Subject
The Hermiston Planning Area Joint Management Agreement with Umatilla County requires the city to co-adopt changes made to land use regulations within the urban growth boundary.
Summary and Background
The county has adopted a text amendment to the FU-10 zone at the city's request. A new provision was added to the FU-10 zone which allows a lot of less than 10 acres to be created for municipal water tower purposes. The FU-10 zone is a county zone which applies exclusively to the urbanizable areas within the unincorporated urban growth boundary. Its intended purpose is to hold large tracts in the urban growth boundary in reserve for future development at urban density following annexation and conversion to an urban zone. The city and county set a high priority on preserving these large tracts to facilitate development at a later date. However, development within the city limits is ultimately the city's highest priority and additional water facilities are needed to facilitate development in the north half of the city. Geography and engineering concerns must dictate the optimal location of infrastructure and the highest point for constructing a water tank is located outside the city limits and in an area zoned FU-10 at the corner of NE 10th Street and E Punkin Center Road. A ten acre parcel is far too large for water tower needs so the city is negotiating the purchase of 1.5 acres for the improvements. Ultimately, to resolve the zoning issues regarding lot size, the city submitted an application to the county to create an exception within the code to allow a narrow exception which allows development to move forward but does not undermine the intent of the FU-10 zone.
The FU-10 zone is considered an implementing ordinance for the urban growth area. Per section E(10) of the joint management agreement, an amendment to the implementing ordinances must be co-adopted by the city when adopted by the county. A copy of the county's adopting ordinance and findings is attached to this report.
Subsequent to adoption of this ordinance, the city will apply for a partition with Umatilla County to create the parcel in conformance with the amended standards of the zone.
Tie-In to Council Goals:
The north water tower is a project funded by the city council for the 2018-19 fiscal year. The text amendment is necessary to allow the city to create a parcel for the project.
Fiscal Information
There is no fiscal impact from the text amendment. The revised text is narrowly drafted to affect only the ability to create municipal water towers in the FU-10 zone. It does not allow substantial development in the FU-10 zone. The overall budget for the water tower improvement is approximately $4,000,000.
Alternatives and Recommendation
Alternatives
The city council may choose to:
- Co-adopt the ordinance
- Deny co-adoption of the ordinance
Recommendation
Staff recommends that the that the city council co-adopt the ordinance.
Requested Action/Motion
Motion to adopt Ordinance No 2267 co-adopting Umatilla County Ordinance No 2018-04.
Submitted By: Clinton Spencer