Meeting Notice 11/25/2003
MEETING NOTICE
I, KATHRYN FIGLEY, THE DULY ELECTED MAYOR OF THE CITY OF
WOODBURN DO HEREBY CALL A SPECIAL MEETING OF THE WOODBURN
CITY COUNCIL TO BE HELD ON TUESDAY, NOVEMBER 25, 2003, AT 6:30 P.M.
AT CITY HALL, 270 MONTGOMERY STREET, WOODBURN, OREGON, TO
ADDRESS THE FOLLOWING ITEMS:
ORDINANCE REGARDING DESIGN REVIEW APPLICATION CASE
FILE NO. 03-12, PHASING PLAN APPLICATION CASE FILE NO. 03-
02 & VARIANCE APPLICATION CASE FILE NO. 03-21.
THIS MEETING IS CALLED PURSUANT TO THE WOODBURN CITY
CHARTER AT THE REQUEST OF THE MAYOR.
.-/
,...______... _.~,.."",~.,_~,._=_,.~."._"'>~..~"."'_...~.,,,._ ___".._._._._.H. .......~.."...._.,.'_". ..,....N'..".' "'_"'_~-"---' ,'-',
COUNCil Bill NO.
ORDINANCE NO.
AN ORDINANCE APPROVING DESIGN REVIEW APPLICATION CASE FilE NO. 03-12,
PHASING PLAN APPLICATION CASE FilE NO. 03.Q2 & VARIANCE APPLICATION
CASE FilE NO. 03-21, AFFECTING PROPERTY lOCATED ON THE NORTH SIDE OF
STACEY ALLISON WAY ACROSS FROM WALMART, WEST OF LAWSON AVENUE
AND EAST OF INTERSTATE 5; AND DECLARING AN EMERGENCY.
WHEREAS, the applicant, CTF Development, submitted Design Review Application
Case File 'No. 03-12 & Phasing Plan Application Case No. 03-02 for the phased
construction of a 28,263 square foot integrated commercial center. The applicant also
submitted Variance Application Case File No. 03-21 to allow one additional wall sign per
business and to increase the size of two directional signs; and
WHEREAS, the Woodburn Planning Commission previously approved said
application; and
WHEREAS, the Woodburn City Council called this approval up for its review; and
WHEREAS, the Woodburn City Council has conducted a public hearing and
reviewed the record in Design Review Application Case File No. 03-12, Phasing Plan
Application Case File No. 03-02 & Variance Application Case File No. 03-21; NOW,
THEREFORE,
THE CITY OF WOODBURN ORDAINS AS FOllOWS:
Section 1. That based upon the findings and conclusions contained in Exhibit "A"
which is affixed hereto and by this reference incorporated herein, Design Review
Application Case File No. 03-12, Phasing Plan Application Case File No. 03-02 & Variance
Application Case File No. 03-21 is approved.
Section 2. That the land use applications approved by Section 1 herein are subject
to the conditions contained in Exhibit "B", which is affixed hereto and by this reference
incorporated herein, which the Council finds reasonable.
Section 3. This ordinance being necessary for the immediate preservation of the
public peace, health, and safety, an emergency is dedared to exist and this ordinance shall
take effect immediately upon passage by the Council and approval by the Mayor.
Page 1- COUNCIL BILL NO.dORDlNANCE NO.
74
Approved as to form:?7. ~ ffK)
City Attorney
1/-/1" Ze;ox
Date
Approved:
Kathryn Figley. Mayor
Passed by the Council
Submitted to the Mayor
Approved by the Mayor
Filed in the Office of the Recorder
ATTEST:
Mary Tennant, City Recorder
City of Woodburn, Oregon
Page 2- COUNCIL BILL NO.
ORDINANCE NO.
75
EXHIBIT "A"
FINDINGS AND CONCLUSIONS
DESIGN REVIEW 03- 12
PHASING PLAN 03..()2
VARIANCE 03-21
I. APPLICANT INFORMATION:
APPLlCANTI PROPERTY OWNER:
CTF Development
915 West 11th Street
Vancouver, W A 98660
Application Deemed Complete:
120-Day Rule Deadline:
July 16, 2003
Extended to November 26, 2003
II. NATURE OF APPLICATION: The applicant is requesting design review
approval for the phased construction of a 28,263 square foot integrated
commercial center. A variance to allow one additional wall sign per business and
to increase the size of two directional signs is also requested.
III. RELEVANT FACTS: The subject site is located on the north side of Stacey
Allison Way (across from WaIMart), west of Lawson Avenue and east of
Interstate 5. It can be identified specifically on Marion County Assessor Map
T5S, R2W, Section 12C, Tax Lot 605. The subject property is currently vacant
with no improvements or vegetation other than grass. The applicant is proposing
for the phased construction of four retail buildings, which include a 4,623 square
foot restaurant building and a 13,000 square foot retail building on the west side
of the site, a 1,800 square foot restaurant building centrally located on the site
and an 8,840 square foot retail building on the east side of the site. The total
building area will be 28,263 square feet once all phases are complete.
The subject property is zoned Commercial General (CG) and designated
Commercial on the Woodburn Comprehensive Plan Map. All the surrounding
properties are also zoned Commercial General (CG) and designated Commercial
on the Woodburn Comprehensive Plan Map. The neighboring use to the south
(across Stacey Allison Way) is a WalMart super store. The neighboring use to
the north/northeast is a utility trailer sales lot. The neighboring parcel to the east
is vacant and to the west/northwest of the subject parcel is Interstate 5. No
wetlands are located on the subject site and it is located outside of the 500-year
floodplain.
DR 03-12, PP 03-02 & VAR 03-21
Page 1
76
The subject property abuts the northbound off-ramp of the Interstate 5
interchange. The Environmental Assessment (EA) required by the federal
government to upgrade this interchange is currently underway. It is expected to
be completed in early 2005. The EA, when accepted by the federal government.
will become the final plan for improvement of the 1-5 interchange. After the EA is
approved and funding is in place. the interchange improvements will begin.
Funding may become available as soon as 2005.
The technical environmental report for the EA is currently being prepared. The
project management team and stakeholders group for the EA project have both
recommended that a partial cloverleaf design be forwarded for analysis and
approval. Preliminary designs for the partial cloverleaf indicate that a significant
portion of the subject property will need to be acquired to construct the new
northbound off-ramp. It appears that significant portions of proposed buildings
'A' and 'B' would fall within the projected 1-5 right of way.
The City and the Oregon Department of Transportation (ODOT) are currently in
negotiations regarding potentially acquiring the subject parcel to avoid a situation
where the proposed project is completed and, within a few years. must then be
acquired to improve the interchange. However, the applicant has a legal right to
proceed with this proposal until such time that the City and ODOT come to some
resolution on how to acquire the subject property and actually do so.
IV. RELEVANT APPROVAL CRITERIA:
Deslan Review 03.12:
A. WOODBURN DEVELOPMENT ORDINANCE
Section 2.108 Commercial General (CG)
Section 3.101 Street Standards
Section 3.102 Utilities and Easements
Section 3.103 Setbacks, Open Space and Lot Standards,
Generally
Section 3.104 Access
Section 3.105 Off Street Parking and Loading
Section 3.108 Landscaping Standards
Section 3.107 Architectural Design Guidelines and Standards
Section 5.103.02 Design Review for A II Structures 1000 Sq. Ft. OR
MORE
DR 03-12, PP 03-02 & VAR 03-21
Page 2
77
._~...."._._.,~._..._,...~".~..~_~_".n,"_""""""_"__~"~~__.,,,.~.<~,___""','K
B. WOODBURN TRANSPORTATION SYSTEM PLAN
Phasino Plan 03-02:
A. WOODBURN DEVELOPMENT ORDINANCE
Section 5.103.05 Phasing Plan for a Subdivision, PUD,
Manufactured Dwelling Park or any other Land
Use Permit.
Variance 03.21 :
A. WOODBURN DEVELOPMENT ORDINANCE
Section 5.103.11 Variance
V. FINDINGS:
Deslon Review 03.12:
A. WOODBURN DEVELOPMENT ORDINANCE
Section 2.108 Commercial General (CG)
Section 2.106.01 Permitted Uses
The following uses, when developed under the applicable
development standards of the WOO, are permitted In the CG zone.
o. Accommodation & Food Service
3. Food service and drinking places (722) EXCEPT mobile
food service.
E. Retail Trade
1. Automotive parts (44131) without Installation.
2. Furniture and home furnishings. (442)
3. Electronics and appliance stores. (443)
4. Building materials and garden equipment and supplies.
(444) with all outdoor storage and display enclosed by a
7. masonry wall.
5. Food and beverage stores. (445)
6. Health and personal care stores. (446)
7. Clothing and accessory stores. (448)
8. Sporting goods, hobby, book and music stores. (451)
9. General merchandise stores. (452)
10. Misc. retail (453) EXCEPT used merchandise stores
DR 03-12, PP 03-02 & VAR 03-21 Page 3
78
(4533), other than antique shops, and EXCEPT
manufactured (mobile) home dealers. (45393)
FINDING: A restaurant is a food service business and is a permitted use
in the CG zone. Retail trade is also allowed in the CG zone. Review for
compliance of a specific retail use will be conducted when a business
license is submitted. This approval criterion is met.
Section 2.106.05 Dimensional Standards
The following dimensional standards shall be the minimum
requirements for all development In the CG zone.
A. Lot Standards.
Lots In a CG zone shall comply with the applicable standards of
Table 2.1.10.
TABLE 2.1.10 Lot Standards for Uses In a CG Zone
In a CG zone the lot area for a non-resldentlal use shall be adequate to
contain all structures within the required setbacks. There shall be no
minimum width or depth.
FINDING: The proposed buildings and parking lot meet the required front
and interior yard setbacks as discussed below. This approval criterion is
met.
B. Building Height. .
The maximum height of buildings shall not exceed 70 feet, EXCEPT
chimneys, spires, domes, flag poles and other features not used for
human habitation (EXCEPT telecommunication facilities), shall not
exceed 100 feet.
FINDING: The highest height proposed on the buildings in the retail
complex is 28 feet, 10 inches, which meets the 70-foot maximum height
allowed in the CG zone. This approval criterion is met.
A. Setback and Buffer Improvement Standards.
1. Front Yard Setback and Setback Abutting a Street:
a. Dimensions:
DR 03-12, PP 03-02 & VAR 03-21
Page 4
79
1) The minimum setback abutting a street shall be 15
feet plus any Special Setback, Sect/on 3.103.05.
FINDING: The Woodburn Transportation System Plan designates Stacey
Allison Way as a local street. therefore there are no special setbacks
required. The minimum setback abutting the street is 15 feet. The
proposed buildings are located a minimum of 15 feet from the front
property line. This approval criterion is met.
b. Off Street Parking and Maneuvering:
1) Off street parking and storage shall be prohibited
within a required setback.
2) The distance between the sidewalk on a public
street and a loading dock shall be sized to
preclude vehicles using the dock from projecting
over the sidewalk.
FINDING: There are no proposed parking or storage areas located in the
15 foot setback adjacent to Stacey Allison Way. None of the proposed
loading areas are adjacent to Stacey Allison Way and thus will not cause
vehicles using a loading area to project over the sidewalk. These criteria
have been met.
c. Clear Vision Area: Fences, walls, landscaping and signs
shall be subject to clear vision area standards, Section
3.103.10.
FINDING: The applicant states that; "Twenty foot legs have been
provided at all three driveways. No landscaping. landscape benn or other
obstructions higher than 30 inches will be placed within the vision
clearance areas adjacent to the three proposed driveways except those
allowances as described in Section 3.103.1 OE". This approval criterion
has been met.
2. Interior Side and Rear Yard Setbacks.
a. Development In a CO zone shall be subject to' the
setback and buffer requirements of Table 2.1.11.
(Table Next Page)
DR 03-12. PP 03-02 & VAR 03-21
Page 5
80
TABLE 2.1.11
Interior Yard and Buffer Standards for CG Zones
Abuttina Prooertv
Landscaoina
Wall
Interior Setback
RS, RIS, or RM zone
There is no buffer yard
landscaping requirement for
an interior yard abutting a
buffer wall.
Solid brick or architectural 10ft.
wall with antl-graffiti surface,
no less than 6 feet or
greater than 7 feet In
height.
co, CG, DOC, P/SP or
IL zone
There Is no buffer yard
landscaping requirement for
an Interior yard abutting a
buffer wall.
Alternative A: A1tematlve A:
Wall requirement shall be 5 fl
detennlned In conjunction
with the applicable Design
Review Process.
Alternative B:
A1tematlve B:
No wall required.
Zero setback
abutting a
building wall.
FINDING: All the abutting properties are zoned CG and are either vacant
or in commercial use, with the exception of Interstate 5 on the west.
Because of this fact, no wall is required at this time. The required interior
yard setbacks are 5 feet. The applicant is proposing the buildings to have
a minimum 10-foot interior setback, which will be fully landscaped. All the
parking and loading areas meet the required 5-foot setback. These
approval criteria have been met.
b. The building setback from a private access easement
shall be a minimum of 5 feet.
FINDING: There is no existing or proposed private access easement on
the subject parcel, therefore this criterion is not applicable.
c. Off street parking, Maneuvering and Storage:
Off street parking and storage shall be prohibited within
a required setback.
FINDING: No parking, maneuvering or storage is proposed in a required
interior yard setback. This approval criterion is met.
DR 03-12, PP 03-02 & VAR 03-21
Page 6
81
Section 2.106.06 Development Standards
All development In the CG zone shall comply with the applicable
provisions of the WDO. The following standards specifically apply to
uses in the CG zone.
D. Signs.
Signs shall be subject to the Woodburn Sign Ordinance.
FINDING: The applicant is proposing two directional monument signs that
are to be 36 square feet in size, one pole sign to be 100 square feet in
size and have a maximum height of 35 feet and two wall signs per
business. In an integrated business center, the Woodburn Sign
Ordinance allows one free standing sign with a maximum area of 150
square feet and a maximum height of 35 feet, directional signs at a
driveway to be a maximum of 12 square feet in size and only one wall sign
per business fronting on a street or parking lot. The applicant has thus
applied for a variance to allow the directional signs be increased in size to
36 square feet and to allow two wall signs per business in the integrated
center. The second wall sign is to be located on a wall that does not have
the primary sign and on a wall in which the business has frontage. The
variance criteria are reviewed later in this report.
E. Landscaping and Sidewalks.
1. The street frontage of a subject property shall be improved
with either property line sidewalks and street trees or curb line
sidewalks. The Improvement shall be determined at the time
of subdivision, PUD or design review as applicable. Sidewalks
and trees shall be Installed by the property owner to the
standards of Sectlon 3.101 and 3.1011.
FINDING: The proposed site plan shows a 5-foot property line sidewalk.
However, all existing sidewalks on Stacey Allison Way are curb line
sidewalks. To maintain consistency, curb line sidewalks are required for
the development. Fourteen Crimson King Norway Maples and 4 Comus
Mas trees are proposed to line the sidewalk in the front setback area. A
condition of approval is that a five-foot curb line sidewalk on the north side
of Stacey Allison Way shall be installed by the applicant extending across
the subject site and the easterly vacant property and connecting to the
existing sidewalk on the Burger King property.
2. Common refuse collection f acUities shall be screened 0 n a II
DR 03-12, PP 03-02 & VAR 03-21 Page 7
82
sides by an architectural block wall and solid gate, both with
an antl-graffitl surface, a minimum of six feet and a maximum
of seven feet In height.
FINDING: The applicant is proposing 3 separate refuse collection facilities
that will be constructed with concrete block six feet in height and have a
plaster finish with anti-graffiti paint that will match the retail buildings. This
approval criterion is met.
Section 3.1 Development Guidelines and Standards
Section 3.101 Street Standards
Section 3.101.02 General Provisions
A. The access or driveway, for each lot shall be connected to the
existing public street system In compliance with Section 3.104.
FINDING: The applicant proposes 3 accesses to Stacey Allison Way that
comply with Section 3.104 as discussed below. This approval criterion is
met.
B. No access permit shall be Issued unless the Internal street(s),
boundary street(s) and abutting street(s) are constructed
pursuant to Section 3.101.02.C, UNLESS or until the applicant
has obtained an exception as provided In this section.
FINDING: Stacey Allison Way is an existing street that has been
constructed to city standards with the exception of the five-foot curb-line
sidewalk on the north side that will be constructed by the applicant. An
exception is not required with this proposal.
C. Design and Construction Standards.
1. All public streets under the Jurisdiction of the City of
Woodburn shall comply with the applicable cross
section design standards noted In Section 3.101.03 and
construction specifications of the Public Works
Department.
D. Street Right of Way and Improvement Standards for
Development
Any development subject to an access permit, Section 3.104,
shall be responsible for adequate street rights of way and
DR 03-12, PP 03-02 & VAR 03-21 Page 8
83
improvements. The standards of Section 3.101.02.D may only
be modified subject to the approval of an exception, Section
5.103.12. In no instance may standards be reduced below
specified minimum, non-variable standards...
FINDING: The Boundary Street and Connecting Street, Stacy Allison
Way, is classified as Local Street in the Woodburn Transportation System
Plan (TSP). The cross sectional requirement for a Local Street is a 60
wide right of way, 5-foot utility easement and 5-foot sidewalks each side
with an improved roadway surface of 34 feet curb-to-curb. The improved
street width is approximately 42 feet with a five-foot sidewalk on the south
side. The applicant is required to construct a 5-foot sidewalk on the north
side of Stacey Allison Way adjacent to the subjed parcel. In addition the
applicant is required to extend the sidewalk from the subject site across
the easterly vacant property to the existing sidewalk on the Burger King
site. With these improvements compliance with the TSP requirements for
Stacey Allison Way are satisfied.
Section 3.102 Utilities and Easements
Section 3.102.01 Water, Sanitary Sewer and Storm Drainage
FacUlties
Municipal water, sanitary sewer and storm drainage facilities shall be
installed to applicable Public Works Department and state standards.
FINDING: Compliance with the above standards will be required prior to
occupancy of the proposed buildings.
Section 3.102.04 Easements
A. Municipal Infrastructure Easements.
The Public Works Department shall require dedication of specific
easements for the construction and maintenance of municipal
water, sewerage and storm drainage facilities located on private
property shall be required in accordance with the Public Works
Department standards.
FINDING: This design review request will be required to meet the
standards of the Public Works Department with regard to requirements for
municipal water, sewerage and storm drainage services easements.
B. Public Utility Easements (PUE).
DR 03-12, PP 03-02 & VAR 03-21
Page 9
84
"" ... ...,_<___.,~ u.. _",~"""~,_","_."",-=-_,,_",,,".__~. ._,.__...., .~, '."_>'~_~h'.__~'._.w, _~_"'_-'-'~'""""
Five foot wide public utility easements (I.e., easements for natural
gas lines and for electric and telecommunications wire or cable
service) shall be dedicated along each lot line abutting a public
street. At the time of tentative approval, utilities may request
dedication of a public utility easement within a reciprocal access
easement or centered along specified rear lot line In those zones
where zero setback Is not permitted.
FINDING: Any required public utility easement dedications will be subject
to the requirements of the Public Works Department and the WDO.
C. Creeks and Watercourse Maintenance Easements.
FINDING: There are no creeks or watercourses on the subject property
for which maintenance easements will be required. This criterion is met.
Section 3.103 Setbacks, Open Space and Lot Standards, Generally
Section 3.103.10 Vision Clearance Area
A. Generally.
A vision clearance area 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. Street-Driveway Intersection.
A vision clearance area at the Intersection of a street and a
driveway shall be the area delineated as follows:
1. A line extending ten feet from the intersection along the street
right of way.
2. A line extending ten feet from the Intersection along the side
of the driveway.
3. A third line that creates a triangular vision clearance area by
connecting the ends of the lines described In Section
3.103.10.8.1. and 2.
D. Street-8treet Intersection.
DR 03-12, PP 03-02 & VAR 03-21
Page 10
85
The vision clearance area for street to street Intersections shall be
formed as in Section 3.103.10.8. with legs of 30 feet along the
Intersecting street rights of way.
E. Prohibited Development.
A vision clearance area shall contain no plants, fence, wall,
structure, 0 r temporary or permanent 0 bstructlon exceeding 3 0
inches in height [measured from the top of the curb or, where no
curb exists, from the established street centerline grade],
EXCEPT as follows:
1. Trees, provided branches and foliage are removed to a height
of 7 feet above grade;
2. Telephone, power and cable television poles;
3. Telephone and utility boxes less than ten Inches at the widest
dimension; and
4. Trafflc control signs and devices.
FINDING: The applicant is not proposing to place any items in the
required 10-foot vision clearance triangle at the driveway intersections to
Stacey Allison Way. The two directional signs that are proposed are not
located in the 10-foot vision clearance triangle. The landscape materials
selected for the area are varieties that do not exceed 30 inches in height.
These approval criteria have been met.
Section 3.104. Access
Section 3.104.01 Applicability
A. Street Access Required.
1. Every lot shall have direct access to an abutting public street
or to a public street by an irrevocable access easement.
2. Every Joint driveway or cross connection between separate
lots shall be established by an irrevocable access easement.
FINDING: The subject site has 771 feet of frontage to Stacey Allison
Way. Three driveways are proposed to serve the subject property with
direct access to Stacey Allison Way. This approval criterion is met.
DR 03-12, PP 03-02 & VAR 03-21
Page 11
86
Section 3.104.02 Driveway and Drive-Through Measurements and
Dimensions
A. Driveways Crossing a Setback
The portion of a driveway crossing a setback shall be
perpendicular to the setback lines.
FINDING: The proposed site plan shows the driveways crossing a
setback to be perpendicular to the setback. This approval criterion is met.
Section 3.104.03 Driveway Access Guidelines, Type II and III
Applications
A. Guidelines for the Number and Locations of Driveways, Type II
and Type III Applications.
Applications.
1. The number of driveway accesses 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 cross
connected 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.
FINDING: The submitted site plan shows three driveways accessing the
site. The Public Works Department has commented that; -Driveways are
conflict points and for safety considerations the number of driveways
should be minimized. The west driveway is also on a curve radius and is
not ideal from a safety perspectiveM. Stacey Allison Way is currently
classified as a Local Residential Street in the Woodburn Transportation
System Plan (TSP), however it is anticipated to be changed to a Service
Collector when the updated TSP is adopted next year. Traffic volumes
are expected to increase in the future, so minimizing conflicts on Stacey
Allison Way is imperative. WalMart to the south of the subject property
already has three accesses. Two accesses to the subject site should be
adequate for a parking lot with 148 parking spaces. Therefore, a condition
of approval is that a revised site plan, showing the elimination of thel
DR 03-12, PP 03-02 & VAR 03-21 Page 12
87
westerly curved driveway, the center driveway widened to provide two
outbound lanes with one for left turns only and a turn-around on the
westerly end of the parking lot, shall be submitted to the Community
Development Director for review and approval.
3. Cross Connections.
a. All uses sited on one lot should have common,
and/or interconnected, off street parking and
circulation facilities.
FINDING: The submitted site plan shows the off-street parking for the
integrated center to be interconnected with a circulation pattern that
provides aCC86S to the four buildings. This approval criterion is met.
B. Driveway Spacing Guidelines, Type II and III Applications.
The minimum separation of a driveway from: a} the special
setback of a parallel major street, b) the right of way of a parallel
local street, or c) from another driveway should be as follows.
1. Major Arterial Street: 300 feet;
2. Minor Arterial Street: 245 feet; and
3. Service Collector, Access or Local Street: 50 feet
EXCEPT where pre-exlstlng conditions preclude such separation
the separation should be maximized.
FINDING: Stacey Allison Way is classified as a Local Street in the TSP,
thus a 50-foot separation is required between driveways. The three
driveways proposed have a separation 0 f 0 ver 2 00 feet. T his approval
criterion is met.
3.104.05 Driveway Dimension and Improvement Standards, Type
I, II and III Applications
E. Commercial and Industrial Use.
1. Paved Two-way Driveway Width.
a. With no turn lane: Throat and travel lane width 26
feet m In'mum, 3 6 feet maximum. ( "No parking"
restrictions shall be posted by the owner.)
DR 03-12, PP 03-02 & VAR 03-21 Page 13
88
FINDING: All three of the proposed driveways are 30 feet in width. No
turn lanes are proposed. This approval criterion is met.
4. Throat length of a driveway. extending from the closest
off-street parking or loading space to the outside edge
of right of way for a:
a. Local street connection: 2 0 feet minimum. with
greater improvement as may be required by a TIA.
FINDING: Stacey Allison Way is designated as a local street in the TSP.
The site plan shows each of the three proposed driveways to have a
minimum throat length of 35 feet. This approval criterion is met.
Section 3.105 Off Street Parking and Loading
Section 3.105.01 Applicability
The provisions of this. Section shall apply to the following types
of development:
A. New Building or Structure.
All requirements and standards of Section 3.105 shall apply to
any new building or structure erected after the effective date of
the woo.
FINDING: All four buildings on the subject site are required to meet all of
the requirements in this section of the Woodburn Development Ordinance
(WOO).
General Provisions for Off Street Parking
and Loading
E. Off Street Vehicle Parking Requirements.
Section 3.105.02
1. Off street vehicle parking spaces s hall be provided in
amounts not less than those set forth In Table 3.1.2.
2. Off street vehicle parking spaces shall not exceed 2 .0
times the amount required In Table 3.1.2.
DR 03-12, PP 03-02 & VAR 03-21
Page 14
89
FINDING: The proposed 21,840 square feet of retail area is required to
provide 87 parking spaces (1 per 250 square feet gross floor area). The
proposed 6,423 square feet of restaurant use for the two restaurant
buildings is required to provide 52 parking spaces (1 per 200 square feet
gross floor area plus 10 per restaurant). The total parking requirement is
thus 139 spaces. The proposal shows 148 spaces, which is less than two
times the required amount. This approval criterion has been met.
3. The number of disabled person vehicle parking spaces
shall be provided to the standards of the state Building
Code and applicable federal standards. The number of
disabled person vehicle parking spaces shall be
included as part of total required vehicle parking
spaces.
FINDING: The Uniform Building Code requires 5 disabled parking spaces
be provided for 101-150 parking spaces. Seven disabled person vehicle
parking spaces have been provided. Further review for compliance with
State and Federal standards will be conducted by the building plans
examiner prior to permit issuance.
F. Compact Vehicle Parking.
A maximum of 20 percent of the required vehicle
parking spaces may be satisfied by compact vehicle
parking spaces.
FINDING: Fifteen of the required 139 parking spaces are proposed to be
compact vehicle parking spaces. These 15 compact vehicle parking
spaces make up 11 % of the required spaces. This approval criterion has
been met.
G. Off Street Loading Requirements.
1. Off street loading spaces shall comply with the
dimensional standards and amounts not less than
those set forth In Table 3.1.3.
2. 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 separat~ and distinct.
FINDING: The square footage of all the buildings total 28,263 square feet.
Table 3.1.3 requires 2 loading spaces, 12 feet wide by 30 feet long, for all
DR 03-12, PP 03-02 & VAR 03-21 Page 15o
90
uses other than residential or entirely office that are between 10,000 and
41,999 square feet. However, because building '0' on the eastern portion
of the site is separate from the other three buildings, an additional loading
space for building '0' has been provided. The site plan shows 3 loading
spaces, two of which are 14 feet wide by 30 feet long and one of which is
14 feet wide by 38 feet long. This approval criterion has been met.
H. On-site Vehicle Parking and Loading Area Improvement
Requirements.
1. Surfacing. All vehicle parking and loading areas shall
be paved with asphalt, concrete or other hard surfacing
approved by the Public Works Director.
FINDING: The applicant is proposing to pave the vehicle parking and
loading areas. This approval criterion is met.
2. Drainage. All vehicle parking and loading areas shall be
graded and provide storm drainage facilities approved
by the Public Works Director.
FINDING: Compliance with this standard will be required prior to
occupancy of the proposed buildings.
3. Bumper Guards and Wheel Bamers. All vehicle parking
spaces, EXCEPT those for single family and duplex
dwellings, shall be constructed with bumper guards or
wheel bamers that prevent vehicles from damaging
structures or projecting over walkways, access ways or
abutting property or rights of way.
FINDING: Perimeter curbing has been provided to protect landscape
areas. Walkways have been widened on the site plan to 7 feet to provide
for a 2-foot overhang over pedestrian walkways while maintaining the
minimum 5-foot walkway width. No parking spaces directly abut buildings.
This criterion has been met.
4. Size of Vehicular Parking Spaces and Maneuvering
Areas within Off Street Parking Areas.
a. Off street vehicle parking spaces and
maneuvering areas, EXCEPT those for single
family and duplex dwellings and those for
disabled persons, within off street parking areas
shall be designed In compliance with Table 3.1.4.
DR 03-12, PP 03-02 & VAR 03-21 Page 16
91
Three or more off street parking spaces provided
subject to Table 3.1.4 shall be designed so that no
backing or maneuvering within a public street
right of way Is required.
FINDING: The applicant is proposing 148 parking spaces, which includes
7 disabled parking spaces and 15 compact parking spaces. The 7
disabled parking spaces are not subject to Table 3.1.4. The compact
parking spaces have been designed at 90-degree angles with widths of 9
feet, stall depths of 15 feet, and a 2-way aisle width of 24 feet. These
proposed dimensions meet the 9-foot stall width, 15 foot stall depth, and
24 foot 2-way aisle width in Table 3.1.4. The remaining regular parking
spaces have been designed at 90-degree angles with widths of 9 feet,
stall depths of 17 feet with a 2-foot overhang, and 2-way aisle widths of 24
feet. These proposed dimensions meet the 9-foot stall width, 19-foot stall
depth, and 24-foot 2-way aisle width in Table 3.1.4. On September 16,
2003, the applicant submitted an addendum to the site plan (Exhibit 8),
showing a parking stall to be used for a turn-around by building '0' so that
traffic would not have to circulate off-site when in search of a vacant
parking stall. A similar type of turn-around is required adjacent to building
'A' because the westerly access is to be removed. A condition of approval
is that a revised site plan, showing a turn-around on the westerly end of
the parking lot, shall be submitted to the Community Development Director
for review and approval prior to issuance of building permits.
c. Off street parking for disabled persons shall be
designed to the standards of the state Building
Code and applicable federal standards.
FINDING: The applicant is proposing 7 disabled person vehicular parking
spaces. Compliance with the State and Federal design standards will be
reviewed when the building permit is submitted.
5. Directional Marking. EXCEPT for vehicle parking areas
for single family and duplex dwellings, off street parking
and maneuvering areas shall have directional markings
and signs to control vehicle movement.
FINDING: Directional markings are shown on the site plan. This approval
criterion is met.
8. Space Marking. EXCEPT for vehicle parking areas 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
DR 03-12, PP 03-02 & VAR 03-21 Page 17
92
delineate a separation of 2 feet.
FINDING: The site design plan (exhibit 10 sheet 3 of 3) shows double
parallel lines 2 feet in width delineating each parking space. This approval
criterion is met.
8. Outdoor Lighting. EXCEPT for vehicle parking areas for
single family and duplex dwellings, all outdoor lighting
shall be designed so as not to shine or reflect Into any
adjacent residentially zoned or used property, and shall
not cast a glare onto moving vehicles on any public
street.
FINDING: Fourteen pole-mounted fixtures are provided for the parking lot
and wall sconces are to be placed on the buildings. The applicant states
that the lighting has been designed to reflect away from the abutting
street. This approval criterion is met.
9. landscaping. EXCEPT for vehicle parking spaces for
single family and duplex dwellings, all parking areas
shall be landscaped to the standards of Section 3.106.
FINDING: The applicant is proposing to landscape the areas adjacent to
the proposed parking and loading areas. This approval criterion is met.
10. On-slte Bicycle Parking Requirements. All uses
required to provide 10 or more off street parking spaces
shall provide a bicycle rack within 50 feet of the main
entrance. The number of required rack spaces shall be
one plus one per ten vehicle parking spaces, with a
maximum of 20 rack spaces.
FINDING: The total required number of parking spaces for the proposed
buildings is 139 spaces and the site plan shows 148 parking spaces.
Building 'A' and 'B', which are located close to one another, require 83
parking spaces so 9 rack spaces are required within 50 feet of the main
entrances to the buildings. The site design plan shows an 8- space rack,
thus one more rack space is needed. The parking requirement for
building 'C' is 19 spaces, so a minimum of 3 rack spaces are required.
The site design plan shows a 4-space rack for building 'C'. The parking
requirement for building '0' is 35 parking spaces, so 5 rack spaces are
required. The site design plan shows a 6-space rack for building '0'. A
condition of approval is that a minimum of 9 rack spaces shall be provided
for buildings 'A' and 'B' within 50 feet of the main entrances.
DR 03-12, PP 03-02 & V AR 03-21
Page 18
93
Section 3.106 Landscaping Standards
Section 3.106.01 Applicability
The provisions of this section shall apply:
A. To the site area for all new structures and related parking
EXCLUDING single-family and duplex dwellings and accessory
structures; and
B. To the entire site area of the development, where the cumulative
effect of additions to structures and/or parking areas Increases
the total area covered by structure and parking by 50 percent or
more than existed at the date of the WDO adoption.
FINDING: The proposed new buildings are subject to the Type III Design
Review Process and the proposed new buildings and parking areas on the
subject site increase the total area covered by structures and parking by
more than 50% than existed at the date of the WOO adoption so the
landscaping section of the WOO applies to this proposal.
3.106.02
General Requirements
1) Landscaping and Irrigation Plans Required.
Building plans for all uses subJect to landscaping requirements
shall be accompanied by landscaping and Irrigation plans to City
standards.
FINDING: The applicant submitted a landscape and irrigation plan in
compliance with City standards as discussed below. This approval
criterion has been met.
2) Irrigation.
All required landscaped areas shall be permanently Irrigated
unless a planting plan without Irrigation Is submitted by a licensed
landscape architect or a licensed nursery person demonstrating
that the proposed landscaping will thrive without irrigation.
FINDING: The applicant submitted a I andscape and irrigation plan that
shows all landscaped areas have been provided with irrigation. This
approval criterion has been met.
3) Plant Materials.
DR 03-12, PP 03-02 & V AR 03-21
Page 19
94
All shrubs and ground cover shall be of a size upon installation so
as to attain 80% of ground coverage within 3 years.
FINDING: A condition of approval is that all shrubs and ground cover
shall be of a size upon installation so as to attain 80% of ground coverage
within 3 years.
4) Installation of Plant Materials and Irrigation.
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 or seasonal conditions make Immediate Installation
Impractical, an acceptable performance guarantee may be
approved subject to Sectlon 4.102.07.
FINDING: A condition of approval specifies that the applicant shall comply
with the approved landscape plan dated June 23, 2003.
5) Maintenance.
The property owner shall be responsible for maintaining all
landscaping 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.
FINDING: This requirement is a condition of approval.
3.106.03
Landscaping Standards
A. Streetscape.
1. Street Trees. Within the public street right of way
abutting a development, or within an alley right of way in
the DOC zone, street trees shall be planted to City
standards prior to final occupancy.
a. Acceptable Types of Trees. See SecUon 6.103 for
a description of acceptable and unacceptable
trees for this purpose, classified by size and
species.
b. Tree Density. Trees shall be planted at the
following Intervals with'n the right of way, subject
DR 03-12, PP 03-02 & VAR 03-21 Page 20
95
to Clear Vision Area standards, Section 3.103.10
and Section 6.103:
(1)
(2)
(3)
Four (4) small trees per 100 feet of street
frontage;
Three (3) medium trees per 100 feet of
street frontage; or
Two (2) large trees per 100 feet of street
frontage.
FINDING: Fourteen Crimson King Norway Maples and 4 Comus Mas
trees are proposed to line the sidewalk in the front setback area. These
trees are not prohibited trees. The applicant states that the Crimson King
Norway Maples will be planted 35 feet on center and will reach a height of
60 feet. The Comus Mas trees will be planted 25 feet on center and reach
a height of 15 to 20 feet. The trees are not proposed to be planted within
the public right-of-way and thus will suffice for this development.
2. Front Yard and Yard Abutting a Street.
b. Landscaping Design and Density in CO and CG
zones.
1 All yards abutting a street, including off
street parking and circulation areas shall be
landscaped at a density of one (1) plant unit
(PU) per 20 sq. ft.
2 All parking areas abutting a street shall
provide a 42 Inch vertical visual screen
from the abutting street grade. Acceptable
design techniques to provide the screening
Include plant materials; berms;
freestanding, architectural walls with an
antl-graffltl finish, depressed grade for the
parking area. All screening shall comply
with the clear vision standards,
Sect/on3.103.10.
FINDING: The applicant states; "Eighteen street trees will be planted
adjacent to Stacey Allison Way in 10,667 square feet of required setback
area and access throat areas (see Exhibit '12,' Landscapellrrigation Plan,
Sheets L 1 and L2). The area under the trees will be covered with lawn.
Additional areas within the street setback area will be planted with shrubs,
ground cover or bark dust. The total plant units that are required in this
DR 03-12, PP 03-02 & VAR 03-21 Page 21
96
area are 533. Based on Table 3.1.5: One large tree equals 10 PUs, one
medium tree equals 8 PUs, one small tree equals 4 PUs, 1 large shrub
equals 2 PUs and one small shrub equals 1 PU and lawn or other ground
cover equals 1 PU per 50 square feet. The total plant units provided
within the required 15-foot setback/landscape area adjacent to Stacey
Allison Way and including the 30-foot deep access throats at the
entrances from the street is 535 PUs (14 large trees = 140; 5 medium
trees = 40; 5 small trees = 20; 40 large shrubs = 80; 65 small shrubs = 65;
and 9.492 square feet of lawn or other living ground cover = 190). This
requirement has been exceeded'". The applicant also states that a
landscape berm will be provided along Stacey Allison Way, but did not
indicate the height. A condition of approval is that a revised landscape
plan showing a 42-inch screen a long t he front property line pursuant to
Section 3.106.03A.2.b shall be submitted for review and approval by the
Community Development Director prior to issuance of building permits.
B. Buffer Yards.
All buffer yards shall be landscaped at the rate of one (1)
plant unit (PU) per 20 sq. ft. EXCEPT for Interior buffer
yards abutting a wall which are paved and which may be
used for parking or site access and vehicular circulation.
FINDING: All of the required butter yards have landscaping proposed that
meet or exceed the above standard. This approval criterion is met.
C. Off Street Parking Areas.
1. All unpaved land within the off street parking area, and
within 20 feet of the paved edge of off street parking and/or
circulation Improvements, shall be landscaped In the
following proportions:
a. RM, CO and CG zones: Landscaped area(s) equivalent
to 20% of the paved surface area for off street parking
and circulation.
FINDING: All unpaved areas are proposed to be landscaped to meet the
above standard. The applicant states; "The subject property contains 2.95
acres ( 128,502 s quare feet). Based 0 n the submitted site plan, 54,752
square feet of paved surface area (excluding approximately 14,150 square
feet of on-site sidewalks) has been provided. This would require 10,950
square feet of landscaping within the parking area or within 20 feet of the
parking lot improvement to be landscaped if the sidewalks are not
included in the equation or 13,780 if the sidewalks are to be included. In
DR 03-12, PP 03-02 & VAR 03-21 Page 22
97
addition to the required setback/landscape areas (16,103 square feet), an
additional 15,123 square feet of landscaping has been provided within the
parking lot or within 20 feet of a paved parking area or in additional
building setback areas. The. total amount of landscaped area provided
(excluding the on-site sidewalk areas) is 31,228 square feet or 24.32% of
the 2.95-acre parcel has been landscaped. This requirement has been
met on the submitted plans (see Exhibit '10: Site Design Plan, Sheet 1
and Exhibit '12: Landscape/Irrigation Plan, Sheets L 1 and L2)". The
applicant has shown compliance with this criterion.
2. The density of landscaping required in and adjacent to off
street parking and circulation facilities, EXCLUDING
required trees, shall be one (1) plant unit per 20 square feet.
FINDING: The applicant states; "Exclusive of required setback areas
approximately 9,330 square feet of planting areas have been provided in
and adjacent to off-street parking and circulation facilities (see Exhibit '8,'
Site Plan, Sheet 1, Exhibit '10,' Site Design Plan, Sheet 1 and Exhibit '12,'
Landscape Plan, Sheets L 1 and L 2). One hundred and seventy-two
(172) large deciduous or evergreen shrubs, one hundred and forty-five
(145) small to medium shrubs, and 9,411 square feet of lawn or other
living ground cover has been provided in these areas. Based on Table
3. 1.5, one large evergreen or deciduous shrub equals 2 PUs; one small
shrub equals 1 PU; and 50 square feet of lawn or other living ground cover
equals 1 PU. Based upon 9,330 square feet of landscape area, 467 plant
units are required at 1 plant unit per 20 square feet. Six hundred and four
(604) plant units have been provided (172 large shrubs = 344; 114 small
to medium shrubs = 114; and 7,275 square feet of lawn or other ground
cover = 146). This requirement has been exceeded". The applicant has
shown compliance with this criterion.
3. Trees, Section 6.103, shall be planted within and abutting
off street parking facilities In a pattern that Is In roughly
proportion to the distribution of the parking spaces, at the
following densities:
a. 1 small tree per 5 parking spaces;
b. 1 medium tree per 10 parking spaces; or
c. 1 large tree per 14 parking spaces.
FINDING: The applicant states; "Excluding the street trees between
Stacey Allison Way and the abutting parking spaces, five (5) large trees,
ten (10) medium trees and nineteen (19) small trees have been provided
DR 03-12, PP 03-02 & VAR 03-21 Page 23
98
within or adjacent to parking areas (see Exhibit '12,' Landscape/Irrigation
Plan, Sheets L 1 and L2). These five large trees would provide for 70
parking spaces. Ten medium trees would provide for 100 parking spaces.
Nineteen small trees will provide for 95 parking spaces. One hundred
and forty-eight (148) parking spaces have been provided on site. The
ratio of trees to parking spaces provides enough trees f or two hundred
and sixty-five (265) spaces. This requirement has been exceeded". The
applicant has shown compliance with this criterion.
D. Common Areas.
All common areas, EXCEPT those approved as natural common
areas in a PUD, shall be landscaped with at least three (3) plant
units per 50 square feet.
FINDING: The applicant states; "Approximately 31,228 square feet of
landscape area has been provided within the development (see Exhibit
'12,' Landscape/Irrigation Plan, Sheets L 1 and L2). Based upon the
proposed landscaped area, one thousand eight hundred and seventy-four
(1,874) plant units are required for the entire site. Five hundred and thirty-
three (533) plant units have been provided adjacent to Stacey Allison
Way. Six hundred and four (604) plant units have been provided within
the parking areas and within 20 feet of the parking areas; and seven
hundred and seventy (770) plant units including trees and shrubs not
counted else where on the site, have been provided (5 large trees = 50; 10
medium trees = 80; 55 small trees = 220; 99 large shrubs = 198; 121 small
shrubs = 121; and 5,045 square feet of lawn or other ground cover = 101).
A total of one-thousand, nine hundred and four (1,904) plant units have
been provided within the site where one thousand, eight hundred and
seventy-four (1,874) are required. This requirement has been exceeded".
The applicant has shown compliance with this criterion.
E. Yards.
The entire yard area of a property, EXCLUDING areas subject to
more Intensive landscaping requirements and all yards of
residential uses In a RS or R1 S zone, shall be landscaped to a
standard of at least one (1) plant unit (PU) per 50 square feet prior
to final occupancy.
FINDING: The applicant states; "The proposed site plan provides for
24.32% of the overall site to be landscaped. The proposed landscape
plan provides for one thousand, eight hundred and eighty-four (1,884)
plant units within 31,228 square feet of landscape area. Of the total
landscape area, 25,514 square feet is subject to more intensive
DR 03-12, PP 03-02 & VAR 03-21 Page 24
99
landscaping requirements as defined in Section 3.106.03C. Additional
landscape areas in the total amount of 5,714 square feet have been
provided behind or to the sides of the buildings that is outside of any
required setback area or area within 20 feet of a parking lot or access
way. This results in 114.28 plant units per 50 square feet being required.
One hundred and thirty-seven (137) plant units (3 small trees = 12 PUs;
29 large shrubs = 38 PUs; 87 small shrubs = 87 PUs) have been provided
in the 5,714 square feet. This requirement has been exceeded". The
applicant has shown compliance with this criterion.
3.108.05 Planting Standards
A. Distribution of Plant Materials.
The required number of plant units shall be met by a combination
of plant materials listed In Table 3.1.5, so that eighty (80) percent
of the area to be landscaped Is covered within three years.
Required plant units need not be allocated uniformly through out
specified landscaping areas, but may be grouped for visual effect.
FINDING: The applicant states; "The Registered Landscape Architect has
submitted a statement with the Landscape Plan that the trees, shrubs, and
ground cover selected will attain a minimum of 80% ground coverage
within 3 years (see Landscape Plan, Sheets L 1 and L2). This requirement
has been met". The applicant has shown compliance with this criterion
and this criterion will be a condition of approval.
B. Ground Cover.
Landscaped areas that are not covered by plant materials shall be
covered by a layer of bark mulch or decorative rock, EXCLUDING
ordinary crushed gravel, a minimum of 2 Inches in depth.
FINDING: The applicant states; "All planting beds not covered by plant
materials will be top-dressed with 2 inches of bark mulch. This
requirement has been met (see Exhibit '12', Landscape/Irrigation Plan,
Sheets L 1 and L2). The applicant has shown compliance with this
criterion.
c. Curbs.
A six-inch concrete curb shall be provided between a landscaped
area and a parking area or access way.
DR 03-12, PP 03-02 & V AR 03-21
Page 25
100
-...-...!.-.....-.".....,,"...,..-.--....'-"""....- ,,- ~-.-.~"~..+'.---,_.,-,,.,-_.-._.~._-_..........~---~....
FINDING: A 6-inch concrete curb or sidewalk is being provided to
separate all landscaped areas from parking and access areas. However,
the phasing plan shows some of the parking areas are not being
constructed for Phase I. A condition of approval is that a six-inch
perimeter curb shall be provided at the edge of all paved areas prior to
final occupancy of Phase I.
Section 3.107 Architectural Design Guidelines and Standards
Section 3.107.06 Guidelines and Standards for Non-Residential
Structures in RS, R1 S, RM, CO, CG and P/SP Zones
A. Applicability.
The following design guidelines shall be applicable to all non-
residential structures and buildings In the RS, R1 S, RM, CO, CG
and P zones.
B. Architectural Design Guidelines.
1. Mass & 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.
b. The appearance of exterior walls should be
enhanced by Incorporating three
dimensional design features, Including the
following:
1. Public doorways and/or passage ways
through the building.
2. Wall offsets and/or projections.
3. Variation in building materials and/or
textures.
4. Arcades, awnings, canopies and/or
porches.
FINDING: The applicant states; "The proposed buildings have been
provided with articulation of the building facades by the use of public
DR 03-12, PP 03-02 & VAR 03-21 Page 26
101
doorways, wall offsets, variation in height of walls, variations in color and
in textures of the materials on the buildings and variation in colors both on
the walls. For visual interest, canopies and awnings located on the
Buildings are a combination of "eyebrow" shaped, flat and sloped surfaces
emphasizing identity and individuality (see Exhibit '14', Architectural
Drawings, Sheets A301 through A304 and Exhibit '15,' Building
Elevations/Narrative, Sheets A301 through A304 and Narrative). This
Design Guideline has been met". The applicant has shown compliance
with these approval criteria.
2. Materials and Textures Guidelines.
a. Building exteriors should exhibit finishes and textures
that reduce the visual monotony of bulky structures
and large structural spaces; enhance v Isuall nterest
of wall surfaces and harmonize with the structural
design.
FINDING: The applicant states; "The proposed buildings have varying
parapet heights and shapes, and a rhythm of surface recesses and pop-
outs. Variety a t the parapet line complements the changes in material,
color and surface on the facades. The building materials are a well-
balanced collage of natural materials with a variety of surface textures.
Architectural stone veneer surfaces wrap the ends of the Buildings 'B' and
'0' where it is most visible above the adjacent restaurant and from the
distance to passers by on the Interstate and Stacey Allison Way. The
stone veneer surface is used on the front of the buildings as pedestrian
level accent columns. Natural plaster surfaces cover the majority of the
buildings, including the "portals. that occur on all sides of the buildings
(see Exhibit '14', Architectural Drawings, Sheets A301 through A304 and
Exhibit '15,' Building Elevations/Narrative, Sheets A301 through A304 and
Narrative). Fabric covered awnings cover the walkways on the tenant
entry sides of all the buildings and along the freeway elevation on
Buildings 'A' and 'B: Painted steel canopies cover the southeast and
northeast comer bays. Clear glass set in black anodized aluminum frames
comprise the storefronts on the buildings. This Design Guideline has
been met". The applicant has shown compliance with these approval
criteria.
.
b. The appearance of exterior surfaces should be
enhanced by Incorporating the following:
1. At least 30% of the wall surface abutting
a street should be glass.
DR 03-12, PP 03-02 & V AR 03-21
Page 27
102
2. 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.
3. 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.
4. 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. Fluorescent, "day-glow," or any
similar bright color should not be used
on the building exterior.
FINDING: The applicant states; "The building materials will consist of
stone veneer which is a mixture of brown, tan, beige and sandstone colors
and plastered walls that are painted natural colors varying from a light
yellow to a dark green to complement the theme of rhythmic surface
changes and varying natural materials. The steel canopies will be painted
a dark green (Hawthorne Valley). The fabric awnings will be vanilla and
beige in color. Clear glass set in black anodized aluminum frames will
comprise the storefronts (see Exhibit '14,' Architectural Drawings, Sheets
A301 through A304 and Exhibit '15,'Building Elevations/Narrative, Sheets
A301 through A304 and Narrative). Only Building '0' is located adjacent
to a street. At least 30% of the wall facing Stacey Allison Way is
comprised of glass. The buildings provide an interesting view from all
sides by using a variety of textures and colors in the exterior finish such as
the stone veneer on the columns and stucco finish on the remainder of the
walls. the different tones and colors of paint. the window treatment on the
walls facing the street or parking areas, the wall fluctuations and the
decorative lighting fixtures mounted on all sides of the buildings. This
Design Guideline has been met". The applicant has shown compliance
with the above approval criteria.
3. Multi-planed Roof Guidelines.
DR 03-12, PP 03-02 & VAR 03-21
Page 28
..
103
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:
1. Offsets and/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 and/or
cornices.
FINDING: The proposed buildings have offsets in the parapet heights and
varying shapes with recessed surfaces along the roof line that provide
visual interest. The roof lines are not flat over long distances. This
approval criterion is met.
4. Roof Mounted Equipment Guidelines. All roof mounted
equipment, EXCEPT solar collectors, should be
screened f rom view from streets a butting t he building
site by:
c. Locating roof mounted equipment below the highest
vertical element of the building; or
d. Screening roof top equipment using materials of the
same character as the structure's basic materials.
FINDING: The applicant states; "The rooftop HVAC units are setback
from the building edge and will be screened from view by the exterior walls
or parapets of the buildings (see Exhibit '14', Architectural Drawings,
Sheets A201 through A204, A301 through A304 and Exhibit '15,' Building
Elevations/Narrative, Sheets A301 through A304)...". The applicant has
shown compliance with this approval criterion.
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:
DR 03-12, PP 03-02 & VAR 03-21
Page 29
104
a. A continuous walkway at least 8 feet wide along the
face of the building utilizing a roof overhang,. arcade,
awnings and/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 canvas, treated canvas,
awning fabric, or matte finish vinyl.
3. A constant color and pattern scheme for
all buildings within the same
development.
4. No Internal back lighting.
FINDING: The applicant states; "All sidewalks adjacent to the buildings
are a minimum of 8 feet wide. Sidewalks adjacent to parking spaces are a
minimum of 7 feet in width. All other sidewalks are a minimum of 5 feet in
width. Mixed awnings and canopies that are "eyebrow" shaped, flat and
sloped are provided over pedestrian accessways adjacent to Buildings 'A'
and' 0'. Entrance overhangs a re provided for Buildings I A' a nd I C'(see
Exhibit '10, Site Design Plan, Sheet 1, Exhibit '14: Architectural Drawings,
Sheets A301 through A304 and Exhibit '15', Building Elevations/Narrative,
Sheets A301 through A304 and Narrative)...". The applicant has shown
compliance with these approval criteria.
6. Landscaping and Screening Guidelines. The landscaping
required by the standards of the WOO should be augmented
to address site specific visual impacts of abutting uses and
the visual character of the surrounding area.
FINDING: The applicant states; "landscaping has been provided to
soften the view of the trash enclosures. A landscape berm has been
provided adjacent to Stacey Allison Way to prevent the glare of headlights
from autos parked in the stalls abutting the street from blinding the
passing motorists (see Exhibit '11,' Grading Plan, Sheet 3 and Exhibit '12',
landscape/Irrigation Plan, Sheets l1 and l2)...". This approval criterion
is met.
7. Design Character Guidelines. Standardized or characteristic
"corporate" and "franchise" design elements should be
DR 03-12, PP 03-02 & VAR 03-21 Page 30
105
refined to reduce- domination of the visual environment by
corporate Icons.
FINDING: The applicant states; "The exterior design of proposed
Buildings 'B' and '0' will set the tone for the integrated center. Corporate
or franchise design elements in any freestanding building will be blended
to compliment the overall design of the center. Signage will allow the
characteristic "corporate" and "franchise" standardization as long as the
square footage meets the requirements of the Woodbum Sign Code...".
This approval criterion is met.
8. Buffer Wall. A solid brick or architectural w all with anti-
graffiti surface, no less than 6 feet or greater than 7 feet In
height:
a. Should be constructed on the perimeter property line
of non-resldentlal development to mitigate adverse
visual, noise and/or light Impacts on the abutting use
when no comparable buffer exists, and
b. Shall be constructed where the standards of the
underlying zone require such a wall for a non-
residential use in, or abutting, a RS, R1 S, or RM
zoning district.
FINDING: The abutting properties are all zoned CG. No adverse impacts
from the proposed retail and restaurant uses are expected to impact the
neighboring properties. A buffer wall is therefore not required with this
design review process.
9. Sidewalk Location and Street Trees. Sidewalks should be
located at the property line along streets with street trees,
Section 3.108.
FINDING: As discussed previously, curb line sidewalks are proposed to
be constructed along the north side of Stacey Allison Way where currently
no sidewalk exists. Eighteen trees are proposed to be planted in the 17-
foot wide landscape strip (front setback area) adjacent to the sidewalk.
This approval criterion is met.
10. Solar Access Protection. Obstruction of existing solar
collectors on abutting properties by site development
should be mitigated.
DR 03-12, PP 03-02 & VAR 03-21
Page 31
106
FINDING: There are no existing solar collectors on abutting properties.
This approval criterion is met.
c. Site and Building Access Guidelines.
1. Access to and from the site and circulation within the
site should separate facilities for cars, trucks and transit
from those for bicycles and pedestrians.
FINDING: The applicant states; "Pedestrian ways including sidewalks and
delineated crossings across parking area have been provided from the
public sidewalk on Stacey Allison Way in three locations. To the east of
the eastern driveway, a five-foot wide sidewalk connects the private
sidewalk network to the public sidewalk on Stacey Allison Way. At the
main driveway, a sidewalk with designated pedestrian crossings across
the parking access lanes is provided into the site adjacent to the eastern
side of the driveway. Approximately 170 feet further to the west another
sidewalk and designated pedestrian access is provided in close proximity
to the 4,623 square foot restaurant. It is the applicants intention to create
an efficient, pleasant, and safe development that links destination points to
the public sidewalk, to parking areas within the development and so that
the different buildings located within the site are linked to one another
providing a system of pedestrian facilities that encourage safe and
convenient pedestrian movement within the site (see Exhibit '10,' Site
Design Plan, Sheets 1 and 3). Delineated pedestrian ways are provided
in the parking lot areas connecting the intemal sidewalks...". The
applicant has met this approval criterion.
2. Site access In compliance with Section 3.104 should be
augmented by the following considerations:
a. Vehicle Access.
1. Vehicle access points should be
identified by accentuated landscaped
areas, by entrance throats designed to
control access from abutting parking and
by monument type entrance signs.
FINDING: The applicant has proposed some landscaping and monument
signs adjacent to the accesses that will help to accentuate the entrances.
However, the landscaping along the driveways does not extend out to the
right of way where it would be most affective. A condition of approval is
that a revised landscape plan showing low g rowing shrubs and flowers,
extending along the driveways out to the right of way, shall be submitted
DR 03-12, PP 03-02 & VAR 03-21 Page 32
107
for review and approval by the Community Development Director prior to
issuance of building permits.
b. Pedestrian Access and Circulation.
1. The buildings should be linked to the
sidewalks on abutting streets by Internal
pedestrian ways. Such pedestrian ways
should be either raised or delineated by
distinctive pavers.
FINDING: Internal pedestrian walkways have been provided with
sidewalks adjacent to the buildings that are 8 feet wide, sidewalks
adjacent to parking spaces that are 7 feet in width, and all other sidewalks
a minimum of 5 feet in width. These sidewalks are raised or delineated by
crosswalk markings where they cross parking aisles. The pedestrian
walkways provide interconnection to all the buildings on the site and to the
sidewalk to be constructed along Stacey Allison Way. However, the
crosswalk markings do not meet the above requirement. Therefore, a
condition of approval is that a revised site design plan showing raised
crosswalks or walkways delineated by distinctive pavers shall be
submitted for review and approval by the Community Development
Director prior to issuance of building permits.
2. Parking areas should be designed In
multiples of no more than 50 spaces
separated by landscaped buffers or
raised pedestrian ways In order to
minimize negative visual Impacts
associated with expansive pa~ing.
FINDING: The largest parking lot (adjacent to Stacey Allison Way) with no
intemal landscape buffers or pedestrian ways, has 43 spaces. All other
parking lot areas are smaller and have been designed with landscape
buffers and pedestrian ways, which break up the visual impact of the
parking area. This approval criterion has been met.
D. Building Location Guidelines.
Within the prescribed setbacks, building location and orientation
should compliment abutting uses and development patterns.
FINDING: The neighboring uses include Interstate 5 to the west, a vacant
lot on the east, a trailer sales lot on the north, and the WalMart Super
Store (across Stacey Allison Way) to the south. The proposed buildings
DR 03-12, PP 03-02 & VAR 03-21 Page 33
108
are located on the subject site within the required setbacks. The buildings
are oriented to face the parking lot, with buildings 'A', 'B' and 'e' facing
obliquely to the south toward Stacey Allison Way. There is no existing
pattern along Stacey Allison Way to be complimented by the orientation of
the proposed buildings. However, the applicant has oriented the buildings
in a way that will be attractive from Stacey Allison Way given the
constraints of the unusual parcel shape. This approval criterion is met.
E. Parking Location Guidelines.
Off street parking between the architectural front of a building
and the setback line abutting street should be limited to a depth
of not more than 130 feet.
FINDING: Buildings 'A', 'C', and '0' have less than 130 feet of parking lot
separating the architectural front of the building and the setback line
abutting a street. Most of building 'B' has more than 130 feet of parking lot
separating the architectural front of the building and the setback line
abutting a street Given the unusual parcel shape, the applicant has met
this design guideline to the extent that is possible. The proposed
landscaping will buffer the impact of the large parking area in front of
building 'B'.
F. Design Standards.
1. Outdoor Storage Standards. Outdoor storage, when
permitted, shall be screened from the view of abutting
streets by a solid brick or architectural block wall not less
than 6, nor more than 9 feet In height.
FINDING: The applicant is not proposing outdoor storage other than a
trash collection facilities which was discussed above.
2. Outdoor Lighting Standards. All outdoor lighting shall
be designed so that:
a. Parking areas are evenly illuminated at ground level
at one foot candle;
b. Entrance and loading areas are illuminated at
ground level of two foot candles;
c. illumination does not shine or reflect into any
adjacent residentially zoned or used property; and
DR 03-12, PP 03-02 & VAR 03-21
Page 34
109
d. Lighting does not cast a glare onto moving vehicles
on any public street.
FINDING: The applicant states that; "A detailed Lighting Plan (see Exhibit
'16', Lighting Plan, Sheet E101) has been submitted which shows the area
of night illumination, the light pole height, type, and number of fixtures per
pole. Fourteen pole-mounted fixtures have been provided in the parking
lot. The pole mounted lighting fixtures will be die-cast aluminum housing,
17 inches square in a shoebox style mounted on 25-foot high poles. The
exterior lighting on the buildings will be provided by single piece extruded
aluminum housing wall sconces. The wall sconces will provide pedestrian
light adjacent to the buildings. All lighting has been arranged to reflect the
light away from the abutting street (Stacey Allison Way) and the Interstate
5 off-ramp. A landscape berm has been provided adjacent to Stacey
Allison Way to prevent the glare of headlights from the autos parking in
the stalls abutting the street from blinding the passing motorists. No
parking stalls front on the west side of the property adjacent to the off-
ramp (see Exhibit '8,' Site Plan, Sheet 1, Exhibit '10,' Site Design Plan,
Sheet 1, Exhibit '11,' Grading Plan, Sheet 3 and Exhibit '12',
landscapellrrigation Plan, Sheets l1 and l2). However, there is
substantial landscaping in this area to soften or prevent glare off-site.
There are no abutting residentially zoned or used properties. This Design
Guideline has been met." The applicant has submitted a luminaire
schedule that shows the required illumination forthe parking a reas and
the entrancelloading areas. These approval criteria have been met.
Section 5.103.02 Design Review for All Structures 1000 Sq. Ft.
OR MORE
C. Criteria. The criteria are pursuant to the standards and
guidelines of Section 3.1. And other applicable sections of the
WOO.
FINDING: The compliance of the applicant's proposal with the applicable
standards and guidelines of the WOO is discussed throughout this report.
B. WOODBURN TRANSPORTATION SYSTEM PLAN (TSP)
FINDING: Randy Rohman, Woodbum Public Works Transit Manager,
provides the following comments pertaining to the application and the
Traffic Impact Analysis submitted by the applicant: "On page 1 under
Study Methodology, the analysis states that the city requirement for a TIA
relates to new trips only and that the completed TIA was not required.
This is not correct. WOO section 3.104.01 B.2 states that a TJA may be
required if trip generation is "100 or more additional, peak hour trips, or
DR 03-12, PP 03-02 & VAR 03-21 Page 35
110
1,000 or more additional daily trips". In footnote 1 on page 1 the study
states this requirement is for new trips only. The WOO does not state new
trips only and the footnote is not correct. This development generates 153
PM peak hour trips and approximately 1,700 daily trips and the TIA
requirement placed on this development meets the criteria established in
the WOO.
The discussion of Project Impacts, which begins on page 9, is appropriate
and is approached from a worst-case scenario. Appropriate land use
categories were used and modeling appears to be appropriately applied.
On page 9 in the discussion on Pass-By Trips there is a reference to "SR
238". This paragraph was apparently imported from another study and the
change was not made to Hwy 214. The analysis dedicating all pass by
trips to and from Hwy 214 is a worst-case scenario since some of the pass
by trips may in fact come from adjacent collector streets. This assumption
increases the impact of the critical east bound left turn movement at the
Evergreen and Stacy Allison intersection and conditions should be no
worse than projected in the analysis.
The Trip Distribution and Assignment discussion on page 9 and the
operational analysis on page 14 appear to accurately reflect the impact of
the development. As stated in the study all of the intersections in the
study are expected to operate at acceptable levels. There are adverse
impacts at Stacy Allisonllawson and Stacey Allison/Evergreen but these
are expected given the trips generated and the assumptions of the study.
The 1-5 interchange improvement project, which is in the environmental
assessment phase, should improve conditions at these intersections when
it is completed.
Staff concurs with the Summary and Conclusions as presented on page
15 of the report. The development does cause a lOS degradation at two
existing city street intersections. While staff does not fully concur that this
is a "minimal" impact, the analysis was of a worst-case scenario and the
conclusion that the intersections will continue to operate in a safe and
efficient manner is correct.
There is concem with the number of driveways from the development as
shown on the site plan included as Figure 2 in the study. WOO section
3.104.03 states that the number of driveways should be minimized based
on overall site design. including in part, consideration of "the on site
access pattern" and ''the access needs of the use in terms of volume,
intensity" .
DR 03-12, PP 03-02 & VAR 03-21
Page 36
111
There are 143 available parking spots in this development and in review of
the on site access pattern and the needs based on the volume and
intensity of traffic to this development there does not appear to be a
compelling need for three driveways along the Stacy Allison Way frontage
of this development.
With the Wal-Mart development and additional commercial development
that is possible to the south of this location, the amount of traffic on this
roadway has increased and will increase further. Stacy Allison Way is
proposed for upgraded functional classification as part of the current
Transportation System Plan update. Driveways are conflict points and for
safety considerations the number of driveways should be minimized. The
west driveway is also on a curve radius and is not ideal from a safety
perspective.
To enhance safety on Stacy Allison Way through the reduction in the
number of conflict points and to minimize driveway accesses in
accordance with WOO guidelines, the proposed west driveway should be
eliminated and replaced with an on site turn around. The center driveway
could then be widened to provide two outbound lanes with one for left
turns only:
PhasinG Plan 03"()2:
A. WOODBURN DEVELOPMENT ORDINANCE
Section 5.103.05 Phasing Plan for a Subdivision, PUD, Manufactured
Dwelling Park or any other Land Use Permit
A. Purpose: The purpose of a Phasing Plan Is to
allow the incremental Implementation of a total
development plan for a property, while providing
fully functional phases that are developed In
compliance with the tentative approval for the
development.
B. Application Requirements. An application shall
Include a completed C Ity application form, filing
fee, deeds, notification area map and labels,
written narrative statement regarding compliance
with criteria, location map and the following
additional exhibits:
1.
Phasing Plan.
DR 03-12, PP 03-02 & VAR 03-21
Page 37
112
FINDING: The applicant submitted the required materials including a
phasing plan a nd narrative. The applicant intends to build Phase 1 as
soon as possible and the subsequent phases when the market permits.
All phases are to be complete within 5 years (by November 2008).
C. Criteria. The proposed phasing of development
shall:
1. Insure that individual phases will be
properly coordinated with each other
and can be designed to meet City
development standards; and
2. Insure the phases do not
unreasonably impede other future
development based on the following
considerations:
a. The City's future latitude In
addressing:
1) Changing community
goals and expectations about
the future development of
undeveloped land; and
2) Mandated state land use
planning requirements,
Including those regarding
buildable land, needed
housing, transportation
connectivity.
b. The latitude of future
developers of abutting
properties within the UGB in
addressing:
1) Changing market
conditions; and
2) The access and
circulation alternatives for a
development proposal.
DR 03-12, PP 03-02 & VAR 03-21
Page 38
113
FINDING: The phasing plan shows that it will be coordinated.
landscaping and pedestrian access will be planned in a way to show
compliance with the WOO in the interim period between development
phases. Planning the phased expansion of this retail center will not
significantly affect the buildable lands inventory in Woodbum. However,
the reconfiguration of the Interstate 5 interchange may conflict with the
location of buildings 'A' and 'B'. This conflict would require ODOT and/or
the City to purchase the developed land at a much higher price than the
current undeveloped parcel when the Interstate 5 interchange is
upgraded. Unfortunately, there is no interchange reconfiguration plan that
has been adopted so a conflict has not been formally identified at this
time. As for access to the trailer sales property to the north the applicant
states; "The trailer sales property located to the north and northeast of the
site could be afforded access at the southwest comer of the site if access
rights were acquired or somehow the properties were combined. The flow
of traffic would not be impeded nor would required parking spaces or
landscape areas be eliminated". Based on these facts, the phasing plan
approval criteria are met.
Variance 02-21 :
Variance A: The applicant is requesting a variance to the Woodburn Sign
Ordinance to allow two directional monument signs increase in area to 36 square
feet from the 12 square foot maximum area allowed under Section 11 C8.
Variance B: The applicant is also requesting a variance from the Woodburn Sign
Ordinance, Section 12C, to allow one additional wall sign per business in the
integrated business center. The additional sign is to be located on a wall that the
business has frontage on and is to be limited to one square foot of area per lineal
foot of frontage. Only one sign per frontage wall is being requested.
A. WOODBURN DEVELOPMENT ORDINANCE
Section 5.103.11 Variance
c. Criteria. A determination of whether the criteria set forth are
satisfied necessarily Involves the balancing of competing and
conflicting Interest. The factors that are listed to be
considered are not criteria and are not Intended to be an
exclusive list. The factors to be considered are used as a
guide In deliberations on the application.
FINDING: This variance should be approved because it met the following
considerations discussed below.
DR 03-12, PP 03-02 & VAR 03-21
Page 39
114
1. The variance is necessary to prevent unnecessary
hardship relating to the land or structure which would
cause the property to be un buildable by application of
the WDO. Factors to consider In determining whether
hardship exists include:
a. Physical circumstances over which the applicant
has no control related to the piece of property
involved that distinguish it from other land in the
zone, including but not limited to lot size, shape,
topography.
b. Whether reasonable use similar to other
properties can be made of the property without
the variance.
c. Whether the hardship was created by the person
requesting the variance.
FINDING: Variance A: T he applicant is requesting a variance from the
Woodburn Sign Ordinance to allow two directional monument signs
increase in area to 36 square feet from the 12 square foot maximum area
with a maximum 8-feet of height. For the justification of this variance, the
applicant states the following:
"The subject property is zoned CG (Commercial General). The property
is irregularly shaped with 771.41 feet of frontage on Stacey Allison Way
and 493.03 feet of frontage on the Interstate 5 off-ramp. The property
consists of two triangular shaped areas containing a total of 128,393
square feet (2.9475 acres) merged at a point approximately 65 feet wide
near the easterly third of the property (see Exhibit '3,' Assessor's Map and
Exhibit '10,' Site Design Plan, Sheet 1). The widest areas of the site are
located adjacent to the Interstate off-ramp and the easterly property line.
Three access driveways are proposed to serve the development from
Stacey Allison Way. The center driveway aligns with the Wal-Mart Super
Center driveway and is located approximately 440 feet from the southeast
comer of the property. The centerline of the eastern driveway is
approximately 324 feet from the centerline of the center or main driveway.
The centerline of the westem driveway is approximately 289 feet from the
centerline of the main driveway.
Due to the irregular shape of the parcel and the 771.41 feet of frontage on
Stacey Allison Way, a concurrent Sign Variance in conjunction with the
Design Review application has been requested to allow for one joint-use
DR 03-12, PP 03-02 & VAR 03-21 Page 40
115
free-standing sign a maximum of 100 square feet in size with a maximum
height of 35 feet and two monument signs, a maximum of 36 square feet
in size with a maximum height of 8 feet.
The total square footage of the proposed free-standing sign and the two
monument signs does not exceed the signage allowed for one free-
standing sign (150 square feet) and two directional signs (12 square feet
each). The height limitations have not been exceeded. The applicants
believe that sound reasoning exists for the granting of a Variance to the
standard of one freestanding sign, a maximum of 150 square feet in size.
The necessity of a Variance is a result of the odd shaped property which
cannot adequately be served with one driveway and the site limitations for
the placement of the buildings are such that drivers would be unsure of
which entrance to use to get to their destination as the buildings at the
main driveway must be positioned so that they are not easily seen from
the street. The freestanding sign would be utilized by two tenants that
cater to both motorists on the freeway and the major tenant of the center.
The tenants of Building 'B' would utilize the monument sign, located at the
main driveway. The tenants of Building '0' would utilize the monument
sign, located at the easterly driveway (see Exhibit '10,' Site Design Plan,
Sheet 1 and Exhibit '19,' Comprehensive Sign Plan, Sheet 305)."
Variance B: The applicant is also requesting a variance from the
Woodbum Sign Ordinance to allow one additional wall sign per business
in the integrated business center. The additional sign is to be located on a
wall that the business has frontage on and is to be limited to one square
foot of area per lineal foot of frontage. Only one sign per frontage wall is
being requested. For the justification of this variance, the applicant states
the following:
"A second sign Variance is requested to allow the placement of secondary
wall signs on Buildings A, B, C and 0 (see Exhibit '19,' Comprehensive
Sign Plan, Sheets A305 and A306 and Exhibit '15,' Building
Elevations/Narrative, Sheets A301 through A304). The additional signage
on Buildings A and B would be oriented towards the freeway off-ramp The
size request is to allow one additional sign per business with an area of
the larger of 30 square feet or 1 square foot per foot of building frontage
that pertains to the business. The additional signage on Building C would
be oriented towards the parking lot adjacent to Stacey Allison Way or
placed on the rear of the building facing towards the parking lot located on
the north side of the building. The additional signage on Building 0 would
be placed on the rear of the building facing towards Stacey Allison Way
and lawson Street beyond.
DR 03-12, PP 03-02 & VAR 03-21
Page 41
116
The Wal-Mart Super C enter located directly to the south a cross Stacey
Allison Way has a total of at least 12 wall signs in addition to a free-
standing sign located at the corner tum of Stacey Allison Way. The
Burger King Restaurant located to the east of the subject property has a
monument sign located at the corner of lawson Street and Stacey Allison
Way and two wall signs, one facing Lawson Street one facing the parking
lot located on the north side of the building. The other businesses located
to the north also utilize the one freestanding and two wall sign allowed by
the sign code.
The granting of the Sign Variances will not result in a special advertising
advantage in relation ton eighboring businesses. No business would be
allowed more than two wall signs. It is the applicant's desire to meet the
aesthetic intent of the sign code while providing an equitable method of
business identification for the businesses located within the center. The
size and placement of the signage will result in more attractive signage .
than would be allowed under the strict interpretation of the sign
regulations. "
2. Development consistent with the request will not be
materially Injurious to adjacent properties. Factors to
be considered In determining whether development
consistent with the variance materially Injurious Include
but are not limited to:
a. Physical impacts such development will have
because of the variance, such as visual, noise,
traffic and drainage, erosion and landslide
hazards.
b. Incremental impacts occurring as a result of the
proposed variance.
FINDING: The applicant states the following: "The proposed signage will
be more visually appealing in scale and will create better identification for
customers trying to locate the business, minimizing traffic impact or other
hazards. The granting of the Sign Variances will not obstruct views from
other buildings or signs or cover unique architectural features of the
proposed buildings nor detract from the landscaped areas of the proposed
development (see Exhibit '19,' Comprehensive Sign Plan, Sheets A305
and A306 and Exhibit '15,' Building Elevations/Narrative, Sheets A301
through A304)."
DR 03-12, PP 03-02 & VAR 03-21
Page 42
117
3. Existing physical and natural systems, such as but not
limited to traffic, drainage, dramatic land forms or parks
will not be adversely affected because of the variance.
FINDING: Drainage and landforms will not be affected by the proposed
variance.
4. The variance is the minimum deviation necessary to
make reasonable economic use of the property;
FINDING: The applicant states the following: "The small-integrated center
has multiple tenants, some that wille ater tot he motoring public and all
that will cater to the local shoppers. Due to the irregular shape of the
parcel the buildings must be placed on the outer edges of the property and
oriented towards t he parking areas. The granting 0 f the Sign Variances
compensates for these circumstances in a manner equitable with other
businesses in the area and is not a special privilege to anyone business
as other businesses on abutting properties have at least 2 wall signs and
in the case of the Wal-Mart Super Center, multiple wall signs in addition to
monument or freestanding signs."
5. The variance does not conflict with the Woodburn
Comprehensive Plan.
FINDING: The Woodburn Development Ordinance implements the goals
and policies in the Woodburn Comprehensive Plan. Allowing the
requested sign variances does not conflict with the Woodburn
Comprehensive Plan.
VI. CONCLUSION:
Based on the findings of fact contained herein, all relevant approval criteria relating
to approval of Design Review 03-12, Phasing Plan 03-02 and Variance 03-21 have
been met.
DR 03-12, PP 03-02 & VAR 03-21
Page 43
118
EXHIBIT "B"
CONDITIONS OF APPROVAL
COMMUNITY DEVELOPMENT DEPARTMENT:
DesiGn Review 03-12:
1. The proposed development shall be in substantial conformance with this
approval and the attached preliminary plans provided in Exhibit "An
(Application packet Exhibits; 9 Street & Utility Plan, 10 Site Design Plan, 12
landscape & Irrigation Plan l1 thru l4, 13 Phasing Plan, 15 Building
Elevations A 301, 302, 303 & 304, 19 Sign Plan Elevations A 305 & 306, and
luminaire Schedule E101 all date stamped June 23, 2003, and Phasing Plan
Addendum date stamped September 12, 2003.), except as herein modified by
these conditions of approval.
2. A final landscape and irrigation plan for all landscaped areas shall be
submitted to the Community Development Department for review and
approval prior to issuance of buildino oermits. The revised landscape plan
shall show a 42-inch screen along the front property line pursuant to Section
3.106.03A.2.b and low growing shrubs and flowers, extending along the
driveways out to the right of way. All shrubs and ground cover shall be of a
size upon installation so as to attain 80% of ground coverage within 3 years.
3. Landscaping shall be installed orior to occuoancv of each phase and the
property owner shall be responsible for maintaining all landscaping 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.
4. Prior to issuance of buildino oerm its , a revised site plan, showing the
elimination of the westerly curved driveway, the center driveway widened to
provide two outbound lanes with one for left tums only and a turn-around on
the westerly end of the parking lot, shall be submitted to the Community
Development Director for review and approval.
5. Prior to issuance of buildino oermits, a revised site plan, showing raised
crosswalks or walkways across parking areas delineated by distinctive
pavers, shall be submitted to the Community Development Director for
review and approval.
6. A minimum of 9 bicycle rack spaces shall be provided for buildings 'AI and 'BI
within 50 feet of the main entrances prior to final occupancy.
DR 03-12, PP 03-02 & VAR 03-21
Page 44
119
7. Prior to the issuance of buildina oermits... the property owner/applicant shall
submit to the Community Development Department a signed U Acceptance of
Conditions" agreeing to all conditions of approval for the project.
8. This approval shall expire within the time period specified by City ordinance
(currently one year from the date of the final decision). Expiration of a final
decision shall require a new application.
9. The applicant shall request building permit occupancy review by the
Community Development Department a minimum of seven days prior to the
issuance of final occupancy.
10. The applicant shall not submit for building permits prior to March 1, 2004.
PhasinG Plan 03.02:
11. Prior to final OCCUDancv of each Phase, 6-inch concrete perimeter curbing
shall be installed at the edge of all paved parking areas.
12. Building permits for all phases shall be issued before November 1, 2008 or
this Design Review approval shall expire and a new Design Review
application will be required for the remaining phases.
Variance 03-21 :
13. This variance allows the directional monument signs, shown adjacent to the
east and center driveways on the Site Design Plan (Exhibit 10), to have a
maximum area of 36 square feet and a maximum height of 8 feet.
14. This variance allows one additional wall sign per business (two signs
maximum) in the integrated business center. The additional sign shall be
located on a wall that the business has frontage on, and shall be limited to
one square foot of area per lineal foot of frontage or 30 square feet, which
ever is greater. Only one sign pertaining to an individual business is
allowed per frontage wall.
PUBLIC WORKS DEPARTMENT:
GENERAL CONDITIONS:
15. Final plans shall conform to the construction plan review procedures and
standards.
16. The applicant, not the city, is responsible for 0 btaining permits from any
state and/or federal agencies, which may require approval and/or permit.
DR 03-12, PP 03-02 & VAR 03-21 Page 45
120
~ ",__,,,,,,,,_,_.__,,_,~,,,,,,,,,_,,,,,,,,,,,,,,,,,,~~~,_'__'"_"'__~._.c..."-"_..._~'-"-"",,~'__~_'_""'-"_
17. All work within the public right-of-way shall require plan approval and permit
issuance from the Public Works Department.
18. System Development fees shall be paid at the time of building permit
issuance.
STREET AND DRAINAGE:
19. The Boundary Street and Connecting Street, Stacy Allison Way, is
classified as a local Street in the Woodburn Transportation System Plan
(TSP). The cross- sectional requirement for a local Street is a right of way
60-feet in width, 5-foot utility easements each side, an improved surface of
34 feet curb-to-curb and 5-foot sidewalks on each side. Currently Stacy
Allison Way provides an existing right of way width of 60 feet, the improved
street width is approximately 42 feet with a five-foot sidewalk on the south
side. A five-foot curbline sidewalk on the north side of Stacey Allison Way
shall be installed by the applicant extending across the subject site and the
easterly vacant property and connecting to the existing sidewalk on the
Burger King property.
20. On-site detention shall be required in conformance with the City of
Woodbum Storm Water Management Plan and Public Works Storm Water
Practices.
WATER:
21. Domestic, lawn irrigation and/or fire sprinkler system, if installed, shall
require the installation of a proper type of backflow preventer. Prior to
building permits being issued, the applicant shall contact larry Arendt, City
of Woodbum Cross Connection Inspector, for type and installation
requirements at 503-982-5283.
22. Fire hydrant locations and fire protection requirements shall comply with the
Woodbum Fire District standards and requirements.
SANITARY SEWER:
23. A Grease trap shall be required on the sanitary service for the rest~urant
facility. Contact Marion County Plumbing Department for permit and
installation requirements, (503) 588-5147.
DR 03-12, PP 03-02 & VAR 03-21
Page 46
121
Woodburn Economic
Opportunities Analysis and
Development Strategy
Final Report
Prepared for
City of Woodburn
by
ECONorthwest
99 W. Tenth, Suite 400
Eugene, OR 97401
(541) 687-0051
June 2001
Table of Contents
ACKNOWLEDGMENTS........... ....................... ........................... ........... ........... .111
PREFACE ................... .......................... ........................... .................. ............. v
ECONOMIC OPPORTUNITIES ANALYSIS
CHAPTER 1: INTRODUCTION
CHAPTER 2: THE WOODBURN ECONOMY
CHAPTER 3: FACTORS AFFECTING ECONOMIC DEVELOPMENT IN WOODBURN
CHAPTER 4: TARGET INDUSTRIES
CHAPTER 5: CONCLUSIONS
ApPENDIX A: CITY GOALS FOR ECONOMIC DEVELOPMENT
ApPENDIX B: DESCRIPTIONS OF TARGET INDUSTRIES
ECONOMIC EVELOPMENT STRATEGY
CHAPTER 1: INTRODUCTION
CHAPTER 2: ECONOMIC VISION FOR WOODBURN
CHAPTER 3: ECONOMIC DEVELOPMENT ISSUES
CHAPTER 4: RECOMMENDED GOALS AND STRATEGIES
ApPENDIX A: STATEWIDE PLANNING GOAL COMPLIANCE ISSUES
Woodburn Economic Development
ECONorthwest
June 2001
Page i
Acknowledgments
The Woodburn Economic Opportunities Analysis and Economic
Development Strategy were funded by a grant from the State of Oregon
Department of Land Conservation and Development. These documents
partially complete Task 2 ofthe City of Woodburn's Periodic Review Work
Program.
Woodburn Economic Development
ECONorthwest
June 2001
Page iii
Preface
This report is an economic opportunities analysis and economic
development strategy for the City of Woodburn. It is part of a project to
improve the chances that Woodburn will get the type and quality of economic
development its citizens desire.
The Economic Opportunity Analysis, the product of the first phase of this
project, focuses on describing past economic conditions and likely and
possible economic futures. It provides the base of information for a more
detailed discussion of policy and implementation that occurred in the second
phase of the project. The Economic Development Strategies report is the
product of the second phase of the project. It describes (1) the City's vision for
economic development, (2) issues related to achieving the economic
development vision in Woodburn, and (3) recommended economic
development policies and other changes to the City's Comprehensive Plan.
The process and products of this project are designed to meet the
requirements of Statewide Land Use Planning Goal 9 (Economy of the State)
and the administrative rules that implement that goal (OAR 660-09-020).
Woodburn Economic Development
ECONorthwest
June 2001
Page v
Woodburn Economic
Opportunities Analysis
Phase I Report
Prepared for
City of Woodburn
by
ECONorthwest
99 W. Tenth, Suite 400
Eugene, OR 97401
(541) 687-0051
Delivered
May 2001
Table of Contents
Page
CHAPTER 1: INTRODUCTION
BACKGROUND.................. ........................................................................................ 1-1
METHODS................................................................................................................ 1-1
FRAMEWORK FOR ECONOMIC DEVELOPMENT............................................................. 1-3
ORGANIZATION OF THIS REPORT............................................................................... 1-7
CHAPTER 2: THE WOODBURN ECONOMY
OVERVIEW OF WOODBURN ECONOMy....... ..... ..... ............ .................... ..... ............ ..... 2-1
CONTEXT FOR ECONOMIC GROWTH IN WOODBURN .................................................... 2-4
Economic trends in Oregon............................................................................... 2-5
Population...... ...................... .......... ....................... ........................................... ...... 2-5
Personal income................................................. .......... ............ ..............................2-7
Employment...................... ................................. ........................ ......... .......... ..........2-8
Public policy........ ........... .................................. .......... ............ ........... .......... ............ 2-9
Outlook for growth in Oregon.......................................................................... 2-10
PREVIOUS FORECASTS OF ECONOMIC GROWTH IN WOODBURN................................. 2-12
CHAPTER 3: FACTORS AFFECTING ECONOMIC DEVELOPMENT IN
WOODBURN
WHAT IS COMPARATIVE ADVANTAGE? .. ..... ..... .................... ..... ............ ..... ..... .............3-1
LOCATION................................................................................................................ 3-1
BUILDABLE LAND....................................................................................................... 3-2
LABOR FORCE.......................................................................................................... 3-8
HOUSiNG.............................................. .................................................................. 3-10
PUBLIC SERViCES................................................................................................... 3-14
TRANSPORTATION............................................................................................. ..... 3-15
1-5 access........................................................................................................ 3-16
Highway 214.................................................................................................... 3-17
Highway 99E ................................................................................................... 3-18
Other roadway improvements......................................................................... 3-18
Woodburn transit system................................................................................. 3-19
Local rail service.............................................................................................. 3-19
RENEWABLE AND NON-RENEWABLE RESOURCES................ ..................... ..... ............ 3-20
QUALITY OF LI FE..................................................................................................... 3-21
CHAPTER 4: TARGET INDUSTRIES
CRITERIA FOR SELECTING TARGET INDUSTRIES.. ..................... ......................... .......... 4-1
POTENTIAL TARGET INDUSTRIES FOR WOODBURN........................ ...... ........................4-3
First-round evaluation........................................................................................ 4-3
Woodburn Economic Opportunities Analysis
ECONorthwest
May 2001
Page i
Second- round evaluation.................................................................................. 4-5
Location quotients........ .............................. ....................... ..................... .................4-7
Envi ronmental characteristics.................................................................................. 4-7
Compatibility with infrastructure............................................................................... 4-7
Other factors.......... ............................... .......... ........................................... ............. 4-7
Final target industries........................................................................................ 4-7
LOCATIONAL AND SITE NEEDS OF FIRMS IN TARGET INDUSTRIES.................................. 4-8
CHAPTER 5: CONCLUSIONS
TARGET INDUSTRIES................................................................................................. 6-2
BUILDABLE LANDS..................................................................................................... 6-3
HOUSiNG.................................................................................................................. 6-4
TRANSPORTATION.................................................................................................... 6-5
LABOR FORCE.......................................................................................................... 6-6
GOALS AND POLICIES RELATED TO ECONOMIC DEVELOPMENT..................................... 6-6
QUALITY OF LIFE....................................................................................................... 6-7
ApPENDIX A: CITY GOALS FOR ECONOMIC DEVELOPMENT
ApPENDIX B: DESCRIPTIONS OF TARGET INDUSTRIES
Page ii
ECONorthwest
May 2001
Woodburn Economic Opportunities Analysis
Chapter 1
Introduction
BACKGROUND
This report is part of a project to improve the chances that Woodburn will
get the type and quality of economic development its citizens desire by
describing (1) what kind of development has happened, is likely, and is
possible; and (2) existing policies and future policy options. By describing the
economic information about those issues, the project also allows the City to
meet requirements of the Land Conservation and Development Commission
regarding economic development planning (Goal 9).
The project is divided into two phases, each ending in a report. This
report, the Economic Opportunity Analysis, is the product for the first phase,
which focuses on describing past economic conditions, and likely and possible
economic futures. It provides the base of information for a more detailed
discussion of policy and implementation that will occur in the second phase,
which will end with a second report: Development Strategies.
METHODS
The data and methods used in this report derive from three related types
of requirements: requirements of state policy, requirements of the scope of
work for this project, and standards for sound policy analysis. We began work
by reviewing Oregon Statewide Planning Goal 9 and the administrative rule
that implements Goal 9 (OAR 660-009) to make sure the required elements of
a Goal 9 analysis are addressed in this report.
The theory underlying the analytical techniques used in this report is
explained in Chapter 2. The methods used in the economic analysis are
explained in more detail in Chapters 3, 4, and 5. In general, the methods
include:
. Review of the literature on economic development
. Review of local policies regarding economic development and buildable
land, including the:
. City of Woodburn Comprehensive Plan (as amended October 1999)
. Downtown Development Plan
. Woodburn Buildable Lands and Urbanization Project (2000)
. Woodburn Transportation System Plan (1996)
. Highway 214 Alternatives Study (1999)
. I-51 Highway 214 Interchange Refinement Plan Study (2000)
. Use of existing data sources for socioeconomic and demographic
information, including the US Census, the employment data from the
Woodburn Economic Opportunities Analysis
ECONorthwest
May 2001
Page 1-1
Oregon Employment Department, state economic forecasts, and
Claritas (a private purveyor of marketing and demographic data)
. Interviews with realtors, property managers, and economic
development specialists to document the land and location needs of
target industries
Several data sources in this report, including ES-202 data from the
Oregon Employment Department and demographic data from Claritas, are
for the 97071 zip code area, which includes Woodburn and the surrounding
rural area that gets mail with a Woodburn address. Figure 1-1 shows that
the 97071 zip code area extends east into Clackamas County, west almost to
the Willamette River, and north and south of Woodburn's city limits, but does
not include Gervais (which is in the 97026 zip code area).
Figure 1-1. 97071 zip code area
I --L
..,,~.
YLs:;:--
1
~
~ ~1
Source: ESRI Inc. htto:/Imaoserver2.esri.com/adol/worklmaos/areenmao26129.aif
This report frequently uses the terms sector and industry when referring
to data and economic conditions. Sectors are groups of industries, as defined
by the Standard Industrial Classification (SIC) system. For example, the
Lumber & Wood Products industry is part of the Manufacturing sector.
Sectors (in bold) and selected industries are illustrated in Figure 1-2.
Figure 1-2. Sectors and selected industries
Agricultural Services, Forestry, & Fisheries
Mining
Construction
Manufacturing
Food Processing
Lumber & Wood Products
Paper & Allied Products
Primary Metal
Industrial Machinery
Electrical & Electronic Equipment
Transportation Equipment
Transportation, Utilities, & Communication
Wholesale Trade
Retail Trade
Food Stores
Eating & Drinking Places
Finance, Insurance, and Real Estate (F.I.R.E.)
Services
Business Services
Health Services
Government
While this study addresses issues of buildable land and housing in the
context of economic development, it is neither a buildable lands study nor a
Page 1-2
ECONorthwest
May 2001
Woodburn Economic Opportunities Analysis
housing analysis (as defined by Goal 10 or ORS 197.296). It relies on
information from other City studies to address these issues.
FRAMEWORK FOR ECONOMIC DEVELOPMENT
The framework for economic development is defined by OAR 660-009. The
administrative rules pertaining to Goal 9 require three key elements:
1. Economic Opportunities Analysis (OAR 660-009-0015). The economic
opportunities analysis (EOA) requires communities to review national
and state trends, identify target industries, and identify site
requirements of industries that may locate or expand in the
jurisdiction. The EOA must also include an inventory of lands
available for commercial and industrial development.
2. Industrial and commercial development policies (OAR 660-009-0020).
Cities are required to develop policies based on the EOA. The policies
must include community development objectives that describe the
overall objectives for economic development in the planning area and
identify categories or particular types of industrial and commercial
uses desired by the community. Consistent with the community
development objectives, cities must adopt policies to designate an
adequate number of sites of suitable sizes, types and locations and
ensure necessary public facilities through the public facilities plan for
the planning area.
3. Designation of lands for industrial and commercial uses (OAR 660-
009-0025. Cities must adopt appropriate implementing measures
including: (1) identification of needed sites; (2) assessment of the long-
term supply of land available for commercial and industrial uses; and
(3) evaluation of the short-term supply of serviceable sites.
WHAT DRIVES LONG-RUN ECONOMIC DEVELOPMENT?
Though there are compelling reasons for setting goals at the beginning of
a project, doing so is not without problems. Germane to the issues we are
dealing with is the fact that goals, and to even a greater extent the more
specific objectives that derive from them, are (or should be influenced) by a
pragmatic understanding of the relationships between cause and effect in the
system of interest. Without that understanding one risks pursuing goals that
are unattainable, or actions that are inefficient in achieving them. Some
rudimentary understanding of the relationships is essential to developing
defensible answers to the overarching policy question: what happens when I
pull this policy lever?
Even with sweeping simplifying assumptions, a regional economic system
is still a complex one that is difficult to model, much less to predict without
the benefits of models, on the basis of intuition alone. Nonetheless, that is
how the large majority of economic development policies get adopted. In light
of that reality, the purpose of this section and the following figures is to
Woodburn Economic Opportunities Analysis
ECONorthwest
May 2001
Page 1-3
provide a framework for thinking about causes and effects that will make the
intuitions more informed.
Figure 1-3 shows the primary drivers of urban growth as generally
accepted by urban and regional economists. It illustrates that households are
attracted to different regions based on their estimation (explicit or implicit,
accurate or not) of the tradeoffs among three categories of variables:
availability of jobs, wages, cost of living, and everything else (which is a
broad definition of quality of life). The phrase 2nd paycheck refers to all those
other things that households want. The arrows and signs illustrate the
tradeoffs.
For example, if wages increase, other things equal, a region becomes more
attractive and growth is stimulated (migration occurs, and ultimately the
residential and commercial development to accommodate that growth). Other
things, of course, are not equal. That growth can cause the cost of living to
increase, which decreases regional attractiveness (but also creates pressure
to increase wages). To the extent that households believe that a region offers
natural and cultural amenities (quality of life) that are valuable, they will be
willing to pay more (cost of living) or accept less (the first paycheck) to live in
the region.
Figure 1-3 greatly oversimplifies the dynamics of growth. Each of its
elements could be expanded into another diagram. For example, there is a
feedback from growth to wages: more growth usually means more demand for
labor, which means higher wages to ration an increasingly scarce supply.
Page 1-4
ECONorthwest
May 2001
Woodburn Economic Opportunities Analysis
Figure 1-3: Drivers of urban growth
1ST PAYCHECK
Wages, jobs, job
security and
diversity)
> 2ND PAYCHECK
(Quality of life,
livability, urban and
environmental
amenity)
COST OF LIVING
-t t7
REGIONAL ATTRACTIVENESS
+t
GROWTH
(population,
employment,
businesses, built
space)
As another example, if one were to expand the element labeled 2nd
paycheck, one would find that regional economic growth does not have
unambiguous effects on the second-paycheck components of quality of life.
Business growth affects components of quality of life either directly or
indirectly through its impact on population growth. If a generalization is
required, urban growth probably tends to increase urban amenities
(shopping, entertainment, and organized recreational opportunities) and
decrease the environmental quality and the capacity of infrastructure.
Figure 1-4 shows that there are many policies a region can adopt to
influence the factors affect economic development. Taking just one example,
if a region decided it wanted to affect urban form (for example, because of
supposed beneficial effects on the cost of infrastructure and quality of life)
there are many categories of policies (e.g., land use, transportation, other
public facilities) and many subcategories (e.g., for land use: traditional
zoning, minimum-density zoning, design standards, etc.; for public facilities:
design standards, concurrency requirements, financial incentives, system
development charges and exactions, etc.).
Woodburn Economic Opportunities Analysis
ECONorthwest
May 2001
Page 1-5
Figure 1-4: The role of public policy
Categories of public policy and key factors they influence
Factors Influenced
Policy Categories by Policies Policy Categories
Urban Design
Arts,Culture, &
Recreation
Library
ENVIRONMENTAL
QUALITY
URBAN AMENITY
INFRASTRUCTURE
AND SERVICES
BUSINESS PRODUCTION
COSTS
COST OF LIVING
Transportation
Water and Sewe
Housing
Land Development
Park & Open Space
Schools
Air and Water Quality
Natural Resources
Farmland
Economic
Development
To summarize the conclusions:
. At a regional level, three categories of variables interact to make a
region grow: wages, quality of life, and cost of living.
. This simple categorization quickly gets complex: many sub-categories
exist, which interact in complicated ways not only within categories,
but also across them.
. Quality-of-life factors have been demonstrated empirically to influence
residential and business location decisions.
. Thus, public policy makers must consider a multitude of factors as they
try to adopt optimal economic development policies. It is no longer as
simple as just recruiting big industries.
CITY GOALS FOR ECONOMIC DEVELOPMENT
Overall, Woodburn's Comprehensive Plan goals and policies are
supportive of economic development. They seek to ensure that sufficient land
is available for economic growth, that development occurs in an orderly
fashion that is coordinated with public service provision, and that the traffic
and pollution impacts of growth are mitigated. A list of Comprehensive Plan
goals relevant to economic development is presented in Appendix A.
While being generally supportive, changes to these goals and policies may
be needed if Woodburn seeks to adopt new economic development strategies.
Potential amendments to the Comprehensive Plan will be addressed briefly
in this report and in detail in the Development Strategy report that will
follow this Economic Opportunities Analysis.
Page 1-6
ECONorthwest
May 2001
Woodburn Economic Opportunities Analysis