Loading...
Ord 2347 - Design Review Winco COUNCIL BILL NO. 2479 ORDINANCE NO. 2347 AN ORDINANCE APPROVING DESIGN REVIEW APPLICATION CASE FILE NO. 03- 14 AFFECTING PROPERTY LOCATED AT 400 WOODLAND AVENUE; AND DECLARING AN EMERGENCY. WHEREAS, the applicant, Iverson's Unlimited Inc., submitted Design Review Application Case File No. 03-14 to place a 320 square foot modular office building on the east side of the Winco Foods property located at 400 Woodland Avenue; and WHEREAS, the Woodburn Community Development Director 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. 03-14; 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 No. 03-14 is approved. Section 2. That the land use application approved by Section 1 herein is 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 declared to exist and this ordinance shall take effect immediately upon passage by the Council and approval by the Mayor. Approved as to form?].C}v(r- ~ City Attorney /0-2'/- 190J Date Page 1- COUNCIL BILL NO. 2479 ORDINANCE NO. 2347 r".- .....'...-.--..-........,.....-r-...-.'-..'-- T Passed by the Council Submitted to the Mayor October 29, 2003 Approved by the Mayor October 29, 2003 Filed in the Office of the Recorder October 29, 2003 ATTEST: ~~ ~. Mary Te ant City Recorder City of Woodburn, Oregon Page 2- COUNCIL BILL NO. 2479 ORDINANCE NO. 2347 r....-....-. ....'-.--r T r EXHIBIT "A" FINDINGS AND CONCLUSIONS DESIGN REVIEW 03-14 I. APPLICATION INFORMATION: Applicant: Iverson's Unlimited Inc. P.O. Box 100 Sublimity, OR 97386 Property Owner: Winco Foods ATTN: Roger M. Roth P.O. Box 400 Woodburn, OR 97071-0400 II. NATURE OF APPLICATION: The applicant requests administrative design review approval of a 320 square foot modular office building on the east side of the Winco Foods property located at 400 Woodland Avenue. III. RELEVANT FACTS: The subject site is located at 400 Woodland Avenue and further identified on Marion County Tax Assessor's Maps as Township 5 South, Range 2 West, Section 11, Tax Lot 100 and 5 South, Range 2 West, Section 14, Tax Lot 100. The property is 82.12 acres in size and is currently being used as a distribution and warehousing center for Winco Foods. The subject property is zoned Light Industrial (IL). The adjacent properties to the north ( across Newberg Highway) and east are zoned Commercial General (CG) and designed as "Commercial" on the Woodburn Comprehensive Plan map. The property on the east is in use as Hillyer's Mid-City Ford Car Dealership and the property on the north (across Hwy 219/Newberg Hwy) is being used for the Miles Chevrolet auto dealership. The parcel to the north and west (across Woodland Avenue) is zoned Light Industrial, designated "Industrial" on the Woodburn Comprehensive Plan map and is being used for a warehouse and distribution center by the Do It Best Hardware Company. Interstate 5 extends along the southeast side of the property. The properties to the west (across Interstate 5) are zoned Commercial General (CG), designated "Commercial" on the Woodburn Comprehensive Plan map and are the location of the Wal-Mart retail store and vacant land. The Woodburn City Limits extend along the west and southeast sides of the subject site. The Urban Growth Boundary (UGB) extends along the property's west boundary. The adjacent property to the west is zoned Marion County Exclusive Farm Use (EFU) and is used as farmland. There is no wetland located on the Winco property. The subject site is located outside of the 500 year floodplain. Page 3- COUNCIL BILL NO. 2479 ORDINANCE NO. 2347 r-~ ...-----...~-r-r.--.-~.--.- "-"" The subject property has been developed with a 911,097 square foot (main building, truck maintenance garage and salvage building) food distribution facility which is owned and operated by Winco Foods. The Woodburn Community Development Director approved the partition of the subject property into two parcels (an 82.12 acre parcel and a 1.39 acre parcel) on March 11, 2003 (Case File No. PAR 02-02). In 2002 (Case File No. SPR 02-02) the Planning Commission approved an expansion of the north side of the main building with a 49,496 square foot cold storage area and a 4,629 square foot equipment storage area. This 54,125 sq. ft. addition was part of the phase III development of the overall master plan for the site. Phases I and II were approved by the Planning Commission in May of 1996 through site plan review approval (Case File No. SPR 96-05). IV. RELEVANT APPROVAL CRITERIA: WOODBURN DEVELOPMENT ORDINANCE Section 2.110 Light Industrial (IL) Section 3.101 Street Standards Section 3.102 Utilities and Easements Section 3.103 Setback, Open Space and Lot Standards, Generally Section 3.104 Access Section 3.105 Off Street Parking and Loading Section 3.106 Landscaping Standards Section 3.107 Architectural Design Guidelines and Standards V. FINDINGS: WOODBURN DEVELOPMENT ORDINANCE Section 2.1 Land Use Zoning Section 2.110 Light Industrial (IL) Section 2.110.16 Dimensional Requirements The following dimensional requirements shall be the minimum requirements for all development in the IL zone. A. Lot Standards. Lots in an IL zone shall comply with the applicable standards of Table 2.1.17. Page 4- COUNCIL BILL NO. 2479 ORDINANCE NO. 2347 r,4 .'.'-T..-r------...... .,~..,.__._- T TABLE 2.1.17 Lot Standards in an IL Zone In an IL zone the lot area for a non-residential use shall be adequate to contain all structures within the required setbacks. There shall be no minimum width or depth. FINDING: The proposed mobile office is located over 100 feet from all property lines which exceeds the required 60 foot setback from Newberg Highway /State Highway 219, 10 foot setback from Woodland Avenue and Interstate 5 and 5 foot interior yard setback. 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 modular office is proposed to be 12 feet in height which meets the above stated standard. C. Setback and Buffer Improvement Standards. 1. Front Yard Setback and Setback Abutting a Street: a. Dimensions: The minimum setback abutting a street shall be 10 feet plus any Special Setback, Section 3.103.05. FINDING: The subject parcel has frontage on Newberg Highway/State Highway 219, Woodland Avenue and Interstate 5. The required setback adjacent to Newberg Highway/State Highway 219 is 60 feet (50 foot special setback plus 10 foot front yard setback). The required setback adjacent to Woodland Avenue and Interstate 5 is 10 feet. The proposed mobile office is located over 200 feet from Interstate 5, over 300 feet from Woodland Avenue, and over 1300 feet from Newberg Highway. The proposal meets this criterion. b. Off Street Parking, Maneuvering and Storage: 1) Off street parking and storage shall be prohibited within a required setback. Page 5- COUNCIL BILL NO. 2.479 ORDINANCE NO. 2437 r..'..-. --......--T , T' 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: The applicant is not proposing any parking or storage as part of this proposal. This criterion is met. 2. Interior Side and Rear Yard Setbacks. a. Development in an IL zone shall be subject to the setback and buffer requirements of Table 2.1.18. TABLE 2.1.18 Interior Yard and Buffer Standards for IL Zones Abutting Property Landscaping Wall Interior Setback RS, R1S, RM, CO, There is no buffer Solid brick or 30 ft. P/SP zone; or yard landscaping architectural wall requirement for an with anti-graffiti Existi ng interior yard surface,noless residential unit abutting a buffer than 6 feet or wall. greater than 9 feet in heiqht. CG, DDC, IP or IL There is no buffer Alternative A: 5 ft. zone yard landscaping requirement for and Wall requirements interior yard shall be determined abutting a buffer in conjunction with ------------------------ wall. the applicable Design Review Alternative B: process. ------------------------- Zero setback abutting a building Alternative B: wall. No wall required. FINDING: The abutting property to the west is located outside of the city limits, is zoned Marion County Exclusive Farm Use (EFU), and is used as farmland. The abutting property to the east is zoned CG and is the location of a car dealership. The proposed mobile office is located over 700 feet from the car dealership property and over 1400 feet from the EFU zoned property to the west which meets the 5 foot interior yard setback. A wall is not required on the west Page 6- COUNCIL BILL NO. 2479 ORDINANCE NO. 2347 r-' .. -...-----.-,.." f T property line because the property to the west is located outside of the city limits and has a county zoning designation. A wall is not required between the subject site and the car dealership property to the east because the proposed mobile office is small in size, is compatible with the car dealership, and located a large distance from the dealership (over 700 feet). This approval criterion is met. Section 3.1 Development Guidelines and Standards Section 3.101. Street Standards FINDING: No street improvements are proposed as part of this development. Newberg Highway/State Highway 219 and Interstate 5 are under the jurisdiction of ODOT. A referral was sent to ODOT on August 20,2003. Woodland Avenue has been improved to exceed the local street standards specified in the Woodburn Transportation Systems Plan. Consequently, the standards in Section 3.101 do not apply to this project. Section 3.102. Utilities and Easements. FINDING: The existing facility currently has adequate storm, water, and sewer facilities serving the site. The applicant is not proposing to expand or alter these facilities as part of this project. Any future utility expansions or changes or future easements will be subject to the standards of the Public Works Department. No new lighting is proposed as part of this project. Section 3.103. Setbacks, Open Space and Lot Standards, Generally. Section 3.103.05. Special Street Setbacks B. Setback Requirements. Required setbacks adjacent to a street shall be in addition to the special setbacks required in this Section. The special setback distances shall be measured at right angles to the center line of the original street right of way. C. Special Provisions. Buildings, structures and paved surfaces shall not be located within the special setbacks EXCEPT as specifically provided for in the WDO. Any portion of a building or structure lawfully established within a special street setback prior to [the] date of [the] WDO shall be considered a nonconforming structure. Page 7- COUNCIL BILL NO. 2479 ORDINANCE NO. 2347 r- "'-,.-..---..- -----r-r--- T D. Special Setback Standards. Special setback standards by street classification are established in Table 3.1.1. The special setback standards shall be applied to streets within the City of Woodburn as functionally classified in the Woodburn Transportation System Plan. r TABLE 3.1.1 Special Setback Standards by Street Classification I WTSP Functional Classification Special Setback from Center Line Major Arterial 50 feet FINDING: As previously discussed in this report, the required setback adjacent to Newberg Highway/State Highway 219 (major arterial) is 60 feet (50 foot special setback plus 10 foot front yard setback). The proposed mobile office is located over 1300 feet from Newberg Highway/State Highway 219. The proposal meets this criterion. 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. FINDING: There are four direct accesses to Woodland Avenue that serve the subject site and a fifth curb cut, which is currently closed off, where the north- south and east-west portions of Woodland Avenue intersect. These accesses were approved in the initial site plan review request for the facility. No new accesses or street improvements are proposed as part of this development. 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: B. Expansion or Change of Use. Page 8- COUNCIL BILL NO. 2479 ORDINANCE NO. 2347 ,--~'"'''_...,~._~. ~ . ~ Any additional parking and/or loading required by the WDO to accommodate a change in use, or expansion of an existing use shall be subject to the following. 2. Applications subject to Type II Design Review, Section 5.102.02, where the change or expansion increases the required area for parking, loading or landscaping by 25 percent or more, shall conform to all parking, loading and landscaping to the standards of the WDO. Parking, loading and landscaping required for changes or expansions of less than 25 percent shall be limited to those necessary to conform with the increment of change or expansion. FINDING: The proposed 320 square foot mobile office does not require an increase in parking, loading or landscaping by 25% or more, therefore, the applicant is not required to comply with all the parking, loading and landscaping standards of the WDO. 3.105.02 General Provisions for Off Street Parking and Loading E. Off Street Vehicle Parking Requirements. 1. Off street vehicle parking spaces shall be provided in amounts not less than those set forth in Table 3.1.2. FINDING: Table 3.1.2 of Section 3.105 requires the greater of one space per 5,000 square foot of gross floor area or 1 space per employee for a warehousing use. The applicant's proposed mobile office is less than 5,000 square feet and no new employees will be added to the site for the proposed mobile office so no new parking spaces are required or proposed by the applicant. 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 separate and distinct. Page 9- COUNCIL BILL NO. 2479 ORDINANCE NO. 2347 T FINDING: The proposed addition and existing building total 911,417 square feet. Four loading spaces (12 feet by 30 feet) are required for 911,417 square feet of building area. There is currently 174,300 square feet of loading space on the subject site which exceeds the 5,760 square foot loading space requirement. These approval criteria a re met. 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 320 square foot mobile office does not increase the total area covered by structures and parking by 50% or more than existed at the date of the WDO adoption so the landscaping section of the WDO does not apply to this proposal. Existing trees will screen the mobile office from Interstate 5, Woodland Avenue and Newberg Highway/State Highway 219. The existing buildings on the subject site will screen the proposed mobile office from the properties to the west and south. Section 3.107 Architectural Design Guidelines and Standards Section 3.107.08 Design Guidelines for IP and IL Zones B. Design Guidelines. 1. Loading. a. Loading facilities should be located at the rear or side of structures to reduce their unsightly appearance. FINDING: The applicant is not proposing any additional loading facilities. This approval criterion is met. Page 10- COUNCIL BILL NO. 2479 ORDINANCE NO. 2347 r~ ... ..-...'.....-.-....-r---...-...-'..---....... T 2. Outdoor Storage. Outdoor storage, when permitted, should 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 any additional outdoor storage as part of this design review request. This approval criterion is met. 3. Outdoor Lighting. All outdoor lighting should 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: The applicant is not proposing any additional outdoor lighting on the subject site. This approval criterion is met. 4. Energy Efficiency. Building location, orientation, and design should encourage energy conservation and solar access. FINDING: The materials used in the proposed building will be energy efficient. This approval criterion is met. 5. Building Bulk and Scale. Long blank walls abutting streets should be avoided. The visual impact of building and scale should be reduced by: a. Articulating building facades; b. Landscaping the area abutting building walls, including plant materials that provide vertical accents; c. Tying entrances to the structure to the overall mass and composition of the building; d. Minimizing the use of smooth concrete, concrete block and all types of metal siding; e. Shading colors with brown or black to create earth tones or tinting colors with white to soften the appearance. Day-glow, flourescent and other intense colors shall be prohibited; Page 11- COUNCIL BILL NO. 2479 ORDINANCE NO. 2347 r..' ~.. .. ... .........,......-,..----.---.-......... , f. Screening exterior building equipment, including roof top equipment, from view; and g. Altering roof lines, constructing cornices, or parapets that offset the continuous plane of large buildings and extended building lines. FINDING: The proposed mobile office is square in shape with wood siding, a metal roof and brick skirting. The applicant is proposing to paint the mobile office an off-white color with a red trim. The existing off-white warehouse buildings with red trim on the subject site are also square in shape with metal siding. The design of the proposed mobile office is consistent with the existing design of the buildings on the subject site. A small existing building will screen the proposed mobile office from Interstate 5. Existing trees on the subject site will further screen the proposed mobile office from Woodland Avenue and Interstate 5. Existing buildings on the subject site will screen the proposed mobile office from the south, north and west property lines. 6. Buffer Wall. A solid brick or architectural wall 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-residential development to mitigate adverse visual, noise and/or light impacts on the abutting use when no comparable buffer exists; and FINDING: The abutting property to the west is located outside of the city limits, is zoned Marion County Exclusive Farm Use (EFU), and is used as farmland. The abutting property to the east is zoned CG and is the location of a car dealership. The proposed mobile office is located over 700 feet from the car dealership property and over 1400 feet from the EFU zoned property to the west which meets the 5 foot interior yard setback. A wall is not required on the west property line because the property to the west is located outside of the city limits and has a county zoning designation. A wall is not required between the subject site and the car dealership property to the east because the proposed mobile office is small in size, is compatible with the car dealership, and located a large distance from the dealership (over 700 feet). This approval criterion is met. Page 12- COUNCIL BILL NO. 2479 ORDINANCE NO. 2347 >r-~ -'--~..._~-r----' . T 7. Sidewalk Location and Street Trees. Sidewalks should be located at the property line along streets with street trees, Section 3.106. FINDING: Curb line sidewalks have already been constructed and street trees have already been planted along Woodland Avenue as part of the street improvement for Phase I of the Winco Foods facility. 8. Solar Access Protection. Obstruction of existing solar collectors on abutting properties by site development should be mitigated. FINDING: The above stated provision will be met because the proposed mobile office will be located over 200 feet from all of the surrounding property lines. VI. CONCLUSION: Based on the findings contained herein, all relevant approval criteria relating to this approval of the Design Review request have been met Page 13- COUNCIL BILL NO. 2479 ORDINANCE NO. 2347 ,..~' ...-.,.- ...-......".... T , EXHIBIT "B" CONDITIONS OF APPROVAL DESIGN REVIEW 03-14 COMMUNITY DEVELOPMENT DEPARTMENT: 1. The proposed development shall be in substantial conformance with the submitted site plan dated July 17, 2003, floor plan and elevation plan dated July 16, 2003 provided as Exhibit "B, except as modified by the conditions of approval contained herein. 2. The applicant shall submit a color elevation of the proposed mobile office on the subject site prior to the issuance of the building permit for review and approval by the Community Development Director. 3. The property owner/applicant shall submit to the Community Development Department a signed "Acceptance of Conditions" agreeing to all conditions of approval prior to the issuance of building permits for the expansion. 4. Any conditions attached to the approval of the design review shall be conditions on the issuance of a building permit. A violation of the conditions shall be considered a violation of the Woodburn Development Ordinance. Page 14- COUNCIL BILL NO. 2479 ORDINANCE NO. 2347 r~' '-,.._.'''-~ 1r r