Council reaffirms approval of Vista Ridge subdivision after LUBA remand, grants cul-de-sac variance 4-1
July 13, 2026 | Seaside, Clatsop County, Oregon
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The council revisited the tentative 15-lot Vista Ridge subdivision after LUBA remanded three specific issues for clearer findings.
Jeff Flory, Community Development Director, told the council the remand required the city to interpret its code: when an HMP/GECP must be submitted and approved, whether the previously filed Vista Ridge sketches constitute a binding development plan, and whether the requested variance for a cul-de-sac longer than code allows meets the ordinance’s four-part variance test. Flory said staff’s revised findings conclude HMP and GECP approval are required prior to construction permits (not necessarily prior to preliminary plat approval), that a recorded plat or sketch is not the same as a formally adopted development plan, and that the site constraints justify the requested variance.
The applicant’s attorney, Dean Alderman for Sunset Ridge LLC, urged adoption of the staff findings and said the HMP/GECP will be submitted before any grading: "All the applicant is asking for is the right to draw lines on paper," he said, noting staff conditioned construction on subsequent HMP approval.
Several neighboring residents testified in opposition, citing slope instability, alleged prior grading and logging, stormwater risks to downstream streams, and a desire that the GECP be available for public review before plat approval. One neighbor said grading had already occurred on the site and urged that the council require and publicly vet the GECP upfront.
After public testimony and rebuttal, council deliberated. On a motion to adopt the staff report and revised findings and to approve the requested variance with conditions, the council voted 4-1 (Counselor T. Montero recorded a no vote). The council directed staff and the applicant to ensure the condition requiring an approved HMP and GECP be satisfied before any construction permits are issued and to clarify stormwater-connection language in the approved conditions.
Jeff Flory, Community Development Director, told the council the remand required the city to interpret its code: when an HMP/GECP must be submitted and approved, whether the previously filed Vista Ridge sketches constitute a binding development plan, and whether the requested variance for a cul-de-sac longer than code allows meets the ordinance’s four-part variance test. Flory said staff’s revised findings conclude HMP and GECP approval are required prior to construction permits (not necessarily prior to preliminary plat approval), that a recorded plat or sketch is not the same as a formally adopted development plan, and that the site constraints justify the requested variance.
The applicant’s attorney, Dean Alderman for Sunset Ridge LLC, urged adoption of the staff findings and said the HMP/GECP will be submitted before any grading: "All the applicant is asking for is the right to draw lines on paper," he said, noting staff conditioned construction on subsequent HMP approval.
Several neighboring residents testified in opposition, citing slope instability, alleged prior grading and logging, stormwater risks to downstream streams, and a desire that the GECP be available for public review before plat approval. One neighbor said grading had already occurred on the site and urged that the council require and publicly vet the GECP upfront.
After public testimony and rebuttal, council deliberated. On a motion to adopt the staff report and revised findings and to approve the requested variance with conditions, the council voted 4-1 (Counselor T. Montero recorded a no vote). The council directed staff and the applicant to ensure the condition requiring an approved HMP and GECP be satisfied before any construction permits are issued and to clarify stormwater-connection language in the approved conditions.
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