo and Beverly Cribbins are the owners of the parcels comprising this claim: 17-12-
11 Tax lot 201 located at 63960 Deschutes Market Road, Bend. Claimant acquired an interest in the
property by land sales contract dated June 1, 1970 which recites that payments and possession
commenced June 1, 1967. The property was conveyed by Warranty Deed to claimants pursuant to the
contract September 24, 1983.
Owner Date of Acquisition - June 1, 1967
The date of acquisition by the current owner is the relevant date for Board consideration of waivers under
section (8) of Measure 37. The compensation section of Measure 37, section (1), does not distinguish
between the acquisition date of an owner and that of a family member to determine the extent of
reduction in value for compensation. Section (3)(E) exempts from the Measure 37 claim those regulations
which were enacted prior to the acquisition of the property by the owner or family member of the owner
who also owned the subject property. This distinction in the acquisition dates is due to the differences in
remedies available under Measure 37, payment of compensation versus issuing a waiver. If a public
entity chooses not to apply the land use regulations, rather than compensate an owner for the value lost
to the regulations, the public entity is limited to permitting the owner to use the property only for those
uses that were permitted at the time the owner acquired the property. Pursuant to Section (8), the owner
is entitled to a waiver of only those land use regulations that were in effect at the time the owner (not a
family member of the owner) gained an interest in the property. Waivers that are issued by the County
are limited by section (8) of Measure 37 to County land use regulations that were adopted after the, often
later, acquisition date of the current owner. If a waiver is granted as to County land use regulations which
were adopted after the current owner's acquisition date, no compensation is due, even if the prior family
member held the property for many years. While this may seem inconsistent, the measure was, evidently,
written to encourage waivers of local and state land use regulations.
The first date for which there is documentation showing Alonzo and Beverly Cribbins obtained an interest
in the property is June 1, 1967.
Restrictive Requlation - MUA-10.
Page 2 of 5 - Exhibit A - Order No. 2007-052
Under the terms of the ordinance, the claimant must identify County land use regulations that prevent the
claimant from using the property in a way that he or she otherwise could have used the property at the
time the property was acquired, and thus reduce the value of the claimant's property. The Claimants have
identified the MUA-10 zoning, as reducing the value of their property by inhibiting development of a
subdivision. This zoning was adopted after the acquisition date of 1967.
It appears that, based upon the lack of zoning in effect in 1967, that a subdivision of the property would
have been allowed.
Enforcement of County Regulation - futile DCC 14.10.040(G).
Measure 37 requires that an ordinance which restricts the current owner's use be "enforced" against
them. Claimant has not applied for a subdivision of the property resulting in the current zoning being
enforced on the subject property. Claimant has not demonstrated that submitting an application for such a
land division would be futile. However, this Report confirms that such an application for the desired
subdivision would violate the current zoning and be denied. Therefore, the intent of DCC 14.10.040(G)
has been met for this claim.
Reduction in Value - $750,793 alleged on Claim Form
The ordinance requires that the Claimant provide evidence of the amount of the claim in alleged reduction
in the fair market value of the property resulting from the enforcement of the County's land use regulation.
• Claimants have asserted that "community water' is available for the desired subdivision.
• Claimants have not submitted evidence that sanitary service is or would be feasible for the
desired subdivision.
• Claimants have submitted a real estate broker's opinion of the current value of the property if a
subdivision to create eight lots was allowed. Multiple listing average "value" of ten acres and one-
acre parcels was used to calculate a $960,793 reduction in sales price, less $210,000 expenses
to yield the claimed reduction in value due to current zoning.
Claimants' alleged reduction in value appears to be based upon the assumption that lots created by
subdividing the property are fully marketable and useable by others for development. Referring to a
recent Opinion of the Oregon Attorney General, rights obtained under Measure 37 are personal to the
present property owner. Assuming an owner, having obtained the necessary "waivers" from the County
and the State, could subdivide the property, future owners would, according to the Attorney General, be
precluded from using the property in a manner inconsistent with land use regulations in effect at the time
of the transfer. Thus, the amount of reduction in value asserted by the Claimants may be unreliable, if the
Page 3 of 5 - Exhibit A - Order No. 2007-052
resulting lots are unusable by future owners, based on their having to comply with zoning regulations in
place when such future owners acquire the property.
If Claimants could have obtained approval of a subdivision of the property on the date they first acquired
an interest in the property, but not under zoning restrictions adopted after Claimants' acquisition date, and
the resulting lots are fully marketable and useable by future owners, then the value of Claimants' property
for Measure 37 purposes would be reduced. Consistent with the County's procedural ordinance, Chapter
14.10, this report takes no position on whether a waiver obtained by a claimant and any resulting
development approval are fully transferable with the property.
Effect of County Waiver - Measure 37 clearly allows the County to waive its non exempt land use
regulations only back to the date the current owners, not family members, acquired the property:
"(8) Notwithstanding any other state statute or the availability of funds under
subsection (10) of this act, in lieu of payment of just compensation under this act,
the governing body responsible for enacting the land use regulation may modify,
remove, or not to apply the land use regulation or land use regulations to allow
the property owner to use the property for a use permitted at the time the owner
acquired the property, "(emphasis added)
11(c) "Owner" is the present owner of the property, or any interest therein. "
In this case, Alonzo and Beverly Cribbins have continuously owned an interest in the property since 1967.
A claimant who receives a waiver must use the current process to seek the needed development permits
based on the zoning in place at the time the current owners acquired the property. Except in a rare case,
the current procedural requirements for handling permits are not regulations that reduce value. Therefore,
the County's procedural regulations are not waived.
Conclusion and Recommendation
Alonzo and Beverly Cribbins, the present owners of the property, have submitted a claim pursuant to
Measure 37 which demonstrates eligibility for their use of the subject property based on nonexempt land
use regulations in effect on June 1, 1967, the date when Claimants first acquired an interest in the
property. There is some evidence in the record that some additional development on the subject property
may be feasible for available domestic water, utilities and road access.
Page 4 of 5 - Exhibit A - Order No. 2007-052
My recommendation is that the Board approve a waiver in the form of Order attached. This Order would
have the effect of waiving the nonexempt County land use regulations which were not in effect until after
June 1, 1967, to allow the Claimant to use the property in a manner permitted at the time they acquired
the property. This waiver is not a development permit. By granting a waiver, the County does not commit
itself to approving Claimant's desired use.
Cautionary Note on Measure 37
Claimant should understand that a decision by Deschutes County may not enable them to proceed with
future development or construction unless the State of Oregon approves a waiver of applicable State land
use regulations. Claimants who wish to obtain information relative to their "State" claims under Measure
37 are advised to contact the State Department of Land Conservation and Development and the
Department of Administrative Services.
Page 5 of 5 - Exhibit A - Order No. 2007-052
EXHIBIT B
A tract of land located in the Northwest Quarter of the Northeast Quarter (NWl/4
NE 1/4) of Section 11, Township 17 South, Range 12, East of the Willamette
Meridian, Deschutes County, Oregon, more particularly described as follows:
BEGINNING at a point whence the North Quarter (N1/4) corner of said Section 11
bears North 00°05'45" East, 361.50 feet; thence South 89°49'51" East, 1349.30 feet;
thence South 00°18'20" West, 298.50 feet; thence South 82°49'06" West, 552.65
feet; thence North 87°16'32" West, 800.84 feet; thence North 00°05'45" East, 333.50
feet to the point of beginning.
EXCEPTING THEREFROM that portion lying Westerly of the Easterly right-of-way
of the Deschutes Market Road.
EXHIBIT B