Land Use Applications and Checklist
Land Use is regulated by Title 16 of the Sherwood Municipal Code, also known as the Sherwood Zoning and Community Development Code. Use the Land Use Application Form to submit an application for the following. Planning fees for land use applications can be found at the bottom of this page.
Land Use Applications submitted to the Planning Department that have been deemed complete and are in review can be found on the Current Land Use page. Projects that have been approved will remain until the plat has been recorded and/ or the project has received final approval from the Building Department.
Annexation into the City of Sherwood has a formal process that may be initiated by the City or by individuals with property in the Urban Growth Boundary. Property owners who wish to be annexed into the City need to submit a Land Use Application Form with the information required per the Checklist for Annexation Packet.
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A Conditional Use Permit (CUP) allows the City to consider special uses which are not allowed outright within a zone through a public hearing process. A Conditional Use Permit is required for a change in use or the expansion of a legal non-conforming use if the proposed changes would increase the size, square footage, seating capacity or parking of existing permitted improvements by 20% or more.
Conditional Use Permits require the submittal of a Land Use Application Form with the information required per the Conditional Use Permit Checklist. This land use is a Type III process with a public hearing before a Hearings Officer.
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Minor land partitions divide one parcel of land into two or three parcels of land. The applicant must submit a land use application and other submittal requirements. The application preliminary plat approval must comply with applicable zoning regulations, must dedicate all common improvements, including streets, parks, floodplains, sanitary sewer, storm water, and water supply systems. The application must show that all of the parcels can be served by public facilities and that adjoining land can be developed or is provided access that will allow future development, in accordance with other development Code provisions. Minor land partitions are a Type II administrative decision.
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A comprehensive plan amendment is any change to the text or maps of the City of Sherwood’s adopted Comprehensive Plan. A comprehensive plan amendment usually deletes, supplements, changes the text, or modifies the land use map designations. Comprehensive plan amendments are legislative changes to the City’s long range planning documents and require public hearings before the City’s Planning Commission and City Council. This is a Type V land use process. The City Council makes all final decisions on a comprehensive plan amendment.
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Persons wishing to open a Medical Marijuana Dispensary (MMD) must first apply to the Oregon Health Authority (OHA) and receive verification of registration and intention to comply with OHA rules. In addition to the States rules, Medical Marijuana Dispensaries cannot be larger than 3000 square feet, are restricted to industrially zoned property and must maintain 1000 foot buffer from school and parks (see map). The Medical Marijuana Dispensary Special Use Permit application is available below.
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Planned Unit Developments (PUD) include the development of land through an overall site design on a single parcel of land or multiple properties under one or more ownerships. The PUD process allows creativity and flexibility in site design and review which cannot be achieved through a strict adherence to existing zoning and subdivision standards. Planned Unit Developments are subject to review and hearings by both the Planning Commission and the City Council. The City Council makes the final decision on the Preliminary Planned Unit Development. This is a Type V land use process. The Planning Commission reviews and approves detailed Final Development Plans, and Site Plans associated with a Planned Unit Development. Approval of a Preliminary Planned Unit Development is binding upon the City for the purpose of preparation of the Final Development Plan.
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Pre-application conferences are encouraged and are scheduled to provide the applicant with information and procedural requirements for land use and development. Use the Pre-application Form found in the Pre-Application Packet to schedule a meeting. Meetings are generally held on Thursday afternoons and are set a minimum of 14 days out to provide time for staff to review.
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Property line adjustments move one or more property boundary lines between two or more lots. No new lots will be created and the adjusted lots must continue to meet existing zoning regulations. A property line adjustment may be processed at the same time as another development application or by itself. If approved by the City, the applicant must submit the adjusted property line(s) to the County according to their requirements. The applicant needs to then submit the recorded property line adjustment survey map to the City within 30 days after recording it with the County. Property line adjustments are a Type I administrative decision.
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Site Plan Review is a process by which development for Commercial, Industrial, Public and Institutional, and other similar proposed developments undergo to determine whether or not they satisfy the standards of the Sherwood Zoning and Community Development Code as it applies to uses, dimensions, parking requirements, landscaping, and other applicable standards. Site Plan review is conducted by staff, the Hearings Officer, or the Sherwood Planning Commission depending on the size and complexity of the development. The size of the site plan determines the land use process and level of review. It ranges from a Type II process for a smaller sites under 15,000 sq. ft., a Type III process is for sites over 15,000 and under 40,000 sq. ft. and Type IV process is for sites over 40,0000 sq. ft. After the initial approval, staff conducts a Final Site Plan review to ensure that all of the conditions of approval imposed by the original Site Plan Review are satisfied.
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Subdivisions are the division of land into more than three (3) lots. Subdivisions are generally governed by Chapter 92 of the Oregon Revised Statutes. Specific subdivision design standards such as lot size, block length, and other dimensional requirements are left to the City to implement. Subdivisions go through a preliminary review that may be conducted by staff, the Hearings Officer, or the Sherwood Planning Commission depending on the proposed number of lots. Subdivisions under ten lots are a Type II process, between 11 and 50 are a Type III and subdivisions over 50 lots are a Type IV process. Final subdivision and plat review is conducted by staff.
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Temporary Uses are generally short-term or seasonal in nature and do not make permanent changes to the site. Because they have the potential to have adverse impacts on the surrounding property there are certain requirement related to Temporary Uses. Temporary Uses that have a Special Event Permit from the City or short-term events less than two weeks (that meet certain criteria) are not required to obtain a Temporary Use Permit.
Temporary Use Permits require the submittal of a Temporary Use Permit Application Form (see below).. This land use is a Type I process and a staff level decision.
A variance is a tool that allows an exception to certain development standards such as setbacks, building height, lot dimensions and other similar Code requirements. Variances are generally intended to apply to property with special circumstances and constraints including size, shape, topography, location or surroundings. A variance is used when strict application of the zoning ordinance deprives such property of privileges enjoyed by other property in the vicinity and the same zoning classification. There are two types of Variances within the City: staff reviews a Class B Variance following a Type II process, and a Class A Variance is reviewed by the Sherwood Planning Commission, as a Type IV process.
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Wireless communication facilities for radio, television and similar communication stations, including associated transmitters generally require a conditional use permit and approval as described below. If there is an existing approved tower or facility and an applicant requests to add an antenna to the facility or “co-locate” on an existing tower or on an existing building or structure not to exceed the roof of the structure, the application will be processed as Type I administrative decision.
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A zoning verification letter is a document provided by the City to verify the current zoning of a site with a summary of the allowable uses within the zoning classification.
The zoning verification letter provided will contain the following information:
- The zoning district and zoning overlay districts applied to the property.
- If the use of the subject property is legal/ nonconforming/or legal nonconforming.
- If there are any outstanding code enforcement violations on the property.
- Provisions set forth for rebuilding the structure if destroyed.
The zoning verification letter is provided on City of Sherwood letterhead. This is the only format in which this information will be provided. Please do not submit sample letters with desired format or content, as they will not be provided.
To obtain a Zoning Verification letter submit request for zoning verification and the required application fee of $50 per parcel.