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Page 1 -COUNCIL BILL N0. 933
ORDINANCE N0. 1949
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Page 2 - COUP~CIL BILL N0. 933
ORDINANCE N0. 1949
N
I l ~ 2~`
LOT
AREA
ATTACHP~IEPJT A
STAFF REPORT
COMPREHENSIVE PLAN #86-02 & ZONE CHANGE #86-02
1) APPLICANT: Richard Halter, representing Woodburn Discount Foods
2) REQUEST: Applicant requests that a .36 acre section of his property
be rezoned from IS (Industrial Sales) to CG (Commercial Gen-
eral). The corresponding Comprehensive Plan Map desig-
nation must be amended from Industrial to Commercial.
3) LOCATION: South 32' of Lot 3, Block 4, Woodburn Industrial Park
Addition #3, located on the 6Jest side of Pacific Highway
99E North of Highway 214. (See Attachment A).
4) BACKGROUND: This .36 acre section was purchased and added to the appli-
cant's existing property through a lot line adjustment
approved by the Planning Commission. Approval of the lot
line adjustment carried with it the recommendation that the
applicant apply for a rezone to provide zoning consistency
for the property.
5) APPLICANT'S STATEMENT OF REQUEST:
"As stated when the lot line adjustment was applied for, the need was
to provide more customer parking in the front for grocery patrons and
additional truck parking in the rear for the warehouse users. Although
parking lots are an allowable use in the IP zone we agree ~vith your
recommendation that it would be best to change the 32' strip from IP to
CG and thus maintain the same zoning on the entire lot.
Since it was not possible to move the existing business, acquiring this
property was our only option to obtain more parking space and because
the lot line adjustment was granted based on your recommendation that
we apply for the zone change we wanted to comply with that condition."
6) BURDEN OF PROOF:
"In most cases for decision the Planning Commission and Council will be
petitioned by private citizens to change the Land Use Plan designation
of a particular parcel of property. This is a quasi-judicial activity
and should folloua the procedures set out for quasi-judicial rulings.
However, the Planning Commission should insure that whatever changes
it makes in the Land Use Plan, they are consistent with other goals
and policies established in this Plan. These changes, in general,
should be ,justified by a solid body of evidence presented by the peti-
tioner showing the following:
1) Compliance with the goals and policies of the Comprehensive Plan.
2) Compliance with the various elements of the Comprehensive Plan.
3) Compliance with state-wide goals and guidelines.
4) That there is a public need for the change.
5) That this land best suits that public need.
6) TF~at the land cannot be suitably used as it is presently designated.
ATTACH~`iE(dT 3
Also, changes at times will occur because of the following:
1) A mistake was made in drafting of the Plan.
2) Conditions have changed which would justify a redesignation of
a particular parcel.
Commissions and Councils of the future should realize, however, the
changes which are made without sufficient justification can undermine
the entire Comprehensive Planning process ( Comprehensive Plan Volume I,
Page 51 & 52)."
7) PERTINANT COMPREHENSIVE PLAN GOALS, POLICIES AND STATEMENTS:
(A) POLICIES FOR COMMERCIAL LAND DEVELOPMENT:
1) The City should at all times have sufficient land to accommodate
the retail needs of the City and the surrounding market area. The
City presently has three major commercial areas: 99E, I-5 Inter-
change, and the Downtown area. No new areas should be established
(Comprehensive Plan Volume I, Page 24).
2) Lands for high traffic generating uses (shopping centers, malls,
restaurants, etr..) should be located on well improved arterials.
The uses should provide the necessary traffic control devices
needed to ameliorate their impact on the arterial streets (Compre-
hensive Plan Volume I, Page 25).
3) It would be of benefit to the entire City to have the historical
center of Woodburn an active, healthy commercial area. Downtown
redevelopment should be emphasized and the City should in its
actions, encourage new commercial development to locate downtown
when appropriate (Comprehensive Plan Volume I, Page 25).
4) Commercial office and other low traffic generating commercial
retail uses can be located on collectors or in close proximity
to residential areas if care in architecture and site planning
is exercised. The City should insure by proper regulations that
any commercial uses located close to residential areas have the
proper architectural and landscaping buffer zones (Comprehensive
Plan Volume I, Page 25).
8) COMMENTS:
A) The proposed use of the .36 acres is acceptable under the existing
designations and the proposed zoning and Comprehensive Plan desig-
nations for this property.
B) The proposed use of the property for additional parking will not
change regardless of whether or not the request is approved.
C) The applicant's request for redesignation is submitted on the recom-
mendation of the Planning Commission.
9) RECOMMENDATION:
Staff recommends approval of the request based on the following con-
siderations:
AT CACNP1E~~1 T D
- 2 -
A) Section 4.070 (b) of the Zoning Ordinance allows for interpretation
of the zone map such that "boundaries indicated as approximately
following such lot lines." Where possible, zone boundaries are
established along lot lines and should be adjusted accordingly
when lot lines are adjusted.
B) The redesignations are consistent with the Comprehensive Plan to
the extent that zoning in this area has recently made a major shift
from Industrial to Commercial designation.
C) The rezone would result in a 32 foot shift of the zone boundary,
but the juxtaposition of land use designations would not change.
D) The application for redesignation is made at the Commission's request
as a "housekeeping" exercise to remove the confusion of having a single
lot zoned more than one way.
- 3 - ATTACN~IEPJT B