On the agenda: Madras meeting — data center (Sep 18)

1. Planning Commission Meeting Materials
Documents:
PLANNING COMMISSION MEETING AGENDA 09-18-2025.PDF
PLANNING COMMISSION PACKET 09-18-2025 9-17-25_PC_PACKET_.PDF

PLANNING COMMISSION MEETING
Wednesday, September 17, 2025 at 6:30 PM
City Council Chambers, 125 SW “E” Street, Madras, OR 97741
Telephone (541) 475-2344 www.ci.madras.or.us
This meeting is open to the public. This agenda includes a list of the principal subjects anticipated to be considered
at the meeting. However, the agenda does not limit the ability of the Commission to consider additional subjects.
Meetings may be canceled without notice.
This meeting/event location is accessible. Sign and language interpreter services, assistive listening devices,
materials in alternate formats such as Braille, large print, electronic formats, language translations, or any other
accommodations are available upon advance request at no cost. Please contact the City Recorder at
[email protected] or 541-325-0302 no later than 48 hours in advance of the meeting. Providing at least 48
hours notice will help ensure availability.

Zoom Link:
https://us02web.zoom.us/j/89158939359?pwd=9SriNOpzLXhLOlsJZvfqG2a61Sf6C7.1
Dial: 253-215-8782
Meeting ID: 891 5893 9359
Passcode: 465328
MADRAS PLANNING COMMISSION AGENDA
I.
Call Meeting to Order
II.

Roll Call

III.

Consent Agenda
All matters listed within the Consent Agenda have been distributed to every member of the City Council,
Commission, and/or Committee for reading and study, are considered to be routine, and will be enacted by
one motion. If separate discussion is desired, any item may be removed from the Consent Agenda and
placed on the Regular Agenda by request.

1.

Approve August 20, 2025, Planning Commission Meeting Minutes

IV. Public Hearing(s)
1.
V.

Omnibus Development Code amendments.
Nicholas Snead, Community Development Director

Regular Agenda

VI. Additional Discussion
VII. Adjourn Meeting

Page 1 of 1

Planning Commission Meeting

September 17, 2025

PLANNING COMMISSION MEETING
Wednesday, September 17, 2025 at 6:30 PM
City Council Chambers, 125 SW “E” Street, Madras, OR 97741
Telephone (541) 475-2344 www.ci.madras.or.us
This meeting is open to the public. This agenda includes a list of the principal subjects anticipated to be considered
at the meeting. However, the agenda does not limit the ability of the Commission to consider additional subjects.
Meetings may be canceled without notice.
This meeting/event location is accessible. Sign and language interpreter services, assistive listening devices,
materials in alternate formats such as Braille, large print, electronic formats, language translations, or any other
accommodations are available upon advance request at no cost. Please contact the City Recorder at
[email protected] or 541-325-0302 no later than 48 hours in advance of the meeting. Providing at least 48
hours notice will help ensure availability.

Zoom Link:
https://us02web.zoom.us/j/89158939359?pwd=9SriNOpzLXhLOlsJZvfqG2a61Sf6C7.1
Dial: 253-215-8782
Meeting ID: 891 5893 9359
Passcode: 465328
MADRAS PLANNING COMMISSION AGENDA
I.
Call Meeting to Order
II.

Roll Call

III.

Consent Agenda
All matters listed within the Consent Agenda have been distributed to every member of the City Council,
Commission, and/or Committee for reading and study, are considered to be routine, and will be enacted by
one motion. If separate discussion is desired, any item may be removed from the Consent Agenda and
placed on the Regular Agenda by request.

1.

Approve August 20, 2025, Planning Commission Meeting Minutes

IV. Public Hearing(s)
1.
V.

Omnibus Development Code amendments.
Nicholas Snead, Community Development Director

Regular Agenda

VI. Additional Discussion
VII. Adjourn Meeting

Page 1 of 1

Planning Commission Meeting

September 17, 2025

MADRAS PLANNING COMMISSION
OFFICIAL MEETING MINUTES
City Council Chambers, 125 SW “E” Street, Madras, OR 97741
Wednesday, August 20, 2025
I.

Call Meeting to Order
Chair Irvine called the meeting to order at 6:34 pm.

II.

Roll Call
Planning Commission:
Commissioners Irvine, Kendall, and Etter were present.
Commissioners Reynolds and Garrett were absent.
Staff and Consultants:
Bethany Campbell, Associate Planner
Craig Chenoweth, Consultant
Visitors in Person:
Hayes McCoy
Karen Ashlock
Shirley Earl
Gary Albers
Visitors on Zoom:
Jerome Turrubiate

III.

Consent Agenda
All matters listed within the Consent Agenda have been distributed to every member of the City Council,
Commission, and/or Committee for reading and study, are considered to be routine, and will be enacted by
one motion. If separate discussion is desired, any item may be removed from the Consent Agenda and
placed on the Regular Agenda by request.

1.

Approve April 2, 2025 Planning Commission Meeting Minutes

2.

Approve May 21, 2025, Planning Commission Meeting Minutes

3.

Approve June 4, 2025, Planning Commission Meeting Minutes

4.

Approve August 6. 2025, Planning Commission Meeting Minutes
Motion: Approve Concent Agenda
Moved: Etter
Seconded: Kendall
Ayes: Irvine, Kendall, Etter
Nays: None
Absences: Reynolds, Garrett
Nays: 0 Absent:
2

Passed:

Recused:
0

Yes

IV. Public Hearing(s)

Page 1 of 5

Planning Commission Meeting Minutes

August 20, 2025

1.

MP-25-1 Mule Deer Estates Master Plan Development
A. Opens Public Hearing
B. Planning Commission Chair reads Quasi-Judicial Statement
C. Staff Report
D. Applicant Testimony
E. Proponent Testimony
F. Neutral Testimony
G. Opponent Testimony
H. Applicant Rebuttal Testimony
I. Close Public Hearing
J. Planning Commission Deliberation
Bethany O'Connor, Associate Planner
Chair Irvine opened the public hearing and explained the hearing process, noting that after
opening statements, staff would present their report, followed by applicant testimony, then
testimony from proponents, neutral parties, and opponents. After any rebuttal from the
applicant, the Commission would deliberate and make a decision.
Chair Irvine read the quasi-judicial statement, explaining the procedures and standards for
the hearing, including disclosure requirements and appeal rights.
None of the commissioners reported any ex parte contacts, biases, or conflicts of interest,
and no challenges were made to any commissioner's participation.
Bethany Campbell presented the staff report for file MP-25-1. She explained that the
agenda listed two separate items - the master plan development and the subdivision - to
break things up administratively, with the master plan providing a broader view of the
development.
She explained that the proposed development is located on Southeast McTaggart,
Southeast 10th Street, and Southeast J Street, comprising two lots. The northern portion
(1.5 acres) is zoned R-1, and the southern portion (approximately 11.5 acres) is zoned R-3,
for a total site of 13 acres. The proposal includes 21 townhomes and 47 single-family
dwellings for a 68-lot subdivision.
Bethany Campbell noted that per the housing capacity analysis, all housing types are
needed in Madras. Under Oregon statute ORS 197.307, the city must adopt clear and
objective standards to review the development. She explained that the development meets
code requirements for housing types, with approximately 70% single-family dwellings and
30% townhomes, satisfying the requirement that no single housing type exceed 80% of the
development.
Regarding density, Campbell reported the R-1 zone requires at least 4 dwellings per acre
(the proposal offers 4.1), and the R-3 zone requires 6 dwellings per acre (the proposal offers
6.1). The traffic impact analysis showed no capacity mitigation was required, as the
development is at approximately 50% of the maximum theoretical density the site could
support.
Hayes McCoy, civil engineer for applicant Gary Albers, explained that the lower density was
due to the significant topography on the site, particularly the drop-off visible from J Street.
Higher density would have required more extensive grading, increasing project costs.

Page 2 of 5

Planning Commission Meeting Minutes

August 20, 2025

In response to questions from Chair Irvine, McCoy clarified that some lots would have grade
changes but would not be as steep as existing lots in Strawberry Heights. He confirmed that
access to the development would be from interior streets rather than J Street, as required by
Public Works. A pedestrian trail connection would be provided, aligned with the intersection
where 10th Street comes in from the south, allowing children walking to Buff Elementary to
travel through the neighborhood rather than along J Street.
Commissioner Kendall asked about the phasing schedule.
Hayes McCoy confirmed that Phase 1 would be first, with Phase 4 being delayed due to
topographic challenges. The townhomes would be part of Phase 3.
Commissioner Kendall also inquired about housing affordability, and McCoy clarified this
would be market-rate housing with no specific affordability goals.
Commissioner Etter expressed concern about traffic at the intersection by Buff Elementary,
noting it is already congested in the mornings.
Hayes McCoy responded that Public Works had requested a rounded corner at the
southeast edge of the development to accommodate a future roundabout if traffic conditions
worsen.
Jerome Turrubiate of 881 Southeast 10th Street testified regarding his property adjacent to
the proposed development. He expressed concern about a portion of his property line being
included in the cul-de-sac in Phase 4, asking if his property could be taken without his
consent.
Hayes McCoy clarified that the city would not take his property without permission, and that
the developer would need to negotiate with him if they wanted to include that portion of his
property in the development. If no agreement could be reached, the developer would need to
modify their plans.
Jerome Turrubiate also asked about traffic noise concerns and whether any noise
mitigation measures were planned.
Chair Irvine explained that traffic analyses had been conducted and requirements
addressed through the application process. She invited him to review the meeting packet
and speak with city staff if he had further questions.
No proponent or opponent testimony was presented.
Chair Irvine noted that this project represents valuable infill development that efficiently
uses existing infrastructure and provides needed housing. Commissioner Etter agreed it was
a good location with proximity to schools.
Commissioner Kendall inquired about school bus routes, learning that most students would
walk to nearby schools.
Motion:
Moved:
Page 3 of 5

Approve File No. MP-25-1 Mule Deer Estates Master Plan
Development
Etter
Planning Commission Meeting Minutes

August 20, 2025

Seconded:
Ayes:

Nays:
Absences:
Passed:

2.

Kendall
Irvine, Kendall, Etter
None
Reynolds, Garrett

Nays: 0

Absent:
2

Recused:
0

Yes

SD-25-1 Mule Deer Estates Subdivision Application
A. Opens Public Hearing
B. Planning Commission Chair reads Quasi-Judicial Statement
C. Staff Report
D. Applicant Testimony
E. Proponent Testimony
F. Neutral Testimony
G. Opponent Testimony
H. Applicant Rebuttal Testimony
I. Close Public Hearing
J. Planning Commission Deliberation
Bethany O'Connor, Associate Planner
Chair Irvine opened the public hearing for the subdivision application and read the quasijudicial statement. The commissioners again confirmed they had no ex parte contacts,
biases, or conflicts of interest.
Bethany Campbell presented the subdivision application, focusing on infrastructure
improvements and lot development standards. She explained that the developer would be
required to dedicate right-of-way to meet major collector road standards, including 6-foot
sidewalks and planter strips along Southeast McTaggart and Southeast 10th Street.
The plan includes pedestrian crossings with ADA ramps, pedestrian crossing signs, and
streetlights to improve connectivity for children walking to school. All lot access would be
from local streets rather than from J Street.
Campbell confirmed that the proposal meets or exceeds all lot size requirements, frontage
requirements, and block length and perimeter requirements. Since townhomes are
proposed, the developer is required to provide 200 square feet of common area per
townhome development, totaling approximately 4,200 square feet. The developer has
exceeded this requirement, providing about 5,600 square feet of common area.
Hayes McCoy explained the "future middle housing" area shown on the plan. He clarified
this would be platted as a separate unit of land, not as townhome lots, with a different
process used to create townhomes that would visually match the other townhomes. Access
would be through a private shared driveway across the front of lots 49 and 50 via an
easement. He confirmed that when homes are built on these lots, buyers would be aware of
any easements or shared driveways, as these would be documented on the subdivision plat.
Jerome Turrubiate inquired about dust abatement during construction and fencing plans.
Bethany Campbell explained that the developer would be required to obtain a grading
permit from Public Works and address dust control measures. A preconstruction meeting

Page 4 of 5

Planning Commission Meeting Minutes

August 20, 2025

would also address dust mitigation, and the Public Works department would monitor the
development and address any neighborhood complaints. She explained that the city does
not require permits for fences in residential areas, as this is considered a civil matter.
Craig Chenoweth clarified that fencing is typically only required as a transitional element
between conflicting zones, such as commercial to residential, but not within residential
developments. The developer could choose to install fencing along busy roads for continuity,
but this would be voluntary.
No proponent or opponent testimony was presented.
The Commission expressed agreement that the subdivision application aligned with the
previously approved master plan.
Motion:
Moved:
Seconded:
Ayes:

Nays:
Absences:

Approbve File No. SD-25-1 Mule Deer Estates Subdivision
Application
Etter
Kendall
Irvine, Kendall, Etter
None
Nays: 0 Absent:
Recused:
Reynolds, Garrett
2

Passed:

V.

0

Yes

Regular Agenda

VI. Additional Discussion
Bethany Campbell informed the Commission that the next meeting was scheduled for
September 3rd, but there were currently no agenda items. She would contact commissioners
closer to the date to either cancel the meeting or confirm attendance.
VII. Adjourn Meeting
The meeting adjourned at 7:27 p.m.
Minutes prepared by: Bethany Campbell
______________________________
Bethany Campbell, Associate Planner
Director

Reviewed by:
_____________________________
Nicholas Snead, Community Development

Approved by Planning Commission on: __________________

Page 5 of 5

Planning Commission Meeting Minutes

August 20, 2025

CITY OF MADRAS
Request for Planning Commission Action

Meeting Date: September 17, 2025
To:

Planning Commission Members

From:

Nicholas Snead, Community Development Director

Subject:

Omnibus Development Code amendments.

TYPE OF ACTION REQUESTED:
Approve
MOTION(S) FOR CONSIDERATION:
The Planning Commission may take one of the following actions:
1. Make a recommendation to the City Council to approve the proposed Development Code
amendments as presented; or

2. Make a recommendation to the City Council to approve the proposed Development Code
with any specific changes; or

3. Continue the public hearing to a date and time certain.
OVERVIEW:
From time to time, City staff identify the need to amend the City’s Development Code. The
Community Development Director has recognized such a need. The proposed Code
amendments will resolve existing problems in the Development Code. The amendments will be
reviewed in the manner of a Type IV review process for legislative amendments per MMC
18.75.020. Such amendments generally involve broad public policy decisions that apply to other
than an individual property owner. These include, without limitation, amendments to the text of
the Comprehensive Plan and map, Development Code, and Zoning Map, which are not directed
at a small number of properties. They are reviewed using the Type IV procedure. Additionally,
Legislative hearings require Commissioners to declare any potential economic benefits of the
proposed Code amendments at the beginning of the hearing. Staff has prepared the Code
amendments, provided the proper notice to agencies, and published notice of the Planning
Commission’s September 17th, 2025, public hearing in the Madras Pioneer newspaper in the
August 18, 2025, edition of the Madras Pioneer.
On September 17, 2025, the Planning Commission will conduct a legislative public hearing. Staff
recommends that the Planning Commission take formal action to approve the proposed
Development Code amendments as presented.
Page 1 of 2

Request for Planning Commission Action

STAFF ANALYSIS:
The City is proposing omnibus Development Code amendments to address a multitude of issues
in one consolidated package of amendments through a legislative hearings process. The
Planning Commission and the City Council will hold hearings on the matter. If approved, the
proposed Code amendments will be enacted by City ordinance.
The attached documents include a summary table and the markup version of the proposed Code
amendments. Nonetheless, the proposed Code amendments were drafted to achieve the
following goals:
1. Add definitions to support the proposed Code changes or modify existing definitions so
that they are consistent with state law.

2. Modify the permitted uses in the Airport Development (AD), Large Lot Industrial (LLI), and
Industrial (I) zones to support traded sector technology-related uses.

3. Ensure the master plan standards are the same for Airport Development (AD), Large Lot
Industrial (LLI), and Industrial (I) zones.

4. Establish standards for decorative rock groundcover in the Landscaping standards.

5. Remove the ability to use the space inside a garage or carport to meet the off-street
parking standard.
FISCAL INFORMATION:
N/A
SUPPORTING DOCUMENTATION:

Page 2 of 2

Request for Planning Commission Action

Summary Table of the Development Code amendments for File #TA-25-1
Code Section
Summary of Change
Adding definitions to support code changes. Modifiying definitions to be consistent with state
18.15.030
law (e.g. Cottage Cluster)
18.15.120(2)
Convert list of uses into a table. Then distinguish between Aeronautical and related Uses and
Non-Aeronautical. Add clarifying footnote that Non-Aeronautical Uses are permitted on areas
in the City's current Airport Layout Plan indentified for Non-Aeronautical uses.
18.15.120(4)(c)
Add clarifying standard that the area 500 feet east of the eastern boundary of Berg Drive,
from the Dogwood Drive south to tax lots 500 and 800 on Jefferson County Assessor’s
Map No. 10-13-26, shall be reserved for Aeronautical Related Uses.
18.15.120(7)
Remove conditional requirement for sprinkler system in buildings. The City will rely upon the
Building Official to determine if sprinklers are requried throught the Building Permit review
process. Clarifies that structures for Aeronautical Uses may be approved to be higher than
the maximim building height standard if they are approved by the FAA.
18.15.120(8)
Add clarifying requirement for FAA to appove buildings and electromagnetic devices.
18.15.120(9)
Adds requirement for all development in the Airport Development (AD) zone to comply with
the City's Master Plan standards in MDC 18.55. This requirement is being added to the
Airport Development (AD), Large Lot Industrial (LLI), and Industiral (I) zones to standardize
the requirement across all three zoning districts.
18.15.120(10)

18.15.120(11)
18.15.120(12)
18.15.120(13)

Adds requirement for all uses and development to comply with City's Airport, Wastewater, &
Transportation Master Plans as well as the Industrial Site Readiness Plan.
Clarifies development in the AD zone is to comply with the Design Review standards in MDC
18.40.
Clarifies off-street parking standards for the AD zone
Remove requirement to comply with Floodplain standards because the AD, LLI and I zones
are not mapped in effective regulatory Flood Insurance Rate Maps for the City of Madras.

18.15.130()4)(b)
Remove requirement to comply with Floodplain standards because the AD, LLI and I zones
are not mapped in effective regulatory Flood Insurance Rate Maps for the City of Madras.
18.15.130()4)(e)

18.25.170(2)(H)(i)

Adds requirement for all development in the Airport Development (AD) zone to comply with
the City's Master Plan standards in MDC 18.55. This requirement is being added to the
Airport Development (AD), Large Lot Industrial (LLI), and Industiral (I) zones to standardize
the requirement across all three zoning districts.
Clarifies that decorative rock can be used for groundcover by establishing standards for the
decorative rock that current do not exist. Decorative rock groundcover is a drough-tolerant
landscaping approach.

18.25.050(1)

Remove ability to use garages and carports for off-street parking spaces.

18.05.030

Definitions

Aeronautical Use - means any use within the Airport Reserve that involves, makes
possible, or is required for the operation of aircraft or that contributes to or is required for
the safety of such operations. It includes, but is not limited to: Air taxi and charter
operations; Scheduled or nonscheduled air carrier services; Pilot training; Aircraft rental
and sightseeing; Aerial photography; Crop dusting; Aerial advertising and surveying; Aircraft
sales and service; Aircraft storage; Sale of aviation petroleum products; Repair and
maintenance of aircraft; Sale of aircraft parts; Parachute activities; Ultralight activities;
Sport pilot activities; and Military flight operations.
“Aeronautical Related Use” means a use that benefits from the proximity to the airport and
airport businesses. Uses may include aviation manufacturing, aviation maintenance, storage, or
businesses that support activity on the airport.
“Decorative Rock” means clean, washed, or natural stone material such as river rock, crushed
basalt, or other similar materials that are visually appealing, durable, and intended for
landscaping purposes. Decorative rock does not include construction-grade aggregate or
aggregates used for construction.
Dwelling” means a building or part thereof designed for and/or used for residential occupancy
and containing one or more dwelling units.
…
(e) “Cottage cluster” means a grouping of cottages with a common courtyard dwelling units that
are detached or attached in subgroupings of up to four units in any configuration and have a
common courtyard.
“High-Tech Industrial” means a low-impact industrial use focused on the research,
development, testing, or assembly of high-technology products or systems, including software,
electronics, robotics, biotechnology, and telecommunications. Activities may include limitedscale fabrication, clean rooms, laboratories, and technical offices. Operations are typically
conducted indoors and are compliant with all applicable Federal Aviation Administration
regulations.
“Innovation and Data Use” means a flexible land use category intended to accommodate
emerging technology uses, such as artificial intelligence operations, cloud-based computing,
digital media processing, and advanced data analytics. Uses may include data centers,
collaborative workspaces, and other technology-supportive facilities. The use will be compliant
with all applicable Federal Aviation Administration regulations.
“Non-aeronautical Use” means the use as any use of airport land that is not related to
aeronautical purposes, as defined by the FAA. This includes activities such as storing
nonaeronautical items in facilities designated for aeronautical use, which must comply with
FAA regulations. Specifically, non-aeronautical use may include storage of vehicles,
maintenance activities, or other uses that do not interfere with the aeronautical utility of
Page 1 of 16

the hangar or airport facilities.
“Technology and Data Services” means a facility primarily engaged in the operation,
management, and maintenance of computer servers, storage systems, and digital networking
equipment used for data processing, storage, and distribution. This includes data centers,
server farms, cloud computing facilities, and similar operations. Facilities may include ancillary
office space, power supply and cooling systems, and security infrastructure. The use will be
compliant with all applicable Federal Aviation Administration regulations.

Page 2 of 16

18.15.120

Airport Development Zone (AD).

(1) Purpose. The purpose of the Airport Development Zone is to provide land adjacent to
airport facilities for future commercial and industrial uses that may be dependent on air
transportation. The permitted uses in the AD zone include common airport activities such
as hangar development, FBO services, and fuel storage. Several compatible Non-Aeronautical
uses such as manufacturing, offices, warehousing, agricultural processing/storage, call centers,
High-Tech Industrial, and data and related and supportive technology uses are also allowed in
the zone.
(2) Permitted Uses.
(a) Air cargo terminals.
(b) Aircraft sales, repair, service, storage, and schools related to aircraft operations, and
facilities essential for the operation of airports, such as fuel storage, hangar use, and fixed
base operator (“FBO”) offices.
(c) Terminals (passenger – air, taxi, and bus).
(d) Public and semi-public buildings, structures, and uses essential to the welfare of an
area, such as fire stations, pump stations, and water storage.
(e) Ancillary uses with a total floor area no larger than 1,000 square feet.
(f) Uses where the ongoing operations must be directly dependent upon and associated
with the airport.
(g) Assembly and manufacture of goods.
(h) Assembly, repair, and storage of heavy vehicles and machinery.
(i) Storage and processing of agricultural products.
(j) Warehouse and freight terminal operations.
(k) Professional offices.
(l) Public utility facilities.
(m) Call centers.
Table 18.15.120
Use
AD Zone
Aeronautical & Related Uses:
Air cargo terminals
P
Aircraft sales, repair, service, storage, and schools related to aircraft
P
operations, and facilities essential for the operation of airports,
such as fuel storage, hangar use, and fixed base operator (“FBO”)
offices.
Terminals (passenger – air, taxi, and bus)
P
P
Ancillary uses with a total floor area no larger than 1,000 square
P
feet.
Uses where the ongoing operations must be directly dependent
P
upon and associated with the airport.
Assembly and manufacture of goods.
P
Assembly, repair, and storage of heavy vehicles and machinery.
P
P
Page 3 of 16

Warehouse and freight terminal operations.
P
Professional offices.
P
Public Utility Facility
P
Non-Aeronautical Uses1:
Call centers
P
Public utility facilities.
P
Public and semi-public buildings, structures, and uses essential to
P
the welfare of an area, such as fire stations, pump stations, and
water storage.
Storage and processing of agricultural products.
P
Technology and Data Services
P
High-Tech Industrial
P
Innovation and Data Use
P
Public Utility Facility
P
1: These uses shall only be permitted in Non-Aeronautical areas as identified in the City’s
current Airport Layout Plan, except as otherwise allowed herein.
(3) Conditional Uses. None.
(4) Limitations of Use. In the AD Zone, the following conditions shall apply:
(a) Liquid and Solid Wastes. Storage of animal, vegetable, or other wastes which attract
insects, rodents, or birds or otherwise create a health hazard is prohibited.
(b) Discharge Standards. Emissions of smoke, flying ash, dust, vapor, gases, or other forms
of air pollution that may cause nuisance or injury to human, plant, or animal life, or to
property, or that may conflict with any present or planned operations of the airport are
prohibited.
(c) Aeronautical and related Uses in the Non-Aeronautical Areas. The area 500 feet east of
the eastern boundary of Berg Drive, from the Dogwood Drive south to tax lots 500 and 800
on Jefferson County Assessor’s Map No. 10-13-26, shall be reserved for Aeronautical
Related Uses.
(5) Lot Area Requirements.
(a) Minimum street frontage of lots: 50 feet.
(6) Setback Requirements. None, except:
(a) No building may be closer to a farm zone than the height of the building in the AD
Zone.
(7) Height of Building.
(a) Maximum height: Two stories or 30 feet, whichever is less, if not equipped with a
sprinkler system. Three stories or 45 feet, whichever is less, if equipped with sprinkler
Page 4 of 16

system approved by the Fire Marshal. Structures on the airport property necessary that are
for Aeronautical Uses the operation of the airport may be approved for a greater height as
part of site plan approval and subject to FAA approval.
(8) Glare and Electromagnetic Interference.
(a) Building materials must not produce glare which may conflict with any present or
planned operations of the airport, as permitted by the Federal Aviation Administration.
(b) No use may produce electromagnetic interference which may conflict with any present
or planned operations of the airport, as permitted by the Federal Aviation Administration.
(9) Master Planned Development. All development in the AD Zone is subject to the Master
Planned Development standards in MDC 18.55. Master Plans shall be approved before Site
Plan Review approval or concurrently reviewed with Site Plan Review.
(10) All land uses and development in the AD Zone shall be consistent with the following

plans:

(i) The current Madras Municipal Airport Master Plan.
(ii) The current City of Madras Wastewater Master Plan.
(iii) The current City of Madras Transportation System Plan.
(iv) The current Industrial Site Readiness Plan.
(9)(11) Design Review. All development in the AD Zone is subject to the Design Review
Standards in MDC 18.40.
(10)(12) Parking Regulations. (Requirements of MDC 18.25.040 through 18.25.070 also apply).
(a) Site plan(s) shall comply with the applicable provisions of MDC 18.25.040 and MDC
18.25.050submitted with an application for a building permit must include a parking plan
which shows the location and number of parking spaces, circulation patterns, and ingress
and egress provisions.
(b) All industrial and commercial uses within an Airport Development Zone must comply
with MDC Table 18.25.050-1.
(c) All parking lots must have an all-weather surface.
(d) Adequate provisions for safe and convenient circulation, ingress and egress must be
provided.
(11)(13) Sanitation Regulations. Before any structure receives a certificate of occupancy, it must
be connected to the City sewer system where the structure is within 300 feet of an existing City
sewer.

Page 5 of 16

(12)(14) Water Regulations. Before any structure receives a certificate of occupancy, it must be
connected to the City water system unless authorized by the City for connection to an adjoining
water system.
(13) Flood Hazard Areas. Any structure proposed to be located in the flood hazard area must
meet the standards of the Federal Emergency Management Agency (FEMA) and Chapter 18.45
MDC.
(14)(15) Lighting. All lighting must comply with the outdoor lighting standards in MDC 18.25.160
and the applicable Federal Aviation Administration regulations.
(15)(16) Landscaping. Landscaping must comply with the landscaping standards.
(16)(17) Federal Aviation Administration. Any use or development in the AD Zone must meet all
standards as set forth by the Federal Aviation Administration. [Ord. 933 § 3.12, 2019.]

Page 6 of 16

18.15.130
Large lot industrial (LLI).
(1) Purpose. The Large Lot Industrial Zone is intended to provide opportunities for the
development of traded sector uses and implement the Central Oregon Regional Large Lot
Industrial Needs Analysis.
(2) Permitted Uses.
(a) Allowed Uses. Uses allowed in the LLI Zone are listed in Table 18.15.130-1, which
includes uses permitted outright (P), uses permitted as accessory to the primary permitted
use (A), uses permitted conditionally (C), and prohibited uses (X). The Planning
Commission may approve uses not listed in the table in accordance with MDC 18.80.320.
Table 18.15.130-1. Allowed Uses
Use

Review

1. Traded sector uses.

P

2. Subordinate industrial uses that support a primary traded sector use
located in the LLI Zone.

P(1)

3. Service commercial and retail uses.

P(1)

4. Public or semi-public uses including municipal, police, fire, other related
governmental uses and buildings.

P

5. Temporary uses subject to MDC 18.30.010.

P

Technology and Data Services2

P

High-Tech Industrial2

P

Innovation and Data Use2

P

Public Utility Facility2

P

6. Residential Uses

X

1: These uses are not permitted until a traded sector use is established and can only be sited in an
area subject to an approved LLI master plan.
2: These uses shall only be permitted in Non-Aeronautical areas as identified in the City’s current
Airport Layout Plan, except as otherwise allowed herein.

(3) Development Standards. The following development standards apply to all
development within the Large Lot Industrial (LLI) Zone. These standards ensure that the
public health, safety and general welfare are protected and the general interest of the
public is served. The standards provide for originality, flexibility and innovation in site
planning and development to promote traded sector uses. Development in the LLI Zone
shall comply with the industrial design review standards in MDC 18.40.030. Uses in the LLI
zone also are subject to the development standards in Table 18.15.130-2. When there are
differences between standards in MDC 18.40.030 and Table 18.15.130-2, the standards in
Table 18.15.130-2 shall apply.
Page 7 of 16

Table 18.15.130-2. LLI Development Standards
Standard

Unit

1. Lot Standards
a. Minimum Size

50 acres1

b. Maximum Size

None

c. Street Frontage

50' minimum, unless otherwise approved by
the City of Madras Public Works Director

2. Site Development
a. Setbacks
1. Front Minimum

20'

2. Front Maximum

None

3. Side

None, unless the lot or parcel abuts a
residential zone, in which case the setback
shall be 50'

4. Rear

None, unless the lot or parcel abuts a
residential zone, in which case the setback
shall be 50'

b. Lot Coverage
1. Maximum

85% of the property or lease area

2. Landscaping

10% minimum. Natural features including,
but not limited to, jurisdictional wetlands,
rock outcroppings, and Goal 5 resources
may be used to meet landscaping
requirements, but may not be substituted
for landscape in parking areas, building
frontages, and entryways. Natural features
need not be irrigated but must be
maintained for their functional condition
and to limit wildfire danger to adjoining
properties.

c. Parking

The number of off-street parking spaces
shall be consistent with Table 18.25.050-1.

d. Buildings
1. Height

The maximum building height shall be 45'
unless there are specific compelling needs
related to the manufacture or fabrication of
goods and services related to a traded
Page 8 of 16

Standard

Unit
sector use or a supporting use that
necessitate a deviation from this limit. In no
case shall the height of a building exceed
the requirements of the Federal Aviation
Administration.

2. Orientation

Buildings shall be oriented to the street or to
a primary drive aisle.

e. Outdoor Storage

Outdoor storage areas shall be sited out of
public view or behind a sight-obscuring
fence.

1: The minimum lot size is fifty (50) acres until such time as a traded sector use is
established. After a traded sector use is established, the remaining land within the LLI
master planned area may be divided or reconfigured to accommodate supporting
industrial and commercial uses. The minimum lot size shall be one acre for supporting
industrial and commercial uses.
(4) Other Requirements. All development in the LLI Zone is subject to compliance with the
following special regulations:
(a) Aviation Regulations. Development applications must comply with applicable Federal
Aviation Administration (FAA) regulations concerning building heights, lighting, emissions,
water features, and other land development and use limitations. The Madras Community
Development Director shall be consulted to establish the list of applicable FAA
regulations.
(b) Floodplains. Development in a floodplain must meet Federal Emergency Management
Agency (FEMA) and related City Zoning Ordinance regulations for development in identified
hazard areas.
(c) All land uses and development in the LLI Zone shall be consistent with the following
plans:
(i) The current Madras Municipal Airport Master Plan.
(ii) The current City of Madras Wastewater Master Plan.
(iii) The current City of Madras Transportation System Plan.
(iv) The current Industrial Site Readiness Plan.

Page 9 of 16

(d) Natural Features. Natural features including, but not limited to, jurisdictional
wetlands, rock outcroppings, and Goal 5 resources shall not be developed.
(e) Master Development Plan. Each traded sector use within the LLI Zone on a site ten (10)
acres or larger must first prepare and secure approval for an LLI master plan meeting the
requirements of this section. Subsequent site plan applications within the LLI master
planned area must either adhere to the approved LLI master plan or submit an amendment
to the LLI master plan. All development in the AD Zone is subject to the Master Planned
Development standards in MDC 18.55. Master Plans shall be approved before Site Plan Review
approval or concurrently reviewed with Site Plan Review.

(i) Required Elements.
(A) Development Narrative. The applicant shall supply a narrative describing the proposed
traded sector use, site needs, the area to be included within the LLI master plan, and any
other development proposed or contemplated within the proposed master plan area.
(B) Master Plan Map. The applicant shall provide a map of the master planned area
showing the proposed configuration of lots within the master planned area, the location of
proposed uses, the location of natural features to be designated as protected open space,
and the configuration of streets, driveways, and other transportation facilities. The master
plan map shall require an amendment if a different use, transportation layout, lot
configuration, or other significant deviations are proposed.
(C) Street Connectivity and Trail Networks. A transportation plan for local streets, bicycle
routes, pedestrian paths, and other transportation facilities within the LLI master planned
area shall be prepared. The transportation plan shall be consistent with both the City and
County transportation system plans, adopted as part of their respective comprehensive
plans, and shall provide connections to planned or existing transportation facilities on
properties adjacent to the LLI master planned area.
(D) Utility Needs Analysis. The plan shall include an analysis of the anticipated utility
demand for all planned development in the LLI master planned area for wastewater,
stormwater, potable water, power, telecommunications, natural gas. The applicant shall
also prepare a utility plan setting forth the utility infrastructure, with locations and
specifications meeting the Public Improvement Standards, necessary to support
development proposed as part of the LLI master plan.
(E) Transportation Analysis. The applicant shall submit a transportation impact analysis
consistent with the requirements set forth in the TSP demonstrating that the proposed
development can be safely and efficiently served by existing or proposed transportation
facilities.
(ii) Approval Criteria.
Page 10 of 16

(A) The uses proposed are permitted within the LLI Zone.
(B) Proposed lots within the LLI master planned area meet the development standards in
Table 18.15.130-2.
(C) There is adequate capacity in existing facilities (water, sewer, stormwater, and
transportation), or sufficient upgrades or new facilities are proposed, to serve proposed
development within the LLI master planned area.
(D) The LLI master plan is consistent with the requirements in subsection (4)(a) through (c)
of this section.
(iii) Review Procedure. The LLI master plan shall be reviewed at a public hearing before
the Planning Commission, who will make a final decision. Amendments to the LLI master
plan that do not create additional lots, affect the amount of designated open space, or
increase the overall intensity of development permitted under the LLI master plan may be
approved administratively by the Community Development Director. Any other
amendments, or at the election of the Community Development Director for changes
subject to administrative review, shall follow the procedure for adoption of the LLI master
plan. The approval criteria for a modification shall be limited to those approval criteria for
the LLI master plan that require different findings on account of the proposed modification.
(iv) Conditions of Approval. The City may impose any conditions of approval necessary to
achieve compliance with the approval criteria or to otherwise protect the health, safety,
and welfare of the community.
(v) Subsequent Development. Any structures developed or modified (with the exception of
incidental accessory structures such as sheds, utility enclosures, etc.), change of use, or
outdoor use proposed within the master planned area shall be subject to site plan
approval pursuant to Section 4.8 and shall be evaluated for compliance with Section 4.8,
the LLI master plan, and the standards set forth in this section. Partition, subdivision, or
property line adjustment approvals will also be required to divide or reconfigure the lots
within the master planned area.
(f) No land zoned LLI may be rezoned to another City zone within ten (10) years of its initial
LLI designation.
(5) Design Review. Development in the LLI Zone shall comply with the design review
criteria for industrial development set forth in MDC 18.40.030.
(6) Conditions of Approval. In addition to any conditions of approval imposed as part of
LLI master plan, site plan, conditional use, or any other concurrent approval, the following
Page 11 of 16

Commented [NS1]: Need to change this to the
new section that needs to be created for the
Industrial (I), Airport Development (AD), and Large
Lot Industrial (LLI) zoning districts.

shall be mandatory conditions of approval for all development and uses within the LLI
Zone:
(a) At all times:
(i) Development and uses will not adversely affect or interfere with airport operations and
will be subject to applicable FAA regulations and any other federal airport authority,
including, without limitation, the City’s grant assurances and requirements under 14
C.F.R. Part 77, as amended, and any applicable airport rules and regulations.
(ii) Development and uses will be subordinate to, and conducted in a manner that will not
adversely affect and/or interfere with, airport-related flight operations and/or contribute to
flight hazards, including, without limitation, the following: (A) emitting electronic
interference with aircraft radio communications or electronic navigational aids; (B)
inhibiting pilot visibility through, among other things, emission of smoke or vapor, the use
of glaring lights, the use of lights that resemble a layout or color of a landing area, or the
use of search lights or flash-type advertising signs; (C) creation of hazards which are
dangerous to the safety of aircraft or flying in the vicinity of the airport; and/or (D) creating
attractants of birds or wildlife that are hazardous to aircraft.
(iii) The City and the public shall have a right of flight for passage of aircraft in the airspace
above the subject land together with the right to cause noise, vibration, dust, fumes,
smoke, vapor, and other effects inherent in the navigation or flight of aircraft and/or
operation of the airport.
(iv) Development and uses will not interfere with the operation and/or activities of the
Airshow of the Cascades during airshow days and will otherwise comply with applicable
airshow regulations.
(b) Prior to issuance of a certificate of occupancy:
(i) All buildings with bathroom facilities shall be connected to the City sewer system; or
where applicable, connected to an approved septic drain field or alternative wastewater
treatment system. Development that occurs within 300 feet of an existing City sewer must
connect to the City sanitary sewer. Any structures requiring a building permit shall connect
to the City water system and demonstrate compliance with fire-flow and fire protection
requirements for the building. The City may authorize connections to an adjoining water
system.
(ii) The development shall be connected to a permitted and operational on-site or off-site
stormwater management system.
(iii) All required on-site and off-site transportation improvements have been completed.
[Ord. 898 § 3 (Exh. D), 2017.]
Page 12 of 16

18.25.170
Landscaping standards.
(1) General Standards. Unless otherwise specified for a specific use or zone in this
Development Code, the minimum amount of landscaping is established by zone as
follows:
R-1:
15%
R-2:

15%

R-3:

15%

C-1:

15%

C-2:

10% of off-street parking
area

C-3:

15% of off-street parking
area

NC:

15%

I:

10%

MUE:

15%

OS/PF:

25%

AD:

10%

MO:

15%

CPUD:
15%
(2) Specific Standards. Landscaping shall comply with the following standards:
(a) Plant Selection. Native vegetation shall be preserved or planted where practical. A
combination of live nonnative deciduous and evergreen trees, shrubs and ground covers,
including lawn, shall be used for all planted areas. Drought-tolerant plantings are
encouraged. Fire-resistive plants should be planted in areas or on slopes where necessary
to reduce the risk of fire spreading to structures. As necessary, soils shall be amended to
allow for healthy plant growth.
(b) Hardscape Features.* Ground-level areas for passive use, such as patios, decks,
plazas, paved dining areas, etc., may cover up to fifteen percent (15%) of required
landscaping area; swimming pools, sports courts and similar active recreation facilities
may not be counted toward fulfilling the landscaping requirement.
(c) Stormwater Facilities. Stormwater facilities (e.g., detention/retention ponds and
swales) that are landscaped can be counted in the required amount of landscaped area on
Page 13 of 16

the site. Planting of broadleaf canopy trees is encouraged as effective surface water
interceptors.
(d) In the R-1, R-2, and R-3 zones, at least fifty percent (50%) of the required landscaping
must be located in the front yard setback or otherwise between the structure and the front
property line.
(e) Landscaped areas must be appropriately irrigated. Xeriscaping may be unirrigated at
the discretion of the Community Development Director.
(f) Required landscaping must be continuously maintained. Plants or trees that die or are
damaged must be replaced and maintained similar to initially installed landscaping.
(g) Surface drainage must be managed in accordance with the Public Improvement
Standards.
(h) Ground-level areas for passive use, such as patios, decks, etc., may cover up to fifteen
percent (15%) of the required landscaping area; swimming pools, sports courts, and
similar active recreation facilities may not be counted toward fulfilling the landscape
requirement.
(i)

Decorative Rock Ground Cover.

(a) Purpose. To ensure that landscaped areas contribute to the visual appeal, character,
and environmental quality of the City of Madras by requiring the use of appropriate ground
cover materials that are both attractive and functional.
(b) Ground Cover Requirements.
(1) All required landscaped areas shall include living plant materials, mulch, or decorative
ground cover that provides full coverage within two years of planting.
(2) Where non-living ground cover is used, such as rock or bark mulch, it shall be used in
combination with shrubs, trees, or other plantings.
(3) Size and Color: Decorative rock must be between one (1) inch and three (3) inches in
diameter and shall consist of natural or earth-tone colors. Bright or fluorescent-colored
materials are prohibited unless approved by the Planning Director for specific design
intent.
(4) Installation Requirements: Decorative rock must be installed over a weed barrier fabric.
Decorative rock being used as ground cover must be installed to a minimum depth of one
(1) inch to ensure adequate coverage.

Page 14 of 16

(5) Prohibited Materials. Crushed aggregate, road base, or decomposed granite used for
road construction, or similar materials, are prohibited as ground cover in landscaped
areas.
(6) Maintenance. Decorative rock and other ground cover must be maintained in a clean
and weed-free condition. Areas must be replenished or refreshed as needed to maintain
coverage and appearance.

Page 15 of 16

18.25.050

Off-street parking.

All buildings and uses must comply with the parking requirements set forth in this section.
(1) Amount Required. The number of required off-street vehicle parking spaces shall be
determined in accordance with MDC Table 18.25.050-1. Off-street parking spaces may include
spaces in garages, carports, parking lots, and/or driveways if vehicles are not parked in a vehicle
travel lane (including emergency or fire access lanes), public right-of-way, pathway, or
landscape area.

Page 16 of 16