[{"_1":2,"_120":-5,"_121":-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",[32,75,84,96,108],{"_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",6236028,"mediaKeyId","3391992-b0fd0a45f12d42f773ad7624f61fdd1c","parentId",3391992,"title","Commission approves Sherlock’s projected neon sign with minor design tweak","audioSeconds",587,"startMs",5910000,"endMs",6497000,"viewUrl","/Search/View?dp=1&key=3391992-b0fd0a45f12d42f773ad7624f61fdd1c&start=5910&end=6497","thumbnailUrl","https://assets.pipeline.soar.com/3391992-b0fd0a45f12d42f773ad7624f61fdd1c/thumbnail_5910000.jpg","articleUrl","/articles/6236028/St-Helens/Columbia-County/Oregon/Commission-approves-Sherlocks-projected-neon-sign-with-minor-design-tweak","mediaUrl","https://secure.pipeline.soar.com/6236028-ffd441585306fa12a584696aa3037577/orig.mp4?Expires=1770527472&Signature=FoCMAOmj0naFOH83wgKjngkojt33haYpzg4KkWbgnNifpE1AGGIo3haO~D1M52bpAGwi4ZLXHqX76Sl7lOaQ15lyAF7jXc6foT4fdZ9WR~Ny3xo8J302eTY3aMmgGmiMjCQ~dNYHEKZqu2BflasyrJBQ-fzoImtr71S1ezQC6JpmoauhnfGLWnT1eIi~ytfAdty3z-8ZAHEFypuWpMkQCiN~-2JMrhOk5Y4M6DSF5WH0g8PMlTViQrXNT0-BrMns6dRYD6yIDHmEtFugrOKRavD8lgB7HE0HYB3eWpgtq7b3BUaXquXGil~tnPjsDxCjUQS6bSFvz1F-gm4QIJG9Xg__&Key-Pair-Id=KUT5TJCACFTXG","author","City Council of St. Helens, OR","date","2025-05-20T00:05:55.217Z","article","The St. Helens Planning Commission approved an architectural review for a projecting neon sign proposed for Sherlock’s Market at 161 First Street, with direction that the applicant add a modest border or use a darker background to reduce the appearance of a plain white box.

City staff said the proposed sign meets size and illumination guidelines: the sign face would be 12.5 square feet (the code allows 20 square feet per sign face) and the lettering height is about 8 inches. Staff noted the code allows neon signs if they do not obscure architectural detail, are appropriately sized and do not flash. Commissioners expressed general support for neon as an authentic downtown element but asked for a border or darker background to make the sign look more historically consistent with existing downtown signs.

Dale Clark of Clark Signs, the sign contractor, and the business owner agreed to add a non‑neon painted or vinyl border, or to darken the background to integrate the sign with the storefront and the building’s awning. The commission moved that the sign complies with architectural guidelines subject to that design refinement; the motion passed by voice vote.","mediaType","Video","parentTitle","5/13/2025 Planning Commission Meeting","oneSentenceSummary","The planning commission approved an architectural review permit for a projecting neon sign at a downtown storefront after requiring a darker background or a border to reduce the appearance of a plain white box.","taxTitle","St. Helens, Columbia County, Oregon","taxId",52788,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":44,"_45":44,"_47":79,"_49":50,"_51":80,"_53":81,"_55":56,"_57":58,"_59":82,"_61":62,"_63":64,"_65":83,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6236033,"Gracie’s Annex project draws stop‑work order and split commission over remodel vs. new construction",0,"/Search/View?dp=1&key=3391992-b0fd0a45f12d42f773ad7624f61fdd1c&start=5910&end=5910","/articles/6236033/St-Helens/Columbia-County/Oregon/Gracies-Annex-project-draws-stopwork-order-and-split-commission-over-remodel-vs-new-construction","https://secure.pipeline.soar.com/6236033-1566152e3d145a0e66bca25ae3bd06e7/orig.mp4?Expires=1770527472&Signature=Z0h3SEE9UiuJUq281Sbx8kZcJ~ffvLTCe23AQliodLMQY7~GAd1YOxzdoS-crGjx2isXmmphUVyyBACd4uZ7C-EREMofU3eu~cSy0gol~LVKNGNRXyUfb3vuaj04J6sMcpsbKB2X3LrVXudgRlxIcIxrld671mm75NBEPRbdTGbxwe1U6ZvZa26u6KpkM5PK-n64jYi9uS6H-mB6bHOPS1VpYiNbdsincoOSnb3j2vpbYB~q5ohu20bPAFJf4lCvOC-yRnbPNPSRH8kkYdzzI1GRr7ttYabEHVDAKbBq4BYLU9wN3UW17T3~8a4zWWCI4UrnzKQl5qnag1Hka28DBQ__&Key-Pair-Id=KUT5TJCACFTXG","A downtown St. Helens renovation at the former Gracie’s Annex drew a stop‑work order and an extended commission discussion after the construction team removed portions of the structure outside the approved phasing sequence.

Contractors said a subcontractor scheduling lapse and life‑safety concerns forced them to remove an east wall ahead of the approved phase, and they presented a timeline, photo documentation and a stamped phasing plan showing the intended sequence. Owner and contractor representatives said their intent had been a phased remodel designed to preserve building status that confers a parking exemption in the Riverfront District when more than 50% of a lot is occupied by an existing building.

City staff and the building official disagreed that the project still met the code’s definition of a remodel. Staff described the code’s allowance for phased work in the Riverfront District but said the current condition — with only portions of walls remaining — risked losing the exemption because the structure no longer met the definition of an existing building. The building official issued a stop‑work order while staff and the commission reviewed the status.

Commissioners and attendees disagreed about intent and consequence. Preservation‑oriented commissioners said the extent of demolition looked like new construction and worried about “demolition by neglect”; contractors and the architect said they followed an approved plan, encountered unforeseen safety issues and had inspection interactions with city staff during the work. After lengthy testimony from the contractor, the owner and the architect, commissioners split on direction: some favored allowing work to proceed to preserve a historically sympathetic facade and avoid an empty lot with two walls, while others said the project effectively constituted new construction and must comply with site development and parking requirements for new buildings.

No formal appealable decision was made at the meeting. Staff said the split left them without definitive commission direction and that they would follow up with legal, building and planning colleagues to determine whether the site can retain the Riverfront District parking exemption, what permit revisions are required, and whether the building can proceed under the existing permit package or must reapply as new construction. Project representatives said stopping the project or requiring a full new‑construction review could create substantial financial hardship and the risk the site would sit partially demolished for months.","Contractors and the commission disagreed over whether work at the Gracie’s Annex site qualifies as a phased remodel (allowing a downtown parking exemption) or as effectively new construction; a building official issued a stop‑work order and commissioners split on guidance.",{"_33":85,"_35":36,"_37":38,"_39":86,"_41":87,"_43":88,"_45":89,"_47":90,"_49":91,"_51":92,"_53":93,"_55":56,"_57":58,"_59":94,"_61":62,"_63":64,"_65":95,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6236038,"Commission recommends First Street annexation to council, favors R‑7 zoning",1257,2549000,3806000,"/Search/View?dp=1&key=3391992-b0fd0a45f12d42f773ad7624f61fdd1c&start=2549&end=3806","https://assets.pipeline.soar.com/3391992-b0fd0a45f12d42f773ad7624f61fdd1c/thumbnail_2549000.jpg","/articles/6236038/St-Helens/Columbia-County/Oregon/Commission-recommends-First-Street-annexation-to-council-favors-R7-zoning","https://secure.pipeline.soar.com/6236038-314cbdc31a991029b6e728764e7d06a1/orig.mp4?Expires=1770527472&Signature=Ipa-l9g1pxWA2dYXj-fW4Kr6uO5xec-gmHuGpXfnhA8f-y2XHODxWRZUmFClUCBeSLhRglCWWypGdh6tRmbTW7wplmdg5dST6-deUeAyvEYoc6bNjt~mknYgyI7c5BT5i38I4YOhMHlS9bQkdU-kwnFS959WdBsXIKW21IO0~fODWB9ZldzYxdc20Xc2mxvg25g506IF6DDPkbEzIXA8pBVqie94wtCBh8RtDFjmVR0Gqw2M~kN-m4DB48rDCS9CMUoK7igzqZIgykyvNXfHsoIG044JSkNgFX5GySiV5qkqdbKb2lxmXEin3S8kBd6p0LuXgGr7s1SkHJDRyPQLOg__&Key-Pair-Id=KUT5TJCACFTXG","The Planning Commission recommended that City Council accept an annexation petition for a First Street parcel and adopt R‑7 zoning upon annexation.

Staff explained the petition was a consent-to-annex recorded when the property connected to city sewer and that the parcel is contiguous to city limits; the city’s comprehensive plan designation is suburban residential with R‑7 and R‑10 as potential implementing zones. The commission discussed the map and neighbors’ proximity, and a commissioner said R‑7 appeared to be an appropriate default.

A motion to recommend annexation with R‑7 zoning passed with the commission’s vote. The recommendation will go forward to the City Council for public hearing and final action.","Planning staff told the commission the First Street parcel is contiguous and eligible for annexation; the commission voted to recommend annexation with R‑7 zoning to City Council.",{"_33":97,"_35":36,"_37":38,"_39":98,"_41":99,"_43":100,"_45":101,"_47":102,"_49":103,"_51":104,"_53":105,"_55":56,"_57":58,"_59":106,"_61":62,"_63":64,"_65":107,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6236043,"Planning commission recommends denying annexation after ownership, notice disputes",1872,3735000,5607000,"/Search/View?dp=1&key=3391992-b0fd0a45f12d42f773ad7624f61fdd1c&start=3735&end=5607","https://assets.pipeline.soar.com/3391992-b0fd0a45f12d42f773ad7624f61fdd1c/thumbnail_3735000.jpg","/articles/6236043/St-Helens/Columbia-County/Oregon/Planning-commission-recommends-denying-annexation-after-ownership-notice-disputes","https://secure.pipeline.soar.com/6236043-6ed44e685ccdbbe47fd39d7fe07ef926/orig.mp4?Expires=1770527472&Signature=DGe0PO600APyhKqtuT29wfiCNiKOSqnMCY8nQ-Rz0x64lCOTGU4wtLEOgEzN2fIfMlzUa21MzYCtv9fnMc8hysaHcvwdG~Rjdrxjr2wkp8v1DRDPG9ssK8wuxNkGZXkQi~T-oDn9FrjDD-2ffRE~dwxJ7oWrB0ISSIS3-JmbEQyFBmUMZ3X6zlcw9o-HtuMv30ZFX-M5IfdhQ4bzyfqXXa1jseM8v0BdolMCPVaOTn7dBjojnHzdSBbTfRVuzgBYqQiGign-YKO-j5ww~J8pd7G2R-BRqizwfCfSBgZWM4Y7Qmt7Gnw~LFoqOA4nJ9Srk9sWt2ib6LWbISETDBMbGA__&Key-Pair-Id=KUT5TJCACFTXG","The St. Helens Planning Commission on Tuesday moved to deny an annexation petition after a property owner’s representative argued the city relied on expired consents and a deficient noticing record.

Staff presented three consent-to-annex files at the meeting and recommended processing because the parcels were contiguous to city limits and already tied to city utilities. One of the contested files covered properties along US‑30 and Millard Road, including a commercial parcel used by Family Fun RV and an adjacent residential lot. Staff said those properties were connected to city sewer and water and that annexation would change the comprehensive plan and zoning to city categories appropriate for each site.

Against the petition, attorney and local representative Mary Anne Anderson, speaking for owner Heather Harrison and JH Rental LLC, told the commission the recorded consents and applications the city relied on dated to 2009 and had expired under state law. Anderson cited ORS provisions governing consent-to-annex renewals, argued that the current property owner — JH Rental LLC, recorded as owner in 2022 — had not applied or consented, and said the city’s published notice could not have run in the named newspaper because that paper had ceased publication in 2024. Anderson asked the commission to refuse to proceed; she said the only lawful course was to “do nothing” because the city record contained no valid, unexpired application.

City staff acknowledged the consent and application on file were from a prior owner and said staff would review the statutory questions raised. After deliberation the commission voted to deny the application as written. The written denial will be prepared for the record and the matter will remain available for further action by the City Council if new evidence or a new application is filed.

The exchange underscores a recurring issue where older recorded consents to annex remain on municipal files after ownership changes, and it prompted the commission and staff to flag procedural follow-up on statutory notice and consent periods.","A petition to annex properties on US‑30/Millard Road drew formal opposition from a property owner’s representative who argued consents and applications on file had expired; the commission voted to deny the petition as submitted.",{"_33":109,"_35":36,"_37":38,"_39":110,"_41":111,"_43":112,"_45":113,"_47":114,"_49":115,"_51":116,"_53":117,"_55":56,"_57":58,"_59":118,"_61":62,"_63":64,"_65":119,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6236048,"St. Helens planning commission denies remanded variances for Hankey Road property",1804,395000,2199000,"/Search/View?dp=1&key=3391992-b0fd0a45f12d42f773ad7624f61fdd1c&start=395&end=2199","https://assets.pipeline.soar.com/3391992-b0fd0a45f12d42f773ad7624f61fdd1c/thumbnail_395000.jpg","/articles/6236048/St-Helens/Columbia-County/Oregon/St-Helens-planning-commission-denies-remanded-variances-for-Hankey-Road-property","https://secure.pipeline.soar.com/6236048-2cb687e27edc341eaf96fab02ecbe105/orig.mp4?Expires=1770527472&Signature=gNlTywRQ0hGsLWjWazgfkha5yGvWBsq6wkeWxdv0MfoJ3wGgSItkQai6a724kCqivFbeE4cmSGZXmi52qje2tApmpW8ClNZqJj~BrlkljZPqqoqXmc930HmbQoqk9~b9r88wza6DaDc-BbeVstgkL2Eq8jte6jYIB8NnWedlKxvScxyTGH9tiThjA-asAQOZQtQO2MCO6N7JWaTrtc00125MR1wohRZVAXRcVaWh42AK4iulQbVfWoSTgiLWVfdes7beKbufmd2L1QmYDrHAvWOADEm8H-6ZBcmgVI-0JgCd9ZRZ6npYJ3H94FIXhXNzOhpJPm46XLzazUqY5tR9xQ__&Key-Pair-Id=KUT5TJCACFTXG","The St. Helens Planning Commission on Tuesday denied a remand of variances requested to allow a land partition on a property identified as Lot 35732 on Hankey Road.

The commission returned the matter after the City Council remanded it for further consideration. Staff and the applicants, Kevin and Catherine McCarter, presented the site details and argued topography and existing development patterns justified smaller lots and reduced setbacks. The remand sought relief from minimum lot size, lot width and a reduced side-yard setback between two existing buildings to permit a partition that would place the shop on its own parcel.

Commissioners said the record still did not support the required five variance findings. Several members said the proposed reduced setback, with building separations well under the usual 14-foot clearance, was the key shortcoming. One commissioner said the application appeared to create “a precedent that we do not want.” After deliberation, the planning commission moved and seconded a motion to deny the variances. The motion carried and the commission signed a denial decision to send back to the City Council.

Jacob (city planning staff) summarized the background given the remand: the shop was originally built larger than the prior accessory-structure limit and was not approved then as detached housing; under current code it could now be permitted as a home, but the variances requested to enable the partition remained contested. Applicant Catherine McCarter argued the steep topography and long-standing physical context justified the split and reiterated willingness to re-permit connectors and comply with conditions if approval were granted.

Opponents who testified at the public hearing urged the commission to uphold its earlier denial and criticized the council’s decision to remand the case. The record included draft findings of denial prepared for the council and additional staff materials supplied after the original hearing.

The commission’s denial restarts the formal record and sends a written decision to the City Council, which may consider the matter again.","The planning commission on remand denied a request for variances that would have allowed a land partition on a Hankey Road property, concluding the application failed to meet the five variance criteria.","actionData","errors"]

Article not found

Commission approves Sherlock’s projected neon sign with minor design tweak

Gracie’s Annex project draws stop‑work order and split commission over remodel vs. new construction

Commission recommends First Street annexation to council, favors R‑7 zoning

Planning commission recommends denying annexation after ownership, notice disputes

St. Helens planning commission denies remanded variances for Hankey Road property