Ord. 2570 - Annexation of Lowrie Property (9008 Parr Road NE) COUNCIL BILL NO. 3092
ORDINANCE NO. 2570
AN ORDINANCE ANNEXING APPROXIMATELY 24.65 ACRES OF TERRITORY
KNOWN AS THE LOWRIE PROPERTY (LOCATED AT 9008 PARR ROAD NE, MARION
COUNTY, OREGON) INTO THE CITY OF WOODBURN
WHEREAS, the subject property is legally described in Exhibit "A" and
mapped in Exhibit "B", which are affixed hereto and by this reference
incorporated herein; and
WHEREAS, the subject property is Marion County Tax Lot 052W13 00800;
and
WHEREAS, consistent with Oregon Revised Statutes (ORS) 222.1 11 (2) the
owner of real property in the territory to be annexed initiated by petition a
proposal for annexation, a copy of the petition being on file with the City
Recorder (ANX 2018-02); and
WHEREAS, the applicant, Emerio Design, LLC, obtained written consent
from the owners of the territory and has requested annexation of the subject
property; and
WHEREAS, the property to be annexed is within the City Urban Growth
Boundary (UGB); and
WHEREAS, the property to be annexed is contiguous to the City and can
be served with City services; and
WHEREAS, on January 24, 2019 the Woodburn Planning Commission
considered the annexation application and, after a duly advertised public
hearing, recommended approval of the annexation; and
WHEREAS, on February 25, 2019, the Woodburn City Council held a
public hearing, reviewed the record, heard all public testimony presented on
said application, and upon deliberation concluded that the proposed
annexation meets the applicable approval criteria under City of Woodburn
Development Ordinance (WDO) 5.04.01 C.; NOW, THEREFORE,
THE CITY OF WOODBURN ORDAINS AS FOLLOWS:
Page - 1 - Council Bill No. 3092
Ordinance No. 2570
Section 1. That the subject property, legally described in Exhibit "A" and
mapped in Exhibit "B", is annexed to the City of Woodburn.
Section 2. That the City Council adopts the Analysis & Findings, affixed
hereto as Exhibit "C" and by this reference incorporated herein.
Approved as to form:
City Attorney D
Approved:
Eric Swenson, Mayor
Passed by the Council "O-rcjn 111 ';101
Submitted to the Mayor
Approved by the Mayor PUX'rCJA..P 13,
Filed in the Office of the Recorder i 2-4n C�
ATTEST:
Heather Pierson, City Recorder
City of Woodburn, Oregon
Page - 2 - Council Bill No. 3092
Ordinance No. 2570
EM-
Civil Engineering
Land Survey
" its Land Use Planning
Construction Management
ANNEXATION DESCRIPTION JOB NO. 041-025
TAX LOT 800 05 2W 13 MAY 29, 2018
EXHIBIT A (PAGE 1 OF 2)
A TRACT OF LAND LOCATED IN THE S.W. 1/4 AND THE S.E. 1/4 OF SECTION 13,
TOWNSHIP 5 SOUTH, RANGE 2 WEST OF THE WILLAMETTE MERIDIAN, MARION COUNTY,
OREGON, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS:
BEGINNING ON THE EXISTING CITY LIMIT OF THE CITY OF WOODBURN ON THE EAST
LINE OF THE LAND DESCRIBED IN REEL 3822, PAGE 457, MARION COUNTY DEED
RECORDS (TAX LOT 800 05 2W 13), SAID POINT BEING ON THE SOUTH RIGHT OF WAY
LINE OF PARR ROAD (COUNTY ROAD NO. 517, 30.0 FEET FROM CENTERLINE); THENCE
ALONG SAID EXISTING CITY LIMIT AND SAID EAST LINE, SOUTH 00°18'51" WEST, 1596.67
FEET TO THE SOUTHEAST CORNER OF SAID TAX LOT 800; THENCE, LEAVING SAID
EXISTING CITY LIMIT, ALONG THE SOUTH LINE OF SAID TAX LOT 800, NORTH 89020'17"
WEST, 660.14 FEET TO THE SOUTHWEST CORNER THEREOF; THENCE ALONG THE WEST
LINE OF SAID TAX LOT 800, NORTH 00°16'47" EAST, 1593.02 FEET TO THE SOUTH RIGHT
OF WAY LINE OF SAID PARR ROAD (30.0 FEET FROM CENTERLINE); THENCE ALONG SAID
SOUTH RIGHT OF WAY LINE SOUTH 89041'21" EAST, 89.40 FEET TO AN ANGLE POINT
THEREON (SAID ANGLE POINT BEARS NORTH 00°31'24" EAST, 540.45 FEET, SOUTH
89041'21" EAST, 1297.99 FEET, AND SOUTH 00°21'00" WEST, 30.00 FEET FROM THE
NORTHERLY NORTHWEST CORNER OF THE PETER RAYMOND DLC NO. 88); THENCE
CONTINUING ALONG SAID SOUTH RIGHT OF WAY LINE, SOUTH 89°39'00" EAST, 571.69
FEET TO THE POINT OF BEGINNING.
CONTAINING 24.19 ACRES MORE OR LESS.
REGISTERED
PROFESSIONAL
LAND SURVEYOR
OREGON
JANUARY 15, 1987
JON T. FEIGION
2252
EXPIRES 12-31-19
REFERENCE SURVEY: SN 34512 MARION COUNTY SURVEY RECORDS
8285 S.W. Nimbus Avenue « Beaverton, Oregon 97008 r 503-515-5528 1 TEL
..�_..........._.� .. .__........___..._ 503-639-9592 FAX
www.emeriodesign.com
EXHIBIT A (PAGE 2 OF 2)
A TRACT OF LAND LOCATED IN THE
S.W. 1/4 AND THE S.E. 1/4 OF SEC. 13, T.5S., R.2W., W.M.
MARION COUNTY, OREGON
PARR ROAD
S00'21'00"W (COUNTY ROAD NO. 517)
30.00' 60'
S89"'41'21"E 1297.99'—_' //-
Ir d/
S89"39'00"E 571.69'-"��, L301 J- ECL
S89*41'21"E POINT OF BEGINNING EAST LINE
u') 69.40' OF REEL 3822, PAGE 457
S4 goo
to ui
C14
NORTHERLY NW to
CORNER PETER 0)
LO
RAYMOND DLC 880)
DESCRIBED AREA LO
24,19 ACRES
-700
io SCALE:1"=300'
00
1
z 0 300, 600
Tk- JOOO -VL Soo LEGEND I
ECL EXISTING CITY LIMIT Cily OF
WOODBURN
TL TAX LOT, MARION COUNTY TAX MAP
05 2W 13
REGISTERED
PROFESSIONAL
LAND SURYO
R
N69"20'17"W ECL
660.14'
TL 12p0 j
OREGON�
JANUARY 15, 1 87
................... JON T. FEIGION
'4
ii d ii i,a T 2252
REFERENCE: SN 34512 MARION COUNTY SURVEY RECORDS EXPIRES 12-31-19
DRAWN BY. JTF CITY OF WOODBURN mrlmy
J13
JOB NO.: 041-025 ANNEXATION EXHIBIT
SCALE: 1"=300' 9008 PARR ROAD
6445 SW FALLBROOK PLACE, STE. 100
BEAVERTON, OREGO88
97008
DATE: 5-29-18 MARION COUNTY, OREGON TEL: (503) 746-8812
FAX: (503) 639-9592
TAX LOT 800 05 2W 13 www.emeriodesign.com
Attachment 102
Analyses & Findings
This attachment to the staff report analyzes the application materials and finds through
statements how the application materials relate to and meet applicable provisions such as
criteria, requirements, and standards. They confirm that a given standard is met or if not met,
they call attention to it, suggest a remedy, and have a corresponding recommended condition
of approval. Symbols aid locating and understanding categories of findings:
Symbol Category Indication
Requirement (or guideline) met No action needed
Requirement (or guideline) not met Correction needed
Requirement (or guideline) not applicable No action needed
......................................................................."..............i .. " ...................................................."......(......................................).
Section references are to the Woodburn rn Develo j_� r ��„� ����: u��a�ice ADO
Table of Contents
Location.........................................................................................................................................................1
LandUse &Zoning........................................................................................................................................1
StatutoryDates.............................................................................................................................................3
AnnexationProvisions ..................................................................................................................................3
ApplicantIdentity........................................................................................................................................11
Location
Address(es) 9008 Parr Rd NE
Tax Lot(s). 052W13....00800...
Nearest Parr&Stubb Rds
intersection
Land Use & Zoning
Comprehensive Plan Land Use Designation Low Density Residential with Nodal Development
Overlay
Zoning District Nodal Single Family Residential (RSN), upon annexation
Overlay District(s) none
Existing Use(s) Vacant rural dwelling
.............................................................
SII"CIIII SII ANX 2018-02 Staff Report
Attachment 102
Page 1 of 11
For context, the comprehensive plan land use map designations and zoning are illustrated
below and the zoning is tabulated further below:
Pa o
l��lll�lill�l
s
F Fj
Y r
_F F
G Ci
Comprehensive Plan land use map excerpt Zoning map excerpt
(Note: The City geographic information system[GIS]is not yet updated to show RMN zoning to the north within the
annexed Smith Creek Development site(ANX 2017-05;Ordinance No. 2566, Exhibit"C"map.)
Cardinal Direction Adjacent Zoning
North East of Stubb Rd: Nodal Multi-Family
Residential (RMN)
West of Stubb Rd: No City zoning
because not yet annexed; would be
RMN
East Public and Semi-Public(P/SP)
[Centennial Park]
South No City zoning because not yet
annexed;would be RSN
West Northerly: RMN
Southerly: RSN
ANX 2018-02 Staff Report
Attachment 102
Page 2 of 11
Statutory Dates
Application November 2, 2018
Completeness
120-Day Final March 2, 2019 per Oregon Revised Statutes (ORS)?? .178. (The nearest and
Decision Deadline prior regularly scheduled City Council date is February 25, 2019.)*
*However, the Assistant City Attorney had counseled staff on January 16, 2018 that an annexation
request is not subject to the 120-day deadline for final action per 227.178(8).
Annexation Provisions
Because the proposal is for annexation, per 5.04 it requires a Type IV review with City Council
decision. The applicant submitted application materials on June 8, 2018 and revised and
additional materials on October 3, 2018 (excerpted within Attachment 103).
2.05.04 Nodal Overlay Districts
C. Master Planning Requirement
1.A master development plan shall be approved by the City Council for the entire area designated
as Nodal Overlay on the Comprehensive Plan Map, prior to annexation of any property within the
Nodal Development Overlay Comprehensive Land Use Plan map designation.The master plan
shall be conceptual and non-binding in nature, but may be used as a general guide for
development within the Nodal Overlay Districts.
2.The required master plan shall show:
a)The location and rights-of-way for existing and planned streets.These streets shall provide
access to all existing and proposed parcels,consistent with the Transportation System Plan
(TSP);
b)The location and size of existing and planned sanitary sewer,storm water and water
facilities,at adequate levels to serve existing and proposed development;
c)The location and area of the Riparian Corridor and Wetlands Overlay District(RCWOD).
Planned streets and public facilities that cannot reasonably avoid the RCWOD shall be
indicated;
d)A development plan for the Nodal Neighborhood Commercial center, neighboring multi-
family areas,and potential parks,including planned pedestrian and bicycle connections within
the Nodal Overlay District as shown on the Transportation System Plan,and pedestrian and
bicycle connections to Southwest Industrial Reserve areas;
e)A development plan for all residential areas,demonstrating consistency with applicable
nodal design standards.
The applicant e-mailed staff on January 16, 2019 confirming that he wishes ANX 2018-02 to
reference the Nodal master plan that Stafford Land Company already produced as part of
ANX 2018-02 Staff Report
Attachment 102
Page 3 of 11
annexing the territory to become the Smith Creek Development (ANX 2017-05). This Nodal
master plan accompanied the first annexation of property with the Comprehensive Plan Nodal
overlay, and the City Council accepted and adopted it via Resolution No. 2124 on November 13,
2018 and its Exhibit "A".
For convenient context, below is a shrunken reproduction of one of the master plan sheets
focusing on open space, off-street bicycle/pedestrian paths, and a road and street network:
.....................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................
EXHIBIT C-15-2 �
NODAL OPEN SPACE&
+ r r
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PATHWAY PLAN
NODAL OVERLAY
BOUNDARY r' + v P !s r a o
BIKE PATHS,SIDEWALKS
& PATHWAYS
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HOUSES WITH ALLEYS r + 11_a -I Ii. qf{' $
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DISCLAIMER.
ALL CONCEPTUAL ELEMENTS SHOWN 'OUTSIDESMfTH CREEK RESIDENTIAL 2
h�+ DEVELOPMENTARE NON BINDING ON
ANYADIACENTPROPERTVOWNFR. B
Resolution No. 2124 Exhibit "A"Nodal Master Plan Sheet of 8 Open Space& Pathway Plan
5.04.01 Annexation
A. Purpose: The purpose of this Type IV review is to provide a procedure to incorporate
contiguous territory into the City in compliance with state requirements,Woodburn Comprehensive
Plan,and Woodburn Development Ordinance.
B. Mandatory Pre-Application Conference: Prior to requesting annexation to the City, a Pre-
Application Conference(Section 4.01.04)is required. ...
C. Criteria:
1. Compliance with applicable Woodburn Comprehensive Plan goals and policies regarding
annexation.
ANX 2018-02 Staff Report
Attachment 102
Page 4 of 11
2. Territory to be annexed shall be contiguous to the City and shall either:
a. Link to planned public facilities with adequate capacity to serve existing and future
development of the property as indicated by the Woodburn Comprehensive Plan; or
b. Guarantee that public facilities have adequate capacity to serve existing and future
development of the property.
3. Annexations shall show a demonstrated community need for additional territory and
development based on the following considerations:
a. Lands designated for residential and community uses should demonstrate substantial
conformance to the following:
1) The territory to be annexed should be contiguous to the City on two or more sides;
2) The territory to be annexed should not increase the inventory of buildable land
designated on the Comprehensive Plan as Low or Medium Density Residential within the
City to more than a 5-year supply;
3) The territory proposed for annexation should reflect the City's goals for directing
growth by using public facility capacity that has been funded by the City's capital
improvement program;
4) The site is feasible for development and provides either:
a) Completion or extension of the arterial/collector street pattern as depicted on
the Woodburn Transportation System Plan; or
b) Connects existing stub streets,or other discontinuous streets,with another
public street.
5) Annexed fulfills a substantial unmet community need,that has been identified by the
City Council after a public hearing. Examples of community needs include park space and
conservation of significant natural or historic resources.
b. Lands designated for commercial,industrial and other uses should demonstrate
substantial conformance to the following criteria: ...
D. Procedures:
1. An annexation may be initiated by petition based on the written consent of:
a. The owners of more than half of the territory proposed for annexation and more than
half of the resident electors within the territory proposed to be annexed; or
b. One hundred percent of the owners and fifty percent of the electors within the
territory proposed to be annexed; or
C. A lesser number of property owners.
2. If an annexation is initiated by property owners of less than half of property to be annexed,
after holding a public hearing and if the City Council approves the proposed annexation,the City
Council shall call for an election within the territory to be annexed. Otherwise no election on a
proposed annexation is required.
E. Zoning Designation for Annexed Property: All land annexed to the City shall be designated
consistent with the Woodburn Comprehensive Plan,unless an application to re-designate the
property is approved as part of the annexation process.
F. The timing of public improvements is as follows:
ANX 2018-02 Staff Report
Attachment 102
Page 5 of 11
1. Street dedication is required upon annexation.
2. Dedication of public utility easements(PUE) is required upon annexation.
3. Street improvements are required upon development.
4. Connection to the sanitary sewer system is required upon development or septic failure.
5. Connection to the public water system is required upon development or well failure.
6. Connection to the public storm drain system is required upon development.
Regarding subsection B., staff hosted the pre-application conference (Pre-App 2018-01) on
March 21, 2018.
Regarding the criteria of subsection C.:
1. The City Comprehensive Plan, Section G. Growth Management and Annexation contains
annexation policies on pp. 30-31. The annexation criteria in the WDO already reflect the
goals, including efficient City services.
First, the territory to be annexed is within the Woodburn Urban Growth Boundary
(UGB). The premise of a UGB is to define an area feasible for the City to provide services
to greenfield development over approximately 20 years as described in the
Comprehensive Plan. So, in this way the annexation of territory within the UGB is
consistent with the comp plan.
Second, the territory also is adjacent to infrastructure that development can make use
of or extend into the territory to develop it:
• Roads and street: Parr Road borders to the property to the north, providing a
means of access. The road is now also under City jurisdiction following
annexation of the right-of-way (ROW) between Centennial Park to the east and a
little past Stubb Road to the west by the Stafford Lan Company for the Smith
Creek Development through application ANX 2017-05 and Ordinance No. 2565,
Exhibit "B" map, adopted November 13, 2018 and per the City Charter effective
30 days later on December 13, 2018.
• Transit: Along Parr Rd, the City can run transit vehicles.
• Potable water: The City geographic information system (GIS) illustrates public
water lines both within Parr Road and to the east Centennial Park.
• Sanitary sewer: A public sewer line is to the east within Centennial Park and that
approaches the east boundary of the territory.
• Stormwater sewer: The south side of the Parr Rd ROW includes a ditch that
conveys east to a stormwater line near the northeast corner of the property at
828 Parr Rd (Tax Lot 052W13 00600), approximately 800 feet east of the
territory.
ANX 2018-02 Staff Report
Attachment 102
Page 6 of 11
• Other: Other franchise utility providers attend to such utilities as electric power,
cable television and internet, natural gas, and cellular wireless telephony, often
using existing or extended ROWs.
The applicant had stated verbally to staff that the landowner has no intention of
subdividing and developing the territory until the developer or developers of the Smith
Creek Development—the territory generally north of Parr Road and east of Stubb Road
annexed through Ordinance No. 2565 — provides the infrastructure upon which Smith
Creek Development is premised. At that point, developers of adjacent greenfield
properties to the south and west within the UGB can annex and build off that
infrastructure at lesser cost to themselves. (As described in the Final Order for the
Smith Creek Development dated November 2018, per Condition SUB-1 that project of
nine phases might take as long as until 2026 to record final plats and construct fully.
The subject territory is across Parr Road from Phase 3A, which includes the south leg of
Stubb Road, and Phase 4A.) Were the Smith Creek Development not to be, the WDO
and other City development regulations would still require a developer of the subject
territory to extend infrastructure in order to develop.
The proposal does not conflict with the goals and meets the goal of efficient City
services.
2. The territory is contiguous to the City. Per the comp plan and with implementation
through the WDO, upon development of the territory the City would require
improvements that guarantee that public facilities have adequate capacity to serve such
development. The Public Works Department identified no impediments to serve the
existing vacant house.
Additionally, the applicant's narrative (p. 7) states:
"The subject property is currently contiguous with the city limits on one (1) side (i.e. east
property boundary). All public utilities and services are available to the site either within
Parr Rd. or by extending stormwater lines to the north and discharging into Smith Creek
after being treated. A preliminary stormwater report has been included in this application to
demonstrate adequate capacity for stormwater facilities."
Staff concurs.
3. Examining the considerations under subsection a.:
1) The territory to be annexed is contiguous to city limits on two sides— north and
east.
ANX 2018-02 Staff Report
Attachment 102
Page 7 of 11
2) The comp plan land use map designates the territory Low Density Residential.
The applicant's request to annex indicates anticipated market need for housing
types such as detached houses, corner duplexes, and row houses that would be
permitted upon application of the RSN zone.
There is probably an oversupply of annexed Low Density Residential because
though the vast majority of such land was under active land use entitlement
(such as for planned unit development and subdivisions) or building permit
reviews or was undergoing construction, with the late 2018 annexation of the
Smith Creek Development territory this is no longer the situation.
That property of 150 gross acres split between Low and Medium Density
Residential is also entitled for development of 820 dwellings in the form of 708
houses and 112 row houses. The significance of this becomes clearer with
compared with data now available as the City enters into Task 3 of its Housing
Needs Analysis (HNA) long-range planning project. The consultant's memo
"Woodburn Housing Needs Analysis, Draft Housing Needs Forecast, Task 2
deliverable" that was Attachment 103 of the staff memo to the Commission on
December 13, 2018 concludes with an estimated forecast or projection that over
the next 20 years (to about 2039) Woodburn will need a total of 3,000 more
dwellings of which about 1,910 would be houses and 411 would be rowhouses or
townhouses (p. 10, table Exhibit 15). Dividing that those numbers by four based
on the assumption of dividing 20 years into four 5-year periods and an
assumption of even and steady market development, the rounded numbers are
478 houses and 103 row houses or townhouses. Thus, it is clear with new
information subsequent to the Smith Creek territory annexation that the Smith
Creek Development alone could provide more than a 5-year supply of 20-year
projected needed housing on its portion of UGB land designated Low and
Medium Density Residential.
However, staff notes that the aforementioned Smith Creek Development is nine
phases and per its Condition SUB- might take as long as until 2026 to record final
plats and construct fully— longer than a 5-year window. Second, the applicant
expressed intention to not pursue development until the Smith Creek
Development actually develops and extends City infrastructure so as to become
adjacent to the subject property. Also, the applicant has no reason to spend
more money on extending infrastructure when sooner or later the developer or
developers of the Smith Creek property will pay for the infrastructure that serves
that development and incidentally bring it close to the subject property. There is
no corollary subdivision application with the annexation application. For these
ANX 2018-02 Staff Report
Attachment 102
Page 8 of 11
reasons, staff believes the consideration of 2) about buildable land inventory is
of little importance and that the proposal poses no threat of manifesting a glut
of market-rate housing.
The applicant's narrative states on p. 8:
"As further discussed in responses above to Section 5.03.06.B.5 of this report
[Technical Report 2 Residential Land Needs Analysis, May 2005], if the average
population increase from the year 2018 to 2020 will be approximately 560 persons
per year, as projected by EcoNorthwest's lower growth rate,this equals a need for a
housing supply of over 180 housing units per year.This is based on an average
household size of 3.11 persons per dwelling unit.The future housing construction
on the subject site will start in approximately 2020—2021 with occupancy around
2022-2023. With construction of approximately 100 housing units over a 3 to 5-year
period, this equals between 20 to 34 housing units per year.This is well within the
amount of housing projected by the City of Woodburn for absorption annually,
which results in balanced urbanization for the city.The availability of Low and
Medium Destiny land in the city limits is currently very low, and annexation of the
subject property will provide needed territory for development to create a supply of
Low density land.
This need is demonstrated in the Comprehensive Plan as the lands in the Nodal
District are described as a unique housing variation need. As this area proposed for
annexation will be one of the first Nodal areas to be developed in the City, it will
allow the area to meet this undeveloped demand for a new housing type mix
described in the Comprehensive Plan. Once this new land is available for
development, the absorption rate is expected to be higher than historical averages,
due to the fact that the zone allows for and the applicant is proposing a new
housing type not available in other zones."
Staff concurs.
3) The applicant's narrative states on p. 9:
"[W]ith the development of the Smith Creek project immediately north of the
subject property, additional facilities will be made available to the subject property,
so approving the annexation proposed will direct growth to use both the City's
existing facilities, as well as those constructed as part of the Smith Creek
development."
Staff concurs.
ANX 2018-02 Staff Report
Attachment 102
Page 9 of 11
4) The mostly flat site with no obvious physical constraints and is physically feasible
for urban residential redevelopment. Regarding subsection a), staff expects that
a developer of the subject property would extend Stubb Road. The developer or
developers of the Smith Creek property will improve the road into a major
thoroughfare pursuant to Transportation System Plan (TSP) Figure 7-1 that
classifies Stubb Road as Access Street class and will also join it with Harvard
Drive. This serves to make the intersection of Parr and Stubb Roads ideal for
access to the subject property. A second reason for staff expectation is because
of both the adopted Nodal master plan illustrating Stubb Road extending south
across and through the subject property all the way to the UGB. A third reason is
that as part of the March 21, 2018 pre-app, staff made clear through slide
presentation images and text as well as spoken word during the pre-app that
based on WDO 3.01.05 Street Layout staff desires extension of Stubb Road
across the subject property so that a local street network serving the
southwestern area within the UGB can branch out westward. The applicant had
verbally agreed to the concept and included a copy of the subsequent April 11,
2018 pre-app memo by staff among the application materials. Subsection b) is
not applicable.
5) The applicant asserts no unmet community need, and the Council has not yet
identified such a need.
Annexation of the subject territory demonstrates substantial conformance by conforming with
all the above five considerations except consideration 2).
Regarding D., the applicant obtained the requisite written consent and such that no election is
needed.
Regarding E., the applicant confirms the proposal includes no request to amend the
Comprehensive Plan land use designation or upon annexation to designate the territory with
City a zoning district other than RSN. (Pursuant to Comprehensive Plan Policy Table 1, RSN is
the only zoning district that implements Low Density Residential that has also the Nodal
Development Overlay.)
Regarding F., the applicant need not address subsection 1. Because the City already annexed
adjacent Parr Road ROW via the Smith Creek territory annexation (Ordinance No. 2565, Exhibit
"B" map). Regarding subsection 2., Public Works staff indicated that dedication of public utility
easements (PUEs) is deferred until development.
The criteria are met.
ANX 2018-02 Staff Report
Attachment 102
Page 10 of 11
Applicant Identity
Applicant Steve Miller, Senior Planner/ Project Manager
Emerio Design, LLC
Applicant's n/a
Representative
Landowner(s) Clyde H. Lowrie,Jr. & Umbrella Game LLC
ANX 2018-02 Staff Report
Attachment 102
Page 11 of 11