Ord 2519-Zone change 2014-01, 777 Arney RoadCOUNCIL BILL NO. 2960
ORDINANCE NO. 2519
AN ORDINANCE GRANTING ZONE CHANGE 2014-01 ON THE PROPERTY LOCATED
AT 777 ARNEY ROAD IN ORDER TO REMOVE A SPECIAL OPERATING
CONDITION AND GRANTING APPLICATIONS FOR DESIGN REVIEW 2014-01,
PARTITION 2014-02 AND PROPERTY LINE ADJUSTMENT 2014-01 AS PREVIOUSLY
APPROVED BY THE WOODBURN PLANNING COMMISSION
WHEREAS, in 1997, the City Council adopted Ordinance 2202, which
rezoned the below -described Subject Property from Interchange District (ID) to
Commercial Retail (CR) and further restricted the use of the Subject Property by
the imposition of Condition 2 as follows: "Approval of the zone change to
Commercial Retail is for the proposed Auto dealership only" and;
WHEREAS, when the Woodburn Development Ordinance was adopted in
2002, it changed the Commercial Retail (CR) zone designation to Commercial
General (CG); and
WHEREAS, the applicant has requested that the below -described Subject
Property be rezoned to remove Condition 2 and allow any use listed in the CG
zone; and
WHEREAS, the applicant also requested approval of Design Review 2014-
01, Partition 2014-02 and Property Line Adjustment 2014-01 on the Subject
Property; and
WHEREAS, the Woodburn Planning Commission held a public hearing on
May 22, 2014 and granted Design Review 2014-01, Partition 2014-02 and
Property Line Adjustment 2014-01; and
WHEREAS, the Planning Commission further recommended that Zone
Change 2014-01 be granted by the City Council; and
WHEREAS, the City Council conducted a public hearing on June 9, 2014
and directed staff to prepare an ordinance granting Zone Change 2014-01 and
affirming the action of the Woodburn Planning Commission granting Design
Review 2014-01, Partition 2014-02 and Property Line Adjustment 2014-01; NOW,
THEREFORE,
THE CITY OF WOODBURN ORDAINS AS FOLLOWS:
Page 1 - Council Bill No. 2960
Ordinance No. 2519
Section 1. That the Subject Property is located at 777 Arney Road, Tax Lot
052W1 2BOO701 and is shown in Exhibit A, attached hereto.
Section 2. That Condition 2 is removed as a restriction on the use of the
Subject Property and the zone designation of the Subject Property shall be
Commercial General (CG), with all uses allowed which are currently permitted
in the Commercial General (CG) zone.
Section 3. That applications for Design Review 2014-01, Partition 2014-02
and Property Line Adjustment 2014-01 on the Subject Property, which were
previously approved by the Woodburn Planning Commission, are also granted
Section 4. That granting of the applications regarding the Subject Property
are based on the Findings and Conclusions attached hereto as Exhibit B.
Section S. That granting of the applications regarding the Subject Property
are subject to the Conditions of Approval attached hereto as Exhibit C.
Approved as to form: 9?. v=y,y
City Attorney
Appro ed
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. 2960
Ordinance No. 2519
Sti (12 &`-A. a1C!� 1 L{
Junes aS a014
ARNEY RD
INTERCHANGE
100 EXHIBIT A
w , Department of Economic
& Development Services
Planning Division
270 Montgomery Street, Woodburn, Oregon 97071 - (503) 982-5246
:. J
EXHIBIT B - FINDINGS AND CONCLUSIONS
ZC 2014-01, DR 2014-01, PAR 2014-02, PLA 2014-01
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, and 5.03,
and 5.04. Additional relevant criteria 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).
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 cumulative impacts.
Findings: Per Section 5.01.08, Property Line Adjustments are Type I decisions. The current
application is for a Property Line Adjustment to relocate the existing property line between tax
lots 052W121300701 and 052W121301000.
Findings: Per Section 5.02.05, Partitions are Type II decisions. The current application is for a
Partition to divide one parcel (tax lot 052W121300701) into three.
Findings: Per Section 5.03.02.13, 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.
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, 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 application complies with Section 4.02.07.
777 Arney Road (ZC 2014-01, DR 2014-01, PAR 2014-02, PLA 2014-01) Page 1 of 22
101
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)
Use
Zone
Accessory Uses (A) Conditional Uses (CU) Permitted Uses (P)
Special Permitted Uses (S) Specific Conditional Uses (SCU)
CG
B
Commercial Retail and Services
Street Frontage, Minimum (feet)
3
Bakeries, delicatessens, grocery and convenience stores
P
21
Restaurants and drinking places
P
22
1 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 auto dealership is 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
Side or Rear Setback, Minimum (feet)
I Abutting CG zone
0 or 5 5
Lot Coverage, Maximum
Not specified 2
Building Height,
Maximum (feet)
mary or accessory structure
70
ures not used for habitation
LFea�t
100
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 five feet abutting a street, and side and rear setbacks
of zero or five feet. The site plan (Attachment A) shows buildings A and B to have a zero
setback from the common side lot line. Otherwise, all buildings are located at least five feet
from all lot lines.
Conclusion: The proposed development is conforming with respect to setbacks.
777 Arney Road (ZC 2014-01, DR 2014-01, PAR 2014-02, PLA 2014-01) Page 2 of 22
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Findings: Table 2.03C provides that the minimum building setback from a private access
easement shall be five feet. 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 A as 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 2.05.02.13 states that the provisions of this Section apply to all Type 11— 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.
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 2.05.02.0 establishes trip budgets for parcels listed in Table 2.05A. Neither of
the subject parcels is listed in Table 2.05A.
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).
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 2.05.02.17 requires certain findings for Zone Changes, but exempts "Zoning
Map amendments that result in conformance with the applicable Comprehensive Plan Map
777 Arney Road (ZC 2014-01, DR 2014-01, PAR 2014-02, PLA 2014-01) Page 3 of 22
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designation". The proposed Zone Change results in conformance with the applicable
Comprehensive Plan Map designation.
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 is listed in Table 2.05A.
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.
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.
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.
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 3.01 Streets
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.
Conclusion: The proposed development complies with Section 3.01.02.A.
Findings: Section 3.01.03.0 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
777 Arney Road (ZC 2014-01, DR 2014-01, PAR 2014-02, PLA 2014-01) Page 4 of 22
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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
Arney Road as 48 feet of improved surface, with a 41/z foot planter strip and a six foot sidewalk
abutting the subject property.
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 ten foot planter strip with street trees, a five foot curb -tight
sidewalk, a five foot bike lane, two twelve foot travel lanes, a five foot bike lane, a four foot
planter strip, and a five foot sidewalk. City maps show storm drain facilities in Sprague Lane.
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 3.01.03.1) 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 41/z foot planter strip and a six foot sidewalk abutting the subject property.
Conclusions: Arney Road has the 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 Road is 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 lten foot planter strip with street trees, a five foot curb -tight sidewalk, a five foot bike lane,
two twelve foot travel lanes, a five foot bike lane, a four foot planter strip, and a five foot
sidewalk. Sprague Lane is a dead-end street and is posted "No Parking" on both sides.
PUBLIC UTILITY
EASEMENT
12'
6" 5' 5' 12' CENTER 12' S' Is, S°
SIDE LAND BIKE, TRAVEL LEFT TURN TRAVEL BIKE LAND SIDEWALK SCAPE LANE LANE LANE LANE LANE SCAPIE WALK
'OPTIONAL) _i.«1 _._(OPTIONAL, _.
Figure 3.011) — Service Collector
PUBLIC UTILITY
EASEMENT
5°
777 Arney Road (ZC 2014-01, DR 2014-01, PAR 2014-02, PLA 2014-01) Page 5 of 22
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PUBLIC UTILITY
EASEMENT
SIDE � LL81
WALK SCAR PARKING
12'
TRAVEL icy 6" 6'
LANE TRAVEL a, LAND SIDE 1, S,
LAME PARIKINIG SOAP WALK
Figure 3.01E — Access Street / Commercial Street
194
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 not warranted or necessary.
WDO 3.02 Utilities 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.
Findings: Section 3.02.01.B requires a five foot public utility easement along each public street.
Section 3.02.01.0 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 3.02.02 requires 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.
777 Arney Road (ZC 2014-01, DR 2014-01, PAR 2014-02, PLA 2014-01)
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Page 6 of 22
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 3.04 Vehicular 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 Lots 2 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 anew
access point onto Sprague Lane.
Conclusions: A City access permit is required.
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 from Sprague 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 TIA was included in the submittal
package.
Conclusion: The proposed development complies with Section 3.04.05.A.
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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 (Attachment A) 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 street is a
minimum of 20 feet. The site plan (Attachment A) shows the nearest parking space to be
approximately 27 feet from Sprague Lane.
Conclusion: The proposed development complies with Table 3.04A with respect to throat length.
WDO 3.05 Off -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.
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.
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 (Attachment A) shows that all parking is at least five feet from
Amey Road and Sprague Lane.
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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.
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.
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 (Attachment A) shows
that all parking is accessed by means of on-site maneuvering aisles.
Conclusion: The proposed development complies with Section 3.05.02.I.
Findings: Section 3.05.02.) 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.
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.
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:
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
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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).
The application submittal did not include a photometric plan.
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 required off-street parking ratios.
Off -Street Parking Ratio Standards
Table 3.05A (excerpt)
Use
Parking Ratio - spaces per activity unit or
Spaces required
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
92
beverages, clothing, sporting goods, health and
1/ 250 square feet
personal care items, and motor vehicle parts)
7,130 sq. ft.
The site plan (Attachment A) shows the following building areas and spaces provided:
Building
Parcel
Floor area
Parking ratio
Spaces required
Spaces provided
A
1
23,100 sq. ft.
1/ 250 sq. ft.
92
104
B
2
7,130 sq. ft.
1/ 250 sq. ft.
29
53
C
4
4,400 sq. ft.
1/ 200 sq. ft.
22
46
D
3
4,300 sq. ft.
1/ 200 sq. ft.
22
45
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.
Conclusion: The proposed development complies with Section 3.05.03.A.2.
Findings: Table 3.05A gives the required number of accessible parking spaces. Section
3.05.033 provides that the accessible spaces shall be included as part of the total required
vehicle parking spaces.
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Accessible Parking Ratio Standards
Table 3.05B
Total Spaces
Minimum Total
Accessible Spaces i
Minimum Van
Accessible Spaces
Minimum "Wheelchair
User Only" Spaces
1 to 25
1
1
0
26 to 50
2
1
0
51 to 75
3
1
0
76 to 100
4
1
0
101 to 150
5
C
1
1. "Van Accessible Spaces" and "Wheelchair User Only" are included in "Total Accessible
Spaces."
The site plan (Attachment A) shows the following building areas and spaces provided:
Building
Parcel
Parking Spaces
provided
Total Accessible Spaces
Van -Accessible Spaces
Required
Provided
Required
Provided
A
1
104
5
5
1
2
B
2
53
3
2
1
1
C
4
46
2
2
1
1
D
3
45
2
3
1
1
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 3.05.03.0 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 248 off-street parking spaces, of which 32 (13%) are compact 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 (Attachment A) are a1190°spaces. Standard spaces are called
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. All two-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 20 feet wide.
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Parking Space and Drive Aisle Dimensions
Table 3.05C (excerpt)
Parking spaces provided
Rack spaces required
Stall
Curb
Stripe
Stall to
Drive Aisle
Parking
Type of Space
Width
Length
Length
Curb
Width (feet)
Angle
46
(feet)
feet
feet
(feet)
feet
(feet)
feet
(feet)
1 -way
2 -way
A
B
C
D
E
F
G
Standard or Accessible
9.0
9.0
19.0
19.0
24.0
Compact
7.5
7.5
15.0
15.0
22.0
90°
24.0
Car Accessible Aisle
6.0
6.0
19.0
19.0
24.0
Van Accessible Aisle
8.0
8.0
19.0
19.0
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.
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.
Building
Parcel
Parking spaces provided
Rack spaces required
Rack spaces provided
A
1
104
10
8
B
2
53
5
2
C
4
46
5
6
D
3
45
4
4
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.
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Findings: Table 3.05D sets the minimum requirements for loading spaces.
Loading Space Requirements
Table 3.05D (excerpt)
Use and Area (square feet)
Minimum
Minimum Size of Space (feet)
A
1
23,100 s. ft.
2
Number of Spaces
Width
Length
Height
Nonresidential uses, except office, in the
1
C
4
4,400 sq. ft.
CG zone: 0-9,999
1
D
3
4,300 sq. ft.
10,000 — 41,999
2
12
30
14
The site plan (Attachment A) shows the following building areas and spaces provided:
Building
Parcel
Floor area
Loading Spaces Required
Loading Spaces Provided
A
1
23,100 s. ft.
2
2
B
2
7,130 sq. ft.
1
1
C
4
4,400 sq. ft.
1
1
D
3
4,300 sq. ft.
1
1
Conclusion: The proposed development complies with Table 3.05C.
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.
Conclusion: The proposed development complies with Section 3.05.04.B.
Findings: Section 3.05.05 allows reduced off-street parking requirements if a mix of daytime and
nighttime or weekend uses is proposed. The applicant has not requested such a reduction.
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 of Sections
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.
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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."
Conclusion: The proposed development complies with Section 3.06.02.B.
Findings: Section 3.06.02.0 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.
Conclusion: The proposed development complies with Section 3.06.02.B.
Findings: Section 3.06.03.A requires one 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 Administration prohibits 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.
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 (Attachment K) 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)
Location
Planting Density, Minimum
Area to be Landscaped, Minimum
Setbacks abutting a street
1 PU/15 square feet
Entire 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.
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Planting Requirements
Table 3.06A (excerpt)
Location
Planting Density, Minimum
Area to be Landscaped, Minimum
Buffer yards
1 PU/20 square feet
Entire yard excluding off-street parking and
parking
. 1 medium tree per 15 parking spaces; or i
loading areas abutting a wall
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 — areas of the site that
are 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 (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).
Planting Requirements
Table 3.06A (excerpt)
Location
Planting Density, Minimum
Area to be Landscaped, Minimum
Other yards
1 PU/50 square feet
Entire yard, excluding areas subject to more
parking
. 1 medium tree per 15 parking spaces; or i
intensive landscaping requirements and off-street
and
• 1 large tree per 25 parking spaces i
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 (Attachment K) 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)
Location
Planting Density, Minimum
Area to be Landscaped, Minimum
Off-street
• 1 small tree per 10 parking spaces; or i
. CG zones: 20% of the paved
parking
. 1 medium tree per 15 parking spaces; or i
surface area for off-street
and
• 1 large tree per 25 parking spaces i
parking, loading and circulation
loading
and
• Landscaping shall be within or
areas
1 PU/20 square feet excluding required trees 2
immediately adjacent to paved
areas
1. Trees shall be located within off-street parking facilities, in proportion to the distribution of
the parking spaces.
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Planting Requirements
Table 3.06A (excerpt)
Location I Planting Density, Minimum I Area to be Landscaped, Minimum
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
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, or hedge may be required in the Design Review process
Adjacent properties — zone or use that
receives the benefit of screening
0
N
Property being Developed — must provide screening if
no comparable screening exists on abutting protected property U
CG zone
D
Outdoor storage in CG zone
W 1,3
Refuse and recycling collection facilities
W 2
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).
Conclusions: The City 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 facilities are screened in accordance with Table 3.06A. Refuse screening is
verified during the building permit process and before final occupancy.
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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).
Conclusion: The proposed development complies with Section 3.06.07.
WDO 3.07 Architectural Design
Findings: 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.
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 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.
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.
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.
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.
Conclusion: The development complies with the guidelines of Section 3.07.06.B.2.b(3).
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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.
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.
Conclusion: The proposed development complies with the guidelines of Section 3.07.06.B.3.
Findings: Section 3.07.06.B.4 provides that all roof -mounted equipment, except solar collectors,
should be screened from view.
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.
Conclusion: The proposed development does not comply with the guidelines of Section
3.07.06.B.5.
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Findings: Section 3.07.06.B.6 provides that obstruction of existing solar collectors on abutting
properties by site development should be minimized.
Conclusion: The proposed development complies with the guidelines of Section 3.07.06.B.6.
Findings: Section 3.07.06.0 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.
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 3.10 Signs
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 beat least 30 percent of the sign display width. Section 3.10.11.13 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
application includes a Type III Design Review.
Permanent Signs in the CG Zone
Table 3.10.10B (excerpt)
Pole Signs 1
Frontage
Freeway Overlay (See Figure 3.10L)
• Maximum 1 per single -tenant site or complex
600- 999 feet
' Maximum 45 feet high
• Maximum 300 square feet or 6.7 square feet per foot of actual height,
whichever is less
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Detail of landscape plan (Attachment K)
Photo of existing pole sign
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 a pole wrap, in accordance with Sections 3.10.06.1) and E.
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);
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.
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WDO 5.02.05 Partition, Preliminary Approval
Findings: Section 5.02.05.13.1 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 5.02.05.13.2 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 5.02.05.13.2.
Findings: Section 5.02.05.13.3 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 5.02.05.13.3.
Findings: Section 5.02.05.13.4 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 5.02.05.13.4.
Findings: Section 5.02.05.13.5 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.
Conclusion: The proposed partition complies with Section 5.02.05.13.5.
WDO 5.03.02 Design Review, Type III
Findings: Section 5.03.02.13.3 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 5.03.02.13.3.
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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.
Conclusion: The application complies with the requirements of Section 5.04.04.B.1.
Findings: Section 5.04.04.13.2 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 subj ect property. The requested Zone Change would not alter the inventory of
developable land in the Commercial General (CG) zone.
Conclusion: The application complies with the requirements of Section 5.04.04.13.2.
Findings: Section 5.04.04.13.3 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.
Findings: The application included a Traffic Impact Analysis (TIA) that addressed 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.
Conclusion: The application complies with the requirements of Section 5.04.04.13.3
Overall Conclusion
The proposed development meets or can meet the requirements of the Woodburn Development
Ordinance with appropriate conditions of approval.
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w , Department of Economic
& Development Services
Planning Division
270 Montgomery Street, Woodburn, Oregon 97071 - (503) 982-5246
:. J
EXHIBIT C - CONDITIONS OF APPROVAL
ZC 2014-01, DR 2014-01, PAR 2014-02, PLA 2014-01
The City Council approves cases ZC 2014-01, DR 2014-01, PAR 2014-02, and PLA 2014-01,
subject to the following conditions:
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 K), except as modified by these conditions of approval.
Prior to issuance of a building permit, the applicant shall obtain a permit to use the
Bonneville Power Administration right-of-way.
4. The final plat shall dedicate a five-foot public utility easement along Sprague Lane, in
accordance with Sections 3.02.01.B and 3.02.01.C.
The final plat shall show the proposed waterline easement shown on the site plan as 16'
wide and as moved away from proposed structures, so that future waterline excavation
activities are out of the geotechnical zone of influence from all proposed structures.
6. The final plat shall show the 10' Public Utility Easement going through Lot 3 for the
proposed on-site private storm system as a private easement. The City will not accept a
public storm or sanitary sewer utility easement for a private service.
7. 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.
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. The agreement 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.
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 compliance with
the illumination requirements of Section 3.05.02.L.
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13. Prior to issuance of a building permit, the applicant shall provide ten bicycle rack
spaces on Parcel 1 and five rack 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, and in the
parking and loading area, to verify compliance with Table 3.06A.
15. 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 5.01.08.13.5.
16. Prior to issuance of a building permit, the applicant shall provide the Planning Division
with a copy of the recorded Partition.
17. Prior to issuance of a building permit, the south wall of building Major A and the north
wall of building Shops B shall be structurally independent, with a fire rating in
accordance with Table 602 of the Oregon State Structural Code.
18. If the door on the south side of building Major A is used as a required exit door, a
sidewalk shall be provided to the public way prior to issuance of a building permit, in
accordance with Section 1027 of the Oregon State Structural Code.
19. Prior to issuance of a building permit, the egress doors for building Major A shall
comply with Sections 1014, 1015, and 1016 of the Oregon State Structural Code.
20. Prior to issuance of a building permit, the footing on the north side of building Major A
shall be at least as deep as the proposed water line.
21. Prior to issuance of a building permit, the northernmost exit door of building Shops B
shall comply with Table 705.8 of the Oregon State Structural Code.
22. Prior to issuance of a building permit, the accessible route from building Shops B to the
public way shall comply with Section 1104.1 of the Oregon State Structural Code.
23. Prior to issuance of a building permit, the Fire Department Access roads shall be clearly
marked with signage stating "NO PARKING — FIRE LANE", in accordance with
Section 503 of the Oregon Fire Code.
24. Prior to issuance of a building permit, the fire hydrant on the north side of building
Major A shall be relocated to be more than 11/2 times the height of the building away
from any building, in accordance with Section 503.1 and Appendix D of the Oregon
Fire Code.
25. Prior to issuance of a building permit, a fire hydrant shall be provided near building
Shop C, in accordance with Section 503.1 and Appendix D of the Oregon Fire Code.
26. Prior to issuance of a building permit, a fire hydrant shall be provided on the east side of
the driveway on Sprague Lane at building Major A (east side of building Major A), in
accordance with Section 503.1 and Appendix D of the Oregon Fire Code.
27. Prior to issuance of a building permit, Fire Department Connections shall be provided at
locations approved by the Woodburn Fire District. A fire hydrant shall be provided
near each Fire Department Connection, in accordance with Sections 503.1, 903.3.7, and
777 Arney Road (ZC 2014-01, DR 2014-01, PAR 2014-02, PLA 2014-01) Page 2 of 4
124
Appendix D of the Oregon Fire Code and Section 912.2 of the Oregon State Structural
Code.
28. Prior to issuance of a building permit, the applicant shall determine the available fire
flow and provide the testing results to the Building Official and the Fire Marshal, in
accordance with Section B105.3 of the Oregon Fire Code.
29. Prior to issuance of a building permit, a Knox box (key box) shall be provided on
buildings with alarm systems or automatic fire sprinkler systems, in accordance with
Section 506 of the Oregon Fire Code.
30. Prior to issuance of a building permit, the applicant shall provide a hydraulic analysis of
the development and stormwater collection system, including hydraulic impacts on
downstream properties and drainage conveyance facilities, stamped by an engineer
licensed in the State of Oregon. Any required on-site detention area shall be provided
in accordance with the hydraulic analysis and shall be maintained by the property
owner.
31. Prior to issuance of a building permit, each parcel shall have its own private storm line
that discharges to a public storm system.
32. Prior to issuance of a building permit, an ODOT permit is required for the connection of
the proposed storm line into the existing storm catch basin on Arney Road.
33. Prior to issuance of a building permit, the applicant shall obtain all necessary private
easements/agreements for the connection to the City sewer main.
34. Prior to issuance of a building permit, each parcel shall have its own private sanitary
sewer line that discharges to a public sewer system.
35. Prior to issuance of a building permit, a grease trap shall be installed on the sanitary
sewer service of each building with a kitchen or food preparation area.
36. Prior to issuance of a building permit, backflow preventers shall be installed on all
irrigation and fire sprinkler services. Backflow preventers and meters shall be located
near the City water main within an easement.
37. Prior to issuance of a Certificate of Occupancy, the existing pole sign shall be provided
with a pole wrap, in accordance with Sections 3.10.06.1) and E.
38. Prior to issuance of a Temporary or Final Certificate of Occupancy, the applicant shall
complete a City of Woodburn Nonresidential Wastewater Survey and comply with the
conditions of the Wastewater Permit.
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 PLO, dated May 2, 2014
777 Arney Road (ZC 2014-01, DR 2014-01, PAR 2014-02, PLA 2014-01) Page 3 of 4
125
Attachment "G" Property Line Adjustment, Sheet PLA, dated May 2, 2014
Attachment "H" Major A & Shops B Floor Plan and Elevations, Sheet Al. 1, dated May 2,
2014
Attachment "I" Shop C & Pad D Floor 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
777 Arney Road (ZC 2014-01, DR 2014-01, PAR 2014-02, PLA 2014-01)
126
Page 4 of 4
127
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