city news
august28
2012
Planning Commission
Considers Zoning Changes
Part II: How Rezoning
Might Impact Property Owners
By Scott Laird
The Vernonia Planning Commission has begun
to consider rezoning portions of some residential areas
of the city in order to provide additional areas for de-
velopment of commercial properties.
The City of Vernonia recently sent a letter and
map to residents who live along First Avenue and Weed
Avenue, which is an area of town which is being con-
sidered for rezoning. The letter invited the property
owners to attend a meeting on July 19, 2012 with the
Planning Commission. A second meeting was added
for August 16. The meetings were designed to help
inform citizens of the planning and rezoning process,
collect feedback from property owners, identify poten-
tial issues for the Planning Commissioners and to give
citizens an opportunity to ask questions and discuss
their concerns.
At the second meeting on August 16, the Plan-
ning Commission agreed to move forward with explor-
ing the rezoning of the half block that fronts Rose Av-
enue from Umatilla Street to Maple Street and the half
block that fronts Weed Avenue from Umatilla to Maple,
rather than the original full block in those areas.
At the heart of the matter for the City of Ver-
nonia is a lack of potential growth areas that can ac-
commodate commercial development. The City has
lost the ability to expand in several key areas that are
currently zoned Downtown, General Commercial and
Light Industrial because they now sit in the floodplain
or are publicly owned. The City is currently moving
forward with plans to rezone dozens of publicly owned
properties to an Institutional Public or Park & Recre-
ation designation. Those properties are restricted to
uses as open space due to flood insurance regulations.
When this rezoning is complete there will still be an
ample supply of residential land but the City will find
itself with a shortage of land that is zoned to accommo-
date future commercial use and business development.
The City is currently not pursuing to expand
their Urban Growth Boundary to create new areas for
growth. The other option to create additional space for
commercial development is by rezoning residential ar-
eas suitable to commercial use.
The City of Vernonia currently has three zon-
ing designations that are acceptable for development
of business: Light Industrial, General Commercial and
Downtown. At this time the Planning Commission is
only considering a rezoning from General Residential
to either Downtown or General Commercial.
The Downtown Zone in the City of Vernonia is
designed to be a vibrant commercial center and “heart”
of the community. It is the business center and would
be the logical place for people to gather. This zone is
based on a mixture of uses that encourages walking,
employment, community gathering and efficient use of
land. It provides visitor accommodations and connec-
tions to residential areas. The Downtown Zone allows
Vernonia City
Council Meetings
and Closures
City Council Meetings are
scheduled for 7 PM:
Tuesday, September 4, 2012
Monday, September 17, 2012
Monday, October 1, 2012
City Closures are scheduled for:
Monday, September 3, 2012
Dates and times subject to change
due to conflicts of schedules
5
Vernonia City News...
At the August 20, 2012 City Council
Meeting:
tem has approximately 2-3 miles of main
pipelines and approximately 700 connec-
tions. American Leak Detection will work
with the city to test these components and
identify trouble areas. Cost for the survey
is estimated to be less than $4,000.
Council Authorizes Leak Detection Test-
for most uses
ing in Water System—Council autho-
including single
rized the City Administrator to enter into a
and multi-family
contract with American Leak Detection to
dwellings, retail
provide a leak detection survey of the city Council Spends Time in Executive Ses-
and trade ser-
water system. Based on long-term water sion—Council Adjourned to Executive
vices, churches,
production records the City loses 30 to 34 Session under ORS 192.660(2)(h) which
community and
million gallons of water that it produces allows Council to consult with their attor-
government
each year. The Pubic Works Department ney regarding their legal rights and duties
buildings, medi-
believes those losses are coming from the in regard to current litigation or litigation
cal offices, en-
following areas: 1) leaks in the water distri- that is more likely than not to be filed.
tertainment fa-
bution piping system, 2) faulty water meters Council took no further action when they
cilities, offices,
at points of delivery, 3) faulty water meter returned to open session.
personal
and
at the production plant. The Vernonia sys-
professional ser-
vices and more.
the downtown corridor to be a good place to
It could also accommodate uses like hotels, day care
develop General Commercial type businesses.
facilities and light manufacturing with a Conditional
• There are currently only three or four vacant
Use Permit.
properties in the Downtown Zone that could be
General Commercial Zones in the City of Ver-
used as a business. There are several addition-
nonia are more restrictive and are designed to provide
al properties and businesses that are for sale.
a broad range of operations and services for the func-
Some of those properties have complications
tioning of a commercial center. Permitted uses include:
that could hinder business development.
retail and wholesale establishments, retail or mainte-
• The City rezoned approximately fifteen resi-
nance services, office space, eating and drinking estab-
dential parcels several years ago that is con-
lishments and more. Conditional Use Permits could
tiguous with the rest of the Downtown Zone.
allow athletic fields, RV parks, public buildings, single
Only four or five of them are still strictly resi-
or multi-family dwellings, and other uses.
dential.
Although the Planning Commission has not
• When considering business development in a
decided exactly where they might rezone, it appears
residential area, property owners asked that the
that the best option is along the Highway 47 corridor at
Planning Commission consider the negative
the south end of town. The Planning Commission nar-
impacts that the development of the WOEC
rowed down the area under consideration after meet-
headquarters has had to neighboring residents
ing with citizens and discussing their options together
including bright lights.
as a Commission in the August 16 meeting.
Both meetings were well attended by residents
There were several additional ideas and con-
and property owners who could potentially be affected cerns raised by members of the audience at the second
by a change to the zoning of their property.
meeting. The Planning Commission took those ideas
Several concerns were raised at the first meet- under consideration and are continuing to research
ing on July 19. City Planner Carole Connell and the these questions. Among the questions asked:
Commission members addressed many of those issues
• Is Eminent Domain easier when properties are
at the second meeting. Among the information pro-
zoned for some type of commercial use?
vided at the August 16 meeting was the following:
• Is it more difficult for a new buyer to receive
• A residence that is 80% destroyed may be re-
financing from a lending institution for a prop-
built in a Downtown Zone; it may not be re-
erty that is zoned for commercial use?
built in a General Commercial zone.
• Are there already enough lots within the cur-
• There is no change to tax assessment values
rent Downtown Zone that are buildable and
after rezoning until the use of the property is
could accommodate new development?
actually permitted and changed.
• Can the Planning Commission consider rezon-
• Any new business will have to provide for
ing a property at the west end of Maple Avenue
parking according to City ordinance. City
to be used for business development?
Council is currently considering changes to the
• What happens to tax assessment values after
parking ordinance that would allow businesses
rezoning if a property changes its use to com-
that do not have room on their property for
mercial and then want to change back to resi-
parking to have access to public parking pro-
dential?
vided by the City.
• The only remaining property that will be zoned
The Planning Commission meets on the first
Light Industrial is on Knott Street which has and third Thursday of each month and is scheduled to
development issues and is too far away from meet again on September 6 th.
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