HomeMy WebLinkAboutOrdinance 003 - Minor Variance CriteriaCommunity Development Department
Planning Division Building Safety Division Environmental Healtl Division
117 NW Lafayette Avenue Bend Oregon 97701-1925
(541)388-6575 FAX (541)385-1764
http://www.co.deschutes.or.is/cdd/
STAFF REPORT
TO: Deschutes Board of County Commissioners
FROM: Chris Bedsaul, Associate Planner
DATE: March 1, 2010
HEARING: March 22, 2010
SUBJECT: Text Amendment TA -09-8, Deschutes County Code, Title 18
BACKGROUND
The Deschutes County Board of Commissioners adopted regulations for land development in
PL -2, Subdivision Ordinance, on September 9, 1970, PL -5 Zoning Ordinance adopted
December 2, 1971 and effective on January 1, 1972 and PL -14, Subdivision and Partition
Ordinance adopted and effective November 1, 1979.
Deschutes County contains multiple subdivisions and other land divisions that have occurred
prior to and after the adoption of regulations noted above. Land divisions in Deschutes County
prior to 1970 were typically subject to ORS 92 beginning in 1955.
The Text Amendment material notes that portions of the Dustan Road area' were divided by the
original property owners beginning in 1951 after non -registered surveyors were hired to
establish property lines and provide some kind of monuments marking property locations within
the tract. Original property deeds for individual properties in the Dustan Road neighborhood
area were sold and recorded based upon "Aliquot" part descriptions of the section. Beginning in
1961 Professional land surveyors began to locate individual tax lots of the Dustan Road
neighborhood based on deed descriptions using the aliquot parts of the section. In 1961, it
became very apparent to the Professional land surveyors, there were conflicts between the
legal descriptions and actual property lines used for development of existing dwellings,
structures and roads. Due to the property location conflicts discovered in 1961, many existing
property owners were encumbered with conflicts between their actual areas of occupation and
their legally described ownership. These kinds of boundary disputes sometimes may be
resolved by property line adjustments between neighbors; otherwise, property owners have to
go to court to resolve these disputes. In the case of the Dustan Road properties, there are so
' The Dustan Road neighborhood contains approximately 200 individual tax lots, including multiple
properties owned by Deschutes County. The Dustan Road neighborhood is bordered on the north by
Burgess Road, on the west by Dorrance Meadows Road, on the south by Timber Haven Subdivision and
on the east by Lechner Acres and Woodland Park Homesites.
Quality Services Performed with Pride
many properties involved that individual property line adjustments are problematic under the
current code because of the variance requirements in 18.152. This amendment would remove
barriers in the code and allow property owners to more cheaply and expeditiously engage in
property line adjustments.
The Deschutes County Planning Commission held a public hearing on February 11, 2010,
accepted testimony (staff notes that no opposition to this Text Amendment was received)
regarding the proposed text amendment, closed the public hearing, deliberated and voted
unanimously to recommend the Board of County Commissioners adopt TA -09-8.
Staff notes that the original Planning Commission packet included the "draft" text example of
Chapters 18.132 and Section 18.132.025(C) where the proposed amended text in Chapter
18.132 would be located. The "draft" examples of Chapter 18.132 text, before the Planning
Commissioners, was reviewed by Legal Council prior to the public hearing. Staff has attached
Exhibit "A" that has been reviewed by Legal Council and should be used by the Board in the
adoption of TA -09-8.
Staff Note: If the Board of County Commissioners approve the proposed text amendment, the
conditional criteria listed in the new amended text of 18.132.025(C) may not be applicable to
resolve other property conflict situations due to survey or deed description errors.
TEXT AMENDMENT
The proposed new text amendment language is shown below as the bold underlined text that
would be added to the existing code. Staff notes that there will be no deleted text proposed in
this text amendment.
Chapter 18.132. VARIANCES
18.132.010.
18.132.020.
18.132.025.
18.132.030.
18.132.040.
18.132.010.
Variance Application.
Authority of Hearings Body.
Minor Variances.
Hearings Body Action on Variance.
Variance Procedure.
Variance Application.
The Planning Director or Hearings Body may authorize area or use variance from the
requirements of DCC Title 18. Application for a variance shall be made by petition stating fully the
grounds of the application and the facts relied upon by the petitioner.
(Ord. 91-020 §1, 1991)
18.132.020. Authority of Hearings Body.
A variance may be granted unqualifiedly or may be granted subject to prescribed conditions,
provided that the Planning Director or Hearings Body shall make all of the following findings:
A. Area variance.
1. That the literal application of the ordinance would create practical difficulties resulting in
greater private expense than public benefit.
2. That the condition creating the difficulty is not general throughout the surrounding area but
is unique to the applicant's site.
TA -09-8
Staff Report for BOCC Page 2 of 4
3. That the condition was not created by the applicant. A self-created difficulty will be found if
the applicant knew or should have known of the restriction at the time the site was
purchased.
4. That the variance conforms to the Comprehensive Plan and the intent of the ordinance
being varied.
B. Use variance.
1. That the literal application of the ordinance would result in unnecessary hardship to the
applicant. An unnecessary hardship will be found when the site cannot be put to any
beneficial use under the terms of the applicable ordinance.
2. Each of the findings listed in DCC 18.132.020(A)(1), (2) and (4).
(Ord. 93-043 §24, 1993; Ord. 91-020 §1, 1991)
18.132.025. Minor Variances.
A variance seeking to depart from on-site requirements of DCC Title 18, such as setbacks and
area requirements, by no greater than 10 percent of the required distance or area may be granted
by the Planning Director or Hearings Body in conformance with DCC 18.132.025.
A. In the case of a setback or size variance, the applicant shall show that the approval will result
in:
1. More efficient use of the site;
2. Preservation of natural features where appropriate;
3. Adequate provision of light and privacy to adjoining properties; and
4. Preservation of topographic, vegetative and drainage features which would be adversely
affected by application of the standards otherwise required by DCC Title 18.
B. A parcel that is smaller than the minimum lot size at the time of application may not be
reduced by more than 10 percent from its current size without a variance.
C. Notwithstanding B, above, a property may be reduced by more than 10 percent of its current size
without a variance if :
1. The property is located outside of a Farm (EFU) or Forest (F) zone;
2. The long-standing occupation area is different than the legal description in the deed for the
subject property;
3. The purpose of the property line adjustment is to correct the deed description to match the
long-standing occupation lines of the properties; and
4. The discrepancy between the deed lines and the occupation lines is documented by submittal
of a narrative and maps prepared by an Oregon Licensed Professional Surveyor.
5. As used in this sub -section, "long-standing" means in excess of ten (10) years.
(Ord. 2010-03; Ord. 2004-013 §15, 2004; Ord. 91-038 §3, 1991)
TA -09-8 Staff Report for BOCC Page 3 of 4
18.132.030. Hearings Body Action on Variance.
In granting or denying a variance, the Planning Director or Hearings Body shall make a written
record of his findings and the facts in connection therewith, and shall describe the variance
granted and the conditions designated. The Planning Department shall keep the findings on file,
and a copy of the variance granted and the condition thereof shall be recorded with the County
Clerk.
(Ord. 91-020 §1, 1991)
18.132.040. Variance Procedure.
The variance application shall be processed according to the terms of DCC Title 22, the Uniform
Development Procedures Ordinance.
RECOMMENDATIONS
Following the Public Hearing scheduled for March 22, 2010, Staff recommends that the Board of
County Commissioners;
1. Listen to testimony and discuss text amendment.
2. Make a motion to as follows:
Board of County Commissioners approve TA -09-8, amending Title 18, Chapter 18.132,
Minor Variances, by adding sub -section 18.132.025(C) and adopting findings as noted in
Ordinance No. 2010-03, Exhibit "B".
Attachments:
1. Planning Commission Minutes for Public Hearing February 11, 2010.
2. History of Surveys and Background Information for the Dustan Road Neighborhood.
3. Map Exhibits 1-4
4. Ordinance No. 2010-03
5. Attachment "A"
Chapter 18.132, Variances
6. Attachment "B" Draft Findings for Board Decision
TA -09-8 Staff Report for BOCC Page 4 of 4
18.132.025. Minor Variances.
A variance seeking to depart from on-site requirements of DCC Title 18, such as setbacks and area
requirements, by no greater than 10 percent of the required distance or area may be granted by the Planning
Director or Hearings Body in conformance with DCC 18.132.025.
A. In the case of a setback or size variance, the applicant shall show that the approval will result in:
1. More efficient use of the site;
2. Preservation of natural features where appropriate;
3. Adequate provision of light and privacy to adjoining properties; and
4. Preservation of topographic, vegetative and drainage features which would be adversely affected by
application of the standards otherwise required by DCC Title 18.
B. A parcel that is smaller than the minimum lot size at the time of application may not be reduced by more
than 10 percent from its current size without a variance.
(Ord. 2004 013 §15, 2004; Ord. 91 038 §3, 1991)
PAGE 1 OF 2 EXHIBIT "A" TO ORDINANCE NO. 2010 03
C. Notwithstanding B, above, a
property may be reduced by more than
10 percent of its current size without a variance if the—property—is:
1. The property is Llocated outside of a Farm (EFU) or Forest (F) zone;
2. The long-standing occupation area is different than the legal description in the deed for the
subject property;
234. The purpose of the property line adjustment is to correct the deed descriptions to coincide
match with -the long-standing occupation lines of the properties; and
34. The discrepancy between the deed lines and the occupation lines is documented by submittal
of a narrative and maps prepared by an Oregon Licensed Professional Surveyor.
45. As used in this sub -section, "long-standing" means in excess of ten (10) years.
(Ord. 2010-03; Ord. 2004-013 §15, 2004; Ord. 91-038 §3, 1991) • • . .
of the- ntif etion
Chapter 18.132 1 (3/2010)
Page 1 of 1.1-1- — Exhibit A to Ordinance 2010-003
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