CU25-023 Staff Decision - Laserfiche WebLink

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To the south of the subject parcel on the east side of Highway 99E is a diesel repair business and south of that business in another commercial enterprise involving seed cleaning and fertilizer operation that was approved through a series of land use cases with the County. The majority of the land away from Highway 99E is principally engaged in farm use with some residential home sites on EFU land. All of this commercial activity is occurring on EFU land adjacent to Highway 99E effectively making nearly the entire one mile stretch of Highway 99E from northern Woodburn to southern Hubbard a commercial center on EFU land linking the two cities.. 4. Soil Survey of Marion County Oregon indicates 99.7% of the subject property is composed of high-value farm soils. 5. The applicant is proposing to place gravel on approximately 3 acres of land adjacent to Highway 99E and a mobile office building to establish a farm tractor and implements sales and service business on a 30.76 acre parcel of EFU as a commercial activity in conjunction with farm use. The applicant is in negotiations with a current tractor sales and service business that is looking for an opportunity to expand or move its operations. However, the applicant is also interested general approval to establish a farm equipment sales and service business in anticipation of finding a tenant. 6. Several agencies were contacted with the proposal and given the opportunity to comment: Public Works Land Development and Engineering Permits (LDEP) requested that the following be included in the land use decision: Condition A Within 90 calendar days of commencement of tractor sales operations, dedicate a 30-foot wide public right-of-way (R/W) half-width over Ingalls Lane for a distance of 400 feet measured from the east line of the State Hwy R/W to meet the county Local road standard in order to accommodate width for road improvements detailed in Condition C, below. Condition B Within 90 calendar days of commencement of tractor sales operations, obtain a permit from ODOT to widen the asphalt road connection at the State Hwy to a width of 20 feet at its eastern terminus including broadening the paved approach radii to resolve observed shoulder rutting. Condition C Within 90 calendar days of commencement of tractor sales operations, under a Work In R/W Permit widen Ingalls Lane to a width of 20 feet commencing from the terminus of the State Hwy paved approach to the subject property driveway, and including installation of a roadside drainage v-ditch on the south side. Condition D Prior to placement of the proposed 3.5 acres of gravel pad sales display area, provide a civil engineered stormwater collection, conveyance and detention system design to be constructed concurrently under a Stormwater Permit with placement of the rock. ODOT coordination will be necessary as it is presumed the gravel pad will drain to Hwy 99E. Oregon Department of Transportation commented: “Section 1(d) of the applicant’s statement proposes construction of a stormwater swale for detention and treatment of added runoff from the new gravel area, if they intend to discharge stormwater from the swale to the highway ditch, ODOT will require a stormwater report prepared in accordance with our hydraulics manual for review. Other than the previous condition, ODOT has no objection to the proposal.” Marion County Septic commented: “A septic authorization is required due to the change of use on the site.” Marion County Building commented: “Prior to opening the existing structure(s) to the public for product sales, permit(s) are required to be obtained to change the occupancy of storage structures (S-1 occupancy) to mercantile (M occupancy). Consultation with an