[{"_1":2,"_99":-5,"_100":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75,87],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6270583,"mediaKeyId","3032389-bb87d648e4a4ae0f1287328662a6a3da","parentId",3032389,"title","St. Helens council sends McCarter variances back to planning commission for reconsideration","audioSeconds",2505,"startMs",33000,"endMs",2538000,"viewUrl","/Search/View?dp=1&key=3032389-bb87d648e4a4ae0f1287328662a6a3da&start=33&end=2538","thumbnailUrl","https://assets.pipeline.soar.com/3032389-bb87d648e4a4ae0f1287328662a6a3da/thumbnail_33000.jpg","articleUrl","/articles/6270583/St-Helens/Columbia-County/Oregon/St-Helens-council-sends-McCarter-variances-back-to-planning-commission-for-reconsideration","mediaUrl","https://secure.pipeline.soar.com/6270583-682a8373877d4c15bb1d73d0ed1c5bf1/orig.mp4?Expires=1775171828&Signature=Engyp6aQwFGBZCSP8QqTSJEI3gP-yC8cOBFR5yla4Sppx2XIUrW4v04HidFkSFMTqKZXnju24PTMG30OhqFLQHsl7w1FncA0UxIvHfLtcswhbIo~-DE9lHDAxRJRtmTx7-xz4vAzlMYyEcr6caf2-P9iclD4vxetSWo-GTP2YOuVuZA1En7ryH5swL3aSWCTcQrOOcx41ch8rpcwaKcWa3AltneY3Ve8iA82-e8cM1BJKfSkf17k-VM3kQGIQSUlKsIhBEVr7phmathJF2kAMyz69X85a2CTMhGhaSehrwDhpV19z8t3JB5bFEA000ezjfCt09IRlTqsj2EnePYDIQ__&Key-Pair-Id=KUT5TJCACFTXG","author","City Council of St. Helens, OR","date","2025-04-17T04:38:04.023Z","article","The St. Helens City Council on April 16 remanded for reconsideration an appeal by Kevin and Catherine McCarter of the Planning Commission’s denial of three variances needed to split a house and an attached shop at 35732 Hankey Road.

The council voted to send the case back to the Planning Commission with direction that the commission consider additional information, including the lack of developable land on the opposite side of Hankey Road. The remand is contingent on the applicants agreeing to extend the 120‑day statutory review period so the Planning Commission can revisit the record.

The variances at issue are for reduced lot size, reduced lot width and reduced side setbacks. Planning staff described the proposal as a prelude to a future partition: the R‑7 zoning district requires a minimum lot area of 7,000 square feet; the McCarters’ proposed parcel would be roughly 5,100 square feet, according to staff. Staff also said typical lot‑width standards in the R‑7 district are 50 feet at the street and 60 feet at the building line; the subject property measures about 54 feet at the street and then narrows. Normal side setbacks in R‑7 are 7 feet; the McCarters proposed setbacks of about 4 feet 2 inches on one side and 3 feet 10 inches on the other.

Jacob, a planning staff member, told the council the proposal would require all three variances for a partition to be feasible and said the Planning Commission’s default findings recommended denial. He described the property as “a house about a hundred years old, and the shop … about 10 years old,” and said the applicants had previously obtained an access variance a decade ago when the shop was first built.

Applicant Catherine McCarter argued the parcel has “special circumstances” that justify the variances, including steep topography and limited developable area on the other side of Hankey Road. She said the two dwellings are effectively separated by the roof connector that was removed during a recent reroofing project but that the connector remains in storage and could be replaced. She also told the council the shop and house already have separate water and electrical meters and that stormwater, sewer and stair/retaining‑wall issues could be resolved prior to any partition.

Councilors expressed concern about the close proximity of two two‑story structures if the lot line were drawn between them and the precedent that an approval might set for similarly small lots elsewhere. Several members said they were sympathetic to the applicant’s situation but wanted the Planning Commission to take another look with the additional context staff identified, especially the limited development potential on the opposite side of Hankey Road that could mitigate a “feels‑like” increase in density.

After discussion, the council voted to remand the appeal to the Planning Commission for reconsideration, contingent on the applicant agreeing to toll the local 120‑day review limit to allow the Planning Commission additional time to act.

The council recorded the vote as unanimous among members present. No final partition or building permits were granted at the meeting; staff told the council that if the Planning Commission approves variances, subsequent steps (surveying, partition approval and building permits) would be required to resolve utility, code and site‑work details.

What happens next: the Planning Commission will receive the remand and the supplemental information noted by council. If the applicants agree to extend the 120‑day limit, the commission will have additional time to reconsider the variance requests and conditions. Any decision by the Planning Commission could itself be appealed to council under the same local procedures.

","mediaType","Video","parentTitle","041625 City Council Public Hearings & Regular Session","oneSentenceSummary","The St. Helens City Council on April 16 remanded for reconsideration an appeal by Kevin and Catherine McCarter of the Planning Commission’s denial of three variances needed to split a house and an attached shop at 35732 Hankey Road.","taxTitle","St. Helens, Columbia County, Oregon","taxId",52788,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6270572,"Votes at a glance: St. Helens City Council actions, April 16, 2025",112,6910000,7022000,"/Search/View?dp=1&key=3032389-bb87d648e4a4ae0f1287328662a6a3da&start=6910&end=7022","https://assets.pipeline.soar.com/3032389-bb87d648e4a4ae0f1287328662a6a3da/thumbnail_6910000.jpg","/articles/6270572/St-Helens/Columbia-County/Oregon/Votes-at-a-glance-St-Helens-City-Council-actions-April-16-2025","https://secure.pipeline.soar.com/6270572-af750cc136f234a679b9d9f479e23afe/orig.mp4?Expires=1775171828&Signature=UV-ksDIMCiDVwSBUmZ5v3iB6c3WSRtKRmzOAKoDn~6cMl5HxJwLqiEElvUvJTO2hN9URBlR5Ch9nWdKQtVfmxD4UDdrkA0I6Gq9MHDRtK9fiKaSt3ux2GKVIe3VlL9JTf3A~tVvfPzO8zfMzWWH-VaFC9t~f7ZcgqMr81s3rLkT6BIrsn6Mv9Xm-GBwC5H4mUfC3hSpxr9Bdmm6ch9hTZs8bneneeX6eHUi3P4sLpGHEqsHmlxmXls6Wz6wIP3hWy6AYJk4nyKldPi2Qi0vLPlXsgi4cDzREJRNuf-YRnzeRGHihYynh32LvD3Msmfzp9bviCW5zvzn~Q9-BQMFeag__&Key-Pair-Id=KUT5TJCACFTXG","The following formal actions were taken by the St. Helens City Council on April 16, 2025. Motion text and outcomes are summarized from the council record.

1) Remand: Appeal of Planning Commission denial of variances at 35732 Hankey Road (case AP 01:25–AP 03:25)
Motion summary: Remand the appeal to the Planning Commission for reconsideration based on additional information (notably the lack of developable land on the opposite side of Hankey Road), contingent on the applicants agreeing to extend the local 120‑day decision period.
Outcome: Approved (vote recorded as unanimous among council members present; yes: Councilor Sandeen, Councilor Gunderson, Councilor Hubbard, Mayor Jennifer Massey). Notes: Required the applicant’s agreement to toll the 120‑day limit so the Planning Commission could reconsider.

2) Comprehensive plan amendments: Adoption of the St. Helens Economic Opportunities Analysis and incorporation of utility master plans (water, wastewater, stormwater)
Motion summary: Approve comprehensive plan amendments to adopt the Economic Opportunities Analysis and to include the St. Helens wastewater master plan, water master plan and stormwater master plan as recommended by staff and the Planning Commission.
Outcome: Approved (unanimous among members present). Notes: Adoption creates a new fact base for future zoning or plan map changes; utility master plans were recommended to be adopted by ordinance to strengthen implementation.

3) Amendment Number 4 to Agreement with McKinsey Engineering (Public Safety Facility Services)
Motion summary: Authorize signature for amendment No. 4 to the agreement with McKinsey Engineering for public‑safety facility services.
Outcome: Approved (unanimous among members present).

4) Extension of agreement with Aaron Martin for pro tem judicial services
Motion summary: Extend the pro tem judicial services agreement with Aaron Martin to April 30, 2026.
Outcome: Approved (unanimous among members present). Notes: Extension covers infrequently used judicial services when the regular judge is unavailable.

5) Award: Belton sewer STEP system capacity study (Project SD‑685) to Grayling Engineers
Motion summary: Award the Belton Sewer STEP system capacity study to Grayling Engineers to determine hydraulic capacity, pump locations and system condition for future connections.
Outcome: Approved (unanimous among members present). Notes: Staff emphasized the study will clarify pump locations, ownership/maintenance responsibilities and capacity constraints.

6) Consent agenda and other routine approvals
Included items: Planning Commission minutes (03/11/2025); City Council minutes (03/12/2025 and 04/02/2025); letter of support for Broadband Equity, Access and Deployment grant for St. Helens School District; memorandum of understanding with Treadway Events and Entertainment LLC for Community Day; accounts payable and other consent items.
Outcome: Approved (unanimous among members present).

Record details: For motions where the maker and seconder are not explicitly recorded in the transcript excerpt, the council roll calls were recorded and votes were entered as indicated above. For all approved items the council’s recorded votes in the transcript were unanimous among the members present.

","A concise list of formal motions the council voted on during the April 16 meeting, including remand of the Hankey Road variance appeal, adoption of the Economic Opportunities Analysis and master plans, several contract and procurement approvals, and consent‑agenda items.",{"_33":88,"_35":36,"_37":38,"_39":89,"_41":90,"_43":91,"_45":92,"_47":93,"_49":94,"_51":95,"_53":96,"_55":56,"_57":58,"_59":97,"_61":62,"_63":64,"_65":98,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6270577,"St. Helens council adopts Economic Opportunities Analysis and utility master plans",1497,2564000,4061000,"/Search/View?dp=1&key=3032389-bb87d648e4a4ae0f1287328662a6a3da&start=2564&end=4061","https://assets.pipeline.soar.com/3032389-bb87d648e4a4ae0f1287328662a6a3da/thumbnail_2564000.jpg","/articles/6270577/St-Helens/Columbia-County/Oregon/St-Helens-council-adopts-Economic-Opportunities-Analysis-and-utility-master-plans","https://secure.pipeline.soar.com/6270577-233db9c530526b027b7d2fbdfc641bb7/orig.mp4?Expires=1775171829&Signature=d-QTgLrQAExHuSQ2Et-Pm4Ck8HicchYkDHx0z1HHo06nFEh0BFC7rQojdTjgqseUJtE-1zxaSE5M3k13TWLgAW3g3BMQV6YgBkz8-1fRFspq-a2PNk1uTG-iGFw3NJBxsrtrqRQd-wFnyBSpcNq4xMM-gz8MxS4kjU7qeGjtYJWjyp8P4ittA9vODYyvWWGCL1kRtth1-e1kFSbo28Pgt9mQkdaeScWvrPFn9a1glPVz4DhPDB4d1QKqFmeF2yqFL8sBorE0Yx6-Ug7hq1hqJ0aqNacIozbi~7yPrTGSejoKZ5FC88S4oswLWgqKNouqzlNxD-8Tc7Nex8U9SzniTA__&Key-Pair-Id=KUT5TJCACFTXG","The St. Helens City Council on April 16 voted to adopt an updated Economic Opportunities Analysis (EOA) prepared by Echo Northwest and to incorporate the city’s wastewater, water and stormwater master plans into the comprehensive plan.

Consultant Beth Goodman of Echo Northwest presented the roughly 100‑page EOA and recommended policies and actions intended to support diversified employment and informed land‑use decisions. Goodman told council the EOA replaces an older analysis and supplies a new factual basis for future zoning or plan map changes.

The EOA found St. Helens has about 302 acres of unconstrained buildable employment land (approximately 280 acres within the city limits, much of it heavy industrial) and roughly 4,800 covered employees. Using an employment growth forecast tied to regional trends, the consultant and advisory committee estimated the city could add about 1,400 employees over a 20‑year planning horizon and concluded the city has sufficient industrial land to meet that forecast but only a modest surplus—about four acres—of commercial land.

Goodman highlighted opportunities and constraints: St. Helens’ inventory includes a substantial industrial land supply and waterfront redevelopment potential, and the city’s quality of life is an asset for attracting businesses. Constraints include distance from I‑5, power‑supply limitations and limited city staff capacity for economic development. Suggested policies and actions include hiring or designating a community development specialist, pursuing a business growth and attraction strategy, conducting a zoning audit to align land‑use regulations with market demand, and coordinating capital improvement planning with economic development objectives.

Councilor discussion focused on timing and implementation. Staff planning director Jenny (last name not provided in the record) noted the staff recommendation also included formally adopting utility master plans (water, wastewater, stormwater) into the comprehensive plan by ordinance—turning prior resolutions into ordinances at the Department of Land Conservation and Development’s suggestion to strengthen their regulatory weight.

The council voted to adopt the EOA and to amend the comprehensive plan to include the St. Helens wastewater master plan, water master plan and stormwater master plan as recommended by the Planning Commission and staff. The motion passed with all council members present voting yes.

Council action was procedural (comprehensive plan amendments) rather than an immediate land‑use change; any rezoning or development actions using the EOA as support would require separate legislative or quasi‑judicial review.

","The City Council adopted the Economic Opportunities Analysis prepared by Echo Northwest and incorporated the city’s water, wastewater and stormwater master plans into the comprehensive plan, approving recommended economic goals and actions to guide land‑use and economic development policy.","actionData","errors"]

Article not found

St. Helens council sends McCarter variances back to planning commission for reconsideration

Votes at a glance: St. Helens City Council actions, April 16, 2025

St. Helens council adopts Economic Opportunities Analysis and utility master plans