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June 9, 2014 Agenda KF,M CW ATHRYN IGLEYAYOR ITY OF OODBURN TAL,CW1 ERESA LONSO EONOUNCILOR ARD LE,CWII ISA LLSWORTHOUNCILOR ARD CCA PMC,CWIII ITYOUNCILGENDA ETER CALLUMOUNCILOR ARD JC,CWIV AMES OXOUNCILOR ARD FL,CWV RANK ONERGANOUNCILOR ARD J9,2014–7:00.. UNEPM EM,CWVI RIC ORRISOUNCILOR ARD CHCC–270MS ITY ALL OUNCIL HAMBERS ONTGOMERY TREET 1.CALL TO ORDER AND FLAG SALUTE 2.ROLL CALL 3.ANNOUNCEMENTS AND APPOINTMENTS Announcements: A. The filing period for Mayor and Council positionsis now open. Positions to be voted upon at the November 6, 2014general election are as follows: Mayor:At-Large position (2-year term) Councilor -Ward III:Precinct 835 (4 -year term) Councilor -Ward IV:Precinct 845 (4 -year term) Councilor -Ward V:Precinct 855 (4 -year term) Candidate filing forms and instructions are available from the City Recorder and are posted on the City website. Appointments: None. 4.COMMUNITY/GOVERNMENT ORGANIZATIONS None. 5.PROCLAMATIONS/PRESENTATIONS Proclamations: None. Presentations: A.WDO-Planned Unit Development Update 6.COMMUNICATIONS . None This facility is ADA accessible. If you need special accommodation, please contact the City Recorder at 503-980- 6318at least 24 hours prior to this meeting. **Habrá intérpretes disponibles para aquéllas personas que no hablan Inglés, previo acuerdo. Comuníquese al (503) 980-2485.** June 9, 2014CouncilAgenda Page i – This allows the public to introduce items for Council 7.BUSINESS FROM THE PUBLIC consideration not already scheduled on the agenda. –Items listed on the consent agenda are considered routine 8.CONSENT AGENDA and may be adoptedby one motion. Any item may be removed for discussion at the request of a Council member. A.Woodburn City Council minutes of May 12, 20141 Recommended Action: Approve the minutes. B.Woodburn Planning Commission minutes of January 9, 20144 Recommended Action:Accept the minutes. C.Woodburn Public Art Mural Committee minutes of April 7, 6 2014 Recommended Action:Accept the minutes. D.Woodburn Recreation and Park Board minutes of May 13, 201410 Recommended Action: Accept the minutes. E.Crime Statistics through April 201414 Recommended Action: Receive the report. 9.TABLED BUSINESS None. 10.PUBLIC HEARINGS A.Zone Change 2014-01, Design Review 2014-01, Partition 19 2014-02, and Property Line Adjustment 2014-01, located at 777 Arney Road (Deacon Development Group) Recommended Action:Conduct a public hearing. Direct Staff to prepare an Ordinance to amend the Zoning Map and approve the other actions subject to conditions of approval. B.State Revenue Sharing C.FY 2014-2015 Approved Budget –Members of the public wishing to comment on items of general 11.GENERAL BUSINESS business must complete and submit a speaker’s card to the City Recorder prior to commencing this portion of the Council’s agenda. Comment time may be limited by Mayoral prerogative. June 9, 2014Council Agenda Page ii A.Council Bill No.2957-A Resolution Adopting the Fiscal Year 128 2014-2015 Budget; Making Budget Appropriations; and Categorizing Taxes Recommended Action:Conduct a public hearing and approve the resolution adopting the budget and capital improvements plan, making appropriations, and declaring and categorizing taxes for Fiscal Year 2014-2015. B.Council Bill No. 2958-A Resolution Declaring the City of 133 Woodburn’sElection to Receive State Revenue Sharing Recommended Action:Conduct a public hearing and approve the resolution declaring the City’s election and qualification to receive State Revenue Sharing. C.Council Bill No. 2959-A Resolution Certifying Services for State 136 Revenue Sharing Recommended Action:Conduct a public hearing and approve the resolution declaring the City’s election and qualification to receive State Revenue Sharing. – These are 12.PLANNING COMMISSION OR ADMINISTRATIVE LAND USE ACTIONS Planning Commission or Administrative Land Use actions that may be called up by the City Council. A.DirectorApproval of Partition PAR 2014-01,Located at 3099 N. 138 Pacific Highway (Fjord) Recommended Action:No action is recommended. This item is placed before the Council for information purposes, in compliance with the Woodburn Development Ordinance. The Council may call up this item for review if it desires. 13.CITY ADMINISTRATOR’S REPORT 14.MAYOR AND COUNCIL REPORTS 15.EXECUTIVE SESSION To consult with counsel concerning the legal rights and duties of a public body with regard to current litigation or litigation likely to be filed pursuant to ORS 192.660 (2)(h). To consider records that are exempt by law from public inspection pursuant to ORS 192.660 (2)(f). 16.ADJOURNMENT June 9, 2014Council Agenda Page iii COUNCIL MEETING MINUTES MAY 12, 2014 DATECOUNCIL CHAMBERS, CITY HALL, CITY OF WOODBURN, COUNTY OF 0:00 MARION, STATE OF OREGON, MAY 12, 2014 CONVENED The meeting convened at 7:00 p.m. with Council President McCallum presiding. ROLL CALL Mayor Figley Absent Councilor Cox Present Councilor Lonergan Absent Councilor McCallum Present Councilor Morris Present Councilor Ellsworth Present Councilor Alonso Leon Present Staff Present: City Administrator Derickson, City Attorney Shields, Public Works Director Scott,Police Captain Alexander,PoliceChief Russell, Human Resources Director Hereford, Economic and Development Director Hendryx, Community Services Director Row,Finance Director Shearer, Communications Coordinator Horton, Executive Legal Assistant Veliz, City Recorder Pierson ANNOUNCEMENTS 0:00 A.City Hall, the Library and the Transit System will be closed Monday, May 26th in observance of Memorial Day. The Aquatic Center will be open regular business hours. B.The City Council Meeting scheduled for Monday, May 26th has been cancelled in observance of Memorial Day. PROCLAMATION 0:01 A. Public Works Week 2014 B. Police Memorial Week CONSENT AGENDA 0:07 A.Woodburn City Council minutes of April 28, 2014 Limited On-Premise Sales –New Outlet B. Cox/Alonso Leon …adopt the Consent Agenda. The motion passed unanimously. TABLED BUSINESS - AEROVIRONMENT EV CHARGING STATION 0:08 AGREEMENTCox/Alonso Leon… bring the AeroVironment EV Charging Station agreement off the table for further action by the Council. The motion passed unanimously. Cox/Ellsworth… City Administrator Derickson provided a staff report. approve the agreement between the City of Woodburn and AeroVironment, Inc.,for the EVCharging Station as presented and discussed at the last couple of meetings and authorize the City Administrator to execute on behalf of the City. The motion passed unanimously. Page 1 - Council Meeting Minutes, May 12, 2014 1 COUNCIL MEETING MINUTES MAY 12, 2014 PUBLIC HEARING 0:21 A Public Hearing to consider the City of Woodburn’s 2013-14 Supplemental Budget Request. Council President McCallum declared the hearing open at 7:21p.m. for the purpose of hearing public input on the City’s 2013-14 Supplemental Budget Request. Finance Director Shearer provided a staff report. No members of the public wished to speak in either support or opposition of the 2013-14 Supplemental Budget Request. Council President McCallum declared the hearing closed at 7:25 p.m. COUNCIL BILL NO. 2953 - A RESOLUTION APPROVING TRANSFERS OF FY 0:26 2013-2014 APPROPRIATIONS AND APPROVING A SUPPLEMENTAL BUDGET Cox introduced Council Bill No. 2953 Recorder Pierson read the bill by title only since there were no objections from the Council. On roll call vote for final passage, the bill passed unanimously. Council President McCallum declared Council Bill No. 2953 duly passed. COUNCIL BILL NO. 2954 - A RESOLUTION AUTHORIZING EXECUTION OF A 0:27 POLICE RECORDS MANAGEMENT SYSTEM AND MOBILE DATA SYSTEM AGREEMENT BETWEEN THE CITY OF WOODBURN AND THE CITY OF SILVERTON Cox introduced Council Bill No. 2954. Recorder Pierson read the bill by title only since there were no objections from the Council. Police Chief Russell provided a staff report. On roll call vote for final passage, the bill passed unanimously. Council President McCallum declared Council Bill No. 2954 duly passed. COUNCIL BILL NO. 2955 - A RESOLUTION AUTHORIZING EXECUTION OF A 0:29 POLICE RECORDS MANAGEMENT SYSTEM AND MOBILE DATA SYSTEM AGREEMENT BETWEEN THE CITY OF WOODBURN AND THE CITY OF MT. ANGELCox introduced Council Bill No. 2955. Recorder Pierson read the bill by title only since there were no objections from the Council. On roll call vote for final passage, the bill passed unanimously. Council President McCallum declared Council Bill No. 2955 duly passed. COUNCIL BILL NO. 2956 - A RESOLUTION AUTHORIZING EXECUTION OF A 0:30 POLICE RECORDS MANAGEMENT SYSTEM AND MOBILE DATA SYSTEM AGREEMENT BETWEEN THE CITY OF WOODBURNAND THE CITY OF HUBBARDCox introduced Council Bill No. 2956. Recorder Pierson read the bill by title only since there were no objections from the Council. On roll call vote for final passage, the bill passed unanimously. Council President McCallum declared Council Bill No. 2956 duly passed. AUTHORITY TO APPLY FOR 2014 COPS POLICE OFFICERS FUNDING GRANT 0:31 Cox/Morris… authorize staff to make application for a School Resource Officer Position under the 2014 COPS Hiring Grant Program. Police Chief Russell provided a staff report. Councilor Cox stated that he is in favor of this but wants to be sure that we are not going to be taking away from the ability to put police officers on the ground. The motion passed unanimously. Page 2 - Council Meeting Minutes, May 12, 2014 2 COUNCIL MEETING MINUTES MAY 12, 2014 AWARD OF CONSTRUCTION CONTRACT FOR THE 2013-14 STREET 0:42 RESURFACING IMPROVEMENTS, BID NO. 2013-11Cox/Morris… acting in its capacity as the Local Contract Review Board, award the construction contract for the 2013-14 Street Resurfacing Improvements to Salem Road & Driveway in the amount of $479,861.25. The motion passed unanimously. TEEN CENTER AGREEMENT 0:54 Community Services Director Row provided a staff report. Eric Cardella and Halie Peplinski of the Boys and Girls club provided an update on the Boys and Girls Club Teen Center in Woodburn and invited Councilors to attend their “It Just Takes One” fundraising breakfast on Ellsworth/Alonso Leon… June 10 at 7:30 a.m. at Silverton Health. authorize the City Administrator to enter into a management agreement with the Boys and Girls Club of Salem, Marion, and Polk Counties. The motion passed unanimously. CITY ADMINISTRATOR’S REPORT 1:11 City Administrator Derickson thanked the Council for attending the budget meeting on Saturday. MAYOR AND COUNCIL REPORTS 1:11 Councilor Morris offered his congratulations to the graduating class of 2014. Councilor Ellsworth invited everyone to attend the ribbon cutting of the new exercise equipment at Centennial Park which will take place Sunday at 1:00. She also thanked the volunteers who helped installing it. Councilor McCallum stated that he is impressed with the Ford Leadership Institute and its participants. ADJOURNMENT 1:14 Morris/Ellsworth.. . meeting be adjourned. The motion passed unanimously. The meeting adjourned at 8:14 p.m. APPROVED KATHRYN FIGLEY, MAYOR ATTEST Heather Pierson,City Recorder City of Woodburn, Oregon Page 3 - Council Meeting Minutes, May 12, 2014 3 4 5 6 7 8 9 CityofWoodburn CityofWoodburn RecreationandParkBoardMinutes RecreationandParkBoardMinutes CALL TO ORDER ROLL CALL APPROVAL OF MINUTES BUSINESS FROM THE AUDIENCE NEW BUSINESS FY 14/15 Budget OLD BUSINESS Legion Park Rehabilitation Project 10 Recreation Services Manager Recruitment DIVISION REPORTS FROM DEPARTMENT a.AQUATICS Financial Update o o o o Program Update o o Marketing Update b.RECREATION Youth Sports 11 Active Adult Trips Events Youth Advisory Board Adult Sports c.PARKS & FACILITIES 12 FUTURE BOARD BUSINESS BOARD COMMENTS ADJOURNMENT 13 14 15 16 17 18 Agenda Item June 9, 2014 TO:Honorable Mayor and City Council through City Administrator FROM: Jim Hendryx, Directorof Economic & Development Services SUBJECT: Zone Change 2014-01, Design Review 2014-01, Partition 2014-02, and Property Line Adjustment 2014-01, located at 777 Arney Road (Deacon Development Group) RECOMMENDATION: Conduct a public hearing. Direct Staff to prepare an Ordinance to amend the Zoning Map and approvethe other actions subject to conditions of approval. BACKGROUND: The property was developed with an auto sales lot in 1998. At that time, the City Council approved a site plan and a conditional zoning restriction that limited use of the property to an auto dealership. The applicant now requests a Zone Change to remove the conditional zoning restriction, a Design Review for four retail and restaurant buildings totaling approximately 39,000 square feet, a Partition to divide one parcel into three, and a Property Line Adjustment to relocate an existing property line. The existing building is to be demolished. The property is zoned Commercial General (CG), and is designated Commercial on the Comprehensive Plan Map. Abutting properties are zoned Commercial General (CG), without the restriction to an auto dealership. The Planning Commission conducted a public hearing on the proposal at its meeting of May 22, 2014, received testimony from staff, the applicant, and one nearby property owner, and unanimously voted to forward the matter to the Council with a recommendation of approval. DISCUSSION: The Design Review, Partition, and Property Line Adjustment are before the Council because they are consolidated with the Zone Change decision. Agenda Item Review:City Administrator __x____City Attorney __x____Finance __x___ 19 Honorable Mayor and City Council June 9, 2014 Page 2 FINANCIAL IMPACT: This decision is anticipated to have no direct public sector financial impact. Clarity and flexibility of regulation are anticipated to stimulate private investment and development. Increased development may slightly increase City revenues. Zoning map showing the subject property 20 Honorable Mayor and City Council June 9, 2014 Page 3 Proposed site plan 21 Department of Economic & Development Services Planning Division CITY COUNCILSTAFF REPORT PUBLIC HEARING Type IVZone Change,Type IIIDesign Review,Type II Partition, Application Type Type IProperty Line Adjustment Application NumberZC 2014-01,DR 2014-01, PAR 2014-02, PLA 2014-01 Project Location777 Arney Road,tax lots052W12B00701 and 052W12B01000 Commercial General(CG), restricted to an auto dealership by Zoning Ordinance 2202 Applicant/RepresentativeDeacon Development Group Offspring Holding Limited Partnership (tax lot 052W12B00701) Property Owner and Oregon Dept.of Transportation (tax lot 052W12B01000) Planner AssignedDon Dolenc, Associate Planner Application ReceivedMarch 25, 2014 Application CompleteMay 2, 2014 120-Day DeadlineAugust 30, 2014 Date of Staff ReportMay 27, 2014 Date of Public HearingJune 9,2014 BACKGROUND AND PROPOSAL The property was developed with an auto sales lot in 1998. At that time, the City Council approved a site plan and a conditional zoning restriction that limited use of the property to an autodealership.The applicant now requests a Zone Change to remove the conditional zoning restriction, a Design Review for four retail and restaurant buildings totaling approximately 39,000square feet, a Partition to divide one parcel into three, and a Property Line Adjustment to relocate an existing property line. The existing building is to be demolished. The property is zoned Commercial General (CG), and is designated Commercial on the Comprehensive Plan Map. Abutting properties are zoned Commercial General (CG), without the restriction to an auto dealership. The Planning Commission conducted a public hearing at its meeting of May 22, 2014, and unanimously voted to forward the matter to the Council with a recommendation of approval. 777 Arney Road (ZC 2014-01, DR 2014-01, PAR 2014-02, PLA 2014-01) Page 1 of 33 22 RECOMMENDATION – Approval subject to the conditions on pages 31-32 of this report. APPROVAL CRITERIA Applicable criteria from the Woodburn Development Ordinance (WDO)are Sections: 1.01, 1.02, 2.01, 2.03, 2.05, 3.01, 3.02, 3.03, 3.04, 3.05, 3.06, 3.07, 3.08, 3.10, 4.01, 5.01, 5.02, 5.03, and 5.04. Additional relevantcriteria are the goals and policies of the Woodburn Comprehensive Plan, the accessible parking standards of Section 1104 of the Oregon Structural Specialty Code and ORS 447.233, and the standards of the Transportation System Plan (TSP). Zoning map showing the subject property 777 Arney Road (ZC 2014-01, DR 2014-01, PAR 2014-02, PLA 2014-01) Page 2 of 33 23 Proposed site plan 777 Arney Road (ZC 2014-01, DR 2014-01, PAR 2014-02, PLA 2014-01) Page 3 of 33 24 ANALYSIS AND FINDINGS OF FACT Note: The staff report addresses each Section of the WDO sequentially.A critical issue at hand is the Zone Change, since the proposed development cannot proceed if the zoning restriction is not removed. The following table of contents is provided in order to facilitate a thematic, rather than a sequential reading, if thatis desired. General Provisions .............................................................................................................................. 4 WDO 2.03Commercial Zones ................................................................................................. 5 WDO 2.05.02Interchange Management Area Overlay District .................................................. 6 WDO 3.01Streets ...................................................................................................................... 8 WDO 3.02Utilities and Easements ......................................................................................... 10 WDO 3.03Setbacks and Open Space ..................................................................................... 11 WDO 3.04Vehicular Access ................................................................................................... 11 WDO 3.05Off-Street Parking and Loading ........................................................................... 12 WDO 3.06Landscaping .......................................................................................................... 19 WDO 3.07Architectural Design ............................................................................................. 23 WDO 3.08Partition and Subdivision Standards .................................................................... 26 WDO 3.10Signs ...................................................................................................................... 26 WDO 5.01.08Property Line Adjustment; Consolidation of Lots ............................................... 27 WDO 5.02.05Partition, Preliminary Approval ........................................................................... 28 WDO 5.03.02DesignReview, Type III ........................................................................................ 29 WDO 5.04.04Zoning Map Change, Owner Initiated ................................................................. 29 Other Agency Comments .................................................................................................................. 30 Overall Conclusion ........................................................................................................................... 31 Staff Recommendations .................................................................................................................... 31 Attachments ................................................................................................................................ 32 General Provisions Findings: Per Section 4.01.07, all applications are 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 cumulativeimpacts. Findings: Per Section 5.01.08, Property Line Adjustmentsare Type I decisions. The current application is for a Property Line Adjustment to relocate the existing property line between tax lots 052W12B00701 and 052W12B01000. Findings: Per Section 5.02.05, Partitions are Type II decisions. The current application is for a Partition to divide one parcel (tax lot 052W12B00701) into three. Findings: Per Section 5.03.02.B, Design Reviews for structures greater than 2,000 square feet in the CG zone are Type III decisions. The current application is for four retail and restaurant buildings totaling 39,500 square feet. Findings: Per Section 5.04.04, Zoning Map changes initiated by the property owner are Type IV decisions. The current application to remove a conditional zoning restriction that limits the property to automotive-related uses was initiated by the property owner. 777 Arney Road (ZC 2014-01, DR 2014-01, PAR 2014-02, PLA 2014-01) Page 4 of 33 25 Conclusions: The applications are consolidated and processed as a Type IV decision. The Planning Commission considers the case and makes a recommendation to the City Council. The City Council is the final decision-maker. Findings: Per Section 4.02.07, a request to modify a condition of approval is to be considered pursuant to the procedure and the standards and criteria applicable to a new application of the type of permit or zone change that is proposed to be amended, except that the modification of a condition limiting the use of property may only be considered as a Type IV Official Zoning Map Change application. The application includes a Type IV Zone Change to remove a condition limiting the use of property. Conclusions: The applicationcomplies with Section 4.02.07. WDO 2.03 Commercial Zones Findings:Table 2.03A lists the uses allowed in the CG zone. Ordinance 2202 restricts the use of the property to an auto dealership. The Zone Change request is to remove this restriction. Uses Allowed in Commercial Zones Table 2.03A(excerpt) UseZone Accessory Uses (A) Conditional Uses (CU) Permitted Uses (P) CG Special Permitted Uses (S) Specific Conditional Uses (SCU) BCommercial Retail and Services 3Bakeries, delicatessens, grocery and convenience storesP 21 Restaurants and drinking places P 22 Retail trade offering goods and services directly to customers P Conclusion: The proposed retail and restaurant uses would be permitted uses if the restriction to an autodealershipis removed. Findings: Table 2.03C lists development standards of the CG zone. Commercial General (CG) -Site Development Standards Table 2.03C (excerpt) Lot Area, Minimum (square feet)No minimum Lot Width, Minimum (feet)No minimum Lot Depth, Minimum (feet)No minimum Street Frontage, Minimum (feet)No minimum Front Setback and Setback Abutting a Street, Minimum (feet)5 5 Side or Rear Setback, Minimum (feet)Abutting CG zone0 or 5 Lot Coverage, MaximumNot specified 2 777 Arney Road (ZC 2014-01, DR 2014-01, PAR 2014-02, PLA 2014-01) Page 5 of 33 26 Commercial General (CG) -Site Development Standards Table 2.03C (excerpt) Primary or accessory structure70 Building Height, Maximum (feet) Features not used for habitation100 2.Lot coverage is limited by setbacks, off-street parking, and landscaping requirements. 5.A building may be constructed at the property line, or shall be set back at least five feet. Findings:Table 2.03C requires a setback of fivefeet abutting a street, and side and rear setbacks of zeroor fivefeet. The site plan (Attachment A) shows buildings A and B to have a zero setback from the common side lot line. Otherwise, all buildings arelocated at least fivefeet from all lot lines. Conclusion:The proposed development is conforming with respect to setbacks. Findings:Table 2.03C provides that the minimum building setback from a private access easement shall be fivefeet. The site plan (Attachment A) shows no private access easement. Conclusion:The proposed development is conforming with respect to the setback from a private access easement. Findings: Table 2.03C sets the maximum height of buildings at 70 feet. The elevation drawings (Attachments G and H) show building Aas 29 feet in height, building B as 26 feet in height, building C as 24 feet in height, and building D as 22 feet in height. Conclusion: The proposed development is conforming with respect to building height. WDO 2.05.02 Interchange Management Area Overlay District Findings: Section 2.05.02.B states that the provisions of this Section apply to all Type II – V land use applications that propose to allow development that will generate more than 20 peak hour vehicle trips on parcels identified in Table 2.05A. The provisions of this Section apply to all properties within the boundary of the IMA. Applicant’s statement: The proposed development will generate more than 20 peak hour vehicle trips, as indicated within the Traffic Impact Analysis included with this application. This section is applicable to this request and will be addressed below. Conclusions: The proposed development is not subject to the IMA trip budget, but is subject to other provisions of Section 2.05.02 – including the requirement for a Traffic Impact Analysis (TIA) and coordination with the Oregon Department of Transportation (ODOT). Findings: Section 2.05.02.C establishes trip budgets for parcels listed in Table 2.05A. Neither of the subject parcels islisted in Table 2.05A. Applicant’s statement: The proposed development is within the boundaries of the Interchange Management Area (IMA); however, the proposed development is not subject to the trip budget 777 Arney Road (ZC 2014-01, DR 2014-01, PAR 2014-02, PLA 2014-01) Page 6 of 33 27 since neither parcel is listed in Table 2.05A. A Traffic Impact Analysisis included with this application that addresses the IMA and TSP. Conclusion: The proposed development is not subject to the IMA trip budget since neither existing parcel is listed in Table 2.05A. Findings: Section 2.05.02.D.1 requires a Traffic Impact Analysis (TIA) for all land use applications in the IMA. The application submittal included a TIA(see submittal exhibit E). Applicant’s statement: The proposed site is not subject to the IMA trip budget imposed by Section 2.05.02, since neither parcel is listed in Table 2.05A. Further, analysis contained in the TIA demonstrates the proposed zone modification does not significantly affect a transportation facility. Conclusion: The proposed development complies with Section 2.05.02.D.1, since it does not significantly impact the transportation system. Findings: Section 2.05.02.D.2 requires that the Oregon Department of Transportation (ODOT) be notified in writing when the application is deemed complete, and be given at least 20 days to provide written comments to the City.Notice to ODOT was mailed on May 2, 2014, together with revised drawings and the Traffic Impact Analysis. Conclusion: The procedural requirements of Section 2.05.02.D.2 have been satisfied. Findings: Section 2.05.02.F requires certain findings for Zone Changes, but exempts “Zoning Map amendments that result in conformance with the applicable Comprehensive Plan Map designation”. The proposed Zone Change results in conformance with the applicable Comprehensive Plan Map designation. Applicant’s statement: This application is for a zone change, design review, 3-lot partition, and property line adjustment; no comprehensive plan or map amendment is proposed. Conclusion: Section 2.05.02.F does not apply to the proposed development since the application is in conformance with the property’s Commercial designation on the Comprehensive Plan Map. Findings: Section 2.05.02.G.1 provides that the proposed development shall not, in combination with other approved developments subject to this Section, exceed the IMA trip budget of 2,500 peak hour vehicle trips. Neither of the subject parcels islisted in Table 2.05A. Applicant’s statement: The proposed development is not subject to the trip budget imposed by Section 2.05.02, as neither parcel is listed in Table 2.05A. This standard is not applicable. Conclusion:The proposed development complies with Section 2.05.02.G.1, since neither existing parcel is listed in Table 2.05A and the overall trip budget is not exceeded. 777 Arney Road (ZC 2014-01, DR 2014-01, PAR 2014-02, PLA 2014-01) Page 7 of 33 28 Findings: Section 2.05.02.G.2 requires that peak hour vehicle trips generated by the proposed development shall not exceed the maximum peak hour vehicle trips specified in Table 2.05A for the subject parcel …. Neither of the subject parcels is listed in Table 2.05A. Applicant’s statement:The proposed development is not subject to the trip budget imposed by Section 2.05.02, as neither parcel is listed in Table 2.05A. This standard is not applicable. Conclusion: Section 2.05.02.G.2 does not apply to the proposed development, since neither existing parcel is listed in Table 2.05A. Findings: Section 2.05.02.G.3 requires that Transportation Demand Management (TDM) measures shall be required to minimize peak hour vehicle trips and shall be subject to annual review by the City. Neither of the subject parcels is listed in Table 2.05A. Applicant’s statement: No TDM measures are proposed at this time. The proposed development is expected to share trips between adjacent commercial uses, namely the Woodburn Company Stores to the north. The TIA shows that nearly half of the PM peak hour trips will be pass by trips visiting other locations in the area. Conclusion:Section 2.05.02.G.3 does not apply to the proposed development, since neither existing parcel is listed in Table 2.05A. WDO 3.01Streets Findings: Section 3.01.02.A provides that no development shall be approved, or access permit issued, unless the internal streets, boundary streets and connecting streets are constructed to at least the minimum standards set forth in this Section, or are required to be so constructed as a condition of approval. As set forth below, the streets serving this development meet or will meet the minimum standards of this Section. Applicant’s statement: Abutting streets are either constructed to Woodburn standards or scheduled to be constructed later this year. No new internal streets are proposed as part of this application. Conclusion: The proposed development complies with Section 3.01.02.A. Findings: Section 3.01.03.C provides that the minimum improvements for a Boundary Street shall be: 1.One paved 11-foot travel lane in each direction; 2.On-street parking on the side of the street abutting the development, if on-street parking is indicated in the TSP; 3.Curb on the side of the street abutting the development; 4.Drainage facilities on the side of the street abutting the development; 5.Street trees on the side of the street abutting the development; and 6.A sidewalk on the side of the street abutting the development. Findings: Arney Road is a Boundary Street for the proposed development. Arney Road is an ODOT facility. ODOT plans for the I-5 interchange project show the proposed cross-section of 777 Arney Road (ZC 2014-01, DR 2014-01, PAR 2014-02, PLA 2014-01) Page 8 of 33 29 Arney Road as 48 feet of improved surface, with a 4½ foot planter strip and 6 foot sidewalk abutting the subject property. Applicant’s statement: ArneyRoad, a service collector, is scheduled to be realigned and improved as part of an Oregon Department of Transportation project. Construction is scheduled to begin later this year. The proposed layout is designed to accommodate the realignment of Arney Road as shown on the development plans included with this submittal. Findings: Sprague Lane is a Boundary Street for the proposed development. Sprague Lane is a City facility. The existing cross-section of Sprague Lane is a 60-foot right-of-way improved with (southwest to northeast), a 10 foot planter strip with street trees, a 5 foot curb-tight sidewalk, a 5 foot bike lane, two 12 foot travel lanes, a 5 foot bike lane, a 4 foot planter strip, and a 5 foot sidewalk. City maps show storm drain facilities in the Sprague Lane right-of-way. Applicant’s statement: Sprague Lane is classified as a local street and is fully improved with curbs and sidewalks. Conclusions: Both Arney Road and Sprague Lane have the minimum improvements required of a Boundary Street. The proposed development complies with Section 3.01.03.C. Findings: Section 3.01.03.D provides that the minimum improvements for a Connecting Street shall be one paved 11-foot travel lane in each direction. Arney Road is a Connecting Street for the proposed development. Arney Road is an ODOT facility. ODOT plans for the I-5 interchange project show the proposed cross-section of Arney Road as 48 feet of improved surface, with a 4½ foot planter strip and 6 foot sidewalk abutting the subject property. Applicant’s statement: Arney Road, a service collector, is scheduled to be realigned and improved as part of an Oregon Department of Transportation project. Construction is scheduled to begin later this year. The proposed layout is designed to accommodate the realignment of Arney Road as shown on the development plans included with this submittal. Conclusions:Arney Road hasthe minimum improvements required of a Connecting Street. The proposed development complies with Section 3.01.03.D. Findings: Section 3.01.04 provides that public streets under the jurisdiction of the City must comply with the cross-sections depicted. Arney Roadis classified as a Service Collector and is an ODOT facility. Sprague Lane is classified as a Commercial Street.The existing cross- section of Sprague Lane is a 60-foot right-of-way improved with (southwest to northeast), a 10 foot planter strip with street trees, a5 foot curb-tight sidewalk, a5 foot bike lane, two 12 foot travel lanes, a 5 foot bike lane, a 4 foot planter strip, and a 5 foot sidewalk. Sprague Lane is a dead-end street and is posted “No Parking” on both sides. 777 Arney Road (ZC 2014-01, DR 2014-01, PAR 2014-02, PLA 2014-01) Page 9 of 33 30 Figure 3.01D – Service Collector Figure 3.01E – Access Street / Commercial Street Conclusions:As noted above, both streets have the minimum improvements required of a Boundary Street. Arney Road is not under the jurisdiction of the City. Arney Road is not subject to the provisions of Section 3.01. Sprague Lane is under the jurisdiction of the City. Sprague Lane is subject to the provisions of Section 3.01. As Sprague Lane is a dead-end street and is posted “No Parking” on both sides, additional right-of-way dedication for the parking lanes is notwarranted or necessary. WDO 3.02Utilities and Easements Findings: Section 3.02.01.A requires dedication of specific easements for the construction and maintenance of municipal water, sewerage and storm drainage facilities. The utility plan (Attachment C) shows easement for all proposed utilities. The Public Works Department has not requested any additional easements under this provision. Conclusion: The proposed development complies with Section 3.02.01.A. 777 Arney Road (ZC 2014-01, DR 2014-01, PAR 2014-02, PLA 2014-01) Page 10 of 33 31 Findings: Section 3.02.01.B requires a fivefoot public utility easement along each public street. Section 3.02.01.C authorizes the Director to require dedication of public utility easements as a condition of approval for development. The partition plan (Attachment F) shows a 10 foot slope and utility easement along Arney Road, but does not show an easement along Sprague Lane. Conclusions: The proposed development partially complies with Section 3.02.01.B. The final plat must reflect a five foot public utility easement along Sprague Lane. Findings: Section 3.02.02requires easements along creeks and other water courses.The property does not contain or abut a water course. Conclusion: The proposed development complies with Section 3.02.02. Findings: Section 3.02.03 requires that public streets abutting a development be illuminated with street lights installed to the standards of the City and the electric utility. Arney Road and Sprague Lane are currently provided with street lights. Conclusion: The proposed development complies with Section 3.02.03. WDO 3.03 Setbacks and Open Space Findings: Section 3.03 provides standards for setbacks, special setbacks for streets with less than adequate right-of-way dedication, projections into setbacks, and vision clearance areas. The site plan (Attachment A) shows adequate right-of-way dedication, no projections into setbacks, and no encroachments into the vision clearance areas. Conclusion:The proposed development complies with Section 3.03. WDO 3.04Vehicular Access Findings: Section 3.04.01.A provides that every lot shall have direct access to an abutting public street or to a public street by an irrevocable access easement. The site plan (Attachment A) shows that Lots 1 and 4 have direct access to Sprague Lane, and Lots2 and 3 have access to Sprague Lane across Lots 1 and 4. An irrevocable access easement is required. Conclusion:An irrevocable access easement is required for the proposed development to comply with Section 3.04.01.A. Findings: Section 3.04.01.B provides that a City permit shall be required for any new or modified vehicular access to a street that is under City jurisdiction. The project involves a new access point onto Sprague Lane. Conclusions: A City access permit is required. 777 Arney Road (ZC 2014-01, DR 2014-01, PAR 2014-02, PLA 2014-01) Page 11 of 33 32 Findings:Section 3.04.03.B.2 provides that a partition should be configured so that lots abutting a Service Collector have access to a local street. Access to lots with multiple street frontages should be from the street with the lowest functional classification.Arney Road is a Service Collector. Sprague Lane is a Commercial Street. The proposed development takes its vehicular access fromSprague Lane. Conclusion:The proposed development complies with Section 3.04.03.B.2. Findings: Section 3.04.05.A provides that a Traffic Impact Analysis (TIA) may be required by the Director prior to the approval of a City access permit. A TIAwas included in the submittal package. Conclusion:The proposed development complies with Section 3.04.05.A. Findings: Section 3.04.03.C.1 provides that all uses on a lot shall have common or interconnected off-street parking and circulation facilities. The site plan (AttachmentA) shows interconnected parking and access on all four proposed parcels. Conclusion: The proposed development complies with Section 3.04.03.C.1. Findings: Section 3.04.03.C.2 provides that similar or compatible uses on abutting lots shall have interconnected access and parking facilities. The site plan (Attachment A) does not show vehicular access to abutting lots to the west. Conclusion: The proposed development must allow vehicular access from the abutting property to the west, at the southwest corner of Lot 2, when the abutting property redevelops. This should be included in the access easement required by Section 3.04.01.A. Findings:Table 3.04A provides that the throat length of a driveway onto a local streetis a minimum of 20 feet. The site plan (Attachment A) shows the nearest parking space to be approximately 27feetfrom Sprague Lane. Conclusion: The proposed development complieswith Table 3.04A with respect to throat length. WDO 3.05Off-Street Parking and Loading Findings: Section 3.05.02.B provides that the off-street parking and loading areas shall either be: 1.Owned in fee title by the owner of the structure or site being served by the parking area, or 2.Subject to a parking agreement, to the satisfaction of the Director and recorded with the County Recorder. Section 3.05.02.D.1 provides that the parking spaces may be located on another site, if such site is within 500 feet of the site containing the primary building, structure or use. 777 Arney Road (ZC 2014-01, DR 2014-01, PAR 2014-02, PLA 2014-01) Page 12 of 33 33 Section 3.05.02.D.2 provides that the parking spaces must be located either in the same zone, in a more intensive zone, or in a zone where parking is allowed as a permitted use, or subject to approval as a conditional use. The site plan (Attachment A) shows that all required parking for each parcel is located on that parcel. Applicant’s statement: The land for off-street parking and loading areas will be within the same ownership as the lot where the buildings will be located. Each building and associated parking will be located on its own lot. A parking, loading, and access easement will be recorded to allow cross circulation and cross parking within the development. Conclusion:The proposed development complies with Sections 3.05.02.B, 3.05.02.D.1, and 3.05.02.D.2. Findings: Section 3.05.02.D.4 provides that off-street parking and storage shall be prohibited within a setback adjacent to a street, except behind a wall. Per Table 2.03C, the setback abutting a street is five feet. Section 3.05.02.E provides that off-street parking, loading, and circulation areas shall be set back from a street or property line a minimum of five feet, unless there is a shared use agreement to the satisfaction of the Director, verifying shared use between the separate properties. The site plan (AttachmentA) shows that all parking is at least five feet from Arney Road and Sprague Lane. Applicant’s statement: A shared use agreement to the satisfaction of the Director will be recorded to allow access and maneuvering across the lots within the development. Internal parking will not be subject to the setback requirements. Conclusions: The proposed development complies with Section 3.05.02.D.4. A cross parking agreement would satisfy the requirements of Section 3.05.02.E. Finding: Section 3.05.02.F requires that vehicle parking and loading areas be paved to the standards of Section 3.04.04. Applicant’s statement: The proposed vehicle parking and loading area will be paved to the standard of this ordinance. No gravel-surface storage areas are proposed. Conclusions: The proposed development presumably complies with Section 3.05.02.F. Compliance will be verified during the building permit process. Findings: Section 3.05.02.H requires that off-street parking spaces be constructed with wheel barriers that prevent vehicles from damaging structures, projecting over walkways so as to leave less than four feet of unobstructed passage, or projecting over access ways, abutting properties or rights-of-way. The site plan (Attachment A) shows that all parking spaces abutting walkways, landscaped areas, or perimeter property lines are limited by curbs. Applicant’s statement: The proposed parking spaces and loading areas will be constructed with bumper guards, wheel stops, or curbing as necessary to prevent vehicles from damaging structures or projecting over walkways. Where parking is located next to walkways, the 777 Arney Road (ZC 2014-01, DR 2014-01, PAR 2014-02, PLA 2014-01) Page 13 of 33 34 walkways have been sized to provide four feet clear of unobstructed passage after bumper overhang. Conclusion: The proposed development complies with Section 3.05.02.H. Findings: Section 3.05.02.I requires that off-street parking spaces be designed so that no backing or maneuvering within a public right-of-way is required. The site plan (AttachmentA) shows that all parking is accessed by means of on-site maneuvering aisles. Applicant’s statement: The proposed maneuvering area is designed so that no backing or maneuvering will occur within either Sprague Lane or Arney Road. Conclusion: The proposed development complies with Section 3.05.02.I. Findings: Section 3.05.02.J requires that all uses required to provide 20 or more off-street parking spaces must have directional markings or signs to control vehicle movement. The site plan (Attachment A) shows directional pavement markings. Applicant’s statement: The off-street parking and maneuvering area will have directional markings to control vehicle movement. Directional markings will include arrows on the pavement to alert drivers to the exits, and where one-way drives are proposed as shown on the development plans included with this application. Conclusion: The proposed development complies with Section 3.05.02.J. Findings: Section 3.05.02.K requires that off-street parking spaces be delineated by double parallel lines on each side of a space. The total width of the lines shall delineate a separation of two feet. The site plan (Attachment A) shows double stripes. Applicant’s statement: The proposed off-street parking spaces will be delineated with double parallel lines on each side of a parking space. The width of the lines will be two feet, and the lines will be four inches wide. Conclusion: The proposed development complies with Section 3.05.02.K. Findings: Section 3.05.02.L provides that illumination shall not shine or reflect onto residentially zoned property or a public street. For nonresidential uses: 1.Parking and loading areas should be illuminated at an average of 0.2 horizontal foot-candle at ground level (or 0.5 horizontal foot-candle if the applicant states that personal security or vandalismis a likely or severe problem), with a maximum uniformity ratio of 20:1 (maximum to minimum) 2.Entrance areas to the building should be illuminated at an average of 0.5 horizontal foot-candle at ground level (or 1.0 horizontal foot-candle if the applicant states that personal security or vandalism is a likely or severe problem), with a maximum uniformity ratio of 15:1 (maximum to minimum). 777 Arney Road (ZC 2014-01, DR 2014-01, PAR 2014-02, PLA 2014-01) Page 14 of 33 35 The application submittal did not include a photometric plan. Applicant’s statement: Parking and loading areas will be illuminated at an average of 0.2 horizontal foot-candle at ground level, and entrance areas will be illuminated at a 0.5 average. The development site does not abut residentially zoned property. The proposed lighting will be shielded to prevent shine or reflecting onto either Sprague Lane or Arney Road. Conclusions: The proposed development presumably complies with Section 3.05.02.L. Compliance will be verified during the building permit process. Note: The proposed development must also comply with the State of Oregon’s energy budget for outdoor lighting. This building code requirement will be verified during the building permit process. Findings:Table 3.05A gives the requiredoff-street parking ratios. Off-Street Parking Ratio Standards Table 3.05A (excerpt) Parking Ratio -spaces per activity unit or Use square feet of gross floor area COMMERCIAL / PUBLIC 5. Food and drinking places 1/ 200 square feet 7. General retail sales (such as food and beverages, clothing, sporting goods, health and 1/ 250 square feet personal care items, and motor vehicle parts) The site plan (Attachment A) shows the following building areas and spaces provided: BuildingParcelFloor areaParking ratioSpaces requiredSpaces provided A123,100 sq. ft.1/ 250 sq. ft.92104 B27,130 sq. ft.1/ 250 sq. ft.2953 C44,400 sq. ft.1/ 200 sq. ft.2246 D34,300 sq. ft.1/ 200 sq. ft.2245 Conclusion: The proposed development complies with Table 3.05A. Findings: Section 3.05.03.A.2 provides that off-street parking spaces shall not exceed 2.0 times the amount required in Table 3.05A. The parking provided on each of the four proposed parcels is less than twice the minimum requirement. Applicant’s statement: The minimum parking required for the use and square feet proposed is 165 spaces, and the maximum parking allowed is 330 spaces. The proposed development includes 248 total parking spaces over the entire site. Conclusion: The proposed development complies with Section 3.05.03.A.2. 777 Arney Road (ZC 2014-01, DR 2014-01, PAR 2014-02, PLA 2014-01) Page 15 of 33 36 Findings: Table 3.05A gives the required number of accessible parking spaces. Section 3.05.03.B provides that the accessible spaces shall be included as part of the total required vehicle parking spaces. Accessible Parking Ratio Standards Table 3.05B Total SpacesMinimum Total Minimum Van Minimum “Wheelchair 1 Accessible Spaces Accessible SpacesUser Only” Spaces 1 to 25110 26 to 50210 51 to 75310 76 to 100410 101 to 15051 1.“Van Accessible Spaces” and “Wheelchair User Only” are includedin “Total Accessible Spaces.” The site plan (Attachment A) shows the following building areas and spaces provided: Total Accessible SpacesVan-Accessible Spaces Parking Spaces Building Parcel Provided RequiredProvidedRequiredProvided A11045512 B2533211 C4462211 D3452311 Applicant’s statement: Proposed parking areas with 201-300 spaces are required to provide seven accessible parking spaces according to Table 3.05B. The proposed development includes 12 accessible parking spaces, exceeding the minimum amount required. Accessible parking spaces will be located on each of the four lots and will be within close proximity to the main entrance of each building. Conclusions:The accessible parking requirements apply to each parcel individually, not to the development as a whole. The proposed development does not entirely comply with Table 3.05B. The property owner must provide at least three accessible parking spaces on Parcel 2. Findings: Section 3.05.03.C provides that a maximum of 20 percent of the required vehicle parking spaces may be satisfied by compact vehicle parking spaces. The site plan (Attachment A) shows a total of 248off-street parking spaces, of which 32 (13%) arecompact parking spaces. Conclusion: The proposed development complies with Section 3.05.03.C. Findings: Table 3.05C gives the required dimensions of parking spaces and drive aisles. The parking spaces shown on site plan (AttachmentA) are all 90°spaces. Standard spaces are called 777 Arney Road (ZC 2014-01, DR 2014-01, PAR 2014-02, PLA 2014-01) Page 16 of 33 37 out as 9 feet wide by 19 feet long (or 17 feet long abutting a landscaped area or walkway). Compact spaces are called out as 7.5 feet wide by 13 feet long and abut landscaped areas. Van- accessible spaces are called out as 9 feet wide by 19 feet long with 8-foot accessible aisles. Car- accessible spaces are called out as 9 feet wide by 17 feet long (abutting a walkway) with 6-foot accessible aisles. Alltwo-way drive aisles are called out as 24 feet wide.A one-way drive aisle serving compact parking spaces (north of Building A) is called out as 20feet wide. Parking Space and Drive Aisle Dimensions Table 3.05C (excerpt) Drive Aisle Stall Curb Stripe Stall to Parking Width (feet) Type of SpaceWidth Length Length Curb Angle (feet)(feet)(feet)(feet) 1-way2-way ABCDEFG Standard or Accessible9.09.019.019.024.0 Compact7.57.515.015.022.0 90°24.0 Car Accessible Aisle6.06.019.019.0 24.0 Van Accessible Aisle8.08.019.019.0 1.A parking space may occupy up to two feet of a landscaped area or walkway. At least four feet clear width of a walkway must be maintained. 2.Space width is measured from the midpoint of the double stripe. 3.Curb or wheel stops shall be utilized to prevent vehicles from encroaching on abutting properties or rights-of-way. 4.The access aisle must be located on the passenger side of the parking space, except that two adjacent parking spaces may share a common access aisle. 5.Where the angle of parking stalls differ across a drive aisle, the greater drive aisle width shall be provided. Applicant’s statement: Off-street vehicle parking spaces, both standard stalls and compact, and drive aisles meet the specifications of this Section and Table 3.05C as shown on the development plans. Conclusions:The proposed development complies with Table 3.05C except regarding the width of the one-way drive aisle. The property owner must provide at least a 22-foot one-way drive aisle serving compact parking spaces. Findings: Section 3.05.03.E provides that uses that are required to provide 10 or more off-street parking spaces and residential structures with four or more dwelling or living units shall provide a bicycle rack within 50 feet of the main building entrance. The number of required rack spaces shall be one space per ten vehicle parking spaces, with a maximum of 20 rack spaces. 777 Arney Road (ZC 2014-01, DR 2014-01, PAR 2014-02, PLA 2014-01) Page 17 of 33 38 BuildingParcelParking spaces providedRack spaces requiredRack spaces provided A1104108 B25352 C44656 D34544 Applicant’s statement: The proposed development is required to provide 10 or more off-street parking spaces; bicycle racks will be provided within 50 feet of the main entrance of each building. Twenty bike parking spaces are provided on the site, as shown on the development plans included with this application. Conclusions:The 20 rack space maximum applies to each parcel individually, not to the development as a whole. The proposed development does not entirely comply with Section 3.05.03.E. The applicant must provide two additional bicycle rack spaces on Parcel 1 and three additional rack spaces on Parcel 2. Findings:Table 3.05D sets the minimum requirements for loading spaces. Loading Space Requirements Table 3.05D (excerpt) Minimum Size of Space (feet) Minimum Use and Area (square feet) Number of Spaces WidthLengthHeight Nonresidential uses, except office, in the CG zone: 0 – 9,999 1 10,000–41,9992123014 The site plan (Attachment A) shows the following building areas and spaces provided: BuildingParcelFloor areaLoading Spaces RequiredLoading Spaces Provided A123,100 sq. ft.22 B27,130 sq.ft.11 C44,400 sq. ft.11 D34,300 sq. ft.11 Applicant’s statement: Each of the four buildings includes a loading space in compliance with the dimensional standards in Table 3.05D, below. The Major A Building has a depressed tandem loading dock that measures 12' by 70' near the northwest corner of the building. Building B, Pad D, and Building C each have a loading space 12' by 30' located on their parcel as shown on the development plans. Conclusion: The proposed development complies with Table 3.05C. 777 Arney Road (ZC 2014-01, DR 2014-01, PAR 2014-02, PLA 2014-01) Page 18 of 33 39 Findings: Section 3.05.04.B provides that off-street loading facilities shall be on the same lot, or site, as the use or structure they are intended to serve. Required loading spaces and required parking spaces shall be separate and distinct, except that if authorized through a land use decision, a parking area may be used for loading during those times when the vehicle parking area is not in use. Applicant’s statement: Proposed off-street loading facilities are located on the same lot or site as the building they are intended to serve, as shown on the development plans included with this submittal. Conclusion: The proposed development complies with Section 3.05.04.B. Findings: Section 3.05.05 allowsreducedoff-street parking requirements if a mix of daytime and nighttime or weekend uses is proposed. The applicant has not requested such a reduction. Applicant’s statement: No shared parking is proposed as part of this application; the site includes the minimum parking required. This standard is not applicable. Conclusions: Section 3.05.05 does not apply to the proposed development. The provisions of Section 3.05.05 are separate from the shared access and parking provisions ofSections 3.04.01.A, 3.04.03 and 3.05.02.E. WDO 3.06 Landscaping Findings: Section 3.06.01.A provides that the landscaping requirements apply to the site area for all new or expanded non-residential development, parking and storage areas for equipment, materials and vehicles. Conclusion: The provisions of Section 3.06.01.A apply to the proposed development and its related parking. Findings:Section 3.06.02.B provides that all required landscaped areas be irrigated unless it is documented that the proposed landscaping does not require irrigation. The landscape plan (Attachment K) is annotated “Fully automatic irrigation system to be installed to maintain all landscape material.” Applicant’s statement: The proposed landscaped areas will be irrigated, as shown on the development plans included with this application (see \[Attachment K\]). Conclusion: The proposed development complies with Section 3.06.02.B. Findings: Section 3.06.02.C provides that all shrubs and ground cover shall be of a size upon installation so as to attain 80% of ground coverage within 3 years. Applicant’s statement: Shrubs and ground cover are sized to attain 80% of ground cover within 3 years. Shrubs are proposed to be one gallon size and spaced at either 48 or 12 inches on center to ensure appropriate ground cover, as shown on the landscape plan included with this application (see \[Attachment K\]). Conclusion:The proposed development complies with Section 3.06.02.B. 777 Arney Road (ZC 2014-01, DR 2014-01, PAR 2014-02, PLA 2014-01) Page 19 of 33 40 Findings: Section 3.06.03.A requiresone tree per every entire 50 feet of street frontage. Street trees along Service Collectors and Commercial Streets must be of a “medium” species (40-60 feet high at maturity). Arney Road is a Service Collector and Sprague Lane is a Commercial Street. The Bonneville Power Administrationprohibits trees over ten feet high within its transmission line easement. Arney Road is currently being reconstructed by ODOT as part of the I-5 interchange project. A site inspection showed that Sprague Lane is provided with 11 street trees abutting the subject property. The site plan (Attachment A)shows approximately 720 feet of frontage on Arney Road, and 540 feet of frontage on Sprague Lane. Applicant’s statement: Arney Road is classified as a service collector and will be planted with medium trees (narrow-leaved ash), as shown on the landscape plan included with this submittal. Sprague Lane is an existing local street that is fully improved to the north of the site.No additional street trees are proposed for this frontage. The frontage along Sprague Lane includes a number of existing street trees that will be retained. Conclusions:The proposed development apparently complies with Section 3.06.03.A. Findings: Table 3.06A sets the landscaping requirement for setbacks abutting a street. The landscape plan (AttachmentK) shows 368 plant units (PU) in the setback along Arney Road, and 280 plant units in the setback along Sprague Lane, comprised of “3.5’-4’ height small/medium screening shrubs” of 1 gallon size. Planting Requirements Table 3.06A (excerpt) LocationPlanting Density, MinimumArea to be Landscaped, Minimum Setbacks abutting a street1 PU/15 square feetEntire setback excluding driveways Conclusions: The setback along Arney Road requires at least 240 plant units of landscaping material. The setback along Sprague Lane requires at least 180 plant units of landscaping material. Landscaping is verified during the building permit process and before final occupancy. The applicant must specify the species and spacing of shrubs in the setbacks abutting Arney Road and Sprague Lane to verify compliance with Table 3.06A. Findings: Table 3.06A sets the landscaping requirement for buffer yards, defined in Section 1.02 as yards improved with landscaping and/or screening to applicable standards of the Woodburn Development Ordinance, that are located between two land uses of differing character to minimize potential conflicts and to provide a more aesthetic environment. Abutting properties are zoned Commercial General (CG) and are developed with commercial uses. Planting Requirements Table 3.06A (excerpt) LocationPlanting Density, MinimumArea to be Landscaped, Minimum Buffer yards1 PU/20 square feetEntire yard excluding off-street parking and loading areas abutting a wall 777 Arney Road (ZC 2014-01, DR 2014-01, PAR 2014-02, PLA 2014-01) Page 20 of 33 41 Conclusions: The proposed development is commercial and is not “of differing character” from abutting commercial properties. No buffer yard, as defined in Section 1.02, is required. Findings:Table 3.06A sets the landscaping requirement for “other” yards– areasof the site that not subject to other enumerated requirements. The yard between buildings A, B, and D and the west property line is an “other “ yard. The planting requirement would be satisfied by any living ground cover (see table 3.06B). The landscape plan (AttachmentK) shows 6-foot high large screening shrubs along the west property line (except the southerly 70 feet, which is shown as 3.5’-4’ height small/medium screening shrubs). Planting Requirements Table 3.06A(excerpt) LocationPlanting Density, MinimumArea to be Landscaped, Minimum Other yards1 PU/50 square feetEntire yard, excluding areas subject to more intensive landscaping requirements and off-street parking and loading areas Conclusions:The proposed development complies with Table 3.06A with respect to other yards. Findings:Table 3.06A sets the landscaping requirement for off-street parking areas.The landscape plan (AttachmentK) shows 153,670 square feet of parking, loading, and circulation area. It also shows 1,700 plant units of landscaping material, called out as a mix of shrubs, grasses, and groundcover. The plan also shows 34 medium trees(flowering pear and red maple). The site overall has 248 parking spaces proposed. Planting Requirements Table 3.06A (excerpt) LocationPlanting Density, MinimumArea to be Landscaped, Minimum 1 Off-street 1 small tree per 10 parking spaces; orCGzones: 20% of the paved 1 parking 1 medium tree per 15 parking spaces; or surface area for off-street 1 and 1 large tree per 25 parking spacesparking, loading and circulation loading andLandscaping shall be within or 2 areas1 PU/20 square feet excluding required trees immediately adjacentto paved areas 1.Trees shall be locatedwithin off-street parking facilities, in proportion to the distribution of the parking spaces. 2.Required landscaping within 20 feet of parking, loading and circulation facilities may also be counted in calculating landscaping for off-street parking, loading and circulation areas. Conclusions:The off-street parking and loading areas require at least 1,537 plant units of landscaping material and 17 medium trees (or 25 small trees or 10 large trees). Landscaping is verified during the building permit process and before final occupancy. The applicant must 777 Arney Road (ZC 2014-01, DR 2014-01, PAR 2014-02, PLA 2014-01) Page 21 of 33 42 specify the species and number of shrubs in the parking and loading areas to verify compliance with Table 3.06A. Findings:Table 3.06A sets the screening requirement for uses in the CG zone. The landscape plan (Attachment K) shows 6-foot high large screening shrubs along the west property line (except the southerly 70 feet, which is shown as 3.5’-4’ height small/medium screening shrubs). The site plan (Attachment A) does not show areas for outdoor storage. Screening Requirements Table 3.06D (excerpt) W = Architectural wall required D = Architectural wall, fence, orhedge may be required in the Design Review process Adjacent properties–zone or use that receives the benefit of screeningCG zone Property being Developed – must provide screening if no comparable screening exists on abutting protected property CG zoneD Outdoor storage in CG zoneW 1,3 2 Refuse and recycling collection facilitiesW 1.Screening is only required from the view of abutting streets, parking lots, and residentially zoned property. Storage shall not exceed the height of the screening. 2.Six to seven feet in height 3.Six to nine feet in height General notes: 9.Screening is subject to height limitations for Vision Clearance Areas (Section 3.03.06) and adjacent to streets (Section 2.01.02). Applicant’s statement: The proposed development is zoned CG, and adjacent property to the north and south is zoned CG as well. Screening for adjacent properties will consist of a 6-foot large screening shrubs as shown on the landscape plan (see sheet L2.0). No outdoor storage is proposed at this time. Trash enclosures onsite will be screened via an architectural wall. Adjacent property to the east and south is right-of-way. Architectural walls are proposed around the trash enclosures in conformance with the screening requirements of Table 3.06D. The architectural walls will meet the texture, color, and articulation requirements on the face away, and toward, the proposed development …. The architectural walls around the trash enclosures will include at least two colors and will complement adjacent building color schemes. The architectural walls will be earth tone in color on at least 80 percent of the surface. The trash enclosure architectural walls will be treated with either scoring, texture, or pattern on a minimum of 80 percent of the surface. Conclusions:The Council may require an architectural wall, fence, or hedge at the perimeter of the property as part of this Design Review. The applicant’s narrative indicates that the refuse collection facilitiesarescreened in accordance with Table 3.06A.Refuse screening isverified during the building permit process and before final occupancy. 777 Arney Road (ZC 2014-01, DR 2014-01, PAR 2014-02, PLA 2014-01) Page 22 of 33 43 Finding: Section 3.06.07 regulates the removal of significant trees (defined in Section 1.02 as any existing, healthy tree 24 inches or more in diameter, measured five feet above ground level). Applicant’s statement: The development site includes three existing trees 24 inches dbh and greater. The existing trees are located in the northwestern corner of the site. Two of the three trees are cottonwoods, and the other tree is a fir. Cottonwood and fir trees are listed as prohibited trees in Table 3.06C of the WDO due to their negative attributes. These trees will be removed as part of this development application; they are within an area needed for parking and maneuvering for Major A, as shown on the development plans. The significant trees will be replaced onsite with trees at least two inch caliper in size and shall not be on the list of prohibited species by the Section. Conclusion: The proposed development complies with Section 3.06.07. WDO 3.07 Architectural Design Finding: Section 3.07.06 contains the design guidelines applicable to development in the CG zone. Guidelines are not mandatory requirements, but are community norms that are at the discretion of the decision-maker. Findings: Section 3.07.06.B.1 provides that building facades visible from streets and public parking areas should be articulated, in order to avoid the appearance of box-like structures with unbroken wall surfaces. The appearance of exterior walls should be enhanced by incorporating three-dimensional design features, including: a.Public doorways or passage ways through the building; b.Wall offsets or projections; c.Variation in building materials or textures; and d.Arcades, awnings, canopies or porches. Applicant’s statement: The development will be visible from Arney Road to the east and Sprague Lane to the north. The proposed buildings will be articulated, use a variety of materials and colors, and include landscaping to avoid a bulk effect. Additionally, the site is designed with smaller buildings toward the major street, Arney Road, and the larger buildings at the back of the site off of Sprague Lane, a local street to reduce mass and bulk from public areas. Applicant’s statement: The proposed buildings will incorporate the following dimensional design features: wall offsets and projections that include cement plaster pilasters, variation in building materials and textures, including cement, CMU-ground facing, glazing and fiber-cement siding with a wood stain finish, and fabric or metal canopies, as shown on the development plans and architectural elevations included with this submittal. Conclusion:The proposed development complies with the guidelines of Section 3.07.06.B.1. Findings: Section 3.07.06.B.2.a provides that building facades exteriors should exhibit finishes and textures that reduce the visual monotony of bulky structures and large structural spaces. Building exteriors should enhance visual interest of wall surfaces and harmonize with the 777 Arney Road (ZC 2014-01, DR 2014-01, PAR 2014-02, PLA 2014-01) Page 23 of 33 44 structural design. Applicant’s statement: The proposed buildings’ exteriors will include a variety of finishes and textures to reduce the monotony of bulky structures. Buildings will include multiple finishes such as CMU-ground facing, cement plaster with sand finish, fiber-cement siding, glazed tile, and glazing. Architectural plans and material samples are included as part of this application. Conclusion: The proposed development complies with the guidelines of Section 3.07.06.B.2.a. Findings: Section 3.07.06.B.2.b(1) provides that at least 30% of the wall surface abutting a street should be glass. Applicant’s statement: Where a building abuts a street, glass, design features and landscaping will enhance these surfaces. Due to the configuration of the site, none of the proposed buildings abut a street according to the City’s definition of abutting. Drive-through lanes are proposed between Shop C and Sprague Lane and Arney Road at the northeast corner of the site, and there is a drive aisle between Major A and Sprague Lane to the north. Conclusion: The development does not comply with the guidelines of Section 3.07.06.B.2.b(1). Findings: Section 3.07.06.B.2.b(2) provides that all walls visible from a street or public parking area should be surfaced with wood, brick, stone, designer block, or stucco, or with siding that has the appearance of wood lap siding. Applicant’s statement:Buildings visible from a street will be surfaced with stone, block, and siding that has the appearance of wood lap siding, as shown on the architectural elevations including with this application. Conclusion: The development complies with the guidelines of Section 3.07.06.B.2.b(2). Findings: Section 3.07.06.B.2.b(3) provides that the use of plain concrete, plain concrete block, corrugated metal, plywood, T-111 and sheet composite siding as exterior finish materials for walls visible from a street or parking area should be avoided. Applicant’s statement: Plain concrete, corrugated metal, plywood, T-111, and sheet composite are not proposed as an exterior finish. Conclusion: The development complies with the guidelines of Section 3.07.06.B.2.b(3). Findings: Section 3.07.06.B.2.b(4) provides that the color of at least 90 percent of the wall, roof and awning surface visible from a street or public parking area should be an “earth tone” color containing 10 parts, or more of brown or a “tinted” color, containing 10 parts or more white. Applicant’s statement: The proposed building faces, visible from a street or public parking area, will be earth tone as shown on the architectural elevations and materials board included with this submittal. Non-earth tone colors will be utilized as accent and trim colors. These colors are shown on the architectural drawings and are estimated to be less than two percent of the project’s color palette. 777 Arney Road (ZC 2014-01, DR 2014-01, PAR 2014-02, PLA 2014-01) Page 24 of 33 45 Conclusion: The development complies with the guidelines of Section 3.07.06.B.2.b(4). Findings: Section 3.07.06.B.2.b(5) provides that fluorescent, “day-glo,” or any similar bright color shall not be used on the building exterior. The building elevations (Attachments H and I) do not show any bright colors. Conclusion: The development complies with the guidelines of Section 3.07.06.B.2.b(5). Findings: Section 3.07.06.B.3 provides that the roofline at the top of a structure should establish a distinctive top to the building, and that the roofline should not be flat or hold the same roof line over extended distances. Rather, the roofline should incorporate variations, such as: (1)Offsets or jogs in the plane of the roof; (2)Changes in the height of the exterior wall for flat roof buildings, including parapet walls with variations in elevation or cornices. Applicant’s statement: The proposed buildings will feature roofs lines with distinctive tops and parapet walls that include changes in height between three and four feet. The Shops B building will include a pitched roof as shown on the architectural elevations included with this submittal. Conclusion: The proposed development complies with the guidelines of Section 3.07.06.B.3. Findings: Section 3.07.06.B.4 provides that allroof-mounted equipment, except solar collectors, should be screened from view. Applicant’s statement: Roof-mounted equipment will be screened from view through location of the equipment and screening via parapet walls. Conclusions: The proposed development complies with the guidelines of Section 3.07.06.B.4. This provision is routinely verified during the building permit process. Findings: Section 3.07.06.B.5 provides that all building faces abutting a street or a public parking area should provide weather protection for pedestrians. Features to provide this protection should include: a.A continuous walkway at least eight feet wide along the face of the building utilizing a roof overhang, arcade, awnings or canopies b. Awnings and canopies that incorporate the following design features: (1)Angled or curved surfaces facing a street or parking area (2)A covering of fabric, or matte finish vinyl (3)A constant color and pattern scheme for all buildings within the same development (4)No internal back lighting. The floor plans and elevations (Attachments H and I) show awnings at building entrances, but not continuously along the face of the buildings. Applicant’s statement: The proposed buildings do not abut a street, except for the southeast side of Building D. There is no walkway proposed along the southeast side of Building D, and the building is not close enough to the sidewalk along Arney Road to provide weather protection. 777 Arney Road (ZC 2014-01, DR 2014-01, PAR 2014-02, PLA 2014-01) Page 25 of 33 46 The parking and maneuvering area proposed as part of this application will be private for customer use only. Canopies and awnings are proposed along a portion of the sidewalk in front of Major A and Shops B as shown on the architectural elevations included with this submittal. All buildings will have weather protection canopies at storefront glazing areas and entries. This standard is not applicable. Conclusion: The proposed development does not comply with the guidelines of Section 3.07.06.B.5. Findings: Section 3.07.06.B.6 provides that obstruction of existing solar collectors on abutting properties by site development should be minimized. Applicant’s statement: There are no known solar collectors that exist on adjacent properties. Conclusion: The proposed development complies with the guidelines of Section 3.07.06.B.6. Findings: Section 3.07.06.C provides that building location and orientation should compliment abutting uses and development patterns, and that the maximum yard abutting a street should be 150 feet. Building B is the building farthest from any street, and is approximately 135 feet from Arney Road. Applicant’s statement:Building location and orientation will compliment abutting uses and development patterns. The Woodburn Company Stores are directly north of the site, across Sprague Lane and there is an RV park on the adjacent parcel to the west. Arney Road abuts the site to the east and the south. The proposed buildings will match the character of the Woodburn Company Stores to the north. The proposed buildings are located within 5-25 feet of abutting streets. Conclusion: The proposed development complies with the guidelines of Section 3.07.06.C. WDO 3.08 Partition and Subdivision Standards Findings: Section 3.08 requires compliance with ORS Chapter 92 and the Woodburn Development Ordinance. The requirements of Section 3.08 are not addressed separately, because they are included in the review of other Sections. Conclusions: The application must comply with the WDO. This report establishes compliance or non-compliance with the WDO. WDO 3.10Signs Findings:The site plan shows the existing pole sign (the sign is identified on the landscape plan). City records indicate this sign as 35 feet in height and 150 square feet in area. Sections 3.10.06.D and E require that supporting elements be covered, and that the total width of pole covers be at least 30 percent of the sign display width. Section 3.10.11.B provides that nonconforming permanent signs shall comply with the provisions of Section 3.10 when a Type III Design Review is approved for the premises upon which the sign is located. The current 777 Arney Road (ZC 2014-01, DR 2014-01, PAR 2014-02, PLA 2014-01) Page 26 of 33 47 application includes a Type III Design Review. Permanent Signs in the CG Zone Table 3.10.10B (excerpt) Pole Signs 1 FrontageFreeway Overlay (See Figure 3.10L) Maximum 1 per single-tenant site or complex Maximum 45 feet high 600- 999 feet Maximum 300 square feet or 6.7 square feet per foot of actual height, whichever is less Detail of landscape plan (AttachmentK)Photo of existing pole sign Applicant’s statement: No signs are proposed as part of this application. Signs will be permitted through a separate permitting process with the building permit applications. Conclusions: No new signs are authorized by this Design Review. The existing pole sign is conforming with respect to size, height, and location. The existing pole sign must be provided with pole wrap, in accordance with Sections 3.10.06.D and E. Note: The existing pole sign is within the Bonneville Power Administration transmission line easement, and is subject to BPA permitting requirements. WDO 5.01.08 Property Line Adjustment; Consolidation of Lots Findings: Section 5.01.08.B provides the criteria for Property Line Adjustments: 1.Lot area, depth, width, frontage, building setbacks, vehicular access and lot coverage comply with the standards of this ordinance (Sections 2 and 3); 777 Arney Road (ZC 2014-01, DR 2014-01, PAR 2014-02, PLA 2014-01) Page 27 of 33 48 2.Existing easements are accurately reflected; 3.Existing land use and development on the subject property comply with the requirements of prior land use actions; 4.Buildings and structures abutting the adjusted property lines comply with State building codes and with respect to current occupancy; and 5.Property line adjustments are surveyed and monumented to the requirements set forth in State statutes (ORS Chapters 92 and 209) and recorded by the County Surveyor. These criteria have been addressed previously in this report. Conclusions: The proposed development meets the criteria for a Property Line Adjustment. The property owner must provide the Planning Division a copy of the recorded Property Line Adjustment documents. WDO 5.02.05 Partition, Preliminary Approval Findings: Section 5.02.05.B.1 requires that partitions comply with all applicable provisions of the Woodburn Development Ordinance. The applicable provisions are discussed in this decision. Conclusions: The application must comply with the WDO. The partition must be recorded before issuance of building permits. Findings: Section 5.02.05.B.2 requires that partitions not impede the future best use of the remainder of the property under the same ownership, or adversely affect the safe and efficient development of any adjoining land. The proposed partition does not restrict access to, or use of, any portion of the subject property or of abutting property. Conclusions: The proposed partition complies with Section 5.02.05.B.2. Findings: Section 5.02.05.B.3 requires that partitions be served with City streets, water, sewer and storm drainage facilities with adequate capacity. Water, sanitary sewer, and storm drain facilities exist in abutting streets and easements. The Public Works Department has commented that adequate capacity exists to serve the proposed development. Conclusion:The proposed partition complies with Section 5.02.05.B.3. Findings: Section 5.02.05.B.4 requires that partitions take into account topography, vegetation and other natural features of the site. The property is essentially flat, with some natural vegetation, and without significant natural features. Conclusion: The proposed partition complies with Section 5.02.05.B.4. Findings: Section 5.02.05.B.5 requires that adequate measures be planned to alleviate identified hazards and limitations to development, such as regulatory wetlands and geologically unstable areas. The site is not impacted by regulatory wetlands or known geological hazards. 777 Arney Road (ZC 2014-01, DR 2014-01, PAR 2014-02, PLA 2014-01) Page 28 of 33 49 Conclusion: The proposed partition complies with Section 5.02.05.B.5. WDO 5.03.02Design Review, Type III Findings: Section 5.03.02.B.3 requires a Type III Design Review for structures greater than 2,000 square feet in the CG zone. The application is for four retail and restaurant buildings totaling 39,500 square feet. The application includes a Type III Design Review. Conclusion: The application complies with Section 5.03.02.B.3. WDO 5.04.04 Zoning Map Change, Owner Initiated Findings: Section 5.04.04.B.1 requires demonstrated need for the proposed use and the other permitted uses within the proposed zoning designation. The requested change will allow the parcel to more efficiently and effectively redevelop in response to existing market conditions. Applicant’s statement: This zone change application does not propose a change in zoning for the site. The site is currently zoned CG. This zone change request is to remove the restriction that the parcel be used for auto dealership uses only that was approved with Ordinance 2202 and be allowed to accommodate all uses allowed in the CG zone. In 1997, Ordinance 2202 was approved when the applicant identified the need for the auto dealership business and showed that alternative sites were not feasible. Since 1997 and the passage of Ordinance 2202, land uses and the character of the commercial area near the site has changed. The Woodburn Company Stores have been developed to the north of the site, and additional development has occurred throughout the area. Since Ordinance 2202 was approved, the City has examined their inventory of buildable lands through periodic reviews with the State. In the Woodburn UGB Justification Report of 2005, a deficit of commercial lands was identified over a 20-year planning horizon. The existing use restrictions limit the site for any type of viable retail business unrelated to automobiles. The automotive industry has changed dramatically in the past 17 years. Like most industries, automotive dealers have consolidated with bigger dealerships dominating the market. As previously stated, the removal of the condition limiting the use of the property to automotive dealership uses only will not change the underlying zoning of the site. Approval of this application will allow the site to accommodate a wider range of uses permitted outright in the CG zone. The removal of the existing use restriction will allow the property to redevelop to better serve the needs of Woodburn residents, visitors, and travelers passing through the area than the current restriction allows. Conclusion: The application complies with the requirements of Section 5.04.04.B.1. Findings: Section 5.04.04.B.2 requires 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. The requested Zone Change would not alter the inventory of developable land in the Commercial General (CG) zone. 777 Arney Road (ZC 2014-01, DR 2014-01, PAR 2014-02, PLA 2014-01) Page 29 of 33 50 Applicant’s statement: This rezone application does not propose a change in the underlying zoning for the site. This rezone request is to remove the automobile dealership-only restriction from the site. The proposed site is sized, located, and configured to accommodate the commercial development proposed in the design review as part of this application. The site is located near I-5 and in close proximity to other commercial development, namely Woodburn Company Stores to the north of the site. The existing use limitation is an impediment to the future redevelopment of this site. As past buildable lands inventory studies have identified, there is a fixed amount of land zoned CG in Woodburn. Much of the vacant CG land within the city is farther from I-5, with access that passes closer to residential areas, adding traffic to these streets. Should the demand for automobile dealership businesses increase in the future, this application would not preclude development on adjacent parcels in the area. Conclusion: The application complies with the requirements of Section 5.04.04.B.2. Findings: Section 5.04.04.B.3 requires 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 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. Applicant’s statement: This rezone application does not include a request to change the underlying zoning for the site. This request is to remove the condition that only automotive sale uses be allowed on the site. The City’s current TSP, updated in 2005, assumed commercial uses on the site. The subject site is within the Woodburn Interchange Management Area (IMA) and the regulations of Section 2.05 are addressed within this narrative. The proposed site is not subject to a trip budget imposed by Section 2.05.02 since neither parcel is listed in Table 2.05A. The removal of the automotive sale use restriction for the site may increase the potential for increased trips to and from the site.As a result, a traffic impact analysis is included with this application that addresses the Woodburn Transportation System Plan and the Oregon Transportation Planning Rule. As identified in the TIA, modifying the zone to remove the automotive sales-only use condition does not result in development that will significantly affect a transportation facility. As such, the condition can be removed. Conclusion: The application complies with the requirements of Section 5.04.04.B.3. Other Agency Comments The Building Official and Woodburn Fire District submittedjoint comments (Attachment M) based on the Oregon Structural Specialty Code, Oregon Fire Code, National Fire Protection 777 Arney Road (ZC 2014-01, DR 2014-01, PAR 2014-02, PLA 2014-01) Page 30 of 33 51 Association standards, and Oregon Plumbing Specialty Code. The Public Works Department also submitted comments (Attachment N). Most ofthese commentscan be addressed during the normal permitting process. Resolution of these items is made a condition of approval to reiterate that the land use approval process does not supersede other applicable codes or standards. The Bonneville Power Administration provided the following comment: BPA has sufficient information at this point to ask \[the developer\] to provide us an application for use of the BPA easement. BPA feels that the developer is willing to meet our needs to maintain a safe and reliable transmission system. If their final plans and construction do not add anything to the easement area BPA should not have any objections to the project. BPA restrictions include but are not limited to, not raising the existing grade, no vegetation that can grow over ten feet high, and no structures, lighting, signs, etc. within the easement area unless approved through the BPA electrical engineering department and the line maintenance department. At this point in the process all BPA requirements have been met. Overall Conclusion The proposed development meets or can meet the requirements of the Woodburn Development Ordinance with appropriate conditions of approval. Staff Recommendations The Planning Division recommends that the Council approve cases ZC 2014-01, DR 2014-01, PAR 2014-02, and PLA 2014-01, subject to the following conditions, and direct Staff to prepare an Ordinance to that effect: 1.The property owner shall execute an acceptance of these conditions of approval. 2.The property shall be developed in substantial conformity to the preliminary plans (Attachments A through L), except as modified by these conditions of approval. 3.Prior to issuance of a building permit, the applicant shall resolve the comments of the Building Official, Fire District, and Public Works Department (AttachmentsM and N). 4.Prior to issuance of a building permit, the applicant shall obtain a permit to use the Bonneville Power Administrationright-of-way. 5.The final plat shall dedicatea five-foot public utility easement along Sprague Lane, in accordance withSections 3.02.01.B and 3.02.01.C. 6.Prior to issuance of a building permit, the applicant shall obtain a City access permit for the new vehicular access onto Sprague Lane, in accordance with Section 3.04.01.B. 7.Prior to issuance of a building permit, the applicant shall establish shared access and parking with all four proposed parcels, to the satisfaction of the City Attorney, and provide the City a copy of the recorded agreement, in accordance with Sections 3.04.01.A, 3.04.03 and 3.05.02.E. 777 Arney Road (ZC 2014-01, DR 2014-01, PAR 2014-02, PLA 2014-01) Page 31 of 33 52 8.The applicant shall allow vehicular access from the abutting property to the west, at the southwest corner of Lot 2, when the abutting property redevelops, in accordance with Section 3.04.03.C.2. This shall be included in the access easement required by Section 3.04.01.A. 9.Prior to issuance of a building permit, the applicant shall provide at least three accessible parking spaces on Parcel 2, in accordance with Table 3.05B. 10.Prior to issuance of a building permit, the applicant shall provide at least a 22-foot one-way drive aisle serving compact parking spaces, in accordance with Table 3.05C. 11.Prior to issuance of a building permit, the applicant shall provide one loading space on Parcel 3, in accordance with Table 3.05C. 12.Prior to issuance of a building permit, the applicant shall demonstrate compliancewith the illumination requirements of Section 3.05.02.L. 13.Prior to issuance of a building permit, the applicant shall provide tenbicycle rack spaces on Parcel 1 and fiverack spaces on Parcel 2, in accordance with Section 3.05.03.E. 14.Prior to issuance of a building permit, the applicant shall specify the species and spacing of shrubs in the setbacks abutting Arney Road and Sprague Lane to verify compliance with Table 3.06A. 15.Prior to issuance of a building permit, the applicant shall specify the species and number of shrubs in the parking and loading area to verify compliance with Table 3.06A. 16.Prior to issuance of a building permit, the applicant shall provide the Planning Division a copy of the recorded Property Line Adjustment documents, in accordance with Section 5.01.08.B.5. 17.Prior to issuance of a building permit, the applicant shall provide the Planning Division with a copy of the recorded Partition. 18.Prior to issuance of a Certificate of Occupancy, the existing pole sign shall be provided with pole wrap, in accordance with Sections 3.10.06.D and E. Attachments Attachment“A” Site Plan, Sheet C2.0, dated May 2, 2014 Attachment “B” Grading Plan, Sheet C2.1,dated May 2, 2014 Attachment“C” Utility Plan, Sheet C2.2, dated May 2, 2014 Attachment“D” Existing Conditions Plan, Sheet C3.0, dated May 2, 2014 Attachment “E” Fire Access Plan, Sheet 4.0, dated May 2, 2014 Attachment“F” Partition Plan, Sheet P1.0, dated May 2, 2014 Attachment“G” Property Line Adjustment, Sheet PLA, dated May 2, 2014 Attachment “H” Major A & Shops BFloor Plan and Elevations, Sheet A1.1, dated May 2, 2014 777 Arney Road (ZC 2014-01, DR 2014-01, PAR 2014-02, PLA 2014-01) Page 32 of 33 53 Attachment “I” Shop C & Pad DFloor Plan and Elevations, Sheet A1.2,submitted March 25, 2014 Attachment “J” Material Sample Board, Sheet A1.3, submitted March 25, 2014 Attachment“K” Planting Plan, Sheet L2.0, dated March 24, 2014 Attachment “L” Application Narratives,dated May 2, 2014 Attachment“M” Building Official and Fire District comments, dated May 8, 2014, revised May 20, 2014 Attachment“N” Public Works Department comments, dated May 13, 2014 777 Arney Road (ZC 2014-01, DR 2014-01, PAR 2014-02, PLA 2014-01) Page 33 of 33 54 55 56 57 58 59 60 61 62 63 64 65 66 ZONE CHANGE, DESIGN REVIEW, PRELIMINARY PARTITION AND PROPERTY LINE ADJUSTMENT To City of Woodburn For Arney Retail Center 777 North Arney Road Woodburn, OR 97071 Submitted March 24, 2014 Resubmitted May 2, 2014 Project Number 2120498.00 MACKENZIE Since 1960 RiverEast Center |1515 SE Water Ave, Suite 100, Portland, OR 97214 PO Box 14310, Portland, OR 97293 | T 503.224.9560 | www.mcknze.com 67 TABLE OF CONTENTS I. PROJECT DESCRIPTION ........................................................................................................... 1 Description of Request ............................................................................................... 1 Existing Site Conditions .............................................................................................. 1 II. ZONE CHANGE ....................................................................................................................... 2 Section 2.03 Commercial Zones .................................................................................. 2 Section 4.02 Review, Interpretation, and Enforcement ................................................ 3 III. DESIGN REVIEW ..................................................................................................................... 6 Section 2.03 Commercial Zones .................................................................................. 6 Section 2.05 Overlay Districts ..................................................................................... 8 Section 3.01 Streets .................................................................................................. 11 Section 3.03 Setbacks and Open Space ...................................................................... 14 Section 3.04 Vehicular Access ................................................................................... 17 Section 3.05 Off-Street Parking and Loading.............................................................. 21 Section 3.06 Landscaping .......................................................................................... 27 Section 3.07 Architectural Design ............................................................................. 33 Section 3.10 Signs ..................................................................................................... 37 IV. PRELIMINARY PARTITION ..................................................................................................... 38 5.02.05 Partition, Preliminary Approval .................................................................... 38 ORS 92 Subdivisions and Partitions ........................................................................... 39 Section 2.03 Commercial Zones ................................................................................ 40 Section 2.05 Overlay Districts ................................................................................... 41 Section 3.01 Streets .................................................................................................. 42 Section 3.03 Setbacks and Open Space ...................................................................... 45 Section 3.04 Vehicular Access ................................................................................... 47 Section 3.05 Off-Street Parking and Loading.............................................................. 50 Section 3.08 Partitions and Subdivisions ................................................................... 50 Section 4.01 Decision-Making Procedures ................................................................. 50 V. PROPERTY LINE ADJUSTMENT .............................................................................................. 51 VI. CONCLUSION ....................................................................................................................... 52 @2014 Mackenzie Engineering Inc. Unless noted, all text, video recordings, photos, drawings, computer generated images and/or statements are owned by Mackenzie and protected by copyright and/or other intellectual property laws. No part of these pages, either text or image may be reproduced, modified, stored in a retrieval system or retransmitted, in any form or by any means, electronic, mechanical, or otherwise without prior written permission. marks of Mackenzie Engineering Inc. All rights reserved. The information in this document has been obtained from sources believed reliable. Our findings have been based on limited information and on-site observation. Because of the limited scope of our initial review, these preliminary findings should not be used as a principal basis for any decision relating to the site and/or building, and confirmation of the information contained within this document with the applicable government body may be necessary. \\\\fl1\\shared\\Projects\\Projects\\212049800\\WORDP_DRAFT\\RPT-City of Woodburn-Design Review-MP Edits.docx 68 EXHIBITS A.Uniform Application B.Development Plans, Architectural Drawings, and Material Sample C.Latest Recorded Deeds D.Notification Area Map and Mailing Labels E.Traffic Impact Analysis F.Restriction Agreement and Grant of Easements G.Stormwater Calucations \\\\fl1\\shared\\Projects\\Projects\\212049800\\WORDP_DRAFT\\RPT-City of Woodburn-Design Review-MP Edits.docx 69 I.PROJECT DESCRIPTION Description of Request This application request is for a Type IV Zone Change, a Type III Design Review, a Type II 3-Lot Partition, and Type I Property Line Adjustment for 777 Arney Road in Woodburn, Oregon. The proposed development includes four retail buildings of 23,100 square feet, 7,130 square feet, 4,400 square feet (sit down restaurant), and 4,300 square feet (drive-through restaurant), along with associated landscaping and site improvements as shown on the development plans included with this application. Sprague Lane abuts the site to the north and Arney Road abuts the site to the east and south. Oregon Department of Transportation (ODOT) is currently in the process of realigning and improving North Arney Road to the east and south of the site and construction is expected to begin later this year. The proposed development has been designed to accommodate the future alignment of Arney Road. The property is currently zoned Commercial General (CG), but as of October 1997, it is restricted to automotive sales uses according to Ordinance 2202 on Tax Lot 701. Specifically, Condition 2 of Ordinance 2202 states: 2. Approval of the zone change to Commercial Retail is for the proposed Auto dealership only. Due to changes in the area on adjacent parcels that include the Woodburn Company Stores to the north and other commercial development in the area, it is necessary to remove the restrictions of Ordinance 2202 so that proposed development on the site may include all of the uses allowed within the CG zone. Pursuant to Section 4.02.07 (Modification of Conditions), is to be considered pursuant to the procedure and the standards and criteria applicable to a new application of the type of permit or zone change that is proposed to be amended, except that the modification of a condition limiting the use of property may only be considered as a Type IV Official No change in the Woodburn Comprehensive Plan is proposed as part of this application. The applicable sections of the Woodburn Development Ordinance, Woodburn Comprehensive Plan, Transportation System Plan, and Transportation Planning Rule are addressed within this narrative and supporting documents. Existing Site Conditions The site is located at 777 Arney Road in Woodburn, Oregon; (Map 5 2W 12 B Tax lots 701 and 1000), and currently consists of two parcels that total approximately 4.09 acres (178,476 square feet). The development site is generally flat, with less than two feet of grade change over the entire site. The site contains one existing building on Tax Lot 701, which is currently used as a car dealership with associated parking and maneuvering areas. Tax Lot 1000 is currently vacant. The existing structure is served by public sanitary sewer and water. Existing access to the site is from Sprague Lane to the north of the site. Adjacent properties to the north and west are zoned Commercial General (CG) and Arney Road and Interstate 5 right-of-way is located to the east and south of the site. Land uses adjacent to the site include a RV park and commercial development to the west, the Woodburn Factory Stores to the north and Arney Road and I-5 to the east and south. 1 \\\\fl1\\shared\\Projects\\Projects\\212049800\\WORDP_DRAFT\\RPT-City of Woodburn-Design Review-MP Edits.docx 70 II.ZONE CHANGE The following addresses the approval criteria and applicable standards relevant to modifying a condition limiting the use of the subject property to automobile sale uses which the City has determined is a Type IV Official Zoning Map Change application: Section 2.03 Commercial Zones A. the City of Woodburn is divided into the following commercial zones: 1. retail core, providing for unique retail and convenient shopping 2. for businesses requiring extensive land intensive outdoor storage and display of merchandise, equipment, or inventory. 3.The Commercial Office (CO) zone is intended primarily for office type development, with limited retail activity. 4.The Mixed Use Village (MUV) is intended to promote efficient use of land that promotes employment and housing through pedestrian-oriented development. 5.The Neighborhood Nodal Commercial (NNC) zone is intended to meet the shopping needs of nearby residents in a compact commercial setting Response: The development site is zoned Commercial General (GC), and adjacent parcels are also zoned GC. The applicant is seeking a zone change to remove the automotive sales-only related condition as described within this narrative. This application includes a zone change request, design review, 3-lot partition and property line adjustment. The proposed commercial development requires extensive land consistent with the GC zone. This standard is met. TABLE 2.03A Use CG Zone Accessory Uses (A) Conditional Uses (CU) Permitted Uses (P) Special Permitted Uses (S) Specific Conditional Uses (SCU) Bakeries, delicatessens, grocery and convenience stores P Restaurants and drinking places P Retail trade offering goods and services directly to P customers Response: The proposed retail establishments and restaurants are permitted outright in the CG zone as shown in Table 2.03A. This standard is met. C. Development Standards (Tables 2.03B-F) TABLE 2.03C Standard CG Zone RESPONSE Lot Area, Minimum (square feet) No minimum 30,043 SF Lot Width, Minimum (feet) No minimum >100 feet Lot Depth, Minimum (feet) No minimum >100 feet Street Frontage, Minimum (feet) No minimum 76 feet Front Setback and Setback 1 5 5 feet Abutting a Street, Minimum (feet) Side or Rear Setback, Minimum Abutting RS, R1S, 4 10 Not applicable (feet) or RM zone 2 \\\\fl1\\shared\\Projects\\Projects\\212049800\\WORDP_DRAFT\\RPT-City of Woodburn-Design Review-MP Edits.docx 71 Abutting CO, CG, DDC, NNC, P/SP, 4,5 0 or 5 0 or 5 feet IP, SWIR, or IL zone Setback to a Private Access 5 Not applicable Easement, Minimum (feet) Lot Coverage, Maximum Not Specified 2 Standard is met Residential Density (units per net N/A Not applicable; no proposed acre) residential density. This standard is met. Building Height, Maximum (feet) Outside Gateway 70 subarea Primary or Western accessory Gateway 50 structure subarea <30 feet Eastern Gateway 40 subarea Features not used 100 for habitation 1. Measured from the Special Setback (Section 3.03.02), if any 2. Lot coverage is limited by setbacks, off-street parking, and landscaping requirements. 3. Only allowed in the Gateway Overlay District 4. A house of worship shall be set back at least 20 feet from a property line abutting a residential zone or use. 5. A building may be constructed at the property line, or shall be set back at least five feet. Response: There are currently two tax lots on the site. After the property line adjustment and 3-lot partition is completed, the four lots will be configured so that each building is on its own parcel. There is no lot area, lot width, lot depth, or street frontage requirements in the CG zone. The proposed lots will be sized to accommodate front, side, rear setbacks, and associated parking, as shown on the development plans included with this application. The site is outside of the Gateway subarea and the maximum height allowed is 70 feet. Proposed buildings will be less than 29 feet in height as shown in the architectural elevations and design review section of this narrative. The intent of development standards in the CG zone will continue to be met with the requested change of condition regarding the auto dealership only use restriction on the site. This standard is met. Section 4.02 Review, Interpretation, and Enforcement 4.02.07 Modification of Conditions Any request to modify a condition of approval is to be considered pursuant to the procedure and the standards and criteria applicable to a new application of the type of permit or zone change that is proposed to be amended, except that the modification of a condition limiting the use of property may only be considered as a Type IV Official Zoning Map Change application. Response: This application is to modify a condition placed on a portion of the subject site, Tax Lot 701, when it was rezoned from Interchange District (ID) to Commercial Retail (CR) in 1997. The Commercial Retail (CR) zone was subsequently renamed to Commercial General (CG). The 1997 restriction (i.e., ordinance 2202) limits new uses on the property to automobile related uses. This request is to modify a condition that limits the use of the property; as a result, the application will be reviewed by the City 3 \\\\fl1\\shared\\Projects\\Projects\\212049800\\WORDP_DRAFT\\RPT-City of Woodburn-Design Review-MP Edits.docx 72 through a Type IV Zone Change. The standards for a zone change are addressed in detail within this narrative. This standard 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. Response: The owner has initiated a Type IV official zoning map change to remove the automobile-only condition of approval on Tax Lot 701. The subject site is currently zoned Commercial General (CG) but is subject to Ordinance 2202 that restricts uses on the site to auto dealership only. Removing this restriction and allowing the site to return to the CG zone, and uses allowed within that zone, is consistent with the Woodburn Development Ordinance and the Woodburn Comprehensive Plan. The Comprehensive Plan identifies the I-5 Interchange as one of the five major commercial areas in Woodburn. A number of goals and policies within the Comprehensive Plan are relevant to this request, including: Goal F-1 Encourage infill and redevelopment of existing commercial areas within the community, as well as nodal neighborhood centers, to meet future commercial development needs. Policy F-1.8 Ensure that existing commercial sites are used efficiently. Consider the potential for redevelopment of existing commercial sites and modifications to zoning regulations that intensify development to attract new investment. The Woodburn Comprehensive Plan map designation for the site is commercial. The applicable Woodburn Development Ordinance standards for a zone map change, design review, partition, and property line adjustment are addressed within this narrative. The request to modify the prior condition of approval regarding a use restriction would allow the site to be used more efficiently through redevelopment and diversification of uses more consistent with the area. The development site is not adjacent to any residential development and is situated to accommodate the commercial development proposed as part of this application. This standard 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. Response: This zone change application does not propose a change in zoning for the site. The site is currently zoned CG. This zone change request is to remove the restriction that the parcel be used for auto dealership uses only that was approved with Ordinance 2202 and be allowed to accommodate all uses allowed in the CG zone. In 1997, Ordinance 2202 was approved when the applicant identified the need for the auto dealership business and showed that alternative sites were not feasible. Since 1997 and the passage of Ordinance 2202, land uses and the character of the commercial area near the site has changed. The Woodburn Company Stores have been developed to the north of the site, and additional development has occurred throughout the area. Since Ordinance 2202 was approved, the City has examined their inventory of buildable lands through periodic reviews with the State. In the Woodburn UGB Justification Report of 2005, a deficit of commercial lands was identified over a 20-year planning horizon. The existing use restrictions limit the site for any type of viable retail business unrelated to automobiles. The automotive industry has changed dramatically in the past 17 years. Like most industries, automotive dealers have consolidated with bigger dealerships dominating the market. 4 \\\\fl1\\shared\\Projects\\Projects\\212049800\\WORDP_DRAFT\\RPT-City of Woodburn-Design Review-MP Edits.docx 73 As previously stated, the removal of the condition limiting the use of the property to automotive dealership uses only will not change the underlying zoning of the site. Approval of this application will allow the site to accommodate a wider range of uses permitted outright in the CG zone. The removal of the existing use restriction will allow the property to redevelop to better serve the needs of Woodburn residents, visitors, and travelers passing through the area than the current restriction allows. This criterion 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. Response: This rezone application does not propose a change in the underlying zoning for the site. This rezone request is to remove the automobile dealership-only restriction from the site. The proposed site is sized, located, and configured to accommodate the commercial development proposed in the design review as part of this application. The site is located near I- 5 and in close proximity to other commercial development, namely Woodburn Company Stores to the north of the site. The existing use limitation is an impediment to the future redevelopment of this site. As past buildable lands inventory studies have identified, there is a fixed amount of land zoned CG in Woodburn. Much of the vacant CG land within the city is farther from I-5, with access that passes closer to residential areas, adding traffic to these streets. Should the demand for automobile dealership businesses increase in the future, this application would not preclude development on adjacent parcels in the area. This criterion 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 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. Response: This rezone application does not include a request to change the underlying zoning for the site. This request is to remove the condition that only automotive sale uses be allowed subject site is within the Woodburn Interchange Management Area (IMA) and the regulations of Section 2.05 are addressed within this narrative. The proposed site is not subject to a trip budget imposed by Section 2.05.02 since neither parcel is listed in Table 2.05A. The removal of the automotive sale use restriction for the site may increase the potential for increased trips to and from the site. As a result, a traffic impact analysis is included with this application that addresses the Woodburn Transportation System Plan and the Oregon Transportation Planning Rule. As identified in the TIA, modifying the zone to remove the automotive sales-only use condition does not result in development that will significantly affect a transportation facility. As such, the condition can be removed. This criterion is met. 5 \\\\fl1\\shared\\Projects\\Projects\\212049800\\WORDP_DRAFT\\RPT-City of Woodburn-Design Review-MP Edits.docx 74 III.DESIGN REVIEW The following summarizes the applicable standards and approval criteria as identified by the Woodburn Application Packet for a Type II or III Design Review and as identified in the Pre-application Conference. Section 2.03 Commercial Zones A. The City of Woodburn is divided into the following commercial zones: 1. providing for unique retail and convenient shopping 2. for businesses requiring extensive land intensive outdoor storage and display of merchandise, equipment, or inventory. 3.The Commercial Office (CO) zone is intended primarily for office type development, with limited retail activity. 4.The Mixed Use Village (MUV) is intended to promote efficient use of land that promotes employment and housing through pedestrian-oriented development. 5.The Neighborhood Nodal Commercial (NNC) zone is intended to meet the shopping needs of nearby residents in a compact commercial setting Response: The proposed development includes four retail buildings of 23,100 square feet, 7,130 square feet, 4,400 square feet (sit down restaurant), and 4,300 square feet (drive-through restaurant), along with associated landscaping and site improvements, as shown on the development plans included with this application. As demonstrated within this narrative, the proposed uses are allowed and meet the intent of the Commercial General (CG) zone. This standard is met. B. Approval Types (Table 2.03A) 1.Accessory Uses (A) are allowed outright, subject to the general standards of this Ordinance. 2.Conditional Uses (CU) may be allowed, subject to the general development standards of this Ordinance and conditions of Conditional Use approval. 3.Permitted Uses (P) are allowed outright, subject to the general development standards of this Ordinance. 4.Special Permitted Uses (S) are allowed outright, subject to the general development standards and the special development standards of Section 2.07. 5.Specific Conditional Uses (SCU) may be allowed, subject to the general development standards of this Ordinance, the specific standards of Section 2.08, and conditions of Conditional Use approval. Response: The proposed retail establishments and restaurant uses are permitted outright in the CG zone. This standard is met. 6 \\\\fl1\\shared\\Projects\\Projects\\212049800\\WORDP_DRAFT\\RPT-City of Woodburn-Design Review-MP Edits.docx 75 TABLE 2.03A Use CG Zone Accessory Uses (A) Conditional Uses (CU) Permitted Uses (P) Special Permitted Uses (S) Specific Conditional Uses (SCU) Bakeries, delicatessens, grocery and convenience stores P Restaurants and drinking places P Retail trade offering goods and services directly to customers P Response: The proposed retail establishments and restaurants are permitted outright in the CG zone, as shown in Table 2.03A. This standard is met. C. Development Standards (Tables 2.03B-F) Table 2.03C Standard CG Zone RESPONSE Lot Area, Minimum (square feet) No minimum 30,043 SF Lot Width, Minimum (feet) No minimum >100 feet Lot Depth, Minimum (feet) No minimum >100 feet Street Frontage, Minimum (feet) No minimum 76 feet Front Setback and Setback 5 1 5 feet Abutting a Street, Minimum (feet) Side or Rear Setback, Minimum Abutting RS, R1S, 10 4 Not applicable (feet) or RM zone Abutting CO, CG, 0 or 5 4,5 0 or 5 feet DDC, NNC, P/SP, IP, SWIR, or IL zone Setback to a Private Access 5 Not applicable Easement, Minimum (feet) Lot Coverage, Maximum Not Specified 2 Standard is met Residential Density (units per net N/A Not applicable; no proposed acre) residential density. This standard is met. Building Height, Maximum (feet) Primary or Outside 70 <30 feet accessory Gateway structure subarea Western 50 Gateway subarea Eastern 40 Gateway subarea Features not used 100 for habitation 1. Measured from the Special Setback (Section 3.03.02), if any 2. Lot coverage is limited by setbacks, off-street parking, and landscaping requirements. 3. Only allowed in the Gateway Overlay District 4. A house of worship shall be set back at least 20 feet from a property line abutting a residential zone or use. 5. A building may be constructed at the property line, or shall be set back at least five feet. 7 \\\\fl1\\shared\\Projects\\Projects\\212049800\\WORDP_DRAFT\\RPT-City of Woodburn-Design Review-MP Edits.docx 76 Response: This application includes a property line adjustment and partition application. There are currently two tax lots on the site. After the property line adjustment and 3-lot partition is completed, the four lots will be configured so that each building is on its own parcel. There is no lot area, lot width, lot depth, or street frontage requirements in the CG zone. The proposed lots will be sized to accommodate front, side, rear setbacks, and associated parking, as shown on the development plans included with this application. The site is outside of the Gateway subarea and the maximum height allowed is 70 feet. Proposed buildings will be less than 29 feet in height, as shown in the architectural elevations and design review section of this narrative. This standard is met. Section 2.05 Overlay Districts 2.05.01 Gateway Commercial General Overlay District Response: Not applicable; the project site is not located within this overlay district. This standard is met. 2.05.02 Interchange Management Area Overlay District A. Purpose The purpose of the Interchange Management Area Overlay District (IMA) is to preserve the long- term capacity of the I-5/Highway 214 Interchange. Preserving the capacity of the interchange is -5 is critical for existing businesses and for attracting new businesses and development to the community. The IMA complements the provisions of the Southwest Industrial Reserve (SWIR) Zoning District by ensuring that industrial land is retained for the development envisioned in the Woodburn Comprehensive Plan. The IMA also ensures that needed industrial, commercial and residential lands within the IMA are protected from incompatible development generating excessive vehicle trips. The vehicle trip budget (Table 2.05A) identifies by parcel the maximum amount of peak hour trips for each parcel within the IMA and is intended to be high enough to accommodate peak hour trips anticipated by the Woodburn Comprehensive Plan and the Transportation Systems Plan (TSP), but low enough to restrict unplanned vehicle trips that could adversely affect the I-5/Hwy 214 Interchange. Response: The proposed development is within the boundaries of the Interchange Management Area (IMA); however, the proposed development is not subject to the trip budget since neither parcel is listed in Table 2.05A. A Traffic Impact Analysis is included with this application that addresses the IMA and TSP. This standard is met. B. Applicability The provisions of this Section apply to all Type II V land use applications that propose to allow development that will generate more than 20 peak hour vehicle trips (based on the latest Institute of Transportation Engineers Trip Generation Manual) on parcels identified in Table 2.05A. The provisions of this Section apply to all properties within the boundary of the IMA. Response: The proposed development will generate more than 20 peak hour vehicle trips, as indicated within the Traffic Impact Analysis included with this application. This section is applicable to this request and will be addressed below. C. Vehicle Trip Budgets This Section establishes a total peak hour trip generation budget for planned employment (commercial and industrial) land uses within the IMA. 1.The IMA trip budget for vacant commercial and industrial parcels identified in Table 2.2.05A is 2,500 peak hour vehicle trips. An estimated 1,500 additional peak hour residential trips are planned within the IMA. The IMA vehicle trip budget is allocated to parcels identified in Table 2.05A on a first-developed, first-served basis. 8 \\\\fl1\\shared\\Projects\\Projects\\212049800\\WORDP_DRAFT\\RPT-City of Woodburn-Design Review-MP Edits.docx 77 3.Parcel budgets are based on 11 peak hour trips per developed industrial acre, and 33 peak hour trips per developed commercial acre. 4.The parcel budget for each parcel will be reduced in proportion to actual peak hour vehicle trips generated by new development on any portion of the parcel. 5.The City may allow development that exceeds the parcel budget for any parcel in accordance with this Section. Response: The proposed development is not subject to the trip budget, since neither parcel is listed in Table 2.05A. This standard is not applicable. Vehicle Trip Budget by Parcel (Parcel Budget) Table 2.05A Response: Not applicable. According to the pre-application results letter dated December 2, 2013, the project is not subject to the trip budget imposed by section 2.05.02, since neither parcel is listed on Table 2.05A). According to the pre-application notes, the development is subject to the Interchange Development Charge of $1,108 per additional Peak-Hour Trip per thousand square feet of gross building area. This standard is met. D. Administration This Section delineates responsibilities of the City and ODOT to monitor and evaluate vehicle trip generation impacts on the I-5 interchange from development approved under this Section. 1.A Traffic Impact Analysis (TIA) is required for all land use applications subject to the provisions of this Section. The TIA must meet City and ODOT administrative rule 2.(OAR Chapter 734, Division 51) requirements and shall include an evaluation and recommendation of feasible Transportation Demand Management (TDM) measures that will minimize peak hour vehicle trips generated by the proposed development. 3.For a land use application subject to the provisions of this Section: a.The City shall not deem the land use application complete unless it includes a TIA prepared in accordance with TIA Requirements; b.The City shall provide written notification to ODOT when the application is deemed review process; c.ODOT shall have at least 20 days to provide written comments to the City, measured from the date the completion notice was mailed. If ODOT does not provide written comments during this 20- consideration of ODOT comments. 4.The details of City and ODOT monitoring and coordination responsibilities are found in the Woodburn ODOT Intergovernmental Agreement (IGA). a.The City shall be responsible for maintaining a current ledger documenting the cumulative peak hour trip generation impact from development approved under this Section, compared with the IMA trip budget. b.The City may adjust the ledger based on actual development and employment data, subject to review and concurrence by ODOT. c.The City will provide written notification to ODOT when land use applications approved under this Section, combined with approved building permits, result in traffic generation estimates that exceed 33% and 67% of the IMA trip budget. 5.This Section recognizes that vehicle trip allocations may become scarce towards the end of the planning period, as the I-5 Interchange nears capacity. The following rules apply to allocations of vehicle trips against the IMA trip budget: a.Vehicle trip allocations are vested at the time of design review approval. 9 \\\\fl1\\shared\\Projects\\Projects\\212049800\\WORDP_DRAFT\\RPT-City of Woodburn-Design Review-MP Edits.docx 78 b.Vehicle trips shall not be allocated based solely on approval of a comprehensive plan amendment or zone change, unless consolidated with a subdivision or design review application. c.Vesting of vehicle trip allocations shall expire at the same time as the development decision expires. Response: The proposed site is not subject to the IMA trip budget imposed by Section 2.05.02, since neither parcel is listed in Table 2.05A. Further, analysis contained in the TIA demonstrates the proposed zone modification does not significantly affect a transportation facility. This standard is met. E. Allowed Uses Uses allowed in the underlying zoning district are allowed, subject to other applicable provisions of the Woodburn Development Ordinance and this Section. Response: The proposed retail and restaurant uses are allowed in the CG zoning district, as described within this narrative. This standard is met. F. Comprehensive Plan and Zoning Map Amendments 1.The provisions of this Section (2.05.02.F) apply to all Comprehensive Plan Map amendments within the IMA. This Section does not apply to Zoning Map amendments that result in conformance with the applicable Comprehensive Plan Map designation, such as Zoning Map amendments that occur when land is annexed to the City. 2.Applications for Comprehensive Plan Map amendments and for Zoning Map amendments shall determine whether the proposed change will significantly affect a collector or arterial transportation facility. 3.To ensure that the remaining capacity of the I-5 Interchange is reserved for targeted employment opportunities and needed housing, this section imposes the following prohibitions on Comprehensive Plan Map amendments within the IMA: a.Comprehensive Plan Map amendments that will increase the net commercial land area within the IMA shall be prohibited. b.Comprehensive Plan Map amendments that allow land uses that will generate traffic in excess of the IMA trip budget shall be prohibited. Response: This application is for a zone change, design review, 3-lot partition, and property line adjustment; no comprehensive plan or map amendment is proposed. This standard is not applicable. G. Interchange Capacity Preservation Standards Land use applications subject to the provisions of this Section shall comply with the following: 1.Peak hour vehicle trips generated by the proposed development shall not, in combination with other approved developments subject to this Section, exceed the IMA trip budget of 2,500. Response: The proposed development is not subject to the trip budget imposed by Section 2.05.02, as neither parcel is listed in Table 2.05A. This standard is not applicable. 2.Peak hour vehicle trips generated by the proposed development shall not exceed the maximum peak hour vehicle trips specified in Table 2.05A for the subject parcel, except: a.Development may be allowed to exceed the maximum, if the development will contribute substantially to the economic objectives found in the Comprehensive Plan. b.Residential development on a parcel zoned Commercial shall be allowed to exceed the maximum. Response: The proposed development is not subject to the trip budget imposed by Section 2.05.02, as neither parcel is listed in Table 2.05A. This standard is not applicable. 10 \\\\fl1\\shared\\Projects\\Projects\\212049800\\WORDP_DRAFT\\RPT-City of Woodburn-Design Review-MP Edits.docx 79 3.Transportation Demand Management (TDM) measures shall be required to minimize peak hour vehicle trips and shall be subject to annual review by the City. Response: No TDM measures are proposed at this time. The proposed development is expected to share trips between adjacent commercial uses, namely the Woodburn Company Stores to the north. The TIA shows that nearly half of the PM peak hour trips will be pass by trips visiting other locations in the area. This standard is met. 2.05.03 Neighborhood Conservation Overlay District Response: The project site is not located within this overlay district; this standard is not applicable. 2.05.04 Nodal Overlay Districts Response: The project site is not located within this overlay district; this standard is not applicable. 2.05.05 Riparian Corridor and Wetlands Overlay District Response: The project site is not located within this overlay district; this standard is not applicable. 2.05.06 Southwest Industrial Reserve Response: The project site is not located within this overlay district; this standard is not applicable. Section 3.01 Streets 3.01.01 Applicability A. Rights-of-way standards apply to all public streets. Response: The development site abuts Sprague Lane to the north and Arney Road to the east. Sprague Lane is classified as a local street and is fully improved with curbs and sidewalks. Arney Road, a service collector, is scheduled to be realigned and improved as part of an Oregon Department of Transportation (ODOT) project; construction is scheduled to begin later this year. The proposed layout is designed to accommodate the realignment of Arney Road as shown on the development plans included with this submittal. This standard is met. 3.01.02 General Provisions A. No development shall be approved, or access permit issued, unless the internal streets, boundary streets and connecting streets are constructed to at least the minimum standards set forth in this Section, or are required to be so constructed as a condition of approval. Response: Abutting streets are either constructed to Woodburn standards or scheduled to be constructed later this year. No new internal streets are proposed as part of this application. This standard is met. B. Private streets are prohibited, except in manufactured dwelling parks, pursuant to State statute (ORS Chapter 446 and OAR 918-600). All private streets in manufactured dwelling parks shall comply with the standards of the Woodburn Development Ordinance (WDO) and State statute. Response: The proposed development does not include private streets, this standard is not applicable. C. Materials and construction shall comply with specifications of the City of Woodburn. Response: No new streets or street improvements are proposed as part of this application. This standard is not applicable. D. The standards of this Section may be modified, subject to approval of an Exception to Street Right-of-Way and Improvement Requirements. Response: No modifications are proposed, this standard is not applicable. 11 \\\\fl1\\shared\\Projects\\Projects\\212049800\\WORDP_DRAFT\\RPT-City of Woodburn-Design Review-MP Edits.docx 80 3.01.03 Improvements Required for Development A. With development, the Internal, Boundary, and Connecting streets shall be constructed to at least the minimum standards set forth below. B. Internal Streets Internal streets shall meet all standards of WDO and the TSP. C. Boundary Streets The minimum improvements for a Boundary Street shall be: 1.One paved 11-foot travel lane in each direction; 2.On-street parking on the side of the street abutting the development, if on-street parking is indicated in the TSP; 3.Curb on the side of the street abutting the development; 4.Drainage facilities on the side of the street abutting the development; 5.Street trees on the side of the street abutting the development; and 6.A sidewalk on the side of the street abutting the development. D. Connecting Streets 1.The minimum improvements for a Connecting Street shall be one paved 11-foot travel lane in each direction. 2.Connecting streets shall extend from the boundary street of a development, to the nearest intersection that meets the cross-section and improvement requirements of this Section, or 1,000 feet, whichever is less. E. When the Director determines that a required improvement of a Boundary or Connecting Street would not be timely, due to pending development of properties in the immediate vicinity or improvement of the streets which are identified in the Capital Improvement Program (CIP), the Director may accept a fee-in-lieu, in the amount equal to the costs of the required improvement. F. When the Director determines that a required improvement of a Boundary or Connecting Street would not be feasible, due to physical constraints of properties in the immediate vicinity or an inability to obtain right-of-way dedication, the Director may approve construction of a partial- width street, to the minimum standards set forth above. Response: No new streets are proposed as part of this application. The development site abuts Sprague Lane to the north and Arney Road to the east. Sprague Lane is classified as a local street and is fully improved with curbs and sidewalks. Arney Road, a service collector, is scheduled to be realigned and improved as part of an Oregon Department of Transportation project. Construction is scheduled to begin later this year. The proposed layout is designed to accommodate the realignment of Arney Road as shown on the development plans included with this submittal. This standard is met. 3.01.04 Street Cross-Sections A. These standards are based on the functional classification of each street as shown in the Woodburn TSP. The street right-of-way and improvement standards minimize the amount of pavement and right-of-way required for each street classification, consistent with the operational needs of each facility, including requirements for pedestrians, bicycles, and public facilities. B. All public streets under the jurisdiction of the City of Woodburn shall comply with the cross- sections depicted in this Section. 1.For the cross-section illustrated in Figures 3.01G-J, the street shall have fewer than 1,000 average daily trips (ADT) per day when all future street connections are made. 2.The cross-section illustrated in Figure 3.01H, is optional in infill situations, or where adjacent streets are similarly constructed. Street trees shall be located in a street tree easement outside the public right-of-way. 3.Figure 3.01 K-N illustrate one-way and two-way traffic concepts for downtown streets. 12 \\\\fl1\\shared\\Projects\\Projects\\212049800\\WORDP_DRAFT\\RPT-City of Woodburn-Design Review-MP Edits.docx 81 C. For local residential streets which are not identified in the Comprehensive Plan rights-of-way and improvements are determined by the Director at the time of development, based upon the existing and future estimated average daily trips of the development and surrounding development. D. Streets designated as Arterials or Collectors in the TSP which are located within the Historic Settlemier Transportation Corridor do not require bicycle lanes or a center turn lane, unless the Director determines that a turn lane is warranted for safety reasons. The existing pavement should be used to the extent possible to preserve the historic corridor. Response: No new streets are proposed as part of this application. The development site abuts Sprague Lane to the north and Arney Road to the east. Sprague Lane is classified as a local street and is fully improved with curbs and sidewalks. Arney Road, a service collector, is scheduled to be realigned and improved as part of an Oregon Department of Transportation project. Construction is scheduled to begin later this year. The proposed layout is designed to accommodate the realignment of Arney Road as shown on the development plans included with this submittal. This standard is met. 3.01.05 Street Layout A.Termination of Streets, Bikeways and Pedestrian Ways 1.Cul-de-sac Streets a.The maximum length of a cul-de-sac street shall be 250 feet. Cul-de-sac length shall be measured along the center line from the nearest right-of-way line of the nearest intersecting street, to the point of curvature of the cul-de-sac bulb. b.The minimum radius of a cul-de-sac bulb right-of-way shall be 55 feet. c.The minimum improved street radius of a cul-de-sac shall be 48 feet plus curb, planting strip and sidewalk. d.The Director may require bikeway and pedestrian facilities to connect from one cul- de-sac to an adjacent cul-de-sac or street, except where the cul-de-sac abuts developed property, or where the Director determines that there is no need for a connection. 2.Temporary Dead End Streets street extensions that result in temporary dead end streets, or stub streets, shall: a.Be extended to the adjoining tract when it is necessary to give access to, or permit, a future division of adjoining land; b.Require a barricade at the end of the street to be installed and paid for by the property owners. It shall not be removed until authorized by the City of Woodburn. c.Have an all-weather sign at the temporary street terminus, installed by the property d.Provide either a one foot-reserve strip deeded to the City, or an alternative method for limiting access approved by the City, at the temporary end of the right-of-way. 3. Continuity of Public Bikeway and Pedestrian Facilities Located Off-Street Public bikeway and pedestrian facilities, other than those incorporated in a street right- of-way, shall either: a.Provide for a continuous system, with each segment originating and terminating with a connection to a public street, or to a designated activity center; or b.Provide stubbed facilities that may extend beyond the limits of an approved development, when such a public facility has been required by the decision-maker. Response: No new public streets or termination of public streets are proposed as part of this application. This standard is not applicable. B. Block Standards 13 \\\\fl1\\shared\\Projects\\Projects\\212049800\\WORDP_DRAFT\\RPT-City of Woodburn-Design Review-MP Edits.docx 82 1.Block length shall not be less than 200 feet and not more than 600 feet, except where street location is precluded by any of the following; a.Natural topography, wetlands, significant habitat areas or bodies of water, or pre- existing development; b.Blocks adjacent to arterial streets, limited-access highways, collectors or railroads; c.Residential blocks in which internal public circulation provides equivalent access. 2.In any block that is longer than 600 feet, as measured from the right-of-way line of the street to the right-of-way line of the adjacent street, a bikeway/ pedestrian facility shall be required through and near the middle of the block. 3.On any block longer than 1,200 feet, pathways may be required through the block at 4.600 foot intervals. 5.In a proposed development, or where redevelopment potential exists and a street connection is not proposed, one or more bikeway and pedestrian facilities may be required to connect a cul-de-sac to public streets, to other pathways, or to the project boundary to allow for future connections. Response: No new public streets are proposed as part of this application. Due to existing development patterns in the area, 600 foot block lengths are not possible at this location. The proposed development includes a pedestrian connection from Arney Road internal to the site, as shown on the development plans included with this application. C. Street Access Developments comprised of 25 or more dwelling units, including existing units, shall have at least two means of public street access from a cul-de-sac, dead-end street, or other street. Those two or more means of public access must be two non-overlapping public street routes to a major arterial identified in the TSP. Response: The proposed development does not include residential development. This standard is not applicable. 3.01.06 Street Names Response: No new streets are proposed as part of this development and no streets will be named or renamed. This standard is not applicable. Section 3.03 Setbacks and Open Space 3.03.01 Setbacks A. Setbacks 1.No required setback provided for any building or structure shall be considered as providing a setback for any other building. 2.No required setback for any building or structure shall be considered as providing lot coverage for another building, except for a common area not required to be located within B. Setbacks shall be open and unobstructed by buildings or structures from the ground to the sky, except as may otherwise be permitted in this Section and in Accessory Structures (Section 2.06). C. No portion of a lot necessary to meet the standards for lot area, width, frontage, setbacks, lot coverage, open space, or other requirement of this Ordinance shall have more than one owner, except through a zoning adjustment, or variance. Response: The proposed setbacks will meet the above standards and requirements, as shown on the development plans included with this application. 3.03.02 Special Setbacks 14 \\\\fl1\\shared\\Projects\\Projects\\212049800\\WORDP_DRAFT\\RPT-City of Woodburn-Design Review-MP Edits.docx 83 A. Special Setbacks are necessary when the existing street right-of-way is less than the designated right-of-way in the Woodburn Transportation System Plan. Special Setbacks ensure that development will conform with setback and vision clearance requirements, after a full right-of- way has been acquired. B. Special setback distances shall be measured at right angles to the center line of street rights-of- way. C. Where dedicated rights-of-way are less than the Special Setback, the setback abutting a street shall be measured from the Special Setback. All regulations applicable to setbacks abutting streets and vision clearance areas shall apply to the area between the lot line and the Special Setback. Response: The proposed development is designed to accommodate the realignment of Arney Road to the east of the site. Sprague Lane right-of-way is sized to current standards and will not require any special setbacks. This standard is met. 3.03.03 Projections into the Setback Abutting a Street A.Chimneys, flues, bay windows, steps, eaves, gutters, sills, pilasters, lintels, cornices, planter boxes and other ornamental features may not project more than 24 inches into the setback abutting a street. B. Covered, unenclosed porches, extending not more than 10 feet beyond the front walls of the building, shall maintain at least a 10 foot setback from the property line or Special Setback. C. A balcony, outside stairway or other unenclosed, unroofed projection may not project more than 10 feet into a front setback. D. Arbors, archways, pergolas and trellises shall be exempt from the setback abutting a street. E. Uncovered decks, not more than 18 inches above final grade, shall maintain at least a three foot setback from the property line or Special Setback. F. Flag poles shall maintain at least a five foot setback from the property line or Special Setback. Response: The setback along Arney Road and Sprague Lane is five feet. No projection into these setbacks is proposed, as shown on the development plans included with this application. This standard is met. 3.03.04 Projections into the Side Setback A.Chimneys, flues, bay windows, steps, eaves, gutters, sills, pilasters, lintels, cornices, planter boxes and other ornamental features may not project more than 18 inches into a side setback. B. Fire escapes, when not prohibited by any other code or ordinance, may not project into a side setback farther than one-third of the width of the setback, or less than three feet. C. Uncovered decks, not more than 18 inches above final grade, shall maintain at least a three foot setback from the property line or Special Setback. Response: The setback along Arney Road and Sprague Lane is five feet. No projection into these setbacks is proposed, as shown on the development plans included with this application. This standard is met. 3.03.05 Projections into the Rear Setback A. Chimneys, flues, bay windows, steps, eaves, gutters, sills, pilasters, lintels, cornices, planter boxes and other ornamental features may project not more than 24 inches into the rear setback. B. A balcony, outside stairway or other unenclosed, unroofed projection may not project more than 10 feet into a rear setback. In no case shall such a projection come closer than 6 feet from any lot line or Special Setback. C. Covered, unenclosed porches, extending not more than 10 feet beyond the rear walls of the building, shall maintain at least a 10 foot setback from the property line or Special Setback. 15 \\\\fl1\\shared\\Projects\\Projects\\212049800\\WORDP_DRAFT\\RPT-City of Woodburn-Design Review-MP Edits.docx 84 D. Uncovered decks not more than 18 inches above final grade shall maintain at least a three foot setback from the property line or Special Setback. E. No permitted projection into a rear setback shall extend within ten feet of the centerline of an alley, or of a rear lot line if no alley exists, or within six feet of an accessory structure. F. Accessory structures are not considered projections into a rear setback, but have separate setback requirements listed in this Ordinance (Section 2.06). Response: The rear setback, to the west, is five feet. No projection into the rear setbacks is proposed, as shown on the development plans included with this application. Pad D will include a sidewalk within the rear setback, as shown on the development plans included with this application. This standard is met. 3.03.06 Vision Clearance Area A.A vision clearance area (Figures 3.03A and B) is an area at the intersection of two streets, a street and a driveway, or a street and an alley, in which visual obstructions are limited for safety purposes. B. The vision clearance area is formed by a combination of the following lines: 1.At the intersection of two public streets: a line extending 30 feet from the two lot lines adjacent to a street, and a third line drawn across the corner of the lot that connects the ends of the lines. Response: At the intersection of Sprague Lane and Arney Road, a vision clearance area will be maintained that extends 30 feet from the two lot lines adjacent to the street. This standard is met. 2.At the intersection of a public street and a private street: a line extending 30 feet from the lot line adjacent to the public street, a line extending 30 feet from the outside edge of the pavement on private street, and a third line drawn across the corner of the lot that connects the ends of the lines. Response: The rear setback, to the west, is five feet. No projection into the rear setbacks is proposed, as shown on the development plans included with this application. A walkway behind Major A will be built to the property line, as shown on the development plans. This standard is met. 3.Within the DDC zone (Figure 3.03B): a line extending 20 feet from the two curb lines, and a third line drawn across the corner of the lot that connects the ends of the lines. Response: The site is not within the DDC zone; this standard is not applicable. 4.At the intersection of a public street and an alley: a line extending ten feet from the intersection along the back of curb, a line extending ten feet from the property line along the alley and a line drawn across the corner of the lot that connects the ends of the lines. Response: No intersection of a public street and an alley is proposed as part of this development; this standard is not applicable. 5.At the intersection of a public street and a driveway: a line extending ten feet from the intersection along the back of curb, a line extending ten feet along the side of the driveway, and a third line drawn across the corner of the lot that connects the ends of the lines. Response: The proposed development includes three driveways onto Sprague Lane to the north. Vision clearance areas ten feet from the intersection along the back of curb will be maintained at these locations. This standard is met. 16 \\\\fl1\\shared\\Projects\\Projects\\212049800\\WORDP_DRAFT\\RPT-City of Woodburn-Design Review-MP Edits.docx 85 6.At the intersection of a private street and a driveway: a line extending ten feet from the outside edge of pavement on the private street, a line extending ten feet along the side of the driveway, and a third line drawn across the corner of the lot that connects the ends of the lines. Response: No intersection of a private street and a driveway are proposed as part of this development; this standard is not applicable. 7.If a street is subject to a Special Setback, the Special Setback shall be used to define the vision clearance area. Response: No intersection of a public street and an alley are proposed as part of this development; this standard is not applicable. C. Vision clearance area shall contain no plants, fences, walls, structures, signs, parking spaces, loading spaces, temporary or permanent obstructions exceeding 42 inches in height(measured from the top of the curb or, where no curb exists, from the street centerline), except: 1.Trees, provided branches and foliage are removed to a height of 7 feet above grade; 2.Utility poles; 3.Utility boxes less than ten inches at the widest dimension; and 4.Traffic control signs and devices. Response: The vision clearance areas will not contain any plants, fences, walls, structures, signs, parking spaces, loading spaces, or other obstructions greater than 42 inches in height, as shown on the development plans included with this submittal. This standard is met. D. The Director shall have the authority to modify the standards for vision clearance areas upon finding that the modification is appropriate, due to one-way traffic patterns. Response: No modifications to vision clearance areas are proposed as part of this application; this standard is met. Section 3.04 Vehicular Access 3.04.01 Applicability and Permit A. Street Access Every lot shall have: 1.Direct access to an abutting public street, or 2.Access to a public street by means of an access easement and maintenance agreement to the satisfaction of the Director, and revocable only with the concurrence of the Director. Response: An access and maintenance agreement will cover the parking and maneuvering area of the entire development. All four lots will have access to Sprague Lane through the access and maintenance agreement. This standard is met. 17 \\\\fl1\\shared\\Projects\\Projects\\212049800\\WORDP_DRAFT\\RPT-City of Woodburn-Design Review-MP Edits.docx 86 B. Access to City Streets A City access permit shall be required for any new or modified vehicular access to a street that is under City jurisdiction. Response: An access permit will be obtained for the access points to Sprague Lane that are proposed to the north of the development. This standard will be met. C. Access to County Roads Access to a road under the jurisdiction of Marion County shall be subject to County requirements. The Director may incorporate County requirements into the conditions of approval for any application. Response: The development site does not have frontage or propose access to any roadways under the jurisdiction of Marion County. This standard is not applicable. D. Access to State Highways Access to a transportation facility under the jurisdiction of the Oregon Department of Transportation (ODOT) shall be subject to State requirements. The Director may incorporate ODOT requirements into the conditions of approval for any application. Response: Arney Road is under the jurisdiction of the Oregon Department of Transportation (ODOT). The proposed development does not include access to Arney road. This standard is not applicable. 3.04.02 Drive-Throughs A. Drive-Through Lane Dimensions and Configuration 1.Minimum Lane Width: 12 feet Response: Shop C is proposed to have a drive-through, as shown on the development plans included with this application. Shop C will have a 12-foot drive-through lane and an 8-foot by- pass lane. This standard is met. 2.Minimum Lane Length: 50 feet, unobstructed by lateral vehicular access. Preclude lateral vehicular access shall include the access/maneuvering area for off-street parking and overlap onto public street right-of-way. The unobstructed length shall be measured from the drive-up window or stop line, whichever is greater. Response: The proposed drive-through lane length for Shop C is 173 feet from the drive-up window to the entrance of the drive-through, exceeding the minimum 50 feet requirement. This standard is met. 3.Minimum Turn Radius: 25 feet Response: The minimum turn radius for the proposed drive-through is 25 feet as the drive- through approaches the window. This standard is met. B. By-Pass Lane Drive-throughs shall include a by-pass lane to a site exit with a minimum width of 8 feet. Response: The drive-through includes an 8-foot by-pass lane, as shown on the development plans included with this application. This standard is met. 3.04.03 Driveway Guidelines and Standards A. Number of Driveways 1.For residential uses, the maximum number of driveways per lot frontage shall be one. 2.For purposes of controlling driveway access, every 100 feet of frontage is considered a separate lot frontage. 3.A minimum of two driveways shall be provided in developments with: 18 \\\\fl1\\shared\\Projects\\Projects\\212049800\\WORDP_DRAFT\\RPT-City of Woodburn-Design Review-MP Edits.docx 87 a.30 dwelling units in single-family or duplex dwellings; or b.100 dwelling units in multiple-family dwellings (200 if all dwelling units are equipped with automatic fire sprinklers); or c.100 living units in group care facilities or nursing homes (200 if all living units are equipped with automatic fire sprinklers). Response: The proposed development does not include any residential development; this standard is not applicable. 4.For nonresidential uses, the number of driveways should be minimized based on overall site design, including consideration of: a.The function classification of abutting streets; b.The on-site access pattern, including parking and circulation, joint access, turnarounds and building orientation; c.The access needs of the use in terms of volume, intensity and duration characteristics of trip generation. Response: The proposed development has over 600 feet of frontage along Sprague Lane. The development includes three driveways onto Sprague Lane. Two of the driveways will be used primarily for customers and one of the driveways; the westerly drive is primarily for delivery trucks ad employees. This standard is met. 5.Unused driveways shall be closed. Response: The existing driveways onsite will be closed and relocated according to the development plans included with this submittal. This standard is met. B. Joint Access 1.Lots that access a Major Arterial, Minor Arterial, or Service Collector should be accessed via a shared driveway. Response: None of the proposed lots will access a Major Arterial, Minor Arterial, or Service Collector. The proposed driveways for the development access Sprague Lane, a local road. This standard is not applicable. 2.A partition, subdivision, or PUD should be configured so that lots abutting a Major Arterial, Minor Arterial, or Service Collector have access to a local street. Access to lots with multiple street frontages should be from the street with the lowest functional classification. Response: The proposed development has frontage along Arney Road to the east and Sprague Lane to the north. Access will be taken from Sprague Lane to the north, the street with the lowest functional classification. This standard is met. 3.Every joint driveway or access between separate lots shall be established by an access easement and maintenance agreement to the satisfaction of the Director and revocable only with the concurrence of the Director. Response: The proposed development will include joint driveways and will be established by an access and maintenance agreement that has been approved by the Director. This standard is met. C. Interconnected Parking Facilities 1.All uses on a lot shall have common or interconnected off-street parking and circulation facilities. 19 \\\\fl1\\shared\\Projects\\Projects\\212049800\\WORDP_DRAFT\\RPT-City of Woodburn-Design Review-MP Edits.docx 88 Response: The proposed development will have interconnected off-street parking and circulation facilities, as shown on the development plans. A joint parking and access easement will be recorded for the entire parking and maneuvering area. This standard is met. 2.Similar or compatible uses on abutting lots shall have interconnected access and parking facilities. Response: The proposed development will have interconnected off-street parking and circulation facilities as shown on the development plans. An access easement will be recorded for the entire parking and maneuvering area. This standard is met. ACCESS REQUIREMENTS TABLE 3.04A Access Type Commercial or Industrial Use Flag Lot Access Width (feet) 30 minimum Paved Width of Driveway (feet) 3, 4 1-way 12 minimum 20 maximum 2-way 24 minimum 36 maximum Lane is provided) Curb Flare Radius (feet) 30 minimum Throat Major Arterial, 50 minimum 5 Length (feet) Minor Arterial, Service Collector Access or Local Street 20 minimum Corner Access or Local Street 30 minimum Clearance Service Collector 50 minimum 1 Guidelines Minor Arterial 245 minimum Major Arterial 300 minimum Driveway Driveway on the same 50 minimum Separation parcel Guidelines Access or Local none 1, 2 (feet) Street Service Collector 50 minimum Minor Arterial 245 minimum Major Arterial 300 minimum Turnarounds Access to a Major or Required Minor Arterial Access to any Requirements per the other street Woodburn Fire District Response: The proposed development includes three driveways to Sprague Lane, a local road to the north of the site. The driveways will all be two-way and between 24 and 36 feet in width, as shown on the development plans included with this application. Throat lengths on the proposed driveways exceed 20 feet from right-of-way to the closest off-street parking or loading space. Corner clearance will meet the 30-foot minimum for local streets for each of the proposed driveways. The proposed driveways will access Sprague Lane, a local street, to the north of the site. There are no driveway separation guidelines for driveway access to local streets. No turnarounds are proposed as part of this application. These standards are met. 20 \\\\fl1\\shared\\Projects\\Projects\\212049800\\WORDP_DRAFT\\RPT-City of Woodburn-Design Review-MP Edits.docx 89 3.04.04 Improvement Standards The portion of a driveway on private property shall be paved with: A. Portland cement concrete to a minimum depth of six inches, or B. Asphalt concrete to a minimum depth of two inches, or C. Brick or pavers with a minimum depth of two and one-fourth inches. Response: The internal parking, loading, maneuvering, and driveways on the site will be paved with either Portland cement concrete or asphalt that meets the above standards. This standard is met. 3.04.05 Traffic Impact Analysis A. A Traffic Impact Analysis (TIA) may be required by the Director prior to the approval of a City access permit when the Director estimates a development proposal may generate either 100 or more additional, peak hour trips, or 1,000 or more additional daily trips, within ten years of a development application. Response: A Traffic Impact Analysis has been completed and is included with this request. This standard is met. B. A TIA shall evaluate the traffic impacts projected of a development proposal and the estimated effectiveness of potential traffic impact mitigation measures. Response: A Traffic Impact Analysis has been completed and is included with this request. The TIA evaluates the traffic impacts projected from the proposed development and impact mitigation measures. Mitigation measures include aligning driveways along Sprague Lane to match existing driveways to the north, taking access from the lower classification street, and future improvements to Arney Road as designed and constructed later this year by ODOT. This standard is met. C. The methodology for a TIA shall be consistent with City standards. Response: A proposed scope for the Traffic Impact Analysis was sent to Eric Liljequist at Woodburn to ensure that the methodology was consistent with City standards. This standard is met. Section 3.05 Off-Street Parking and Loading 3.05.01 Applicability The provisions of this Section shall apply to the following types of development: A. All requirements and standards of Section 3.05 shall apply to any new building or structure constructed after the effective date of the Woodburn Development Ordinance (WDO). B. Any additional parking or loading required to accommodate a change in use, or expansion of an existing use, shall conform to all parking, loading and landscaping standards of the WDO. Response: The proposed development includes new buildings that will be constructed after the effective date of the WDO; these standards are applicable and will be addressed below. 3.05.02 General Provisions A. All required parking and loading spaces shall be retained and maintained in accordance with the standards of the WDO. Response: Deacon Development has nearly 10 years of experience managing properties in the Pacific Northwest. Parking and loading areas are vital to the success of a retail area, and it is in the best interest of the applicant to maintain these areas. The parking and loading spaces will be retained and maintained in accordance with the standards of the WDO. This standard is met. 21 \\\\fl1\\shared\\Projects\\Projects\\212049800\\WORDP_DRAFT\\RPT-City of Woodburn-Design Review-MP Edits.docx 90 B. The land for off-street parking and loading areas shall either be: 1.Owned in fee title by the owner of the structure or site being served by the parking area, or 2.Subject to legal documentation to the satisfaction of the Director, establishing permanent use of off-street parking that is under separate ownership. The parking, subject to such a parking agreement, shall be in compliance with all requirements and development standards of the WDO. The agreement shall be recorded with the County Recorder and filed with the Director. Response: The land for off-street parking and loading areas will be within the same ownership as the lot where the buildings will be located. This request includes an application for design review, rezone 3-lot partition, and property line adjustment. Each building and associated parking will be located on its own lot. A parking, loading, and access easement will be recorded to allow cross circulation and cross parking within the development. This standard is met. C. When calculations for determining the number of required off-street parking spaces results in a fractional space, any fraction of a space less than one-half shall be disregarded, and a fraction of one-half or greater shall be counted as one full space. Response: Off-street parking requirements are addressed within this narrative below. Parking calculations less than 0.5 are rounded down, and calculations that result in 0.5 or greater will be rounded up. This standard is met. D. Location 1.Off-street parking and loading spaces shall be provided on the same lot as the primary building or use except that: a.In RS, R1S or RM zones, parking spaces for non-residential uses permitted in the zone may be located on another site, if such site is within 250 feet of the lot containing the primary building, structure or use. Response: The site is within a CG zone; this standard is not applicable. b.In any zone other than RS, R1S or RM, the parking spaces may be located on another site, if such site is within 500 feet of the site containing the primary building, structure or use. Response: Off-street parking and loading will be located on the same lot as the primary buildings, as shown on the development plans included with this request. The entire parking and maneuvering area will be subject to an access easement to allow customers cross lot access. Where parking spaces are located on adjacent lots, the spaces are within 500 feet of the site containing the primary building, structure, or use. This standard is met. 2.Off-street parking shall be located either in the same zone, in a more intensive zone or in a zone where parking is allowed as a permitted use, or subject to approval as a conditional use. Response: The proposed off-street parking will be located in the same CG zone as the rest of the development. This standard is met. 3.In residential districts, off-street parking and storage shall be prohibited within a yard abutting a street, except within a driveway leading to a garage or carport. Response: The proposed development is not in a residential district, it is in a commercial district; this standard is not applicable. 22 \\\\fl1\\shared\\Projects\\Projects\\212049800\\WORDP_DRAFT\\RPT-City of Woodburn-Design Review-MP Edits.docx 91 4.In non-residential districts, off-street parking and storage shall be prohibited within a setback adjacent to a street, except behind a wall. Vehicle parking within the public right- of-way shall not be eligible for fulfilling any required off-street parking requirement. Response: Off-street parking and storage is set back from Sprague Lane and Arney Road five feet, out of the setback area, as shown on the development plans. This standard is met. E. Setback 1.In commercial and industrial zones, the parking, loading, and circulation areas shall be set back from a street a minimum of five feet. Response: Off-street parking, loading, and circulation areas are set back from Sprague Lane and Arney Road five feet, out of the setback area, as shown on the development plans. This standard is met. 2.Parking, loading, and circulation areas shall be set back from a property line a minimum of five feet, unless there is a shared use agreement to the satisfaction of the Director, verifying shared use between the separate properties. Response: This proposal includes an application for a partition to place each building on its own lot. A shared use agreement to the satisfaction of the Director will be recorded to allow access and maneuvering across the lots within the development. Internal parking will not be subject to the setback requirements. This standard is met. F. All vehicle parking and loading areas shall be paved to the standards of this ordinance (Section 3.04.04), except that in the IP, IL, SWIR, and P/SP zones, storage areas used for equipment that may damage pavement may be stored on a gravel-surface storage area. A gravel storage area shall be constructed to a minimum of surfacing of: six inches of one inch minus to three inch minus gravel. If three inch minus is used, the top two inches shall be one inch minus. The property owner shall maintain a gravel storage area to ensure continued drainage and dust control. A paved access apron to any paved access road is required, regardless of the storage area surface. Response: The proposed vehicle parking and loading area will be paved to the standard of this ordinance. No gravel-surface storage areas are proposed. This standard is met. G. All vehicle parking, loading, and storage areas shall be graded and provide storm drainage facilities approved by the Director. Response: The proposed vehicle parking and loading area will be graded in conformance with the standards of the WDO. Detention facilities are proposed to provide stormwater drainage on the site. Proposed stormwater detention facilities are located near the intersection of Sprague Lane and Arney Road, north of Major A, and northwest of Pad D, as shown on the development plans. Stormwater will be conveyed to these detention facilities through a series of catch basins and pipes throughout the parking, loading, and maneuvering area. This standard is met. H. All parking spaces, except those for single-family and duplex dwellings, shall be constructed with bumper guards or wheel barriers that prevent vehicles from damaging structures, projecting over walkways so as to leave less than four feet of unobstructed passage, or projecting over access ways, abutting properties or rights-of-way. Response: The proposed development is within a commercial zone. The proposed parking spaces and loading areas will be constructed with bumper guards, wheel stops, or curbing as necessary to prevent vehicles from damaging structures or projecting over walkways. Where parking is located next to 23 \\\\fl1\\shared\\Projects\\Projects\\212049800\\WORDP_DRAFT\\RPT-City of Woodburn-Design Review-MP Edits.docx 92 walkways, the walkways have been sized to provide four feet clear of unobstructed passage after bumper overhang. This standard is met. I. Maneuvering areas shall be designed in compliance with this Section (Table 3.05C). Off street parking areas shall be designed so that no backing or maneuvering within a public right-of-way is required. These provisions do not apply to single-family dwellings or duplexes. Response: Proposed maneuvering areas will be designed in compliance with this Section (Table 3.05C) as addressed within this narrative. The proposed maneuvering area is designed so that no backing or maneuvering will occur within either Sprague Lane or Arney Road. This standard is met. J. All uses required to provide 20 or more off-street parking spaces shall have directional markings or signs to control vehicle movement. Response: The proposed development includes 254 total parking stalls. The off-street parking and maneuvering area will have directional markings to control vehicle movement. Directional markings will include arrows on the pavement to alert drivers to the exits, and where one-way drives are proposed as shown on the development plans included with this application. This standard is met. K. Except for single-family and duplex dwellings, off-street parking spaces shall be delineated by double parallel lines on each side of a space. The total width of the lines shall delineate a separation of two feet. The lines shall be four inches wide (See Figure 3.05C). Response: The proposed development is for non-residential, commercial development. The proposed off-street parking spaces will be delineated with double parallel lines on each side of a parking space. The width of the lines will be two feet, and the lines will be four inches wide. This standard is met. L. For nonresidential uses: 1.Parking and loading areas should be illuminated at an average of 0.2 horizontal foot- candle at ground level (or 0.5 horizontal foot-candle if the applicant states that personal security or vandalism is a likely or severe problem), with a maximum uniformity ratio of 20:1 (maximum to minimum) 2.Entrance areas to the building should be illuminated at an average of 0.5 horizontal foot- candle at ground level (or 1.0 horizontal foot-candle if the applicant states that personal security or vandalism is a likely or severe problem), with a maximum uniformity ratio of 15:1 (maximum to minimum). 3.Illumination shall not shine or reflect onto residentially zoned property or a public street. Response: The proposed development is for a nonresidential, commercial use. Parking and loading areas will be illuminated at an average of 0.2 horizontal foot-candle at ground level, and entrance areas will be illuminated at a 0.5 average. The development site does not abut residentially zoned property. The proposed lighting will be shielded to prevent shine or reflecting onto either Sprague Lane or Arney Road. This standard is met. M. Required parking spaces shall be available for parking of operable vehicles of residents, customers, patrons and employees and shall not be used for the storage of vehicles or materials or for the parking of fleet vehicles, except for those fleet vehicles: 1.Driven by an employee to the site each work day from home, or 2.Stored during periods other than normal business hours. Response: The proposed development includes commercial development. Parking for customers, patrons and employees is critical to the success of the development. The property owner and tenants will ensure that parking spaces are available and that they are not used for storage of vehicles or materials for the parking of fleet vehicles. This standard is met. 24 \\\\fl1\\shared\\Projects\\Projects\\212049800\\WORDP_DRAFT\\RPT-City of Woodburn-Design Review-MP Edits.docx 93 3.05.03 Off-Street Parking A. Number of Required Off-Street Parking Spaces 1.Off-street vehicle parking spaces shall be provided in amounts not less than those set forth in this Section (Table 3.05A). 2.Off-street vehicle parking spaces shall not exceed two times the amount required in this Section (Table 3.05A). Response: The proposed development includes 30,230 square feet of retail sales and 8,700 square feet of food and drinking places. Food and drinking places require minimum parking of 1 space per 200 square feet, or 44 spaces. Retail sales require minimum parking of 1 space per 250 square feet, or 121 spaces. The minimum parking required for the use and square feet proposed is 165 spaces, and the maximum parking allowed is 330 spaces. The proposed development includes 248 total parking spaces over the entire site. This standard is met. B. Accessible parking shall be provided in amounts not less than those set forth in Table 3.05B. The number of accessible spaces shall be included as part of total required vehicle parking spaces. Response: Proposed parking areas with 201-300 spaces are required to provide seven accessible parking spaces according to Table 3.05B. The proposed development includes 12 accessible parking spaces, exceeding the minimum amount required. Accessible parking spaces will be located on each of the four lots and will be within close proximity to the main entrance of each building. This standard is met. C. A maximum of 20 percent of the required vehicle parking spaces may be satisfied by compact vehicle parking spaces. Response: The development includes 32 compact parking spaces out of 248 total spaces or 13 percent of total parking spaces. This standard is met. D. Off-street vehicle parking spaces and drive aisles shall not be smaller than specified in this Section (Table 3.05C). Response: Off-street vehicle parking spaces, both standard stalls and compact, and drive aisles meet the specifications of this Section and Table 3.05C as shown on the development plans. This standard is met. E. All uses that are required to provide 10 or more off-street parking spaces and residential structures with four or more dwelling or living units shall provide a bicycle rack within 50 feet of the main building entrance. The number of required rack spaces shall be one space per ten vehicle parking spaces, with a maximum of 20 rack spaces. Response: The proposed development is required to provide 10 or more off-street parking spaces; bicycle racks will be provided within 50 feet of the main entrance of each building. Twenty bike parking spaces are provided on the site, as shown on the development plans included with this application. This standard is met. F. Garages 1.For single-family and duplex dwellings, a.The parking spaces required by this section (Table 3.105A) shall be in a garage or garages. b.There shall also be an improved parking pad, abutting the garage doorway, for each opposing parking space within the garage. Each parking pad shall have the minimum dimensions of 10 feet wide by 20 feet long. 2.For multi-family dwellings, one-half of the parking spaces required by this Section 3.(Table 3.05A) shall be in a garage or garages. 25 \\\\fl1\\shared\\Projects\\Projects\\212049800\\WORDP_DRAFT\\RPT-City of Woodburn-Design Review-MP Edits.docx 94 Response: The proposed development does not include any residential uses or dwellings; this standard is not applicable. G. Additional design standards apply in the DDC zone (Section 3.07.07.C.12), MUV zone (Section 3.07.08.K), and NNC zone (Section 3.07.09.B). Response: The proposed development is within the CG zone; this standard does not apply. Off-Street Parking Ratio Standards Table 3.05A Use 1,2 Parking Ratio Spaces per activity unit Proposed Parking of square feet of gross floor area Food and Drinking places 1 per 200 square feet 103 General retail sales (such as food and 1 per 250 square feet 151 beverages, clothing, sporting goods, health and personal care items, and motor vehicle parts) 1. The Director may authorize parking for any use not specifically listed in this table. The applicant shall submit an analysis that identifies the parking needs, and a description of how the proposed use is similar to other uses permitted in the zone. The Director may require additional information, as needed, to document the parking needs of the proposed use. 2. There is no required parking ratio for non-residential uses and residential units above first floor commercial uses in the DDC zone (See Section 3.07.07.C.12). Response: As demonstrated above, the proposed development meets the minimum and maximum off- street parking standards. The minimum parking for the proposed uses is 165 stalls, and the maximum is 330 stalls. The proposed development includes 254 total parking stalls. This standard is met. Parking Space and Drive Aisle Dimensions Table 3.05C Response: The proposed parking spaces and drive aisles will meet the dimensional standards of the WDO for standard and compact stalls and aisle width, as shown on the development plans included with this application. This standard is met. 3.05.04 Off-Street Loading A. Off-street loading spaces shall comply with the dimensional standards and amounts not less than those set forth in this Section (Table 3.05D). Response: Each of the four buildings includes a loading space in compliance with the dimensional standards in Table 3.05D, below. The Major A Building has a depressed tandem loading dock that measures 12' by 70' near the northwest corner of the building. Building B, Pad D, and Building C each have a loading space 12' by 30' located on their parcel as shown on the development plans.. This standard is met. B. The off-street loading facilities shall be on the same lot, or site, as the use or structure they are intended to serve. Required loading spaces and required parking spaces shall be separate and distinct, except that if authorized through a land use decision, a parking area may be used for loading during those times when the vehicle parking area is not in use. Response: Proposed off-street loading facilities are located on the same lot or site as the building they are intended to serve, as shown on the development plans included with this submittal. This standard is met. C. Additional design standards apply in the industrial zones (Section 3.07.10.B.2). Response: The proposed development is within a CG zone, this standard is not applicable. 26 \\\\fl1\\shared\\Projects\\Projects\\212049800\\WORDP_DRAFT\\RPT-City of Woodburn-Design Review-MP Edits.docx 95 3.05.05 Shared Parking A. Shared parking shall be allowed through a Zoning Adjustment, Design Review, Conditional Use, or Planned Unit Development. Response: This application includes a design review, 3-lot partition, zone change, and property line adjustment for the subject site. Each of the proposed buildings will include parking on its own lot as shown on the development plans included with this application. A parking and maneuvering access easement will be recorded for the site to allow parking and movement across lots. No shared parking is proposed as part of this application; the site includes the minimum parking required. This standard is not applicable. Section 3.06 Landscaping 3.06.01 Applicability The provisions of this Section shall apply: A. To the site area for all new or expanded non-residential development, parking and storage areas for equipment, materials and vehicles. B. Single-family and duplex dwellings need comply only with the street tree and significant tree provisions of this Section. Response: The proposed development includes new non-residential development, parking, and maneuvering areas; this standard is applicable to this request. 3.06.02 General Requirements A. Building plans for all uses subject to landscaping requirements shall be accompanied by landscaping and irrigation plans. Response: The proposed development includes four buildings and associated improvements. A landscaping and irrigation plan is included with the development plans (see sheet L2.0). This standard is met. B. All required landscaped areas shall be irrigated unless it is documented that the proposed landscaping does not require irrigation. Response: The proposed landscaped areas will be irrigated, as shown on the development plans included with this application (see sheet L2.0). This standard is met. C. All shrubs and ground cover shall be of a size upon installation so as to attain 80% of ground coverage within 3 years. Response: Shrubs and ground cover are sized to attain 80% of ground cover within 3 years. Shrubs are proposed to be one gallon size and spaced at either 48 or 12 inches on center to ensure appropriate ground cover, as shown on the landscape plan included with this application (see sheet L2.0). This standard is met. D. Installation of plant materials and irrigation specified in an approved landscaping plan shall occur at the time of development and shall be a condition of final occupancy. Should site conditions make installation impractical, an acceptable performance guarantee may be approved, subject the requirements of this Ordinance (Section 4.02.08). Response: Landscaping and screening will be installed prior to obtaining an occupancy permit in accordance with the above requirements. This standard is met. E. The property owner shall be responsible for maintaining all landscaping, fences, and walls in good condition, so as to present a healthy and orderly appearance. Unhealthy and dead plants shall be removed and replaced, in conformance with the original landscape plan. 27 \\\\fl1\\shared\\Projects\\Projects\\212049800\\WORDP_DRAFT\\RPT-City of Woodburn-Design Review-MP Edits.docx 96 Response: Landscape maintenance will be the responsibility of the property owner and will be continuously maintained. The commercial standards of the tenants and of the site developer include a regular maintenance, pruning, and replanting program for the site landscaping. Maintaining a healthy and pleasing landscape is a key component of a successful commercial site. This standard is met. F. The required number of plant units shall be met by a combination of plant materials listed in this Ordinance (Table 3.06B). Response: The required number of plant units will meet the materials listed in Table 3.06B below, as described within that section and shown on the landscape plan included with this application. This standard is met. G. Required plant units need not be allocated uniformly throughout specified landscaping areas, but may be grouped for visual effect. Response: Proposed plant units will be arranged and grouped for visual effect and maintenance, as shown on the landscape plan included with this application. This standard is met. H. Landscaped areas that are not covered by plant materials shall be covered by a layer of bark mulch or decorative rock, a minimum of two inches in depth. Response: All landscape areas will be covered with plant materials. This standard is not applicable. I. A six inch high concrete curb shall be provided between landscaped areas and parking and circulation areas. Response: A six-inch concrete curb will be provided internally around the parking and maneuvering area to protect landscape areas and channel stormwater. Both Sprague Lane and Arney Road have existing 6- inch concrete curbs as shown on the development plans. This standard is met. J. Plant materials shall be appropriate to the climate and environment of Woodburn. Inclusion of Portland Bureau of Development Services, can be used to meet this standard. A landscape architect, certified arborist or nursery person may also attest to plant appropriateness. Response: Proposed plant materials have been chosen appropriate to the climate and environment of Woodburn. A licensed landscape architect has chosen and completed the landscape plan for this site and is included with this application (see sheet L2.0). This standard is met. K. Prohibited trees identified by this ordinance (Table 3.06D) do not count towards required landscaping. Response: No prohibited trees are to remain on the site or are proposed to be planted on the site toward required landscaping. This standard is met. 3.06.03 Landscaping Standards A. Street Trees Within the public street right-of-way abutting a development, street trees shall be planted to City standards, prior to final occupancy. 1.One tree per every entire 50 feet of street frontage shall be planted within the right-of- way, subject to vision clearance area standards and placement of public utilities. Response: Street trees (narrow-leaved ash) will be planted an average of one every 50 feet along Arney Road, except near the intersection of Arney and Sprague to ensure vision clearance standards are maintained as required. No frontage improvements are proposed along Sprague Lane, as the street is currently improved. There are a number of street trees along Sprague Lane that will be retained. This standard is met. 28 \\\\fl1\\shared\\Projects\\Projects\\212049800\\WORDP_DRAFT\\RPT-City of Woodburn-Design Review-MP Edits.docx 97 2. classification in the Transportation System Plan: a.Large trees shall be planted along Major and Minor Arterial streets. Large trees shall also be planted along all streets in the Neighborhood Conservation Overlay District (NCOD), regardless of street classification; b.Medium trees shall be planted along Service Collector and Access/Commercial Streets; c.Small trees shall be planted along all other streets. Response: Arney Road is classified as a service collector and will be planted with medium trees (narrow-leaved ash), as shown on the landscape plan included with this submittal. This standard is met. 3.The Director may modify this requirement, based on physical constraints and existing conditions, including the location of driveways and utilities. Such modification may include relocating the street trees to abutting private property. Response: Sprague Lane is an existing local street that is fully improved to the north of the site. No additional street trees are proposed for this frontage. The frontage along Sprague Lane includes a number of existing street trees that will be retained. This standard is met. B. Site landscaping shall comply with Table 3.06A. PLANTING REQUIREMENTS TABLE 3.06A Location Planting Density, Area to be Landscaped, Proposed Minimum Minimum Setbacks abutting a street 1 PU/15 square Entire setback excluding 368 PU along Arney feet driveways 280 PU along Sprague Buffer Yards 1 PU/20 square Entire yard excluding off-Not applicable feet street parking and loading areas abutting a wall Other yards 1 PU/50 square Entire yard, excluding areas Not applicable feet subject to more intensive landscaping requirements and off-street parking and loading areas Off-street parking and 1 small tree per RS, R1S, RSN, RM, RMN, 1,700 PU loading areas 10 parking P/SP, CO, CG and MUV 1 spaces; or zones: 20% of 1 medium tree the paved surface area per 15 parking for offstreet parking, 1 spaces; or loading and circulation 1 large tree per DDC, NNC, IP, IL, and 25 parking SWIR zones: 10% of the 1 spaces and paved surface area for 1 PU/20 square off-street parking, feet excluding loading and circulation 2 required trees Landscaping shall be within or immediately adjacent to paved areas 29 \\\\fl1\\shared\\Projects\\Projects\\212049800\\WORDP_DRAFT\\RPT-City of Woodburn-Design Review-MP Edits.docx 98 Common areas, except 3 PU/50 square Entire Common Area Not applicable those approved as natural feet common areas in a PUD 1. Trees shall be located within off-street parking facilities, in proportion to the distribution of the parking spaces. 2. Required landscaping within a setback abutting a street or an interior lot line that is within 20 feet of parking, loading and circulation facilities may also be counted in calculating landscaping for off-street parking, loading and circulation areas. Response: The proposed development has a site area of 178,476 square feet. The four buildings total 39,500 square feet, and the site has approximately 570 feet of frontage along Arney Road, with one tree plated every 50 feet, for 11 total trees. There are existing street trees to remain along Sprague Lane to the north of the site. The Arney Road setback requires 270 planting units, and 368 are proposed. The Sprague Lane setback requires 278 planting units, and 280 are proposed. Overall, 15% of the site will be landscaped, as shown on sheet L2.0 of the attached plans. Prohibited Trees Table 3.06C RESPONSE: Not applicable; no prohibited trees are proposed for this project. This standard is met. 3.06.05 Screening A. Screening between zones and uses shall comply with Table 3.06D. SCREENING REQUIREMENTS TABLE 3.06D Property Being Developed Adjacent Property : CG Proposed CG or MUV zone D 6-foot high large screening shrub Outdoor storage in CG or MUV zone W 1,3 No outdoor storage proposed Refuse and recycling collection 2,6,7 W Architectural Wall facilities except for single-family dwelling, duplex, child care facility, or group home N = No screening required F = Sight-obscuring fence required W = Architectural wall required D = Architectural wall, fence, or hedge may be required in the Design Review process 1. Screening is only required from the view of abutting streets, parking lots, and residentially zoned property. Storage shall not exceed the height of the screening. 2. Six to seven feet in height 3. Six to nine feet in height 4. Abutting streets must also be screened. 5. Screening is required abutting multiple-family dwellings, commercial or industrial uses only. 6. In industrial zones, screening is required only where the refuse collection facility is in a yard abutting a public street, parking lot, or residentially zoned property. 7. Child care facility for 12 or fewer children, group home for five or fewer persons. 8. Child care facility for 13 or more children, group home for six or more persons. General notes: 9. Screening is subject to height limitations for Vision Clearance Areas (Section 3.03.06) and adjacent to streets (Section 2.01.02). 10. No screening is required where a building wall abuts a property line. 11. Where a wall is required and is located more than two feet from the property line, the yard areas on the exterior of the wall shall be landscaped to a density of one plant unit per 20 square feet. Response: The proposed development is zoned CG, and adjacent property to the north and south is zoned CG as well. Screening for adjacent properties will consist of a 6-foot large screening shrubs as shown on the landscape plan (see sheet L2.0). No outdoor storage is proposed at this time. Trash enclosures onsite will be screened via an architectural wall. Adjacent property to the east and south is right-of-way. This standard is met. B. All parking areas, except those for single-family and duplex dwellings, abutting a street shall provide a 42-inch vertical visual screen from the abutting street grade. Acceptable design 30 \\\\fl1\\shared\\Projects\\Projects\\212049800\\WORDP_DRAFT\\RPT-City of Woodburn-Design Review-MP Edits.docx 99 techniques to provide the screening include plant materials, berms, architectural walls, and depressed grade for the parking area. All screening shall comply with the clear vision standards of this ordinance (Section 3.03.06). Response: The proposed development includes parking areas that abut Arney Road to the west and Sprague Lane to the north. In these locations where parking abuts a street, a 42-inch vertical screen is proposed using a variety of plant materials, as shown on the landscape plan (see sheet L2.0) included with this submittal. This standard is met. 3.06.06 Architectural Walls A. This Section shall apply to required architectural walls in all zoning districts. B. Design Standards and Guidelines 1. An architectural wall shall meet the texture, color, and articulation requirements on the face away from the proposed development. 2. An architectural wall should meet the texture, color, and articulation requirements on the face toward the proposed development. Response: Architectural walls are proposed around the trash enclosures in conformance with the screening requirements of Table 3.06D. The architectural walls will meet the texture, color, and articulation requirements on the face away, and toward, the proposed development, as addressed below. This standard is met. 3. An architectural wall shall have a minimum three inch horizontal articulation of at least one linear foot of the wall of intervals not more than 40 feet; and 4. An architectural wall shall have a minimum six inch vertical articulation of at least one linear foot of the wall of intervals not more than 40 feet. Response: The proposed architectural walls are 22 feet or less in length; these standards do not apply. 5. An architectural wall shall incorporate at least two colors. Response: The architectural walls around the trash enclosures will include at least two colors and will complement adjacent building color schemes. This standard is met. 6. An architectural wall shall have an earth tone coloration other than grey on at least eighty percent (80%) of the surface. Response: The architectural walls will be earth tone in color on at least 80 percent of the surface. This standard is met. 7. An architectural wall shall be architecturally treated with scoring, texture, or pattern on at least eighty percent (80%) of the surface. Response: The trash enclosure architectural walls will be treated with either scoring, texture, or pattern on a minimum of 80 percent of the surface. This standard is met. C. Retaining walls should/shall meet the texture and color requirements of architectural walls in or abutting residential districts, where the texture and color requirements apply to the visible face of the retaining wall. Response: No retaining walls are proposed as part of this application. This standard does not apply. 31 \\\\fl1\\shared\\Projects\\Projects\\212049800\\WORDP_DRAFT\\RPT-City of Woodburn-Design Review-MP Edits.docx 100 3.06.07 Significant Trees on Private Property A. The purpose of this Section is to establish processes and standards which will minimize cutting or destruction of significant trees within the City. Significant trees enhance neighborhoods by creating a sense of character and permanence. In general, significant trees on private property shall be retained, unless determined to be hazardous to life or property. Response: The development site includes three existing trees 24 inches dbh and greater. The existing trees are located in the northwestern corner of the site. Two of the three trees are cottonwoods, and the other tree is a fir. Cottonwood and fir trees are listed as prohibited trees in Table 3.06C of the WDO due to their negative attributes. These trees will be removed as part of this development application; they are within an area needed for parking and maneuvering for Major A, as shown on the development plans. This standard is met. B. The provisions of this Section apply to the removal of any significant tree and the replacement requirements for significant tree removal. Response: Three significant trees are proposed to be removed as part of this application. The removal standards are addressed with this narrative. This standard is met. C. A Significant Tree Removal Permit shall be reviewed as a Type I application to authorize the removal of a significant tree, subject to the following: 1.Approval of Significant Tree Removal Permits shall be held in abeyance between November 1 and May 1, to allow inspection of the deciduous trees when fully leafed. 2.For the removal of a diseased or dangerous tree, a report from a certified arborist or an arborist approved by the City shall be submitted, certifying that the tree is dead or dying, structurally unsound, or hazardous to life or property. 3. a second arborist's opinion, and may require that the second opinion be done at a time when trees would be fully leafed. 4.A dangerous tree may be removed prior to obtaining a permit in an emergency, and the owner shall apply within three days for the removal permit, pursuant to this Section. Response: Removal of the significant trees onsite will be reviewed as part of the design review, 3- partition, rezone, and property line adjustment application. The significant trees on the site are listed in the WDO as prohibited according to Table 3.06C. The applicant will obtain a report for a certified arborist, if required, to assess the condition of the trees to be removed. This standard is met. D. The issuance of a significant tree removal permit requires the property owner to replace each tree removed with one replacement tree. Each replacement tree shall be at least two inches in caliper. Each replacement tree shall be of a species not prohibited by this Section. The replacement tree shall be of the same size range at maturity as the significant tree replaced. Response: The significant trees will be replaced onsite with trees at least two inch caliper in size and shall not be on the list of prohibited species by the Section. This standard is met. E. A tree required by the development standards of this ordinance (Section 3.1) or as a condition of permit or land use approval shall qualify as a replacement tree. In the Neighborhood Conservation Overlay District (NCOD), the replacement tree shall be planted on the same property as the significant tree replaced. In other zones, the property owner shall choose the method of replacement. Replacement shall be accomplished by: 1.Planting one tree on the subject property; 2.Planting one tree at a location determined by the Woodburn Community Services Department; or 32 \\\\fl1\\shared\\Projects\\Projects\\212049800\\WORDP_DRAFT\\RPT-City of Woodburn-Design Review-MP Edits.docx 101 3.Paying a fee-in-lieu to the Woodburn Community Services Department for the planting of one tree at a future time by the City. Response: The property is zoned CG; the replacement trees will either be planted on the subject property, at a location determined by the Woodburn Community Services Department, or the applicant will pay a fee-in-lieu for a future planting. This standard is met. F. The property owner shall pay a mitigation fee for each required replacement tree that is not tree fund. The amount of the mitigation fee shall be established by the City Council in the Master Fee Schedule, based on the average value of a two inch caliper tree available from local nurseries, plus planting costs. Response: The applicant will pay a mitigation fee if the replacement trees are not planted pursuant to this Section. This standard is met. Section 3.07 Architectural Design 3.07.01 Applicability of Architectural Design Standards and Guidelines A. For a Type I review, the criteria of this Sectio as standards. For a Type II or III review, the criteria of this Section shall be read as shall be applied as guidelines. B. The following are exempt from the provisions of this Section: 1.Any single-family, duplex, or manufactured dwelling that existed prior to October, 2005, except such dwellings located within the Neighborhood Conservation Overlay District (NCOD). 2.New dwellings in Manufactured Dwelling Parks containing more than three acres. Response: The proposed development includes a Property Line Adjustment (Type I), Design Review (Type III), Preliminary Partition (Type II), and a Zone Change (Type IV) to remove the current zoning restriction of automotive sales uses only on the CG zoned parcel. The architectural design standards and guidelines have been used as guidelines rather than standards. The project does not involve exempt work. This standard is met. 3.07.02 Single Family, Duplexes and Manufactured Dwelling on Individual Lots in Pre-existing Developments Response: Not applicable; the proposed development is within the Commercial General (CG) zone. This standard is met. 3.07.03 Single Family, Duplexes and Manufactured Dwelling on Individual Lots in New Developments Response: Not applicable; the proposed development is within the Commercial General (CG) zone. This standard is met. 3.07.04 Single Family and Duplexes in the Neighborhood Conservation Overlay Response: Not applicable; the proposed development is within the Commercial General (CG) zone. This standard is met. 3.07.05 Standards for Medium Density Residential Buildings Response: Not applicable; the proposed development is within the Commercial General (CG) zone. This standard is met. 33 \\\\fl1\\shared\\Projects\\Projects\\212049800\\WORDP_DRAFT\\RPT-City of Woodburn-Design Review-MP Edits.docx 102 3.07.06 Standards for Non-Residential Structures in Residential, Commercial, and Public /Semi Public Zones A. The following design guidelines shall be applicable to all non-residential structures and buildings in the RS, RSN, R1S, RM, RMN, CO, CG, and P/SP zones. Response: The project site is located within the CG zone and includes non-residential buildings. The guidelines within this section are applicable. This standard is met. B. Architectural Design Guidelines 1.Mass and Bulk Articulation Guidelines a.Building facades visible from streets and public parking areas should be articulated, in order to avoid the appearance of box-like structures with unbroken wall surfaces. Response: The development will be visible from Arney Road to the east and Sprague Lane to the north. The proposed buildings will be articulated, use a variety of materials and colors, and include landscaping to avoid a bulk effect. Additionally, the site is designed with smaller buildings toward the major street, Arney Road, and the larger buildings at the back of the site off of Sprague Lane, a local street to reduce mass and bulk from public areas. This standard is met. b.The appearance of exterior walls should be enhanced by incorporating three- dimensional design features, including the following: i.Public doorways or passage ways through the building ii.Wall offsets or projections iii.Variation in building materials or textures iv.Arcades, awnings, canopies or porches Response: The proposed buildings will incorporate the following dimensional design features: wall offsets and projections that include cement plaster pilasters, variation in building materials and textures, including cement, CMU-ground facing, glazing and fiber- cement siding with a wood stain finish, and fabric or metal canopies, as shown on the development plans and architectural elevations included with this submittal. This standard is met. 2.Materials and Texture Guidelines a.Building exteriors should exhibit finishes and textures that reduce the visual monotony of bulky structures and large structural spaces. Building exteriors should enhance visual interest of wall surfaces and harmonize with the structural design. Response: The proposed buildings exteriors will include a variety of finishes and textures to reduce the monotony of bulky structures. Buildings will include multiple finishes such as CMU-ground facing, cement plaster with sand finish, fiber-cement siding, glazed tile, and glazing. Architectural plans and material samples are included as part of this application. This standard is met. b.The appearance of exterior surfaces should be enhanced by incorporating the following: i.At least 30% of the wall surface abutting a street should be glass. Response: Where a building abuts a street, glass, design features and landscaping will enhance these surfaces. Due to the configuration of the site, none of the proposed buildings abut a street according to . Drive- through lanes are proposed between Shop C and Sprague Lane and Arney Road at 34 \\\\fl1\\shared\\Projects\\Projects\\212049800\\WORDP_DRAFT\\RPT-City of Woodburn-Design Review-MP Edits.docx 103 the northeast corner of the site, and there is a drive aisle between Major A and Sprague Lane to the north. This standard is met. ii.All walls visible from a street or public parking area should be surfaced with wood, brick, stone, designer block, or stucco, or with siding that has the appearance of wood lap siding. Response: Buildings visible from a street will be surfaced with stone, block, and siding that has the appearance of wood lap siding, as shown on the architectural elevations including with this application. iii.The use of plain concrete, plain concrete block, corrugated metal, plywood, T- 111 and sheet composite siding as exterior finish materials for walls visible from a street or parking area should be avoided. Response: Plain concrete, corrugated metal, plywood, T-111, and sheet composite are not proposed as an exterior finish. This standard is met. iv.The color of at least 90 percent of the wall, roof and awning surface visible ng 10 parts or more white. Response: The proposed building faces, visible from a street or public parking area, will be earth tone as shown on the architectural elevations and materials board included with this submittal. Non-earth tone colors will be utilized as accent and trim colors. These colors are shown on the architectural drawings and are estimated This standard is met. v.-on the building exterior. Response: The proposed development does not include fluorescent or similar lights used on building exteriors. The proposed buildings will include wall sconce fixtures. This standard is met. 3.Multi-Planed Roof Guidelines a.The roof line at the top of a structure should establish a distinctive top to the building. b.The roof line should not be flat or hold the same roof line over extended distances. Rather, the roof line should incorporate variations, such as: i.Offsets or jogs in the plane of the roof; ii.Changes in the height of the exterior wall for flat roof buildings, including parapet walls with variations in elevation or cornices Response: The proposed buildings will feature roofs lines with distinctive tops and parapet walls that include changes in height between three and four feet. The Shops B building will include a pitched roof as shown on the architectural elevations included with this submittal. This standard is met. 35 \\\\fl1\\shared\\Projects\\Projects\\212049800\\WORDP_DRAFT\\RPT-City of Woodburn-Design Review-MP Edits.docx 104 4.Roof-Mounted Equipment Guidelines All roof-mounted equipment, except solar collectors, should be screened from view by: a.Locating roof-mounted equipment below the highest vertical element of the building, or b.Screening roof-mounted equipment using materials of the same character as the Response: Roof-mounted equipment will be screened from view through location of the equipment and screening via parapet walls. This standard is met. 5.Weather Protection Guidelines All building faces abutting a street or a public parking area should provide weather protection for pedestrians. Features to provide this protection should include: a.A continuous walkway at least eight feet wide along the face of the building utilizing a roof overhang, arcade, awnings or canopies b.Awnings and canopies that incorporate the following design features: i.Angled or curved surfaces facing a street or parking area ii.A covering of fabric, or matte finish vinyl iii.A constant color and pattern scheme for all buildings within the same development iv.No internal back lighting Response: The proposed buildings do not abut a street, except for the southeast side of Building D. There is no walkway proposed along the southeast side of Building D, and the building is not close enough to the sidewalk along Arney Road to provide weather protection. The parking and maneuvering area proposed as part of this application will be private for customer use only. Canopies and awnings are proposed along a portion of the sidewalk in front of Major A and Shops B as shown on the architectural elevations included with this submittal. All buildings will have weather protection canopies at storefront glazing areas and entries. This standard is not applicable. 6.Solar Access Protection Obstruction of existing solar collectors on abutting properties by site development should be minimized. Response: There are no known solar collectors that exist on adjacent properties. This standard is not applicable. C. Building Location Guidelines 1.Within the prescribed setbacks, building location and orientation should complement abutting uses and development patterns. Response: Building location and orientation will compliment abutting uses and development patterns. The Woodburn Company Stores are directly north of the site, across Sprague Lane and there is an RV park on the adjacent parcel to the west. Arney Road abuts the site to the east and the south. The proposed buildings will match the character of the Woodburn Company Stores to the north. This standard is met. 2.The maximum yard abutting a street should be 150 feet. Response: The proposed buildings are located within 5-25 feet of abutting streets. This standard is met. 3.07.07 Downtown Development and Conservation Zone Response: Not applicable; the proposed development is within the Commercial General (CG) zone. 36 \\\\fl1\\shared\\Projects\\Projects\\212049800\\WORDP_DRAFT\\RPT-City of Woodburn-Design Review-MP Edits.docx 105 3.07.08 Mixed Use Village Zone Response: Not applicable; the proposed development is within the Commercial General (CG) zone. 3.07.09 Nodal Neighborhood Commercial Zone Response: Not applicable; the proposed development is within the Commercial General (CG) zone. 3.07.10 Industrial Zones Response: Not applicable; the proposed development is within the Commercial General (CG) zone. Section 3.10 Signs Response: No signs are proposed as part of this application. Signs will be permitted through a separate permitting process with the building permit applications. This standard is not applicable. 37 \\\\fl1\\shared\\Projects\\Projects\\212049800\\WORDP_DRAFT\\RPT-City of Woodburn-Design Review-MP Edits.docx 106 IV.PRELIMINARY PARTITION The following summarizes the applicable standards and approval criteria as identified by the Woodburn Application Packet for a 3-Lot Preliminary Partition for the proposed development: 5.02.05 Partition, Preliminary Approval A. Purpose: The purpose of this Type II review is to ensure that partitions - the dividing of a single lot into 3 or less lots within one calendar year - comply with this Ordinance, with the Land Use and Development Standards and Guidelines (Sections 2 and 3), and applicable Oregon State Statutes. Response: The site currently consists of two Tax Lots. A property line adjustment is proposed to reconfigure the common line between the two parcels, and a 3-lot partition is proposed for the northern lot, Tax Lot 701. The Land Use and Development Standards and Guidelines of Section 2 and 3 are addressed in detail within this narrative. This standard is met. B. Criteria: Preliminary approval of a partition requires compliance with the following: 1. The preliminary partition complies with all applicable provisions of this ordinance. Response: The proposed partition complies with all the applicable provisions of this ordinance as addressed in this narrative and as shown on the development plans included with this application. This standard is met. 2. Approval does not impede the future best use of the remainder of the property under the same ownership or adversely affect the safe and efficient development of any adjoining land. Response: Approval of the partition will not impede future best use of the property. The property will be completely developed with buildings, landscaping, and parking and maneuvering areas. No portion of the proposed site will remain undeveloped. The site abuts existing right-of-way to the north, south, and east. Property to the southwest of the site is currently developed as commercial, and property to the west is zoned commercial, but currently used as an RV park. The development of this site will not adversely affect the safe and efficient development of the RV park to the west; this parcel currently has frontage along Sprague Lane to the north and Arney Road to the south. This standard is met. 3. The proposed partition is served with City streets, water, sewer and storm drainage facilities with adequate capacity. Response: The site is currently served by public streets, public water, public sewer, and public storm drainage facilities with capacity to serve the proposed development. Additional onsite improvements are proposed to service each lot with water and sewer service from service lines to the west of the site, as shown on the development plans included with this application. Stormwater will be collected onsite through a series of catch basins and piped to detention facilities at the southwest, northwest, and northeast corners of the site. This standard is met. 4. That the partition takes into account topography, vegetation and other natural features of the site. Response: There is an existing automobile dealership on Tax Lot 701 with associated parking and maneuvering areas. Tax Lot 1000 is vacant, with grasses and a number of trees scattered throughout the site. The site is relatively flat and does not contain any significant natural features. This standard is met. 38 \\\\fl1\\shared\\Projects\\Projects\\212049800\\WORDP_DRAFT\\RPT-City of Woodburn-Design Review-MP Edits.docx 107 5. That adequate measures have been planned to alleviate identified hazards and limitations to development: a. For regulatory wetlands, these shall be the measures required by the Division of State Lands. b. For unstable areas, demonstration that streets and building sites are on geologically stable soil considering the stress and loads to which the soil may be subjected. Response: The development site does not include wetlands, regulated or non-regulated, or unstable areas. This standard is met. ORS 92 Subdivisions and Partitions 92.044 Adoption of standards and procedures governing approval of plats and plans (1)(a) The governing body of a county or a city shall, by regulation or ordinance, adopt standards and procedures, in addition to those otherwise provided by law, governing, in the area over which the county or the city has jurisdiction under ORS 92.042 (Governing body having jurisdiction to approve plans, maps or plats), the submission and approval of tentative plans and plats of subdivisions, tentative plans and plats of partitions in exclusive farm use zones established under ORS 215.203 (Zoning ordinances establishing exclusive farm use zones). (b) The standards shall include, taking into consideration the location and surrounding area of the proposed subdivisions or partitions, requirements for: (A) Placement of utilities subject to subsection (7) of this section, for the width and location of streets or for minimum lot sizes and other requirements the governing body considers necessary for lessening congestion in the streets; Response: The development site is currently served by public streets, public water, public sewer, and public storm. A traffic impact analysis has been completed for this application and is included with this request. The report has found that the existing transportation system can accommodate the proposed development. This standard is met. (B) Securing safety from fire, flood, slides, pollution or other dangers; Response: The development will comply with federal, state, and local requirements to ensure safety from fire, flood, slides, pollution, and other dangers. This standard is met. (C) Providing adequate light and air including protection and assurance of access to incident solar radiation for potential future use; Response: Adequate light and air will be provided through adherence to the Woodburn Development Ordinance dimensional standards for the CG zone for setbacks, height restrictions, landscaping, off-street parking and loading, and architectural design. This standard is met. (D) Preventing overcrowding of land; Response: Overcrowding will be prevented by adhering to the Woodburn Development Ordinance standards for density and lot coverage that are addressed with this narrative. This standard is met. (E) Facilitating adequate provision of transportation, water supply, sewerage, drainage, education, recreation or other needs; and Response: The site is adequately served by public facilities to accommodate the proposed development as demonstrated by this narrative. This standard is met. 39 \\\\fl1\\shared\\Projects\\Projects\\212049800\\WORDP_DRAFT\\RPT-City of Woodburn-Design Review-MP Edits.docx 108 Section 2.03 Commercial Zones A. the City of Woodburn is divided into the following commercial zones: 1. providing for unique retail and convenient shopping 2.a, providing for businesses requiring extensive land intensive outdoor storage and display of merchandise, equipment, or inventory. 3.The Commercial Office (CO) zone is intended primarily for office type development, with limited retail activity. 4.The Mixed Use Village (MUV) is intended to promote efficient use of land that promotes employment and housing through pedestrian-oriented development. 5.The Neighborhood Nodal Commercial (NNC) zone is intended to meet the shopping needs of nearby residents in a compact commercial setting Response: The development site is zoned Commercial General (GC), and adjacent parcels are also zoned GC. This standard is met. B. Approval Types (Table 2.03A) Response: Approval types for proposed uses are addressed within the Design Review section of this narrative. This standard is met within this narrative. C. Development Standards (Tables 2.03B-F) TABLE 2.03C Standard CG Zone RESPONSE: Lot Area, Minimum (square feet) No minimum 30,043 SF Lot Width, Minimum (feet) No minimum >100 feet Lot Depth, Minimum (feet) No minimum >100 feet Street Frontage, Minimum (feet) No minimum 76 feet Front Setback and Setback 5 1 5 feet Abutting a Street, Minimum (feet) Side or Rear Setback, Minimum Abutting RS, R1S, or 4 10 Not applicable (feet) RM zone Abutting CO, CG, 4,5 DDC, NNC, P/SP, IP, 0 or 5 0 or 5 feet SWIR, or IL zone Setback to a Private Access 5 Not applicable Easement, Minimum (feet) Lot Coverage, Maximum Not Specified 2 Standard is met Residential Density (units per net Not applicable; no proposed acre) N/A residential density. This standard is met. Building Height, Maximum (feet) Outside Gateway 70 Primary or subarea accessory <30 feet Western structure Gateway 50 subarea 40 \\\\fl1\\shared\\Projects\\Projects\\212049800\\WORDP_DRAFT\\RPT-City of Woodburn-Design Review-MP Edits.docx 109 Eastern Gateway 40 subarea Features not used 100 for habitation 1. Measured from the Special Setback (Section 3.03.02), if any 2. Lot coverage is limited by setbacks, off-street parking, and landscaping requirements. 3. Only allowed in the Gateway Overlay District 4. A house of worship shall be set back at least 20 feet from a property line abutting a residential zone or use. 5. A building may be constructed at the property line, or shall be set back at least five feet. Lot # Lot Area Lot Width Lot Depth Lot Frontage Lot 1 79,162 SF 236 feet minimum 214 feet minimum 290 feet minimum Lot 2 29,039 SF 55 feet minimum 175 feet minimum 70 feet minimum Lot 3 (Tax Lot 1000) 30,168 SF 300 feet minimum 40 feet minimum 300 feet minimum Lot 4 39,385 SF 244 feet minimum 50 feet minimum 244 feet minimum Response: The proposed 3-lot partition meets the dimensional requirements of CG zone. The proposed lots will be sized to accommodate front, side, and rear setbacks as shown on the development plans included with this application. The site is outside of the Gateway subarea, and the maximum height allowed is 70 feet. Proposed buildings will be less than 29 feet in height, as shown in the architectural elevations and design review section of this narrative. This standard is met. Section 2.05 Overlay Districts 2.05.01 Gateway Commercial General Overlay District Response: Not applicable; the project site is not located within this overlay district. This standard is met. 2.05.02 Interchange Management Area Overlay District Response: The proposed development is within the boundaries of the Interchange Management Area (IMA), and the standards of this section are addressed within the Design Review portion of this narrative. This standard is met. 2.05.03 Neighborhood Conservation Overlay District Response: The project site is not located within this overlay district; this standard is not applicable. 2.05.04 Nodal Overlay Districts Response: The project site is not located within this overlay district; this standard is not applicable. 2.05.05 Riparian Corridor and Wetlands Overlay District Response: The project site is not located within this overlay district; this standard is not applicable. 2.05.06 Southwest Industrial Reserve Response: The project site is not located within this overlay district; this standard is not applicable. 41 \\\\fl1\\shared\\Projects\\Projects\\212049800\\WORDP_DRAFT\\RPT-City of Woodburn-Design Review-MP Edits.docx 110 Section 3.01 Streets 3.01.01 Applicability Response: The development site abuts Sprague Lane to the north and Arney Road to the east. Sprague Lane is classified as a local street and is fully improved with curbs and sidewalks. Arney Road, a service collector, is scheduled to be realigned and improved as part of an Oregon Department of Transportation project. Construction is scheduled to begin later this year. The proposed layout is designed to accommodate the realignment of Arney Road, as shown on the development plans included with this submittal. This standard is met. 3.01.02 General Provisions A. No development shall be approved, or access permit issued, unless the internal streets, boundary streets and connecting streets are constructed to at least the minimum standards set forth in this Section, or are required to be so constructed as a condition of approval. Response: Abutting streets are either constructed to Woodburn standards or scheduled to be constructed later this year. No new internal streets are proposed as part of this application. This standard is met. B. Private streets are prohibited, except in manufactured dwelling parks, pursuant to State statute (ORS Chapter 446 and OAR 918-600). All private streets in manufactured dwelling parks shall comply with the standards of the Woodburn Development Ordinance (WDO) and State statute. Response: The proposed development does not include private streets; this standard is not applicable. C. Materials and construction shall comply with specifications of the City of Woodburn. Response: No new streets or street improvements are proposed as part of this application. This standard is not applicable. D. The standards of this Section may be modified, subject to approval of an Exception to Street Right-of-Way and Improvement Requirements. Response: No modifications are proposed; this standard is not applicable. 3.01.03 Improvements Required for Development A. With development, the Internal, Boundary, and Connecting streets shall be constructed to at least the minimum standards set forth below. B. Internal Streets Internal streets shall meet all standards of WDO and the TSP. C. Boundary Streets The minimum improvements for a Boundary Street shall be: 1.One paved 11-foot travel lane in each direction; 2.On-street parking on the side of the street abutting the development, if on-street parking is indicated in the TSP; 3.Curb on the side of the street abutting the development; 4.Drainage facilities on the side of the street abutting the development; 5.Street trees on the side of the street abutting the development; and 6.A sidewalk on the side of the street abutting the development. D. Connecting Streets 3.The minimum improvements for a Connecting Street shall be one paved 11-foot travel lane in each direction. 42 \\\\fl1\\shared\\Projects\\Projects\\212049800\\WORDP_DRAFT\\RPT-City of Woodburn-Design Review-MP Edits.docx 111 4.Connecting streets shall extend from the boundary street of a development, to the nearest intersection that meets the cross-section and improvement requirements of this Section, or 1,000 feet, whichever is less. E. When the Director determines that a required improvement of a Boundary or Connecting Street would not be timely, due to pending development of properties in the immediate vicinity or improvement of the streets which are identified in the Capital Improvement Program (CIP), the Director may accept a fee-in-lieu, in the amount equal to the costs of the required improvement. F. When the Director determines that a required improvement of a Boundary or Connecting Street would not be feasible, due to physical constraints of properties in the immediate vicinity or an inability to obtain right-of-way dedication, the Director may approve construction of a partial- width street, to the minimum standards set forth above. Response: No new streets are proposed as part of this application. The development site abuts Sprague Lane to the north and Arney Road to the east. Sprague Lane is classified as a local street and is fully improved with curbs and sidewalks. Arney Road, a service collector, is scheduled to be realigned and improved as part of an Oregon Department of Transportation project. Construction is scheduled to begin later this year. The proposed layout is designed to accommodate the realignment of Arney Road as shown on the development plans included with this submittal. This standard is met. 3.01.04 Street Cross-Sections A. These standards are based on the functional classification of each street as shown in the Woodburn TSP. The street right-of-way and improvement standards minimize the amount of pavement and right-of-way required for each street classification, consistent with the operational needs of each facility, including requirements for pedestrians, bicycles, and public facilities. B. All public streets under the jurisdiction of the City of Woodburn shall comply with the cross- sections depicted in this Section. 1.For the cross-section illustrated in Figures 3.01G-J, the street shall have fewer than 1,000 average daily trips (ADT) per day when all future street connections are made. 2.The cross-section illustrated in Figure 3.01H, is optional in infill situations, or where adjacent streets are similarly constructed. Street trees shall be located in a street tree easement outside the public right-of-way. 3.Figure 3.01 K-N illustrate one-way and two-way traffic concepts for downtown streets. C. For local residential streets which are not identified in the Comprehensive Plan rights-of-way and improvements are determined by the Director at the time of development, based upon the existing and future estimated average daily trips of the development and surrounding development. D. Streets designated as Arterials or Collectors in the TSP which are located within the Historic Settlemier Transportation Corridor do not require bicycle lanes or a center turn lane, unless the Director determines that a turn lane is warranted for safety reasons. The existing pavement should be used to the extent possible to preserve the historic corridor. Response: No new streets are proposed as part of this application. The development site abuts Sprague Lane to the north and Arney Road to the east. Sprague Lane is classified as a local street and is fully improved with curbs and sidewalks. Arney Road, a service collector, is scheduled to be realigned and improved as part of an Oregon Department of Transportation project. Construction is scheduled to begin later this year. The proposed layout is designed to accommodate the realignment of Arney Road as shown on the development plans included with this submittal. This standard is met. 43 \\\\fl1\\shared\\Projects\\Projects\\212049800\\WORDP_DRAFT\\RPT-City of Woodburn-Design Review-MP Edits.docx 112 3.01.05 Street Layout A.Termination of Streets, Bikeways and Pedestrian Ways 1.Cul-de-sac Streets a.The maximum length of a cul-de-sac street shall be 250 feet. Cul-de-sac length shall be measured along the center line from the nearest right-of-way line of the nearest intersecting street, to the point of curvature of the cul-de-sac bulb. b.The minimum radius of a cul-de-sac bulb right-of-way shall be 55 feet. c.The minimum improved street radius of a cul-de-sac shall be 48 feet plus curb, planting strip and sidewalk. d.The Director may require bikeway and pedestrian facilities to connect from one cul- de-sac to an adjacent cul-de-sac or street, except where the cul-de-sac abuts developed property, or where the Director determines that there is no need for a connection. 2.Temporary Dead End Streets street extensions that result in temporary dead end streets, or stub streets, shall: e.Be extended to the adjoining tract when it is necessary to give access to, or permit, a future division of adjoining land; f.Require a barricade at the end of the street to be installed and paid for by the property owners. It shall not be removed until authorized by the City of Woodburn. g.Have an all-weather sign at the temporary street terminus, installed by the property h.Provide either a one foot-reserve strip deeded to the City, or an alternative method for limiting access approved by the City, at the temporary end of the right-of-way. 3.Continuity of Public Bikeway and Pedestrian Facilities Located Off-Street Public bikeway and pedestrian facilities, other than those incorporated in a street right- of-way, shall either: c.Provide for a continuous system, with each segment originating and terminating with a connection to a public street, or to a designated activity center; or d.Provide stubbed facilities that may extend beyond the limits of an approved development, when such a public facility has been required by the decision-maker. Response: No new public streets or termination of public streets are proposed as part of this application. This standard is not applicable. B. Block Standards 1.Block length shall not be less than 200 feet and not more than 600 feet, except where street location is precluded by any of the following; a.Natural topography, wetlands, significant habitat areas or bodies of water, or pre- existing development; b.Blocks adjacent to arterial streets, limited-access highways, collectors or railroads; c.Residential blocks in which internal public circulation provides equivalent access. 2.In any block that is longer than 600 feet, as measured from the right-of-way line of the street to the right-of-way line of the adjacent street, a bikeway/ pedestrian facility shall be required through and near the middle of the block. 3.On any block longer than 1,200 feet, pathways may be required through the block at 4.600 foot intervals. 5.In a proposed development, or where redevelopment potential exists and a street connection is not proposed, one or more bikeway and pedestrian facilities may be required to connect a cul-de-sac to public streets, to other pathways, or to the project boundary to allow for future connections. 44 \\\\fl1\\shared\\Projects\\Projects\\212049800\\WORDP_DRAFT\\RPT-City of Woodburn-Design Review-MP Edits.docx 113 Response: No new public streets are proposed as part of this application. Due to existing development patterns in the area, 600-foot block lengths are not possible at this location. The proposed development includes a pedestrian connection from Arney Road internal to the site, as shown on the development plans included with this application. C. Street Access Developments comprised of 25 or more dwelling units, including existing units, shall have at least two means of public street access from a cul-de-sac, dead-end street, or other street. Those two or more means of public access must be two non-overlapping public street routes to a major arterial identified in the TSP. Response: The proposed development does not include residential development. This standard is not applicable. 3.01.06 Street Names Response: No new streets are proposed as part of this development, and no streets will be named or renamed. This standard is not applicable. Section 3.03 Setbacks and Open Space 3.03.01 Setbacks A. Setbacks 1.No required setback provided for any building or structure shall be considered as providing a setback for any other building. 2.No required setback for any building or structure shall be considered as providing lot coverage for another building, except for a common area not required to be located within B. Setbacks shall be open and unobstructed by buildings or structures from the ground to the sky, except as may otherwise be permitted in this Section and in Accessory Structures (Section 2.06). C. No portion of a lot necessary to meet the standards for lot area, width, frontage, setbacks, lot coverage, open space, or other requirement of this Ordinance shall have more than one owner, except through a zoning adjustment, or variance. Response: The proposed setbacks will meet the above standards and requirements, as shown on the development plans included with this application. 3.03.02 Special Setbacks A. Special Setbacks are necessary when the existing street right-of-way is less than the designated right-of-way in the Woodburn Transportation System Plan. Special Setbacks ensure that development will conform with setback and vision clearance requirements, after a full right-of- way has been acquired. B. Special setback distances shall be measured at right angles to the center line of street rights-of- way. C. Where dedicated rights-of-way are less than the Special Setback, the setback abutting a street shall be measured from the Special Setback. All regulations applicable to setbacks abutting streets and vision clearance areas shall apply to the area between the lot line and the Special Setback. Response: The proposed development is designed to accommodate the realignment of Arney Road to the east of the site. The existing Sprague Lane right-of-way is sized to current standards and will not require any special setbacks. This standard is met. 45 \\\\fl1\\shared\\Projects\\Projects\\212049800\\WORDP_DRAFT\\RPT-City of Woodburn-Design Review-MP Edits.docx 114 3.03.03 Projections into the Setback Abutting a Street A.Chimneys, flues, bay windows, steps, eaves, gutters, sills, pilasters, lintels, cornices, planter boxes and other ornamental features may not project more than 24 inches into the setback abutting a street. B. Covered, unenclosed porches, extending not more than 10 feet beyond the front walls of the building, shall maintain at least a 10 foot setback from the property line or Special Setback. C. A balcony, outside stairway or other unenclosed, unroofed projection may not project more than 10 feet into a front setback. D. Arbors, archways, pergolas and trellises shall be exempt from the setback abutting a street. E. Uncovered decks, not more than 18 inches above final grade, shall maintain at least a three foot setback from the property line or Special Setback. F. Flag poles shall maintain at least a five foot setback from the property line or Special Setback. Response: The setback along Arney Road and Sprague Lane is five feet. No projection into these setbacks is proposed, as shown on the development plans included with this application. This standard is met. 3.03.04 Projections into the Side Setback A.Chimneys, flues, bay windows, steps, eaves, gutters, sills, pilasters, lintels, cornices, planter boxes and other ornamental features may not project more than 18 inches into a side setback. B. Fire escapes, when not prohibited by any other code or ordinance, may not project into a side setback farther than one-third of the width of the setback, or less than three feet. C. Uncovered decks, not more than 18 inches above final grade, shall maintain at least a three foot setback from the property line or Special Setback. Response: The setback along Arney Road and Sprague Lane is five feet. No projection into these setbacks is proposed, as shown on the development plans included with this application. This standard is met. 3.03.05 Projections into the Rear Setback A. Chimneys, flues, bay windows, steps, eaves, gutters, sills, pilasters, lintels, cornices, planter boxes and other ornamental features may project not more than 24 inches into the rear setback. B. A balcony, outside stairway or other unenclosed, unroofed projection may not project more than 10 feet into a rear setback. In no case shall such a projection come closer than 6 feet from any lot line or Special Setback. C. Covered, unenclosed porches, extending not more than 10 feet beyond the rear walls of the building, shall maintain at least a 10 foot setback from the property line or Special Setback. D. Uncovered decks not more than 18 inches above final grade shall maintain at least a three foot setback from the property line or Special Setback. E. No permitted projection into a rear setback shall extend within ten feet of the centerline of an alley, or of a rear lot line if no alley exists, or within six feet of an accessory structure. F. Accessory structures are not considered projections into a rear setback, but have separate setback requirements listed in this Ordinance (Section 2.06). Response: The rear setback, to the west, is five feet. No projection into the rear setbacks is proposed, as shown on the development plans included with this application. A walkway behind Major A will be built up to the property line, as shown on the development plans. This standard is met. 3.03.06 Vision Clearance Area Response: Vision clearance areas are addressed within the Design Review portion of this narrative. This standard is met. 46 \\\\fl1\\shared\\Projects\\Projects\\212049800\\WORDP_DRAFT\\RPT-City of Woodburn-Design Review-MP Edits.docx 115 Section 3.04 Vehicular Access 3.04.01 Applicability and Permit A. Street Access Every lot shall have: 1.Direct access to an abutting public street, or 2.Access to a public street by means of an access easement and maintenance agreement to the satisfaction of the Director, and revocable only with the concurrence of the Director. Response: An access and maintenance agreement will cover the parking and maneuvering area of the entire development, as shown on the development plans included with this application. All four lots will have access to Sprague Lane through the access and maintenance agreement. This standard is met. B. Access to City Streets A City access permit shall be required for any new or modified vehicular access to a street that is under City jurisdiction. Response: An access permit will be obtained for the access points to Sprague Lane that is proposed to the north of the development. This standard will be met. C. Access to County Roads Access to a road under the jurisdiction of Marion County shall be subject to County requirements. The Director may incorporate County requirements into the conditions of approval for any application. Response: The development site does not have frontage or propose access to any roadways under the jurisdiction of Marion County. This standard is not applicable. D. Access to State Highways Access to a transportation facility under the jurisdiction of the Oregon Department of Transportation (ODOT) shall be subject to State requirements. The Director may incorporate ODOT requirements into the conditions of approval for any application. Response: Arney Road is under the jurisdiction of the Oregon Department of Transportation (ODOT). The proposed development does not include access to Arney road. This standard is not applicable. 3.04.02 Drive-Throughs Response: This section is addressed in detail with the Design Review portion of this narrative. This standard is met. 3.04.03 Driveway Guidelines and Standards A. Number of Driveways 1.For residential uses, the maximum number of driveways per lot frontage shall be one. 2.For purposes of controlling driveway access, every 100 feet of frontage is considered a separate lot frontage. 3.A minimum of two driveways shall be provided in developments with: a.30 dwelling units in single-family or duplex dwellings; or b.100 dwelling units in multiple-family dwellings (200 if all dwelling units are equipped with automatic fire sprinklers); or c.100 living units in group care facilities or nursing homes (200 if all living units are equipped with automatic fire sprinklers). Response: The proposed development does not include any residential development; this standard is not applicable. 47 \\\\fl1\\shared\\Projects\\Projects\\212049800\\WORDP_DRAFT\\RPT-City of Woodburn-Design Review-MP Edits.docx 116 4.For nonresidential uses, the number of driveways should be minimized based on overall site design, including consideration of: a.The function classification of abutting streets; b.The on-site access pattern, including parking and circulation, joint access, turnarounds and building orientation; c.The access needs of the use in terms of volume, intensity and duration characteristics of trip generation. Response: The proposed development has over 600 feet of frontage along Sprague Lane. The development includes three driveways onto Sprague Lane. Two of the driveways will be used primarily for customers and one of the driveways, the westerly drive, is primarily for delivery trucks ad employees. This standard is met. 5.Unused driveways shall be closed. Response: The existing driveways onsite will be closed and relocated according to the development plans included with this submittal. This standard is met. B. Joint Access 1.Lots that access a Major Arterial, Minor Arterial, or Service Collector should be accessed via a shared driveway. Response: None of the proposed lots will access a Major Arterial, Minor Arterial, or Service Collector. The proposed driveways for the development access Sprague Lane, a local road. This standard is not applicable. 2.A partition, subdivision, or PUD should be configured so that lots abutting a Major Arterial, Minor Arterial, or Service Collector have access to a local street. Access to lots with multiple street frontages should be from the street with the lowest functional classification. Response: The proposed development has frontage along Arney Road to the east and Sprague Lane to the north. Access will be taken from Sprague Lane to the north, the street with the lowest functional classification. This standard is met. 3.Every joint driveway or access between separate lots shall be established by an access easement and maintenance agreement to the satisfaction of the Director and revocable only with the concurrence of the Director. Response: The proposed development will include joint driveways and will be established by an access and maintenance agreement that has been approved by the Director. This standard is met. C. Interconnected Parking Facilities 1.All uses on a lot shall have common or interconnected off-street parking and circulation facilities. Response: The proposed development will have interconnected off-street parking and circulation facilities as shown on the development plans. A parking and access easement will be recorded for the entire parking and maneuvering area. This standard is met. 2.Similar or compatible uses on abutting lots shall have interconnected access and parking facilities. Response: The proposed development will have interconnected off-street parking and circulation facilities as shown on the development plans. A parking and access easement will be recorded for the entire parking and maneuvering area. This standard is met. 48 \\\\fl1\\shared\\Projects\\Projects\\212049800\\WORDP_DRAFT\\RPT-City of Woodburn-Design Review-MP Edits.docx 117 ACCESS REQUIREMENTS TABLE 3.04A Access Type Commercial or Industrial Use Flag Lot Access Width (feet) 30 minimum Paved Width 1-way 12 minimum of Driveway 20 maximum 3, 4 (feet) 2-way 24 minimum 36 maximum Lane is provided) Curb Flare Radius (feet) 30 minimum Throat Major Arterial, 50 minimum 5 Length (feet) Minor Arterial, Service Collector Access or Local 20 minimum Street Corner Access or Local 30 minimum Clearance Street 1 Guidelines Service Collector 50 minimum Minor Arterial 245 minimum Major Arterial 300 minimum Driveway Driveway on the 50 minimum Separation same parcel Guidelines Access or Local none 1, 2 (feet) Street Service Collector 50 minimum Minor Arterial 245 minimum Major Arterial 300 minimum Turnarounds Access to a Required Major or Minor Arterial Access to any Requirements per the other street Woodburn Fire District Response: The proposed development includes three driveways to Sprague Lane, a local road to the north of the site. The driveways will all be two-way and between 24 and 36 feet in width, as shown on the development plans included with this application. Throat lengths on the proposed driveways exceed 20 feet from right-of-way to the closest off-street parking or loading space. Corner clearance will meet the 30-foot minimum for local streets for each of the proposed driveways. The proposed driveways will access Sprague Lane, a local street, to the north of the site. There are no driveway separation guidelines for driveway access to local streets. No turnarounds are proposed as part of this application. These standards are met. 3.04.04 Improvement Standards The portion of a driveway on private property shall be paved with: A. Portland cement concrete to a minimum depth of six inches, or B. Asphalt concrete to a minimum depth of two inches, or C. Brick or pavers with a minimum depth of two and one-fourth inches. Response: The internal parking, loading, maneuvering, and driveways on the site will be paved with either Portland cement concrete or asphalt that meets the above standards. This standard is met. 49 \\\\fl1\\shared\\Projects\\Projects\\212049800\\WORDP_DRAFT\\RPT-City of Woodburn-Design Review-MP Edits.docx 118 3.04.05 Traffic Impact Analysis A. A Traffic Impact Analysis (TIA) may be required by the Director prior to the approval of a City access permit when the Director estimates a development proposal may generate either 100 or more additional, peak hour trips, or 1,000 or more additional daily trips, within ten years of a development application. Response: A Traffic Impact Analysis has been completed and is included with this request. This standard is met. B. A TIA shall evaluate the traffic impacts projected of a development proposal and the estimated effectiveness of potential traffic impact mitigation measures. Response: A Traffic Impact Analysis has been completed and is included with this request. The TIA evaluates the traffic impacts projected from the proposed development and impact mitigation measures. Mitigation measures include aligning driveways along Sprague Lane to match existing driveways to the north, taking access from the lower classification street, and future improvements to Arney Road as designed and constructed later this year by ODOT. This standard is met. C. The methodology for a TIA shall be consistent with City standards. Response: A proposed scope for the Traffic Impact Analysis was sent to Eric Liljequist at Woodburn to ensure that the methodology was consistent with City standards. This standard is met. Section 3.05 Off-Street Parking and Loading Response: Off-street Parking and Loading is addressed in detail within the Design Review portion of this narrative. This standard is met. Section 3.08 Partitions and Subdivisions 3.08.01 Requirements All partitions and subdivisions shall comply with the standards of ORS Chapter 92 and the Woodburn Development Ordinance. Response: The applicable sections of ORS 92 and the Woodburn Development Ordinance are addressed within this narrative. This standard is met. Section 4.01 Decision-Making Procedures 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. Response: This application includes a request for design review, zone change, 3-partition, and property line adjustment for the proposed development. The applicant requests that the applications be consolidated. The applicant understands that the consolidated application will follow a Type IV procedure. This standard is met. 50 \\\\fl1\\shared\\Projects\\Projects\\212049800\\WORDP_DRAFT\\RPT-City of Woodburn-Design Review-MP Edits.docx 119 V.PROPERTY LINE ADJUSTMENT The following summarizes the applicable standards and approval criteria as identified by the Woodburn Application Packet for a property line adjustment. Response: This application includes a property line adjustment to reconfigure the common property line between Tax Lot 701 and 1000 to provide for the future development of Pad D, as shown on the Property Line Plan (see sheet PLA) included with this application. The intent of this property line adjustment, and 3-lot partition submitted as part of this application, is to place each building on its own lot. The adjusted lots will meet the dimensional requirements of the CG zone, as detailed in the dimensional requirements section of the Design Review portion of this narrative. The CG zone has no minimum lot area, width, depth, or street frontage requirements. The applicant is proposing a Property Line Adjustment and 3-Lot Partition as part of this development. The intent is that each of the proposed buildings will be on its own lot. This standard is met. Lot # Existing Lot Area Proposed Lot Area Net Gain/Loss Lot 701 151,493 SF (3.48 AC) 147,586 SF (3.39A AC) -3,907 SF (0.09 AC) Tax Lot 1000 26,261 SF (0.60 AC) 30,168 SF (0.69 AC) 3,907 SF (0.09 AC) Total 177,754 SF (4.08 AC) 177,754 SF (4.08 AC) 0 51 \\\\fl1\\shared\\Projects\\Projects\\212049800\\WORDP_DRAFT\\RPT-City of Woodburn-Design Review-MP Edits.docx 120 VI. CONCLUSION This narrative has demonstrated compliance with the applicable standards of the Woodburn Development Ordinance and Woodburn Comprehensive Plan, Transportation System Plan, and Transportation Planning Rule for a complete Zone Change, Design Review, 3-Lot Partition, and Property Line Adjustment application. In addition to this narrative, site plans, elevations, and landscape plans are included with this application. Where additional discretionary land use considerations are applied to this application, we request the opportunity to provide additional evidence and a written response. Because the applicant has demonstrated compliance with all applicable codes, plans and standards, and further demonstrated the project is in the public interest, the proposal should be approved. 52 \\\\fl1\\shared\\Projects\\Projects\\212049800\\WORDP_DRAFT\\RPT-City of Woodburn-Design Review-MP Edits.docx 121 122 123 124 125 126 127 Agenda Item June 9,2014 TO:Honorable Mayor and City Council through City Administrator FROM:Sarah Head,Budget and Finance Analyst SUBJECT: FY 2014-2015 Approved Budget RECOMMENDATION: Conduct a public hearing and approve the resolution adopting the budget and capital improvements plan, making appropriations, and declaring and categorizing taxes for Fiscal Year2014-2015. BACKGROUND: The Budget Committee of the City of Woodburn met and adopted its Approved Budget on May 10, 2014. A financial summary of the Approved Budget and a notice of the Budget hearing before the City Council werepublished in the “Woodburn Independent” on Wednesday, May 21, 2014 according to the requirements of Oregon Local Budget Law (ORS 294.416). The City Council may take action to adopt the Budget once the budget hearing has been held and testimony has been heard and considered. DISCUSSION: Under Oregon Budget Law the CityCouncil may modify the Budget Committee’s approved Budget by an amount not to exceed $5,000 or 10% of a fund’s expenditures, whichever is greater. The Finance Department is proposing adoption of the budget as approved by the Budget Committee. FINANCIAL IMPACT: The resolution adopts the fiscal year 2014-2015 annual budget of $66,271,164. Agenda Item Review:City Administrator __X____City Attorney ___X___Finance _X___ 128 COUNCIL BILL NO. 2957 RESOLUTION NO. 2046 A RESOLUTION ADOPTING THE FISCAL YEAR 2014-2015BUDGET; MAKING BUDGET APPROPRIATIONS; AND CATEGORIZING TAXES the City Administrator, as Budget Officer, prepared and WHEREAS, submitted the Fiscal Year 2014-2015 Budget to the Budget Committee at its May 10,2014 meeting; and the May 10, 2014 Budget Committee meeting was WHEREAS, noticed by publication in the newspaper on April Woodburn Independent 23, 2014; and a public hearing was held at the May 10, 2014 Budget WHEREAS, Committee meeting; and the Notice of Budget Hearing and Financial Summary WHEREAS, werepublished in the newspaper on May 21, Woodburn Independent 2014 as required by ORS 294.438; and asecond public hearing was held before the City WHEREAS, Council at its meeting on June 9,2014; and THE CITY OF WOODBURN RESOLVES AS FOLLOWS: The City Counciladopts the budget for Fiscal Year 2014- Section 1. 2015 in the sum of $66,271,164. A copy of the budget document is now on file at City Hall, 270 Montgomery Street, Woodburn, Oregon. Page 1 – COUNCIL BILL NO. 2957 RESOLUTION NO.2046 129 The amounts for the Fiscal Year 2014-2015 are hereby Section 2. appropriated as follows: General FundStreet Fund 011 - Council & Mayor 17,025Personnel Services 593,997 121 - Administration 203,011Materials & Services 1,589,016 131 - City Recorder 76,888Transfers Out 57,001 141 - City Attorney 175,157Contingencies and Reserve 1,507,231 151 - Finance 400,900Fund Total 3,747,245 161 - Human Resources 104,632 181 - Court 129,337 GO Debt Service Fund 211 - Police 6,731,335Debt Service 527,261 311 - Library 826,673Contingencies and Reserve 27,239 421 - Recreation 375,762Fund Total 554,500 431 - Aquatics 534,658 481 - RSVP 73,865 General Cap Const Fund 499 - Community Services Admin 336,014Capital Outlay 1,037,800 511 - Planning 326,175 651 - Engineering 747,788 Special Assessment Fund 711 - Parks & Facilities Maintenance 885,662Contingencies and Reserve 1,072,449 199 - Non-departmental 1,156,153 Contingency & Reserve 2,319,714 Street & Storm Cap Const Fund Fund Total 15,420,749Capital Outlay 167,000 Contingencies and Reserve 68,500 Transit Fund Fund Total 235,500 Personnel Services 393,713 Materials & Services 223,929 Parks SDC Fund Capital Outlay 505,000Materials & Services 30,000 Transfers Out 3,001 Transfers Out 185,000 Contingencies and Reserve 28,607Contingencies and Reserve 271,785 Fund Total 1,154,250Fund Total 486,785 Building Inspection FundStreet SDC Fund Personnel Services 339,663 Debt Service 36,268 Materials & Services 270,251 Transfers Out 200,000 Transfers Out 3,001 Contingencies and Reserve 4,734,953 Contingencies and Reserve 396,015Fund Total 4,971,221 Fund Total 1,008,930 Storm SDC Fund Search & Seizure Fund Contingencies and Reserve 484,000 Contingencies and Reserve 1,100 Sewer Cap Const Fund Housing Rehab Fund Capital Outlay 5,371,250 Personnel Services 12,502 Contingencies and Reserve 6,018,000 Materials & Services 40,200 Fund Total 11,389,250 Contingencies and Reserve 81,881 Fund Total 134,583 Water Cap Const Fund Capital Outlay 1,210,000 Contingencies and Reserve 1,349,221 Fund Total 2,559,221 Page 2 – COUNCIL BILL NO. 2957 RESOLUTION NO.2046 130 Water FundInsurance Fund Personnel Services 1,291,483 Personnel Services 53,179 Materials & Services 928,288 Materials & Services 554,076 Debt Service 1,155,698 Contingencies and Reserve 346,902 Transfers Out 134,337 Fund Total 954,157 Contingencies and Reserve 1,622,970 Fund Total 5,132,776 Equipment Replacement Fd Capital Outlay 883,878 Sewer Fund Transfers Out 21,901 Personnel Services 1,860,155 Fund Total 905,779 Materials & Services 2,320,305 Capital Outlay 40,000 Library Endowment Fund Debt Service 3,727,713 Contingencies and Reserve 26,436 Transfers Out 322,338 Contingencies and Reserve 4,228,269 Museum Endowment Fund Fund Total 12,498,780Contingencies and Reserve 2,965 Water SDCLavelle Black Trust Fund Transfers Out 50,000 Materials & Services 10,000 Contingencies and Reserve 807,475Contingencies and Reserve 32,325 Fund Total 857,475Fund Total 42,325 Sewer SDC Contingencies and Reserve 702,800 Total Budget 66,271,164 Information Services Personnel Services 358,961 Materials & Services 398,735 Capital Outlay 87,529 Contingencies and Reserve 44,863 Fund Total 890,088 The City Council imposes the taxes provided for in the Section 3. adopted budget at the rate of $6.0534 per $1,000 of assessed value for operations and in the aggregate amount of $521,000for bonds. These taxes are hereby imposed and categorized for tax year 2014-15 based upon assessed value of all taxable property within the City. General Government Excluded from Limitation General Government$6.0534/$1,000 - Public SafetyDebt Service - $521,000 Page 3 – COUNCIL BILL NO. 2957 RESOLUTION NO.2046 131 Approved as to Form: City AttorneyDate APPROVED: Kathryn Figley, Mayor Passed by the Council Submitted to the Mayor Approved by the Mayor Filed in the Office of the Recorder ATTEST: Heather Pierson, City Recorder City of Woodburn, Oregon Page 4 – COUNCIL BILL NO. 2957 RESOLUTION NO.2046 132 Agenda Item June 9, 2014 TO:Honorable Mayor and City Council through City Administrator FROM:Sarah Head,Budget and Finance Analyst SUBJECT: Resolutions Regarding State Revenue Sharing RECOMMENDATION: Conduct a public hearing and approve the resolutions declaring the City’s election and qualification to receive State Revenue Sharing. BACKGROUND: In order for the city of Woodburn to receive a share of state revenues apportioned and distributed to the cities of the state during fiscal year 2014-2015 as provided in ORS 221.760 & 211.770, the City Council must enact an ordinance or resolutioncertifying eligibility to receive state shared revenue and expressing that election. These resolutions must be filed withthe Oregon Department of Administrative Services no later than July 31. DISCUSSION: The approved 2014-2015 Budget includes state shared revenues of $240,000. Historically, these revenues have been used for street lighting andstreet associated maintenance and projects. FINANCIAL IMPACT: The resolution declares the City’s election and qualification to receive State Revenue Sharing in fiscal year 2014-2015 and are estimated to be $240,000. Agenda Item Review:City Administrator __X____City Attorney ___X___Finance _X___ 133 COUNCIL BILL NO. 2958 RESOLUTION NO. 2047 A RESOLUTION DECLARING THE CITY OF WOODBURN’S ELECTION TO RECEIVE STATE REVENUE SHARING the City of Woodburn desire to receive a share of state WHEREAS, revenues apportioned and distributed to the cities of thestate during fiscal year 2014-2015 as provided in ORS 221.770; and ORS 221.770(1)(a) requires that any city electing to WHEREAS, receive a distribution must enact an ordinance or resolution expressing that election and file the same with the Oregon Department of Administrative Services no later than July 31; and ORS221.770(1)(b) requires that any city electing to WHEREAS, receive a distribution must hold at least one public hearing at which citizens have the opportunity to provide written or oral comment on the possible uses of the distributions; and the City must certify its compliance with the statutory WHEREAS, provisions to the Oregon Department of Administrative Services before July 31; NOW, THEREFORE, THE CITY OF WOODBURN RESOLVES AS FOLLOWS: The City of Woodburn hereby elects to receive Section 1. distributions of staterevenues during fiscal year 2014-2015 pursuant to ORS 221.770(1)(a). The City Council hereby certifies that it conducted a Section 2. public hearing, after giving public notice, on June 9, 2014 and called for written and oral comment on the possible uses of the distributions and that the hearing complied with ORS.2770(1)(b) and (c). The City Recorder is directed to certify compliance with Section 3. the public hearing requirements with the Oregon Department of Administrative Services by July 31, 2014. Approved as to Form: City AttorneyDate Page 1 – COUNCIL BILL NO. 2958 RESOLUTION NO. 2047 134 APPROVED: Kathryn Figley, Mayor Passed by the Council Submitted to the Mayor Approved by the Mayor Filed in the Office of the Recorder ATTEST: Heather Pierson, City Recorder City of Woodburn, Oregon Page 2 – COUNCIL BILL NO. 2958 RESOLUTION NO. 2047 135 COUNCIL BILL NO. 2959 RESOLUTION NO. 2048 A RESOLUTION CERTIFYING SERVICES FOR STATE REVENUE SHARING ORS 221.760 provides as follows: WHEREAS, The officer responsible for disbursing funds to cities under ORS 323.455, 366.785 to 366.820 and 471.805 shall, in the case of a city located within a county having more than 100,000 inhabitants according to the most recent federal decennial census, disburse such funds only if the city provides four or more of the following services: (1)Police Protection (2)Fire protection (3)Street construction, maintenance, and lighting (4)Sanitary sewer (5)Storm sewers (6)Planning, zoning, and subdivision control (7)One or more utility services And; city official recognize the desirability of assisting the state WHEREAS, officer responsible for determining the eligibility of cities to receive such funds in accordance with ORS 221.760; NOW, THEREFORE, THE CITY OF WOODBURN RESOLVES AS FOLLOWS: That the City Council of the City of Woodburn hereby Section 1. certifies that it provides the following four or more municipal services enumerated in Section 1, ORS 221.760: Police protection Street construction, maintenance, and lighting Sanitary sewer Storm sewers Planning, zoning , and subdivision control One or more utility services Approved as to Form: City AttorneyDate Page 1 – COUNCIL BILL NO. 2959 RESOLUTION NO. 2048 136 APPROVED: Kathryn Figley, Mayor Passed by the Council Submitted to the Mayor Approved by the Mayor Filed in the Office of the Recorder ATTEST: Heather Pierson, City Recorder City of Woodburn, Oregon Page 2 – COUNCIL BILL NO. 2959 RESOLUTION NO. 2048 137 Agenda Item June 9, 2014 TO:Honorable Mayor and City Council through City Administrator FROM: Jim Hendryx, Directorof Economic & Development Services SUBJECT: Director approval of partition PAR 2014-01, located at 3099 N. Pacific Highway (Fjord) RECOMMENDATION: No action is recommended. This item is placed before the Council for information purposes, in compliance with the Woodburn Development Ordinance. The Council may call up this item for review if it desires. BACKGROUND: The applicant requested a Type II Partition to divide a 20.4 acre lot into three parcels. The Director of Economic and Development Services approved, subject to conditions of approval. DISCUSSION: None. FINANCIAL IMPACT: This decision is anticipated to have no public sector financial impact. Agenda Item Review:City Administrator ___x___City Attorney __x___Finance ___x__ 138 Honorable Mayor and City Council June 9, 2014 Page 2 Proposed partition 139 Don Dolenc From: Olivier Logeais [logeais @comcast.net] Sent: Wednesday, May 21, 2014 7:31 PM To: Don Dolenc Subject: Notice of Public Hearing - Case Number: ZC 2014 -01, DR 2014 -01, PAR 2014 -02, PLA 2014 -01 Dear Sir, We are the owners of a business located 256 N. Amey road in Woodburn. We have Starbucks and Sora Sushi restaurant as our two tenants. We received the Notice of Public Hearing that you sent us and would like to inform you that we are opposed to the Zone Change to remove a conditional zoning restriction limiting use of the property to an auto dealership, a Design Review for four retail and restaurant buildings totaling approximately 39,000 square feet, a Partition to divide one parcel into three, and a Property Line Adjustment to relocate an existing property line. We consider that there is an overabundance of restaurants and retail in this area and that adding more of them will be very damaging for the existing ones. Also, turning left or right out of our property with the additional traffic will be troublesome for our shoppers and for every other client of the other businesses coming from the same location. We really think that the restriction limited this property to an auto dealership makes a lot of sense and has been imposed for very good reasons. Respectfully. Olivier and Susan Logeais 503 572 9458 Cell. \ 'A Ic)V4 -o a� 0 cu l 1�eco�de�,