CU25-023 Staff Decision - Laserfiche WebLink

Home Browse Search

To address the concerns in subpoint (d) above, the applicant stated that the proposed use will generate slightly more consumer traffic as a result of agricultural equipment and implements sales, however the entrance to the proposed site is approximately 244 feet from the intersection of Highway 99E and Ingalls Lane NE, thus providing ample distance for queueing and maneuvering of vehicles. The proposed use is a gravel parking and staging area and with gravel being a pervious surface, there is minimal contribution to stormwater, runoff, and flooding. The applicant is proposing the construction of a stormwater swale to treat and slow down the minimal runoff that does occur from the expanded gravel parking area. The proposed gravel parking lot, being a fairly sterile surface, does not subject the area to weeds, seeds, or pests that may damage surrounding crops or livestock. In addition, the subject parcel has no known wetlands, streams, or FEMA acknowledged floodplains. The applicant provided supporting evidence from a civil engineering and landscape architecture firm that they will be providing the site with a stormwater treatment swale located along the west side of the property, adjacent to, but outside of the Highway 99 right -of-way to mitigate any potential runoff. The civil engineering firm further stated that the site will be constructed and graded during the dry weather summer months and will be graded at a minimum 2% grade from east to west to convey stormwater to the proposed stormwater treatment swale. They further state that construction during the summer months will mitigate stormwater erosion and sediment runoff in compliance with the DEQ NPDES 1200-C permit. The presence of stormwater management facilities on site are also conditions of approval from Marion County Land Development, Engineering, and Permits (LDEP) and the Oregon Department of Transportation (ODOT) has similarly advised that the applicant must control any runoff or discharge that might enter the ODOT stormwater system. In addition, future traffic entering and leaving the property is required to travel over improved and widened asphalt connections between Hwy 99E and Ingalls LN NE per LDEP. With these commitments and conditions, the criteria in d are met. To address the concerns in subpoint (e), the applicant states that the proposed use will not have a negative impact on the cost of farm practices, in fact; the proposed use is most likely to have a positive impact on the economics of the vicinity by providing another option and location for purchasing farm equipment, which may be closer and more convenient for farmers in the area. Providing an additional option for sales also increases the competition in the area, which is beneficial to the local economy and leads to lower overall prices. The criterion is met. To address subpoint (f), Staff is not proposing to impose any conditions upon the owner of the land or upon the land itself, nor is it Staff’s intention to compel the owner to accept payment to compensate for the significant changes or significant increases in costs described in this section. The criterion is met. 2. Adequate fire protection and other rural services are, or will be, available when the use is established. Fire access would be off Ingalls Lane NE. On site the existing gravel driveways for the existing agricultural buildings as well as the proposed gravel expansion area will provide adequate turning and maneuvering space for emergency vehicles. The site also has clear unobstructed frontage along Highway 99E thus, a fire could be fought from the highway. There is a domestic well on site, and the main irrigation line is on south side of the property. The Woodburn fire district provides the subject parcel with fire protection services and provided no comments or requirements for meeting fire safety code. Other rural services such as a well and septic are already present on site . The applicant has active septic permits with Marion County and the county Sanitarians have made proper septic authorizations conditions of approval. The Marion County Sheriff provides police services to the site. All other necessary rural services are either present or will be available when the use is established. The criterion is met. 3. The use will not have a significant adverse impact on watersheds, groundwater, fish and wildlife habitat, soil and slope stability, air and water quality. The proposed gravel parking expansion area is considered to be a previous surface; thus, the majority of stormwater will infiltrate the underlying soils as it did in its existing condition. The existing conditions are vegetated, so a 140-