Ord 2549 - Comp. Plan Map Amendment COUNCIL BILL NO. 3052
ORDINANCE NO. 2544
AN ORDINANCE APPROVING A COMPREHENSIVE PLAN MAP AMENDMENT FROM
PRIMARY AGRICULTURE (COUNTY) TO SOUTHWEST INDUSTRIAL. RESERVE (CITY OF
WOODBURN) ON APPROXIMATELY 107.8 ACRES OF PROPERTY, GENERALLY
LOCATED AT THE SOUTHEAST CORNER OF BUTTEVILLE ROAD AND STATE HIGHWAY
219, MARION COUNTY, OREGON AND APPROVING A ZONING MAP AMENDMENT
ON SAID PROPERTY TO SOUTHWEST INDUSTRIAL RESERVE
WHEREAS, the subject property is owned by Darma Real Estate Partnership,
LP and is legally described in Exhibit "A", which is affixed hereto and by this
reference incorporated herein; and
WHEREAS, written consent has been obtained from owner of the subject
property and the applicant, Specht Woodburn LLC, has requested a
Comprehensive Plan Map Amendment for the subject property; and
WHEREAS, the applicant has also requested that, consistent with Section
5.04.01 E of the Woodburn Development Ordinance, a Zoning Map Amendment
be made that is consistent with the Woodburn Comprehensive Plan; and
WHEREAS, the Comprehensive Plan Map Amendment and Zoning Map
Amendment approvals are contingent upon annexation of the subject property
to the City of Woodburn, which annexation has been petitioned for and is on file
with the City Recorder; and
WHEREAS, on October 12, 2017, the Woodburn Planning Commission
considered the Comprehensive Plan Map Amendment application and Zoning
Map Amendment application and after a duly advertised public hearing
recommended approval; and
WHEREAS, on December 11 , 2017, the Woodburn City Council held a public
hearing, reviewed the record and heard all public testimony presented on said
applications; took public testimony; and, upon deliberation, concluded that the
proposed Comprehensive Plan Map Amendment and Zoning Map Amendment
meet the applicable approval criteria under the City of Woodburn Development
Ordinance; NOW, THEREFORE,
THE CITY OF WOODBURN ORDAINS AS FOLLOWS:
Section 1. Upon the effective date of the Annexation enacted by Ordinance
2548 being considered contemporaneously with this request, the Comprehensive
Page 1- COUNCIL.BILL NO.3052
ORDINANCE NO,2549
Plan Map designation for the subject property described in Exhibit "A" shall be
changed from Primary Agriculture (Marion County) to Southwest lndustrial
Reserve on the Wood burn-Co rn preh ensive Plan Map.
Section 2. Upon the effective date of the Annexation enacted by Ordinance 2548
being considered contemporaneously with this request, the Woodburn Zoning
Map is amended as to the subject property described in Exhibit "'A" from Marion
County Urban Transition 20 to City of Woodburn Southwest Industrial Reserve.
Section 3. That the City Council adopts the Analysis and Findings, affixed hereto
as Exhibit "B" and by this reference incorporated herein.
Section 4. If the Annexation enacted by Ordinance 2548 does not become
effective, this Comprehensive Nan Map Amendment and Zoning Map
Amendment shall not become effective.
Approved as to form.
City Attorney Date
Appro ed.
a/�fh Higley,*Myor
U
Passed by the Council
Submitted to the Mayor 7
Approved by the Mayor
Filed in the Office of the Recorder o i - /3 --;ie,, 1 7
Attest:
—
Heather Pierson, City Recorder
City of Woodburn, Oregon
Page 2- COUNCIL BILL NO. 3052
ORDINANCE NO,. 2549
.) l"°I6FF A: Legal ICD cription
Northwest REGISTERED
PROFESSIONAL
LAND SURVEYOR
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�i�al�l"1 "��1.tion e' 1"ea Description CLINTON H. 11 JR.
March 'l 120 l 7 534691 S
\N S F'taagcctNURAter 1567 RENEWAL DA'rE: 06/3,0/1'
iA tr<,act of land lw.rc;.rta d In tho, souiheaaa,t one-quaaner o Section I and the racar'th.caaa one-quarter of
Section 14. l"w:mrt:filpa S South. Raanue d %k est. WillametteMeridian. Maar-ican 1r.°catrrrt�,. Oregon.and
being nrr.arc p"aca.rticr.rlaarlpk described aa,ar folloawsar:
Beginrflno at the arrost "esterlr races➢rarest corner off"aarc°cl 2 of Paartitloar Plaato. 2004-105, i�Iarions
Count) Plat Records. sold point being on the caaster•l) boundary ofthat pr op"acrl� conveyed to L arrnara
Raaf F1'st:.atc l'awnn rsh pa, IT can October 18, 7(tl l b% as cleed recorded in Reel _3,326. Page 12.Mzrk,)n
t.'OUM'. Deed Records: I'hcaace aalogg said caastcrl�, laa undarr"`» and the norther[[ extension thereof.
North 01 34"04" Last l 09(9). 21a Teel to the rtrsartltcrla t"i flat-aai=��zar line cal'Staat� 1.[igl %,kaav 219 (;ty.G)11
to r narrth rlp C:'rorn the cemerline there C. %vir n s`raeasureJ ai aalarnu said
raw."WthelIN n,.! at-of N ,% fine. North 't)4'41'` �k es,t 830,4 feet to an a nu.14d point thereon. said point
atl tr heitap wart thecuta,t:8acar tctWlt line of"tlaaat Pt°capacrtp aawraa.aw a°al to I:l l aa:ra Martinez Lopezt aa1. cert
1ti,,Ilarch 18. 201() bN °au deedrecorded in Reel 3159. Paue .345. \larricarr ("aarwrt¢r Deed Records: Thence
aalon" the southcaaswrk line ofsaa.id L,op ez ptrcapacrt\. l`CAIth '71;'.1,4*' West 14®52 l�ct to the
rwwl7eaascr'rr¢ner tlaa,°seof, said point l:ein 30,00 f1,et north rk tram the cem rl ne crp"Stale Hight %a\
~19. when measured at ri ght aa.nolc.,sa Thence North 88`04°44 \ esi 237.92 f&et to the vvesteri
right-of-.va\ Hne of 1t)ar'ctevillr` Road (30.00 facet %,°ester'l,, 9i-ro"r°r the cr:nterhne thereof. vkhen
rneasu re('l at right,as iolQs); "I.lacne ra.lon-saa d v estwerk right-cr( saa;.' line, South 17 5Y1 1" West
t
495.40 f et to a:a point cal"r.ur.vaatarre: 'il-hence continuing along, said vvesta r'lp right-of-way ling,. 242.21
1`dct aalorae the zc of as tim"oent circtrlan'ctar`V e to the left. haavinp.'at rncliLIS 0f] 175.921 tract. a delta
arnole of 11`48'05" aand as long chord of"South 0810F08" West 241.78 fiee'¢ to as point oftaan�tl°encr .
thereon: Thence continatino aalonPa said avesterl) r•iht-o1'_"uN line. ;youth 02'07'1 F 'asst 16l 1.35
feet tea<;a 110rrrt ofcurrvaatcr e.Thence continurrno along,scrid NVQ'bea H', r-r lit-of way line, 200.1 feet
aalon;o the are ora tangent 6rcularcurve to this Bolt. having ar rwtcplr S 01'8030'_U0 feet. a deltaa aar"rwdle of
41"08`34" and ar iwmra chord of otrth 02"02.57" ` est 200.13 feet to ar p unit of"um genc) thereon:.
thence contia°ac,rrn-arlonu said N�e to riv riu,lit a;"pl-�aau) Ilrn , South 01"58'38" "aVa,t 1517.79 feet to its
nterwciion acith the westc:rle extcntic.wn Vrrlothe Sw.atrth line art"sand Darrniaa Raaf F1'szzate Partnership�a. LY
p n""glc:a`t'w, Thence �rlaraa.a said,.wester k extension and continuing along said south lime. South
11 18'12" East 11-48.16 1et to the norh%%ester ti>6at cal-aaara line ctl'lratcrsmtc � (174.00 leer
nonliv,estcrl) from the cemerline thereof. vahcr'r raaca,,,urrcd sat ril;ht an—le-4: !"'prance aalon- said
nurtlmcstcrk richt-ol`-%Naa line. North ;TIS'l p.,. l°.aust 1. ..�1 t' t to the most eaasterk southeast
corner of said l.)umaa Real t tttate Partnership. LP paropert,. :'Mand pac:rint alscr being, the most southerly
corner ad'Parcel 2 of,Partition Plait No, 200 4-105: 1 hcncc:aalonlg that a�,esi line of said Parcel 2. North
01 1.3`_7' East, 2968.35 I`m to the faint oCBeginnin,,
The basis lbr this descr-iption is Pcrrr.i6on l'lart, ' o� 200 -•1051 NI urion t::ourat, Suri wry:
Records,
IA ANNEXARON AKA
ELESSAN MARnNEZ LOPEZ ET AL.
LOCATED I REEL 3159, PAGE 343
'ARCH 18, 2010
AND THE NORTHEAST 1/4 OF SEC11ON T` , . ., LOT 1
MARION COUNTY, ORECM S37-15'44*W
37°1 44*W_ FANFANRE UBMSN N"
24.52' at '04'44' 74" 1 21'9
N66°04'44*1 237.52"
WOODBURN CHRUCH
LENGTH = 242.21" " OF THE NAZARENE
RADIUS = 1175.92' '� VOL 766, PACE 227
DELTA = 11*48'05" (NIO . 29, 1973)
CHORD = S06"11'08"W 241,76` �
STAFNEy
EXISTING
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PARCEL. 2
SCALE 1" 60 B'EE'T" DARMA REAL., ESTATE PARTITION PLAT
REEL26RTNERSHP, LP NO. 2G04µ-105
PGE 32
,
(OCT. 16, 2011cc
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LENGTH = 200.13°
R,ANUS = 80305.00' �
DELTA = U"U6'34'
CHORD S 2" 2'57"1 200.13'
REGISTERED
PROFESSIONAL
LAND SURVEYOR
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CLINTON H. STUBBS ,GR. � N37'26'11"E 13.31"
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RENEWAL DATE; 06/30/16 S66"1 ®12"E 1248,16'
affE&K2 F mm: 3CP NA.„NINE. 85 LCSIICS
SPECHT WDODBURN, LL.01815 1169th PLACE,
1NT26C S t EENBERG RU., JCB NUMBER: 1567 u. 2090
SUITE 171 A'a RTON, OR 06
PORTLAND, OR 972.23 URA 'C NUMBER, 1567 ANNEX PHONE 503-848-2127
DRAWN 5Y; CHS SURVEYING, Inc. FAX:
nwsurveyingOnwsrvy.com
CHECKED BY, SFF
EXHIBIT B
Page 1 of 8
Comprehensive Plan Map amendment and rezoning
CPA-201-7-01-12-C 207-7-01 Comprehensive Plan Map Amendment from Primary
Agriculture (County) to Southwest Industrial Reserve (City) rezoning from Urban
Transition (County) to Southwest Industrial Reserve (City)
ANALYSIS AND FINDINGS
BACKGROUND AND PROPOSAL
The request involves a consolidated set of applications that include:
• Comprehensive Plan Map amendment;
• Southwest Industrial Reserve (SWIR)Master Plan approval;
• Annexation;
• Zone Map Change;and
• Riparian Corridor and Wetlands Overlay District(RCWOD) Permit.
The 108-acre site proposed for annexation was part of the City's most recent urban growth boundary
(UGB)expansion (Ordinance No. 2530)adopted December 14,2015. That ordinance and an associated
intergovernmental agreement(IGA)with Marion County specified that the City could annex this
territory only if it also applied the newly created SWIR requirements.
Please note that this application package does not involve a site development approval or site plan.
Before the site can be developed,a site plan approval would be required.
The Planning Commission conducted a public hearing on October 12,2017 and made a recommendation
that the City Council approve the Comprehensive Plan Map amendment, rezoning and associated
applications.
The City Council conducted a public hearing on December 11,2017,closed the record,and after
deliberating voted to approve all of the requested associated with this application, including the
Comprehensive Plan Map amendment and rezoning.
APPROVAL CRITERIA
Sections 2.01,2.04,4.01,4.02,and 5.04 of the WOODBURN DEVELOPMENT ORDINANCE,as well as any
applicable elements of the WOODBURN COMPREHENSIVE PLAN,as they relate to requests for
annexation and rezoning.
THE RECORD
The record for ANX 2017-04(consolidated): CPA 2017-01/ZC 2017-01/RCWOD 2017-04/MP 2017-01,
consists of all of the evidence placed before the Planning Commission and City Council, including all
testimony received during the public hearings.
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EXHIBIT B
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FINDINGS AND ANALYSIS
4.01.07 Consolidated Applications
An applicant may request, in writing, to consolidate applications needed for a single development
project. Under a consolidated review, all applications shall be processed following the procedures
applicable for the highest type decision requested. It is the express policy of the City that development
review not be segmented into discrete parts in a manner that precludes a comprehensive review of the
entire development and its cumulative impacts.
Because all the applications are Type IV,except the Type I Riparian Corridor and Wetlands Overlay District
(RCWOD),the highest level of processing and review is also Type IV. This application was processed as a
Type IV approval.
The requirement is met.
5.04.02 Comprehensive Plan Map Change,Owner Initiated
A. Purpose:The purpose of an Owner Initiated Comprehensive Map Change is to provide a process for
the consideration of a change in use designation on the Woodburn Comprehensive Plan, initiated by
the property owner.
B.Criteria:The applicant shall demonstrate the following:
Z.Proof that the current Comprehensive Plan Map is in error,if applicable.
The applicant has included this request to ensure that the Industrial/SWIR Overlay designation is
affirmatively applied to the Subject property on the Comprehensive Plan Map, consistent with clear City
intent. The applicant believes that, in the course of the contested UGB amendment proceedings, the
original designation of SWIR Overlay was removed from the Subject property when the City repealed that
original ordinance. Language in the 2015 Settlement Agreement and in the adopted Goals and Policies
clearly refers to the SWIR—for example, Policy G-1.26 says,"Woodburn intends the UGB expansion area
known as the Southwest Industrial Reserve comprising approximately 190 acres, located east of Butteville
Road NE and north of Parr Road to be used for larger industrial users...." However, nothing in City of
Woodburn Ordinance No. 2530/ Marion County Council Bill No. 2992 explicitly maps the SWIR Overlay
on any land area together with a statement making such a designation. That omission—which could be
considered a scrivener's error—creates error in the Comprehensive Plan Map to the extent that the Map
is inconsistent with the intent and language of several adopted goals and policies. The proposed
amendment is to designate for depending on perspective,re-designate)the subject property as Industrial
with SWIR Overlay on the Comprehensive Plan Map,correcting the error and resolving ambiguity.
The requirement is met.
2. Substantial evidence showing how changes in the community warrant the proposed change in the
pattern and allocation of land use designations.
As discussed for Criterion 1 above, the proposed Comprehensive Plan Map Amendment is not for the
purpose of changing City land allocation policy. Rather, it is to ensure consistency between the
Comprehensive Plan Map and numerous statements, goals and policies in the Comprehensive Plan that
Mahan: Analysis and Findings CPA 2017-01
EXHIBIT B
Page 3 of 8
refer to the SWIR area. Without clear and precise mapping of land area(s)designated SWIR,City policies
cannot be implemented correctly or effectively.
The requirement is met.
3.Substantial evidence showing how the proposed change in the land use designation complies with:
a.Statewide Planning Goals and Oregon Administrative Rules;
b.Comprehensive Plan goals and policies;and
c.Sustains the balance of needed land uses within the Woodburn Urban Growth Boundary.
The findings supporting City of Woodburn Ordinance No. 2530 / Marion County Council Bill No. 2992
address the above factors. That document is attached as Exhibit D and incorporated by reference. For
this amendment proposal, Goal 1, Citizen Involvement, is satisfied by City implementation of its
ackn.owledge.d..notice and public hearing procedures for proposed Comprehensive Plan Amendments.
With respect to all other Statewide Goals, Administrative Rules, Comprehensive Plan goals and policies,
and balancing of needed land uses within the UGB, this amendment proposal does not constitute a
request fora policy change. Findings with respect to the Statewide Planning Goals are provided as follows:
The requirement is met.
Statewide Land Use Planning Goals Findings
The City of Woodburn has a Comprehensive Plan and Development Ordinance that have been
Acknowledged by the Land Conservation and Development Commission (LCDC) as being in compliance
with the Oregon Statewide Planning Goals and associated Administrative Rules.
Goal 1 Citizen Involvement
The City of Woodburn's adopted procedures for notice, review and approval of Comprehensive Plan Map
and Zone Map Amendments satisfy state requirements. This Goal is met by City implementation of its
Acknowledged review procedure for such amendments.
Goal 2 Land Use Planning
In this specific case the proposed Comp Plan Map and Zone Map amendments do not represent a change
in City policies, which for many years have sought to bring the Southwest Industrial Reserve(SWIR)area
into the City to meet targeted economic development goals. The proposed amendments, correctly
understood, are for the purpose of clearly applying and implementing City long-held goals, policies and
objectives.
Goal S Natural Resources,Scenic and Historic Areas, and Open Spaces
The only significant Goal 5 resource the City has identified within the Subject property is Senecal Creek
and associated wetlands in the northwestern part of the property. The Applicant has inventoried those
resources and presented a plan for protection of the resources in accordance with the City Riparian
Corridor and Wetlands Overlay District (RCWOD) requirements, including mitigation for unavoidable
impacts such as construction of roads as required by the City Transportation System Plan (TSP). The
proposed amendments do not affect the protected status of the significant resources.
Goal 6 Air,Water and Land Resources Quality
Mahan: Analysis and Findings CPA 2017-01
EXHIBIT B
Page 4of8
The proposed Comprehensive Plan Map and Zane Map designations are consistent with and foster the
achievement of goals, policies and objectives in the Comprehensive Plan that have identified the Subject
property as suitable for targeted industrial development objectives, including an efficient layout and
allocation of land to meet community needs and protect the quality of air,water and land resources.
Coal 7 Areas Subject to Natural Hazards
The proposed Comprehensive Plan Map and Zone Map designations do not foster development and
occupation/human uses of land subject to natural hazards. Development standards in the community
require proposed development projects to determine the extent of hazard areas,such as areas subject to
flooding in a "700-Year"storm, and ensure that buildings are located outside such areas or are designed
to avoid damage in such an occurrence. The proposed amendments are therefore consistent with this
Goal.
Goal 8 Recreational Needs
This Goal is not applicable because the Subject property is not within an area identified by the City as
suitable for,or in need of,development for recreational uses.
Goal 9 Economic Development
The proposed Comprehensive Plan Map and Zone Map designations are consistent with this Goal because
they foster development and human uses of land identified by the City as appropriate for industrial
development to meet community economic development goals.
Goal 10 Housing
This Goal is not applicable because the Subject property is not within an area identified by the City as
suitable for residential development and use.
Goal 11 Public Facilities and Services
This Goal is furthered by the proposed Comprehensive Plan Map and Zone Map amendments because the
SWIR designation requires City Council approval of conceptual master planning for utility service provision
within the SWIR area as a precondition of annexation (and therefore also subsequent industrial
development). The consolidated application materials presented by the Applicant include a SWIR Master
Pian that provides guidance for the design of water,sewer and storm system facilities to serve the SWIR
area.
Goal 12 Transportation
This Goal is furthered bythe proposed Comprehensive Plan Map and Zone Map amendments because the
SWIR designation requires City Council approval of conceptual master planning for transportation within
the SWIR area as a precondition of annexation (and therefore also subsequent industrial development).
The consolidated application materials presented by the Applicant include a SWIR Master Plan that
provides guidance for the design of transportation facilities to serve the SWIR area.
Goal 13 Energy Conservation
The proposed Comprehensive Plan Map and Zone Map designations are consistent with and foster the
achievement of goals, policies and objectives in the Comprehensive Plan that have identified the Subject
property as suitable for targeted industrial development objectives, including efficient transportation
access and allocation of land to meet community needs in a pattern that contributes to energy
conservation.
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EXHIBIT B
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Goal 14 Urbanization
The proposed Comprehensive Plan Map and Zone Map designations are consistent with and foster the
implementation of a joint City of Woodburn-Marion County agreement, mutually adopted at the end of
2015, that established the Woodburn UGB (to include the Subject property) as well as Urban Reserves.
The adopted findings in support of those designations demonstrated compliance with Goal 14.
The proposed amendment ensures coherence and consistency between goals and policy statements in
the Comprehensive Plan and the corresponding Comprehensive Plan Map.
The requirement is met.
4. Amendments to the comprehensive plan and land use standards which significantly affect a
transportation facility shall..ensu.re that all.o_wed.land uses are consistent with the function, capacity,
and level of service of the facility identified in the Transportation System Plan. This shall be
accomplished by one of the following:
a. Limiting allowed land uses to be consistent with the planned function of the transportation facility;
or
b.Amending the Transportation System Plan to ensure that existing,improved, or new transportation
facilities are adequate to support the proposed land uses consistent with the requirement of the
Transportation Planning Rule;or,
c.Altering land use designations, densities,or design requirements to reduce demand for automobile
travel and meet travel needs through other modes of transportation.
As noted above for criterion #3, this amendment proposal does not constitute a request for a policy
change that would have any effect on transportation facilities or the Transportation System Pian. The
proposed amendment ensures coherence and consistency between goals and policy statements in the
Comprehensive Plan and the corresponding Comprehensive Plan Map, by ensuring that the officially
adopted Comprehensive Plan Map incorporates Industrial/SWiR Overlay designation the City intended on
the subject property.
The requirement is met.
5.04.04 Official Zoning Map Change,Owner Initiated
A. Purpose:The purpose of an Owner Initiated Official Zoning Map Change is to provide a procedure to
change the Official Zoning Map,in a manner consistent with the Woodburn Comprehensive Plan.
The Applicant requests designation of the subject property "SWIR" on the Official Zoning Map in
conjunction with its annexation into the City and concurrent Comp Plan designation as lndustriaVSWIR.
The change is consistent with and implements the designation of the subject property by the City
Comprehensive Plan Map.
The requirement is met.
B.Criteria:The following criteria shall be considered in evaluating an Official Zoning Map Change;
1. Demonstrated need for the proposed use and the other permitted uses within the proposed zoning
designation.
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EXHIBIT B
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The subject property is part of the Southwest Industrial Reserve (SWIR) area that was brought into the
Woodburn Urban Growth Boundary in 2015 for the purpose of providing land suitable for growing jobs
and employment to meet the City of Woodburn's economic development goals. (See City of Woodburn
Ordinance No.2530/Marion County Council Bill No.2992 in Exhibit D.) The legislative findings in support
of that action include the following findings with respect to the need for land for industrial employment
uses:
4. Industrial Employment
Woodburn currently has 126 acres of vacant,partially vacant,and redevelopable employment land within
the UGB.This land is available for future industrial uses,either by new employers or by existing employers
expanding their businesses.Employment density for the existing UGB is anticipated at 7.6 employees-per-
acre, since much of this land supply is already partially developed. The existing land supply will
accommodate 958 new employees. After accounting for the industrial use accommodated on the 126
acres inside the UGB, there is a capacity need to accommodate approximately 1,752 new industrial
employees through the UGB in Response to Remand expansion. The record demonstrates that a
reasonable employees-per-acre ratio for Woodburn is 10 employees per acre. Therefore, approximately
175 net buildable acres are needed for new industrial capacity. The City addition of 190 acres of
industrially designated lands accounts for the individual parcel sizes and their location immediately
adjacent to the City limits. (See Legislative Findings on Remand—Woodburn Periodic Review Work Task
2 and UGB in Response to Remand Amendment in Exhibit D, at page 13—available in the record.)
As noted in the finding above, much of the City industrial land supply within the UGB (126 acres) "is
already partially developed" in a combination of some vacant properties together with parcels of land in
industrial use but having room to allow potential future expansion. The subject property of the proposed
annexation is a contiguous 107.8-acre site in the northern part of the SWIR. No other sites in the City
industrial buildable land inventory(BLI) have comparable size and access characteristics.
Additionally,the July 2016 Woodburn Target Industries Analysis (WTIA) prepared for the City by Leland
Consulting Group included the following in its Recommendations for the Southwest Industrial Reserve
Area:
• Different parts of the site may develop for different uses and at different times.The City
should be prepared for the site to develop in phases, with market demand. The
implication of having development occur at different points is that the types of uses on
the site are likely to vary and different levels of effort may be needed to support
development within the site.
o Work with developers on the northern part of the site about the mix of uses.The
prospective developerof the northern 108 acres,Specht Development,has expressed
interest in developing buildings for distribution, possibly with some manufacturing
businesses as well. Given demand for and relative scarcity of distribution sites with
direct access to I-5 in the Portland Region, this portion of the site might develop
entirely(or almost entirely)with distribution uses. (See Exhibit Fat page iv.)
The WTIA also contains the following specific findings regarding opportunities in the SWIR area:
Potential Target Industries
The Southwest Industrial Reserve Area has potential for development of a number of Woodburn's target
industries, especially if the zoning barriers are addressed, allowing more industrial uses on the site. The
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EXHIBIT B
Page 7 of 8
Southwest Industrial Reserve Area is likelyto develop predominantly with traded-sector industries(rather
than locally-serving industries),such as:
■ Distribution and e-commerce.The site,especially the northern 108-acre portion
of the site,is well positioned for distribution and e-commerce uses.The site's size
and easy access and proximity to 1-5 make it very appealing for distribution
businesses.The developers engaged in master planning the site report that their
market analysis shows the largest demand for distribution for a site like the
Southwest Industrial Reserve Area.
■ Manufacturing.The site may also be attractive to a variety of manufacturing uses,
such as production technology and machinery, metal product manufacturing,
plastics manufacturing, electronics manufacturing, apparel manufacturing, food
processing, or a brewery or distillery. The City will need to allow a wider variety
of uses on the site and may choose to work with the developers to ensure that a
mixture of uses develop on the site.
■ Other uses. Businesses not identified as target industries may locate on the site,
if City zoning allows. For example, the analysis does not identify furniture
manufacturing as a target industry for Woodburn but it is a cluster present in
Marion County. Any number of businesses not in the target industries analysis
may choose to locate on the site.
The types of uses may vary across the site, with the northern portion of the site more likely to develop
with distribution businesses (because of access to 1-5 by trucks)and the southern part of the site may be
more likely to develop with light industrial uses. (See Exhibit Fat pages 30-31.)
These data show that the subject property is needed to enable the City of Woodburn to attract and
accommodate large-scale industrial employers, consistent with its economic development planning and
specific recommendations from the recently completed Woodburn Target Industry Analysis. The subject
property's size and location characteristics make it unique within the City UGB. These factors make its
annexation and rezoning as"SWIR"appropriate at this time.
The requirement is met.
2. Demonstrated need that the subject property best meets the need relative to other properties in the
existing developable land inventory already designated with the same zone considering size, location,
configuration,visibility and other significant attributes of the subject property.
See detailed findings immediately above for criterion #1. The subject property's size and location
characteristics make it unique within the community's UGB. These factors make its annexation and
rezoning as SWIR appropriate at this time.
The requirement is met.
3. Demonstration that amendments which significantly affect transportation facilities ensure that
allowed land uses are consistent with the function,capacity,and level of service of the facility identified
in the Transportation System Plan.This shall be accomplished by one of the following:
a. Limiting allowed land uses to be consistent with the planned function of the transportation facility,
or
Mahan: Analysis and Findings CPA 2017-01
EXHIBIT B
Page 8of8
b.Amending the Transportation System Plan to ensure that existing,improved,or new transportation
facilities are adequate to support the proposed land uses consistent with the requirement of the
Transportation Planning Rule;or,
c.Altering land use designations, densities, or design requirements to reduce demand for automobile
travel and meet travel needs through other modes of transportation.
The proposed Zone Change is limited to applying City zoning to the subject property as it is annexed into
the City, superseding the present Marion County Urban Transition-20 zoning. The proposed designation
is consistent with the City SWIR designation of the subject property on the Comprehensive Plan Map. In
its transportation system planning efforts to date,the City has used the SWIR designation for the subject
property in estimating future trip generation in the -City TSP, so SWIR zoning designation is already
consistent with the functions, capacities and level-of-service planned for roadways in the vicinity, i.e.,
Oregon Highway 219, Butteville Road NE,and Woodland Avenue. The proposed Zone Change is therefore
not-an "[amendment] which significantly affects transportation facilities." Instead, it is a routine action
that implements the Comprehensive Alan and the TSP as land is annexed into the City.
Additionally, the Applicant has provided a detailed Traffic Impact Report prepared by Kittelson and
Associates, Inc. (See Exhibit H.) The report includes (1) recommendations for street improvements
consistent with the TSP designations for affected roadways in conjunction with industrial development of
the subject property,and (2) specific street improvement requirements keyed to phasing of anticipated
future growth in travel demand within the SWIR, to provide transportation service meeting TSP
requirements. The Applicant's evidence demonstrates that designating the subject property as SWIR in
conjunction with its annexation into the City of Woodburn is appropriate. The evidence further
demonstrates that there is no need to impose limits on land uses Within the subject property,amend the
TSP,or alter land use designations,densities or design requirements in order to maintain compliance with
the TSP.
The requirement is met.
OVERALL.CONCLUSION
The City Council finds that based on the entire Record the application is consistent with all applicable code
criteria and that the burden of proof with respect to the requirements of the Wb0 and Comprehensive
Plan have been met.
Mahan:Analysis and Findings CPA 2017-01