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DR 2019-03 CC 2019-11-12 DR 2019-03 Pacific Valley Apts fin Pacific ValleyApartments DR 2019-03, PLA 2019-03, & VAR 2019-02 City Council Call-up Hearing November 12, 2019 Wao�DB U RN In,,rporated 9889 Issue before the City Council Action on a called-up consolidated package of land use applications: Design Review and a Variance request (Type III) that the Commission had decided upon Oct. 10. The Commission decision document, staff report and its attachments, and applicant revisions submitted today are entered into the record. P LA V.A ,`. Basic Chronology • Oct. 10: Planning Commission unanimously approved the project with the staff analyses and findings and recommended conditions of approval. • Oct. 22: In support of Commission decision, staff mailed final decision document to applicant, landowner, and testifiers. • Oct. 28: Public commentary prompted the Council by a 3-2 vote to call up the Commission decision prior to end of appeal period. Project Executive Summary • East of T-intersection of N. Pacific Highway / U.S. 99E with Alexandra Avenue • West Coast Real Estate Holdings LLC / Pacific Valley Apartments LLC proposes to build 204 apartments across 10 3-story walk-up buildings and with clubhouse / leasing office • Project includes wide sidewalk and public bicycle/pedestrian path ("Jacobsen" path) and easement A • � I r�k 1 Alk AANI k Alk • w a . rJ r. i a i r I Alk AANI k Alk I ww r I rr mm �I up it I Y" II Hyl"li rv` � • • • • a Wt y X f i ii� 11 la 1 F V �a�� r iia ,^�, �� _" ^� ��n�: � ,�� ��yu`�'d���i ��" m� �i � // f/'�ra � 1 �%ti� � "4� r � ru�+�m��m a/i; ;ij �'�w�_�� � ��� a� h w„ ,�, �,. ,,,i9 �� � yF�/�i' 0' 801660' /N\ �P. r tt TO a1aEnu co KT- e �us� E5 r���a5 �I� r ,y ¢u >. J EE , o=.s [71 77A Tl­ rr� LICUTILITI N11 LIT ELI �, rvi nrvs uu vervar E�sE 1 4 ,c0 R 1 — --.--\ �- x96 a00a aa[a RCF,O,wnv u� 11TH r NG �' r a,♦ev O,HE.x6 J OIIVTABLP U1­ 11 �1) 3J(5I sl, U­UN­R11 12(<05.i1 Paved Public Bicycle/Pedestrian Path 0' 80 160' /N\ �P. r cm. "rt g` TC 3CREPU Co cTo c tro "F " y NAr� e� Ro`sa Ncs ° f/ c I f l l 1 I '� =P o°E s, °as a E,a � m t - s� -----` -- a�ILDES F—I" A . • AM AM • AM • • i • • AVG311T WII��" I III �..... l � a,dt lie e sin ,nm I II � I , I. P j I 1 BUILDINGTYPE I-NORTH ELEVATION /Zl BUILDING TYPE I-EAST ELEVATION 0' 20' �� P M AVG.HT. Wl,r. BUILDING TYPE I-SOUTH ELEVATION �BUILDING TYPE I-WEST ELEVATION 1 20 L------u Alk Alk Alk dop mommom conrosiTioN RooFIN MATERIAL-1 MATERIAL-2 MATERIAL-3 MATERIAL-4 1111111U11111�I'�Illlllllllll/l FBfft CNIXO.NG_ .1GDTEu 'DGISI INGLESIDING unRI-c—B III F '. fMENT LS APSIDING FIBER _AP SIDING FBER CEMRAI EhTSTGNT STONEVENEER CiCD EM-E3—SIFINCI.E SIDING MATE'A . c � 11111CUAItD— I Em FIBER CENENTTRIM BAND MET! rttrtrtr111 r rrrrrrrrrrrrrf ��� �fll r� � FBERGEN APSDNG MATERIAL-2 L l STANDING r, y�l ETALl� WOODTRUSS FIBER CEMENT LAPEDNC MATERIAL-I 111!111 {I f WODDSUPPORT BRAIXETS yf� Sw TRIM .� 1JI,JI(J r (� -- P SIDING i UIG VIII ��III VINY WINDDWS wITRIM Y �I ( a II MATERIALI I MONE VENEeR ATERIALA ENLARGED ELEVATION-TYPICAL BUILDING ENLARGED ELEVATION-CLUBHOUSE r� 3 Kn b � , CLUB Nouse W, , g'�' , F �c C� �i.t' t •Fid k.. a `a' � �� ..� .. ��! �,,_ �,�—� _ '... c. ., U�%' fie c..,>s7r� ••_ �� o„ r :� a r "a f C r f .a h P i I w Issue Based on past commentary and testimony by several neighboring landowners and residents, an issue of concern to them appears to be height and proximity of east rear Building C to houses at 1235, 1281, & 1297 Greenview Drive. 16 Alk Alk Alk , Alk • Alk ,r f; IIIIIIIIIIHM t i/ J� r e i a r "a f C r f .a h P i I w w= �j lir; cs'o�w,<.`"?Sr;o3"`. `"..�':t:,F,�a�?a�� �I �$c;afi ;aa Yf,C;k`�z3 ;• 3�, �,.*��.,�;� ,� ., 0 s � I J �c C " �n3 �• 9 �R33 S �, D`I`Y _J � `Sl✓.._. f0'� .c aw b�w�..r_ �. �c+.er".b e �t� � s eaea a a ti i) Ih 41 1 � PHCI IP 1 k MN2A _ s _ _ � �� � _,�✓ � YI Iv LIl t,l I. '}f C yl lh ,.��J�`(PHHI,I FYp.HNf1101 im �ssi; ¢ 'vr yr�'La w _. �Ir r Alk ARBORVEE'YAE 71141!l PFt ZA N GRE i N., (EMI RAID(,Rf�E"ARMIdVIrAl Cl RF (l(:YPAA4 I VFYI AINDII h FYI APUCI + m 4 LEYLAND G4RRE55 a w�, Cu Deeper East Rear Setback r " TQU 3D /� //�/��� �/)/' I ///////fir/J,i�. ,i��JJJJ � '%", .✓�,�,,. �� �,,; y /i��'r, /�y����� ��,�l,l,y r l# 77 Regulations • Details are in Commission staff report Attachment Analyses&Findings 102 "Analyses & Findings" • Analyses and findings are statements of how application materials relate to and meet applicable regulatory provisions, call attention to a provision not met, suggest a remedy, and have a corresponding recommended condition of approval 21 � • - • / �� �',�� �,,° �,,� -, ,r� �.� �� ���� .,�._� ,> .� o—�o�,_��_ ��l �� p � — �_. .: .� ���� � � o ., �� `• ` �; �,� �� �. z .o ;, �' ,�.. �� �' �� r„ / ��—�� —,/ Variance Overview • Seven requests to vary from W DO provisions • An applicant's narrative provides arguments in support • Staff recommends approval with conditions Variance List The project comes with several variance requests (VAR 2019-02) [ovary from Woodburn Development Ordinance (WDO): 1. Street access minimum number (3.01.05C); 2. Driveway minimum number (3.04.03A2.6); 3. Parking ratio minimum (Table 3.05F); p. 43 4. Compact parking percentage maximum (3.05.03[); S. Drive aisle width minimum (Table 3.05C); 6. Parking area curb heightminimum (3.06.021 ; and ]. Architectural Wall (Table 3.06D & 3.06.06 , p. 48. Parking Variance • An applicant's narrative provides arguments In support • Staff recommends approval with condition • Justifications from applicant via Commission staff report follow on next slide ... A. Walking is Realistic • 2nd largest grocery Safeway 0.27 mi. away (5-6 min. walk) • Legion Park 0.37 mi. away (7-8 min. walk) • Additional commerce (banks, restaurants) B. Cycling & Transit • Cherriots 20X & WTS bus routes and stops nearby • Bicycle parking much above and beyond the minimal WDO ratio and with much of supply partially sheltered, supported by new 8-foot sidewalk and Jacobsen path C. Property Management • Property manager will regulate household allocation of stalls • Expects average 5% vacancy rate at any time, leaving 10-20 stalls unallocated • Offers if need be to have City direct manager to contract with a car sharing service to locate and operate 1 or 2 shared vehicles (e.g. Car2Go, Zipcar), that is, a model of car rental where people rent cars for short periods of time, often by the hour. 2 Conditions of Approval Conditions memorialize: • Encouraging walking and cycling: • Requiring parking demand ✓ Wide sidewalk management including encouraging ✓ Jacobsen path improvement and walking and cycling easement • Allowing more compact parking ✓ Lots of bicycle parking • Allowing landscaped buffer instead of ✓ Future extension of path Architectural Wall • Right-of-way (ROW) & public utility • Limiting exterior light fixture heights easement (PUE) dedications • Cross access drive aisles and easements 29 Ordinance 2233 • Adopted a zone change from residential to commercial in 1999 • Dates prior to Woodburn Development Ordinance (WDO) 2002 adoption • Finding 12 anticipated that at time of site development, site plan review would address compatibility 10 Alk Alk • r ,.. ... `� • . . � � 'S I I � II �I II EJ jj��a rIIC] c 4 t a :I Eno Si ePresentati n Proceed for images appended to the end of the slide presentation. Motion Templates Motion to Approve with Recommended Conditions Except as Applicant Revised "Motion to approve the DR 2019-03 consolidated applications package with the conditions of approval as recommended in the Commission staff report, except as revised by the applicant's testimony November 12, specifically the revised site and landscape plans and the strikethrough-and-underlined Conditions V3-PR & V7-AW." 14 Motion to Approve with Modified Conditions "Motion to approve the DR 2019-03 consolidated applications package with the conditions of approval as recommended in the Commission staff report, except as follows: • Modifying Condition ... to ... ; [and/or] • Adding Condition ...: The applicant shall ..." s� Site Plan : z - O // -SIGN I TO REPLACED BESIDE/PARKING PROPERTY TO BE REPLACED / SETBACK � LINE s st 4"CURBS' (4)26BIK[SPACES k L WI IIjEI UMI' TVP � m i Half PLP.Y AGI R # / GLUE ©©4 m HOUSE I , VISIONCIFARANCF // ��/ / j AREA LEN WDO �� - 46- s-F ��T�'i / naoslous/ / 7 — // *n/, R� , u EHISTINGC RB ACCtSS EASEMENT I- 7" / / a7 L• _ TREFS TO BF wPEELsrovs R _ REMOVED - _ NEN O'SIDEWALK � PRf'ORIS - C �ZS R� /6 RICHT OF WAV oEDICATIOJtl n mPueuc uTlLlTr— r- BASFMENT 1 77 / N epi / COG WASTE—�MAINTENANCE � �SECONDARV � �� STATION pUILDING �-12 GCESS DRIVENlAV EASEMENT J9 �' \ 8 CONCRETE FXTFRIOR STORAGE / PEDESTRIAN/ CLOSETS WITH WALL STP PU BI KE PATH MOUNT B! DI EASE. ' RIGHT (2'4',4'6 FLOOR AREA) 0' 80' 160Site ' J Plan : D----OUBLE STRIPING --]0'PUBLIC UTI LITV EASEMENT —. East / PER,0, 0502(K) j FOR FUTURE RICHT OF NAV/ F -��� ��,. —[XISTING TRCCS E� �l \ / C / TCO1CRETEPEDESTRAN G TVP O REMAIN ROSSINGS 6-FRALCCNIESABO/E Half 1 \ —10REAR SETBACK L39 I, �9 -, fir_ G �� � � � T � � VANACCESSIB Ey t28 R ifS6F TRASH A3 N('10SURE SCeIKERAeKW/ KE SPACES AT L_y JJ 1� j4STAIRWELL w 28 R /}, BI ICE RACK VVI([J 2'x6 / BIKE SPADES ., / fl VNSUMMARY 18ITEDROOM 66(18%) }b 1. — i I i\/ 2,EDROOM 150(14%] Lj BEDROOM: 1819%) TOTAL'. 204 —POROUSGRASSPAVING BLIC IftILITY FIRE ACCESS LANE VEHICLE PARK NG MENT FOR FU1lJRE `SSIDE/PARKING �' -.I' L W/FUTURE B'PEDESTRIAN/ MOUNTABLE CURB STANDARD_ 1 E(425%7 T OF WAV SETBACK BIKE PATH BY OTHERS COMPACT_ 213(55.5%) TOTAL'. 382(1.88 SPAC-51UNI1 COVERER: 192(50%) I.NCRVFRFD 150(1(50%) TOTAL. 382 A—E—GL9(2%) BICYLE PARKING COV"RED: 34151.5% LNCOVERED. 32(h85%) 66 Long - range Planning m' ,, �., W �� �� "�i iu Ei�ll� J7 �� � +, nGl r iG , i��� .� „, �� �����° �i �� i � f / / a�" i I' �7; %s, � �' ., � � � s �_-. imio What's a Su perblock? Merriam-Webster Wikipedia • "a very large commercial or • "a superblock or super-block is residential block barred to an area of urban land bounded through traffic, crossed by by arterial roads that is the size pedestrian walks and sometimes of multiple typically-sized city access roads ..." blocks. Within the superblock, the local road network, if any, is designed to serve local needs only." 40 ,� emap Legend I" -'—i TO HUBBARO/CANBV�*+° Highway 99E Corridor Plan : • TO MOLALLA - TO 1-5 $ / i Key Corridor Enhancements Corridor Plan Legend a®u cgrrdorsegment 5 lanes,bike lanes,curb-tight 4'^ P la—bill,lanes,buffered buffered r !/ v 7 '" Poe ^^ 'W—alks 3lanes,wde shoulders, b ffemdsdewalks V ung Street Corrdor to Downtown ! i a� � /i� a Gateway Feature j 'r4y% yq pedestrian enhancements at ' �/ ry W.a signal 't coon bicycl/dpd t'naccess TO SILVERTON oppo[ ty for,adjacent 4 residential neighborhoods UU no change to ei s[ng zoning proposed Mixed Use Vlllage Zone-Phase 1(at adoption) proposed Mixed Use Village l� Zone-Phase 2(upon improvement of Hwy 11Q g proposed Ml%Pd lJse Vlllage Zone-,pont exztlon TO GEl—S Key Corridor Enhancements �� ,� emap Legend I" -'—i '- TO HUBBARO/CANBV +° Highway 99E Corridor Plan : • • _ TOI-5 TO MOLALLA s` . i C C dor Plan Legend NM' "^ a®u c-orrdorsegment 5 lanes,bko lanes,curb-tight ' 3 a 'd—lk, 5 lanes,bke lanes,buffered v Poe 'idewalks 3 br,e w de shoulders, b fferedsdewalks y ung Street Corrdor to Downtown Gateway Feature j 'r4y% yq pedestriane,hancemt signal d't ction entsa """" 1/ bicycl/p d t'naccess To SILVERY.. oppo[ ry fr,,zdp—t 4 residential neighborhoods UU no ch ange to eistng zoning proposed Mixed Use Village Zone-Phase 1(at adoption) proposed Mixed Use Village l� Zone-Phase 2(upon improvement of Hwy 99E) We g proposed Mix. Ilse Vl Mage Zone-uponz exztlon TO GEIS Key Corridor Enhancements �� ,� emap Legend I" -'—i TO HUBBARO/CANBV�*+° Highway 99E Bicycle/ •'^e TO Corridor Plan : MOLALLA TO 1-5 . .. aha 4' r e 1 $ a s, 2Pedestrian Opportunity Corridor Plan Legend Ny, "^ €a" .���` a®u cgrrdorsegment -'�>4 � z -tight 5 lanes,bke la nes,curb d—lk, 5 l.—bke lanes,buffered v 'idewalks 3lan.,,W&shoulders, b ffemdsdewalks �'"/"'i �` fid V ung Street Corrdor to Downtown Gateway Feature ped,,nianenhancementsat�IIIIIIIIIIIIIIIII������tlI���III�mRI�N���ll�l���llllllllllllllllllllll i b'cycl/p d t'an access �r TO SILVERTON � oppo[ tyf m zdjzcen[ IIIIIIIIIIIIII4 reside t ighborhoods WWWlocllllan90 %�I�gzo'11n9 UUU hh proposed Mixed Use Vlllage Zone-Phase 1(at adoption) proposed Mixed Use Village l� Zone-Phase 2(upon improvement of Hwy IIQ gproposed Mlx.l UseVillage Zone-,pont exatlon TO GERVAIS Key Corridor Enhancements �� ............ ------ IN B uj wer 17 140C� Y, _Xi So J, X ---------------- - 7t V 3b 340 ................. NO -—---------- 3 1 C� 7 X'O Nelson Park k 7,;> ;f ��,IAI U, 0 \L,,, 17 N, 45 -------------- ....... N, an " I .................. 1,7 -7L i /0, 0 ��7111 --------------/� -------------- 340 ................. N4 -—--------- Q1, Nelson Park '",ze 6 z P, 4z 6 luf L '�1`19 Z7/ 67 45 S,7), , �,/ , , 1" 1, L 117 , , 1.11 � 2�- 7-0 ----------------- ..... .......... la /"Add, fill qmsmw� ............ -7L i dy� 'Al 5� 0 IF ju, ee) 'A, --------------- 7t 340 -—---------X" 3 1 r 4t, ........ Nelson Park "N 9) co 2 f ,1- L �o 1�0 -U CO 7-07 7 • Alk Alk Alk , Alk Alk lyr0 It I W r wl I� d ,r✓���,��ri j�v/rf C' Y�J�J//Jy;i��l%/1����/��lt�l�?d�n1,�i;�9/�,i'Y��f�%n(� ,,, '��x��� �4 ,. r �.� �p �; J a 1,Yr � r.'%.,✓ r,iA ,r,,, e�,,, //,,�/�/ �,�✓i/'� ,,,,;�;7/ � �`./'li'l� ��✓,�r. �„ irr� ,� ,... /%0r7 0 t ,, ;,�� ,,�,��,., �,�, - (� ,,,, , ��g 1 7r %l�/poi; //i'i / a� v , , , //„� 1, , i � , /af�// � 1. /l/i /i/ /„ rr � ✓ �if � ;auil!' l/f���/��,Lr/��J� ���,J;�l%l/%/llyt�/����l ���i/�JJ�l ��/ � f , . , . /� . ../, , <�� \ � � � y � y/� �\ � , : § \ � : / ^ i \ « � � �»j ` d\/` � :� � % � : � < \ ° . � ® ° � \y :< � . \� , y< . ; . f � lm: � / � � d � �« c �y. . r 2 . > �« . � : m : 2 �»� \ � »-< ; . ^ �: . , \ � \�> � d a � yy . / \ �. � � 2 , ± �° ? /� � /ƒ � \ , . wy \ � , , : « % � »?## 5 »««4:� © »:f,m " ------- --------- ..... .......... 17 mvis 4 im 2/11 tv "Z, -JO 1�p �y JIM ]III, ------------- .......... --- ------ .... ............. 340 V ----------- 3 1 r 16J, 6V 44 N 01 < Nelson Park ?/ 7�--- k 7?_1 \Lv 4 7 1� "5 17 45 US,7), i � °j ,i "'' I a �� V IJ , t �, (a!� r � ' v �< ,� .� i i � ul, �, � s d� l�„ .., �,, r� �� � ��� � �gay �� � � r�, �� '°u � � � � =r Parking Variance : More Supports 2 2 f 2 2 2WDO 3.05.03A 1 1 2 2 1.5 MC 16.42.030 1 1 2 2 1.5 MC 16.10.050 2 2 2 2 2 DC 2.203.05 1 1 f 1.5 1.5 1.25 DC 2.303.06 1 1.25 1.5 1.5 1.31 MC 50.06.002 1.5 1:5 1.5 1.5 1.5 DC 8.6 1 1 1.5 2 1.38 MC 15.440.030 1 j 125 1.5 1.75 1.38 MC 17.52.020 1.5 1.5 1.5 1.5 1.5 DC X 806.015 1 1 f 1.5 2.25 j 1.44 MC 18 3.3.300A 1 1.25 1.5 1.75 1.38 DC 73C.100(1) 1 125 1.5 1.75 1.38 DO 4.155 1.17 1.25 1.63 1.79 n/a ® 1 1.25 1.5 1.75 n/a Median is middle value ® 1 1 1.5 1.5&2 n/a Mode is most frequent value 1.25 1.5 2 2 1.69 Trip Generation Manual Parking Variance : Another Support E. More parking eliminates dwellings: Because in suburban development markets surface parking is always cheaper per stall than structured or underground parking, requiring more parking consumes more land area and therefore would eliminate dwellings by eliminating or truncating building footprints. J1 Arch itectur Wall Example Architectural Wall Example: c lonia Uniclad /✓,✓ ✓s✓autar✓sll/ �///oli//r�✓ iii/i Ii a//�✓�i/%ilri r�r R t r,-.��I r ,„ ✓e?,- c ��-' i �f.'✓l��'%r J /�/Dl/l/// �fi/ri. ✓iii/ii iii✓wtv war • i0 i �r t n Ord . 2233 Ordinance 2233 : Finding 12 Summary Finding 12 Finding 12 1=1 N pGNG: anticipated time 12 "fhc specific use for thre su ject prapc ty has not been speciFiad y Che applicant. consequently,at the time a specify development proposal is made the 51re plan of development, e • , Review will provide the opportunity to appropriately condition the development to assure it is campatihle with abutting uses and alsothe access patkern slang Hwy.99E. plan review Specifuc concerns to he addressed at that time unclude the fellawing' would , , ress ti 7 to heiybt of proposed'buildings near the residential use with respect to privacy and slradaws compatibility 2_ Prohitaution o6 building openings abutting tha residantia,l use to minimize 57 noise intruscn- 3. An apprapnafe solid wall or fence abutting the residentiaY use far seGuri0.y and noose attenuation.. Access for the two subject properties designed as one integrated plan consisten4 wiith Che Access Management Ordinance. FINpINGS 8 C(JNCLU5�ON5-20haE MAF°AMENUMEN7'BJH-a6 YACDV d NIMA Kt3NOVALOv 2 of d o ra �oo 3� 8 P , �° Eur � E�TonaeH�E , Lt L J I / [.ss neo eao[rvraet[ss i al m b tw a m i ri i/ l fr *"' N IVIL MORE SPACE STORAGE LLC ITE PRELIMINARY SITE LAYOUT ORKS -+�--� WOODBURN,OREGON