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Ord 2392 - LDS Church COUNCIL BILL NO. 2602 ORDINANCE NO. 2392 AN ORDINANCE ANNEXING 9.62 ACRES OF PROPERTY INTO THE CITY OF WOODBURN LOCATED ON THE SOUTH SIDE OF MOLALLA ROAD AND NORTH OF JUNE WAY AT 2045 MOLALLA ROAD; GRANTING A ZONE CHANGE FROM MARION COUNTY UTF (URBAN TRANSITION FARM) ZONE TO CITY OF WOODBURN CG (COMMERCIAL GENERAL) ZONE; APPROVING DESIGN REVIEW APPLICATION CASE FILE NO. 04-18; AND ATTACHING CERTAIN CONDITIONS THERETO. WHEREAS, the applicant, LDS Church, submitted the following applications: Annexation 04-02, Zone Change 04-02, and Design Review 04-18; and WHEREAS, the Woodburn Comprehensive Plan and Zoning Map have established certain land uses within the City of Woodburn' s Urban Growth Boundary; and WHEREAS, the Woodburn City Council has reviewed the record pertaining to said applications and heard all public testimony presented on said applications; NOW, THEREFORE, THE CITY OF WOODBURN ORDAINS AS FOLLOWS: Section 1. That the subject property is owned by Elroy A. Olson and Jeanne M. Fredrickson and is legally described in Exhibit "A" which is affixed hereto and by this reference incorporated herein. Section 2. That the subject property is depicted on the Exhibit Map for Annexation which is affixed hereto as Exhibit "B" and is by this reference incorporated herein. Section 3. That based upon the Findings in Support, which is affixed hereto as Exhibit "C" and is by this reference incorporated herein, the subject property is hereby annexed to the City of Wood bum. Section 4. That the Woodburn Zoning Map is hereby amended as to the property described in Exhibit "A" to this Ordinance from Marion County UTF (Urban Transition Farm) Zone to City of Woodburn CG (Commercial General) Zone based upon the Findings in Support which is affixed hereto as Exhibit "C". Section 5. Development permit application Design Review 04-18 is hereby approved; based upon the Findings in Support that are affixed hereto as Exhibit "C". Section 6. That Annexation 04-02, Zone Change 04-02 and Design Review 04-18 approvals are subject to the conditions contained in Exhibit "D", which is affixed hereto and incorporated herein, which the Council finds reasonable. Page 1-COUNCILBILLNO. 2602 ORDINANCE NO. 2392 r Passed by the Council Submitted to the Mayor Approved by the Mayor ::::eOff&~ City of Woodburn, Oregon January January January Approved as to form~ 1"fj- /&6 City Attorney Page 2 - COUNCIL BILL NO. 2602 ORDINANCE NO. 2392 r WARRAN1V DUO UNO'''IDUALI 'OL u. Exhibit" A" C'Q tt , ...,,""\. cal'" .,In_, COfW-V'" \. P'. ... \tI1\ ,Iel proptl\V si\ua\. In the Coun'" , \ I t 0(,1 \) L\ lOO' , St." 01 O,"*"" detcribllllt: , P'llfJl r ',4~M$, .HAlf"'''' (!.()fJ~-r'l, t:J~tMI \ . . :tD, ~e.t:(J,cO tJ /fJ ?SIAlIII !tA"-$ Foil ""~\"" \ \\" .. . 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"- 0 ~ L" 09'9Sl "e ~~I It! I '-'1~~'li'b '" .....\.. . ..... · .'. ::..- ~:, ..~., ......... .... ,-- -,' .$)I: I , I I ..... L. ...:,.,:.......... .... . ""'" it <%-,....... '< .~ 0 W l...... ./ . ...... · ..... l,:" ~ ~~ ~ .i> -::c, ~ <1, ~ ~.:.: J .,~;i"".. ............. .... :; ~~\ ~ .;" ii" ~ \\ '-r.,' .. .... ". ., ~ ~ :f .-\f;. /:C]'or i' ....... .....,,: ......... \ ! -\ \~;..J.'.<""." t\. ~ ill ~ A '0..., ! %-:"<'~~,' .......<)~""" . . .... .. .' .. :. ..' . . .... ' . .... . u.'. '.. [ '. .. . r '- - , . . ..... . :..::."-" .' .. j . # '" EXHIBIT "C" FINDINGS IN SUPPORT ANNEXATION 04-02 ZONE CHANGE 04-02 DESIGN REVIEW 04-18 I. APPLICATION INFORMATION: Applicant: LOS Church A TTN: Mark Cottle 395 N. Sherwood Sherwood, OR 97140 Property Owner: Elroy Olson and Jeanne M. Fredrickson 10730 Portland Road NE Brooks, OR 97305 II. NATURE OF APPLICATION: The applicant proposes to annex 9.62 acres of land into the City of Woodburn and change the zoning of the property from Marion County "Urban Transition Farm" (UTF) to City of Woodburn "Commercial General" (CG) located at 2045 Molalla Road. The applicant also requests design review approval for a 25,000 square foot church facility, 300 square foot storage building and 1,800 square foot pavilion (covered picnic shelter). III. RELEVANT FACTS: The subject property is 9.62 acres in size and is located at 2045 Molalla Road. It is identified specifically on Marion County Assessor Maps as Township 5 South, Range 1 West, Section 8A, Tax Lot #5200, Lot #3 of the Woodburn Fruit Tracts. The subject property is zoned Marion County "Urban Transition Farm" (UTF), designated "Commercial" on the Woodburn Comprehensive Plan Map, and is the location of an existing single family dwelling and shed. The properties located to the west of the subject site are zoned City of Woodburn CG and Marion County UTF, designated "Commercial" on the Woodburn Comprehensive Plan Map, and are location of commercial uses. The properties located to the east of the subject site are zoned Marion County UTF, designated "Commercial" on the Woodburn Comprehensive Plan Map, and are location of a single family dwelling and vacant land. The properties to the south of the subject site (across Highway 211/Molalla Road) are zoned City of Woodburn Medium Density Residential (RM), designated Residential> 12 Units Per Acre and are the location of single family dwellings and a church under construction. The property located to the ANNX 04-02, ZC 04-02 & DR 04-18 Page 1 r north of the subject site is zoned Marion County "Exclusive Farm Use" (EFU), is located outside of the Urban Growth Boundary and is the location of the Maclaren Youth Correctional Facility. No wetlands are located on the subject property and it is located outside of the 500 year floodplain. IV. RELEVANT APPROVAL CRITERIA: Annexation 04-02: A. WOODBURN DEVELOPMENT ORDINANCE Section 5.104.01 Annexation B. WOODBURN COMPREHENSIVE PLAN Zone Chanae 04-02: A. WOODBURN DEVELOPMENT ORDINANCE Section 5.104.04 Zoning Map Change; Owner Initiated B. WOODBURN COMPREHENSIVE PLAN Desian Review 04-18: WOODBURN DEVELOPMENT ORDINANCE Section 2.106 Commercial General (CG) Section 3.101 Street Standards Section 3.102 Utilities and Easements Section 3.104 Access Section 3.105 Off Streets Parking and Loading Section 3.106 Landscaping Standards Section 3.107 Architectural Design Guidelines and Standards Section 5.103.02 Design Review for All Structures 1000 Sq. Ft. OR MORE V. FINDINGS: Annexation 04-02: A. Woodburn Development Ordinance Section 5.104.01 Annexation: Section 5.104.01.0 Application Criteria 1. Annexation a. Findings showing compliance with applicable Woodburn Comprehensive Plan goals and policies ANNX 04-02, ZC 04-02 & DR 04-18 Page 2 regarding annexation, with the applicant bearing responsibility for the burden of proof. FINDING: Findings showing compliance with applicable Woodburn Comprehensive Plan goals and policies are provided later in this report. This approval criterion is satisfied. b. Territory to be annexed 1) Shall be contiguous to the City of Woodburn; and 2) Shall either: a) Link to master plan public facilities with adequate capacity to serve development of the uses and densities indicated by the Woodburn Comprehensive Plan; or b) Guarantee the facility linkages with adequate capacity, financed by the applicant. FINDING: The west property line and south property line of the subject site are contiguous to the City of Woodburn city limits. Water, wastewater and storm sewer service can be provided to the subject site. The site is currently being served by a storm sewer system regulated by ODOT. The existing sanitary sewer main in Highway 211 can be utilized to provide wastewater service to the development. This is an abandoned force main being converted to a gravity sewer system by the city. The city has done some rehabilitation work on the system, however, further rehabilitation may be required to meet current standards prior to being put into service. The applicant is proposing to connect to the existing 12" diameter water main on the south side of Highway 211. The main is adjacent to the Woodburn Crest Estates Subdivision only and is a dead end system being served by an 8" diameter main from June Way. To ensure proper fire flows and fire protection, the 12" diameter main in Highway 211 will be looped to the existing 12" diameter water main near the northeast corner of the Safeway site as shown on the applicant's site plan. The applicant states that "the applicant will pay for all linkage and capacity issues." This approval criterion is satisfied. c. Annexations shall show a demonstrated community need for additional territory and development based on the following considerations: ANNX 04-02, ZC 04-02 & DR 04-18 Page 3 r FINDING: The applicant's annexation request should be approved because the following considerations discussed below are met. 1) Lands designated for residential and community uses should demonstrate substantial conformance to: a), b), and e) and at least one of c) (i), c (ii) or d), as stated below; a) Infill. The territory to be annexed should be contiguous to the City on two or more sides; FINDING: The west property line and south property line of the subject site are contiguous to the City of Woodburn city limits. b) Residential Buildable Land Inventory. The territory to be annexed should not increase the inventory of buildable land designated on the Comprehensive Plan as Low or High Density Residential within the City to more than a 5-year supply; FINDING: The property to be annexed will not increase the inventory of buildable land on the Comprehensive Plan as Low or High Density Residential within the City to more than a 5-year supply because a church is proposed on the subject site instead of a residential development. c) Street Connectivity. It is feasible for development of the site to either: (i) Complete or extend the arterial/collector street pattern as depicted on the Woodburn Transportation System Plan; or FINDING: Highway 211, classified as a major arterial in the Woodburn Transportation System Plan, abuts the south side of the subject site and is under the jurisdiction of the Oregon Department of Transportation (ODOT). ODOT commented ". .. Generally, the applicant will have to apply for and obtain an approach road permit from ODOT for ANNX 04-02, ZC 04-02 & DR 04-18 Page 4 T access to the state highway. ODOT will require improvements to the property frontage (curb, gutter, sidewalk) consistent with the City's Transportation System Plan, which designates OR 211 in this area as a major arterial. The standard section for a major arterial is five lanes, however, the TSP indicates that OR 211 is envisioned as either 3 or 5 lanes east of OR 99E. Since the existing highway is 3 lanes and recent improvements farther to the west have been for a 3-lane section, our expectation is that a 3-lane section will be sufficient in this area. The approach road permit will specify the requirements for the location and design of the access to the property and frontage improvements..." e) Reinforcement of Public Investment. The territory proposed for annexation should reflect the City's goals for directing growth by using public facility capacity that has been funded by the City's capital improvement program; FINDING: The Public Works Department stated that the City's water and wastewater facilities, funded through the City's capital improvement program, have adequate capacity to provide services to the proposed development. Any site specific capacity issues will be upgraded by the developer. B. Woodburn Comprehensive Plan IX. Goals and Policies O. Annexation Goals and Policies D-1. The goal is to guide the shape and geographic area of the City within the urban growth boundary so the City limits: A. Define a compact service area for the City; B. Reflect a cohesive land area that is all contained within the City; and C. Provide the opportunity for growth in keeping with the City's goals and capacity to serve urban development. 0-2. The goal is to clearly establish the intent of each proposed expansion of the City; to assess the proposal's conformance ANNX 04-02, ZC 04-02 & DR 04-18 Page 5 r with the City's plans and facility capacity and to assess its impact on the community prior to deeming an annexation application complete. FINDING: Annexation of the subject property is consistent with the above goals because water, wastewater and storm sewer service can be provided to the subject site. The applicant states that "the applicant will pay for all linkage and capacity issues.. .The Church is committed to paying all costs associated with the development of the site so the City is not burdened with its impact." 0-3. The goal is to achieve greater utilization of land within the City by: a. Incorporating all of the territory within the City limits that will be of benefit to the City into the City. b. Providing the opportunity for the urban in-fill of vacant and under utilized property that is currently unincorporated and surrounded by the City. c. Fostering an efficient pattern of urban development in the City, maximizing the use of existing City facilities and services, and balancing the costs of City services among all benefited residents and development by incorporating all territory into the City limits that will be of benefit. FINDING: Annexation of the subject property is consistent with the above goals because the applicant's proposed church use will provide a service to the community. Water, wastewater and storm sewer service can be provided to the subject site. The applicant states that "the applicant will pay for all linkage and capacity issues." The proposed development will provide a needed church service to the community. Zone Chanae 04-02: Woodburn Development Ordinance Section 5.104.04 Zoning Map Change; Owner Initiated Section 5.104.04.C Criteria. 1. Evidence proving a need for the proposed use and the other permitted uses within the proposed zoning designation. ANNX 04-02, ZC 04-02 & DR 04-18 Page 6 r FINDING: The applicant is proposing a church use on the subject property which is a permitted use in the CG zone. The CG zone is consistent with the Commercial land use designation for the subject property as shown on the Woodburn Comprehensive Plan Map. 2. Evidence that the subject property best meets the need relative to other properties in the existing developable land inventory already designated with the same zone considering size, location, configuration, visibility and other significant attributes of the subject property. FINDING: The applicant is not proposing to change the zoning on the subject site from one city zoning designation to another. Rather, the applicant is proposing to change the zoning designation on the subject property from a Marion County zoning of "Urban Transition Farm" (UTF) to a City of Woodburn zoning of "Commercial General" (CG) as required by the annexation process. The proposed CG zoning on the subject property is consistent with the Commercial land use designation of the Woodburn Comprehensive Plan. This approval criterion is met. B. Woodburn Comprehensive Plan FINDING: Applicable goals and policies have been satisfied through the implementation of the Woodburn Development Ordinance and other applicable ordinances in affect at the time of approval. The designated land use for the property is Commercial on the Comprehensive Plan Map which is consistent with the proposed Commercial General zone designation. Desian Review 04-18: WOODBURN DEVELOPMENT ORDINANCE Section 2.106 Commercial General (CG) Section 2.106.01 Permitted Uses The following uses, when developed under the applicable development standards of the WDO, are permitted in the CG zone. P. Other Services 11. Religious, civic and social organizations. (813) FINDING: The applicant is proposing a church which is an outright ANNX 04-02, ZC 04-02 & DR 04-18 Page 7 ~ permitted use in the CG zone. This approval criterion is met. Section 2.106.05 Dimensional Standards FINDING: A proposed 300 square foot storage building on the east side of the subject site and 1,800 square foot pavilion (picnic shelter) are proposed on the north side of the subject site. These accessory structures are reviewed below in conjunction with the main church building because accessory buildings that are used for a non residential use have the same setback and height requirements as the primary building/use per Section 2.202.02. 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-residential 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 later in this report. 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 of the buildings will be 32 feet which meets the 70 foot maximum height allowed in the CG zone. The maximum height of the steeple is 70 feet which also meets the 70 foot maximum height allowed in the CG zone. This approval criterion is met. C. Setback and Buffer Improvement Standards. 1. Front Yard Setback and Setback Abutting a Street: ANNX 04-02, ZC 04-02 & DR 04-18 Page 8 v a. Dimensions: 1) The minimum setback abutting a street shall be 15 feet plus any Special Setback, Section 3.103.05. FINDING: Highway 211 is classified as a major arterial in the Woodburn Transportation System Plan (TSP). A major arterial is required to have a 65 foot special setback (50 foot special setback plus the required 15 foot front yard setback) from the centerline of the street. The applicant's proposed buildings are located over 140 feet from the front property line which far exceeds the required 65 foot special setback requirement from the centerline of Highway 211. b. Off Street Parking and Maneuvering: 1) Off street parking and storage shall be prohibited within a required setback. FINDING: No parking or storage is proposed to be located in the 65 foot special setback from the centerline of Highway 211. This approval criterion is 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 is not proposing to place the above listed items in the required 10 foot vision clearance triangle at the access driveway on Highway 211. 2. Interior Side and Rear Yard Setbacks. a. Development in a CG zone shall be subject to the setback and buffer requirements of Table 2.1.11. (See Table on the next page.) ANNX 04-02, ZC 04-02 & DR 04-18 Page 9 r TABLE 2.1.11 Interior Yard and Buffer Standards for CG Zones Abutting Property Setback Landscaping Wall Interior RS, RIS, or RM zone There is no buffer yard landscaping requirement for an interior yard abutting a buffer wall. Solid brick or architectural 10 ft. wall with anti-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: Alternative A: Wall requirement shall be 5 ft. determined in conjunction with the applicable Design Review Process. -------..-----------------..----- -..-----..-------- Alternative B: Alternative B: No wall required. Zero setback abutting a building wall. FINDING: The abutting property to the north is located in Marion County and is zoned "Exclusive Farm Use" (EFU). A 5 foot interior yard setback is required on the north side of the subject site. The proposed development is located over 130 feet from the north property line which meets the 5 foot interior yard setback requirement. The property located to the west of the subject site is zoned "Commercial General" which requires a 5 foot interior yard setback. The applicant's proposed parking facilities and buildings are located over 80 feet from the west property line which meets the 5 foot required interior yard setback requirement. The abutting properties located to the east of the subject site are zoned Marion County "Urban Transition Farm." The applicant's proposed parking facilities and buildings are located over 39 feet from the east property line which meets the 5 foot required interior yard setback requirement. A wall is not required on the west property line because the applicant is proposing an access road along the west side of the subject site that can be shared with the properties located to the west of the applicant's property. The properties located to the west of the subject site are the location of commercial uses that are compatible with the applicant's proposed church use. The property located to the north of the subject site is located outside of the city limits and urban growth boundary, is zoned Marion County EFU, and is the location of a correctional facility. Fencing is already located on the north property line of the subject site. The properties located to the east of the subject site are zoned Marion County UTF, designated "Commercial" on the Woodburn Comprehensive Plan Map, and are location of a single family dwelling and vacant land. ANNX 04-02, ZC 04-02 & DR 04-18 Page 10 r The applicant is proposing a 6 foot chain link fence along the east property line of the subject site where the building and parking facilities are located. A condition of approval is that a 6 foot chain link fence, subject to the vision clearance standards in Section 2.202.03, shall be constructed on the east property line of the subject site prior to final occupancy. The applicant is proposing a significant amount of landscaping on the east side of the subject site and on the front portion of the subject site adjacent to the residential dwelling. The proposed building setbacks, landscaping and chain link fence will be sufficient to buffer the surrounding properties from the proposed development. This approval criterion is met. b. The building setback from a private access easement shall be a minimum of 5 feet. FINDING: No private access easements are proposed. This approval criterion is met. 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 setback. This approval criterion is met. 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 Section 3.110. FINDING: The applicant shows a 13.92 square foot stone wall sign on the north side of the proposed church building which meets the maximum allowable wall sign area of 133 square feet. Any other signs that are proposed in the future will be subject to Section 3.110. 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 ANNX 04-02, ZC 04-02 & DR 04-18 Page 11 r and trees shall be installed by the property owner to the standards of Section 3.101 and 3.106. FINDING: Highway 211 and the required street improvement, including sidewalks, are under the jurisdiction of the Oregon Department of Transportation (ODOT). The subject site possesses approximately 440 feet of frontage abutting Highway 211. The submitted landscaping plan shows 36 "Red Alder" trees (Alnus rubra), classified as a large tree according to Section 6.103. Eight large trees are required for 440 feet of frontage. The applicant is proposing to far exceed the 8 large street tree requirement. This approval criterion is met. 3. Common refuse collection facilities shall be screened on all sides by an architectural block wall and solid gate, both with an anti-graffiti surface, a minimum of six feet and a maximum of seven feet in height. FINDING: The applicant is proposing a brick wall 6 feet in height, sealed with brick sealer to resist graffiti, around the refuse collection facility. The trash enclosure will have a solid metal gate. This approval criterion is met. Section 3.101 Street Standards Section 3.101.02 General Provisions 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. 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 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.. . ANNX 04-02, ZC 04-02 & DR 04-18 Page 12 T 2. Boundary Street Standard. (Figure 6.12) a. Right of Way Standard. The full right of way for the subject street classification, Section 3.101.03, shall be required for a boundary street without an approved exception or variance. The minimum standard for a boundary street right of way shall be no less than the width necessary to accommodate the boundary street improvement standard. b. Street Improvement Standard. The full street improvement for the subject street classification, Section 3.101.03, shall be provided for a boundary street without an approved exception or variance. The minimum boundary street improvement standard shall be equivalent to: (1) One, 12 foot wide travel lane in each direction, including curbs in each direction where the classification specifies a maximum standard of two travel lanes; (2) Required drainage facilities; and (3) In addition to the improvements cited in 1) above, the full improvement of the street from the center line to the boundary of the subject property plus any center turn lane as described for the street classification. J. Sidewalks. All sidewalks shall be a minimum of 5 feet wide, excluding the curb, and located one foot from the right of way line EXCEPT in the DOC Zone or as otherwise approved by variance. Section 3.101.03 Right of Way and Improvement Standards (Figure 6.9) A. The street right of way and improvement cross-sectional standards required for development are depicted in the Woodburn Transportation System Plan Figure 30, EXCLUDING: Local Residential WI Parking Both Sides "Skinny" Street; Local Residential WI Parking One Side -"Skinny" Street; and Local Residential Street WI No Parking. (See Figure 6.6) ANNX 04-02, ZC 04-02 & DR 04-18 Page 13 FINDING: An access permit from the City of Woodburn is not required for the proposed driveway access to the church because Highway 211 , the boundary and connecting street, is under the jurisdiction of the Oregon Department of Transportation and will be subject to the requirements of OAR 734-051. ODOT commented "...Generally, the applicant will have to apply for and obtain an approach road permit from ODOT for access to the state highway. ODOT will require improvements to the property frontage (curb, gutter, sidewalk) consistent with the City's Transportation System Plan, which designates OR 211 in this area as a major arterial. The standard section for a major arterial is five lanes, however, the TSP indicates that OR 211 is envisioned as either 3 or 5 lanes east of OR 99E. Since the existing highway is 3 lanes and recent improvements farther to the west have been for a 3-lane section, our expectation is that a 3-lane section will be sufficient in this area. The approach road permit will specify the requirements for the location and design of the access to the property and frontage improvements..." This criterion will be met. Section 3.102 Utilities and Easements Section 3.102.01 Water, Sanitary Sewer and Storm Drainage Facilities Municipal water, sanitary sewer and storm drainage facilities shall be installed to applicable Public Works Department and state standards. FINDING: Water, wastewater and storm sewer service can be provided to the subject site. The site is currently being served by a storm sewer system regulated by ODOT. The existing sanitary sewer main in Highway 211 can be utilized to provide wastewater service to the development. This is an abandoned force main being converted to a gravity sewer system by the city. The city has done some rehabilitation work on the system, however, further rehabilitation may be required to meet current standards prior to being put into service. The applicant is proposing to connect to the existing 12" diameter water main on the south side of Highway 211. The main is adjacent to the Woodburn Crest Subdivision only and is a dead end system being served by an 8" diameter main from June Way. To ensure proper fire flows and fire protection, the 12" diameter in Highway 211 will be looped to the existing 12" diameter water main near the northeast corner of the Safeway site as shown on the applicant's site plan. A minimum 16 foot wide easement shall be conveyed to the City of Woodburn for the on-site city maintained water system. The applicant states that "the applicant will pay for all linkage and capacity issues." This approval criterion is satisfied. A. Public Utility Easements (PUE). 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 ANNX 04-02, ZC 04-02 & DR 04-18 Page 14 r 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 public municipal water, sanitary sewer and storm drainage utility easement dedications required by the proposed development will be subject to the requirements of the Public Works Department and the WDO. B. Creeks and Watercourse Maintenance Easements. FINDING: There are no creeks or watercourses on the subject property for which maintenance easements will be required. This approval criterion is 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. FINDING: The applicant is proposing a driveway access to the subject site from Highway 211. This approval criterion is met. B. Access to City Streets, Permit Required. 2. A Traffic Impact Analysis (TIA) may be required by the Public Works Director prior to the approval of a City access or street construction permit when the Director estimates a development proposal may generate either 100 or more additional, peak hour trips, or 1,000 or more additional daily trips, within ten years of a development application. A TIA shall evaluate the traffic impacts projected of a development proposal and the estimated effectiveness of potential traffic impact mitigation measures. The methodology for a TIA shall be consistent with Public Works Department guidelines. FINDING: The Woodburn Transportation Manager indicated that the proposal would not require a TIA because the proposed development is not anticipated to generate 100 or more additional, peak hour trips, or 1,000 or more additional daily trips, within ten years of the development application. This approval criterion is met. C. Access to State Streets, Highways, and Interchanges. ANNX 04-02, ZC 04-02 & DR 04-18 Page 15 Access to a transportation facility under the jurisdiction of the Oregon Department of Transportation (ODOT) shall be subject to the requirements of OAR 734-051. FINDING: The Oregon Department of Transportation commented that the applicant will have to apply for and obtain an approach road permit from ODOT for access to the state highway. Section 3.104.03 Driveway Access Guidelines, Type II and III Applications Section 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 minimum, 36 feet maximum. ("No parking" restrictions shall be posted by the owner.) FINDING: The applicant is proposing a 36 foot wide paved two-way driveway width which meets the 26 foot minimum and 36 foot maximum driveway width requirement. 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 driveway crossing the setback to be perpendicular to the setback. This approval criterion is met. Section 3.104.03.A.2 Joint/Shared Access. c. Medium density residential, commercial, industrial uses and other development subject to Type II or III Design Review located on the same lot, or on abutting lots, that abut a Major Arterial, Minor Arterial, or Service Collector should be designed to share access to those streets... d. Shared/Joint Access Agreements. Shared access agreements serving properties under separate ownership shall be subject to legal documentation, to the satisfaction of the City Attorney, ANNX 04-02, ZC 04-02 & DR 04-18 Page 16 ~ establishing permanent use of the access. The agreement shall be recorded with the County Recorder and filed with the Community Development Director. FINDING: The subject site and the adjacent commercial properties to the west are located on Highway 211 which is classified in the Woodburn Transportation System Plan as a Major Arterial. The proposed use and abutting uses to the west should share access to Highway 211. A condition of approval is that the applicant shall provide a shared/reciprocal access easement agreement for the proposed driveway on the subject site with the properties located to the west to be reviewed and approved by the legal department per Section 3.1 04.03.A.2.d prior to the issuance of the building permit. The agreement shall be recorded with the County Recorder and filed with the Community Development Director. 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 WDO. FINDING: The proposed 25,000 square foot building on the subject site is required to meet all of the requirements in this section of the WDO. Section 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: The parking requirement for the site is 272 spaces: 1 space per 35 square feet of gross floor area of the primary assembly room (9,508 square feet of primary assembly room). The submitted site plan shows a total of 292 spaces to be provided. This approval criterion is 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. ANNX 04-02, ZC 04-02 & DR 04-18 Page 17 FINDING: The submitted site plan shows 7 disabled person vehicle parking spaces provided which meets the 7 disabled person vehicle parking spaces required for parking lots containing 201-300 spaces per the Uniform Building Code. This criterion is 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. FINDING: According to Table 3.1.3, the proposed church is required to have two loading spaces measuring 30 in depth and 12 feet in width with 14 feet of clearance. The submitted site plan shows two 12 foot by 30 foot loading spaces on the north side of the proposed parking facilities. This approval criterion is 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 all 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: Vehicle parking and loading areas will be graded to provide storm drainage facilities as approved by the Public Works Director. 3. Bumper Guards and Wheel Barriers. All vehicle parking spaces, EXCEPT those for single family and duplex dwellings, shall be constructed with bumper guards or wheel barriers that prevent vehicles from damaging structures or projecting over walkways, access ways or abutting property or rights of way. FINDING: Bumper guard and wheel barriers are not necessary for the proposed parking spaces because none of the parking spaces abut a building, or rights of way. In addition, the walkways are wide ANNX 04-02, ZC 04-02 & DR 04-18 Page 18 enough (minimum of 6 feet) to allow for the overhang of vehicles. This approval criterion is 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. 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 has submitted a site plan showing 292 parking spaces, which include 7 disabled parking spaces. The disabled parking spaces are not subject to Table 3.1.4. The parking spaces have been designed at a 450 angle with a minimum width of 9 feet, minimum stall depth of 20 feet, and minimum 2-way aisle width of 24 feet. Off street parking and maneuvering areas with these dimensions meet the minimum 9-foot width, 19-foot stall depth and 24-foot 2-way aisle width required by Table 3.1.4. These standards are met. 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 required to provide 7 disabled person vehicular parking spaces. Compliance with the State and Federal design standards will be reviewed when the building permit is submitted. This approval criterion will be met. 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: The applicant is not proposing directional markings and signs to control movement because all traffic is proposed to be two- way traffic. 6. 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. ANNX 04-02, ZC 04-02 & DR 04-18 Page 19 r The total width of the lines shall delineate a separation of 2 feet. FINDING: The applicant has submitted a site plan showing parking spaces delineated by double parallel lines with a 2-foot separation, which complies with the above requirement. 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: The applicant submitted an electrical site plan showing that all outdoor lighting is contained on the subject site. 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: Compliance with landscaping requirements is discussed in Section 3.106 of this report. 10. On-site 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 required off street parking for the site is 292 parking spaces which requires 20 bicycle parking spaces. The site plan shows 5 bicycle parking spaces adjacent to each side of the south- east and south-west entrances to the building for a total of 20 bicycle parking spaces. This approval criterion is met. I. Joint Use Vehicle Parking. 1. A parking area may be used for a loading area during those times when the vehicle parking area is not in use for parking. FINDING: The applicant is proposing to use parking spaces located on the north side of the subject site for their loading area. The applicant stated in their submitted narrative that "If any loading occurs, it will not occur during hours of operation." The above stated approval criterion will be met. ANNX 04-02, ZC 04-02 & DR 04-18 Page 20 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 applicant submitted a landscaping plan in conjunction with this proposal. Compliance with the requirements of Section 3.106 is discussed below. Section 3.106.02 General Requirements A. 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 landscaping plan in conjunction with this proposal. A condition of approval is that an irrigation plan be provided to the Community Development Department for review and approval prior to the issuance of the building permit. This criterion is met. B. 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 states that irrigation will be provided for all of the proposed landscaping. All of the landscaping on the site is required to be irrigated. A condition of approval is that prior to issuance of the building permit, a final irrigation plan shall be submitted showing irrigation to all of the proposed landscaping on the site. ANNX 04-02, ZC 04-02 & DR 04-18 Page 21 r E. 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 for all landscaping located on the subject site. Section 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 DDC zone, street trees shall be planted to City standards prior to occupancy. a. Acceptable Types of Trees. See. Section 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 to the following intervals within the right of way, subject to Clear Vision Area standards, Section 3.103.10 and Section 6.103: 1) Four (4) small trees per 100 feet of street frontage; 2) Three (3) medium trees per 100 feet of street frontage; or 3) Two (2) large trees per 100 feet of street frontage. FINDING: The subject site possesses approximately 440 feet of frontage abutting Highway 211. The submitted landscaping plan shows 36 "Red Alder" trees (Alnus rubra) which are classified as a large tree according to Section 6.103. Eight large trees are required for 440 feet of frontage. The applicant is proposing to far exceed the 8 large street tree requirement. This approval criterion is met. 2. Front Yard and Yard Abutting a Street. a. Landscaping Density for non-residential uses in the RS and R1 S zone and all uses in the RM, P, IL and IP zones. All front yards and yards abutting a street shall be ANNX 04-02, ZC 04-02 & DR 04-18 Page 22 T landscaped at a density of one (1) plant unit (PU) per 20 sq. ft. FINDING: Approximately 3,903 Plant Units (PU) are required in the front yard of the subject site to meet the 1 PU per 20 square foot requirement. The applicant is proposing to provide 79, 170 Plant Units in the front yard of the subject site which far exceeds the 1 PU per 20 square foot front yard landscaping requirement. This approval criterion is met. 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: Commercial uses are located to the west of the subject site. The proposed church use and abutting commercial uses are compatible so no buffer yard landscaping is required on the west side of the subject site. The property located to the north of the subject site is zoned Marion County "Exclusive Farm Use" (EFU), is located outside of the Urban Growth Boundary and is the location of the Maclaren Youth Correctional Facility. Buffer yard landscaping is not necessary between the proposed church use and the correctional facility because the church use is not more intensive than the correctional facility use. The abutting properties located to the east of the subject site are zoned Marion County "Urban Transition Farm." A single family dwelling and vacant land are located on the properties located to the east of the subject site. A buffer yard is necessary between the church use and the single family dwelling use because the church use is a more intensive use than the dwelling use. Approximately 1,400 plant units are required in the buffer yard on the east side of the site to meet the 1 plant unit per 20 sq. ft. requirement. The applicant is proposing 18,205 plant units in the buffer yard on the east side of the site which far exceeds the 1,400 plant unit requirement. 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. ANNX 04-02, ZC 04-02 & DR 04-18 Page 23 FINDING: Approximately 26,100 square feet of landscaping is required within the parking and circulation facilities to meet the landscaping equivalent to 20% of the paved surface area requirement listed above. The applicant is proposing approximately 41,050 square feet of landscaping in the paved parking area and within 20 feet of the edge of the off street parking improvements which exceeds the 26,100 square feet of landscaping required for the parking area. This approval criterion is met. 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: Approximately 7,500 plant units are required on the yard area of the subject site to meet the 1 plant unit per 50 square feet requirement listed above. The applicant is proposing over 121,373 plant units in the yard areas of the subject site which far exceeds the 7,500 plant unit requirement. This approval criterion is met Section 3.106.05 Planting Standards B. Curbs. A six-inch concrete curb shall be provided between a landscaped area and a parking area or access way. FINDING: The submitted site plan shows a 6-inch concrete curb between off street parking and circulation areas and the landscaped areas on the site. This approval criterion is met. 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. ANNX 04-02, ZC 04-02 & DR 04-18 Page 24 T FINDING: The House of Worship facility, including the proposed main church building, proposed storage building and pavilion, are non- residential structures proposed within the CG zone, and are subject to the architectural design guidelines of Section 3.107.06. 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 textures. 4) Arcades, awnings, canopies and/porches. FINDING: The southern fac;ade of the proposed main church building is visible from Highway 211. The north, west and east facades are visible from the proposed parking areas on the subject site. The submitted building elevations show the southern fac;ade offset laterally by a 15 foot structural protrusion and covered porch. The submitted building elevations show the northern fac;ade offset laterally by a 19 foot structural protrusion and covered porch. The west and east sides of the proposed building have 10 foot structural protrusions and covered walkways. Brick columns and quoins accent all of the proposed building facades of the main church building. Building materials for the proposed main church building include brick and stone. In addition, the structure incorporates public doorways and passageways through the building. The proposed 10 foot tall storage building located to the east of the main church building is proposed to be constructed with brick and roof shingles to match the main church building. The pavilion has steel columns, vaulted ceiling and composition shingles on the roof. These criteria are met. 2. Materials and Textures Guidelines. ANNX 04-02, ZC 04-02 & DR 04-18 Page 25 T a. Building exteriors should exhibit finishes and textures that reduce the visual monotony of bulky structures and large structural spaces; enhance visual interest of wall surfaces and harmonize with the structural design. 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. 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-glo," or any similar bright color should not be used on the building exterior. FINDING: The south elevation of the subject site faces Highway 211. Doors with windows and additional windows are located on the east and west sides of the south main building fagade. A series of arches in the roof line, brick columns, brick quoins and a steeple will enhance the visual interest of the south wall surface. The proposed building materials include brick and stone which meet the design guidelines listed above. The combination of the earth tone brick color and stone will be aesthetically pleasing. The earth tone brick color will comprise the majority of the building surface. The proposed colors and materials are included on the materials sample board submitted in conjunction with this application. The proposed 10 foot tall storage building located to the east of the main church building will be constructed with brick and roof shingles to match the main church building. The pavilion (covered picnic shelter) has steel columns, a vaulted ceiling and ANNX 04-02, ZC 04-02 & DR 04-18 Page 26 composition shingles on the roof which will match the proposed buildings on the subject site. This design guideline is met. 3. Multi-planed Roof Guidelines. a. The roof line at the top of a structure should establish a distinctive top to the building. b. The roof line should not be flat or hold the same roof line over extended distances. Rather the roof line should incorporate variations, such as: 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 roof of the main church building, storage building and pavilion are arched. The proposed steeple provides for an offset in the plane of the roof of the main church building. The porches and covered walkways on the main church building also provide for offsets in the plane of the roof. This design guideline is met. 4. Roof Mounted Equipment Guidelines. All roof mounted equipment, EXCEPT solar collectors, should be screened from public view from streets abutting the building site by: a. Locating room mounted equipment below the highest vertical element of the building; or b. Screening roof top equipment using materials of the same character as the structure's basic materials. FINDING: The submitted elevations do not show any roof-mounted equipment atop the proposed structure. Any future roof-mounted equipment will be required to be screened in compliance with the above criteria. 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: ANNX 04-02, ZC 04-02 & DR 04-18 Page 27 ~ 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 is proposing vestibules ranging in size from 48 square feet to 160 square feet on the main pedestrian entrances located on the south, east and west sides of the main church building to provide weather protection for pedestrians. Roof overhangs are also proposed on all sides of the main church building to provide weather protection for pedestrians. The main church building and storage building are constructed with brick and matching roofing materials to provide for a constant color and pattern scheme. The pavilion is intended to provide for a cover (weather protection> for a picnic area. No internal back lighting is proposed. This design guideline is met. 6. Landscaping and Screening Guidelines. The landscaping required by the standards of the WDO should be augmented to address site specific visual impacts or abutting uses and the visual character of the surrounding area. FINDING: The applicant is proposing to far exceed the front yard landscaping requirement, parking lot landscaping requirement, overall site landscaping requirement, and buffer yard landscaping requirement on all sides of the subject site as was previously discussed in this report. This design guideline is met. 7. 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, ANNX 04-02, ZC 04-02 & DR 04-18 Page 28 ~ noise and/or light impacts on the abutting use when no comparable buffer exists. b. Shall be constructed where the standards of the underlying zone require such a wall for non-residential use in, or abutting, a RS, R1s or RM zoning district. FINDING: RS, R1 S, and RM zoned properties do not abut the subject site so a solid brick or architectural wall is not required on the subject site as is specified in Table 2.1.11 of the CG zone. 8. Sidewalk location and Street Trees. Sidewalks should be located at the property line along streets with street trees. FINDING: Highway 211 is under the jurisdiction of the Oregon Department of Transportation (ODOT) so the sidewalk requirement will be determined through the ODOT permitting process. The subject site possesses approximately 440 feet of frontage abutting Highway 211. The submitted landscaping plan shows 36 "Red Alder" trees (Alnus rubra), classified as large trees according to Section 6.103. Eight large trees are required for 440 feet of frontage. The applicant is proposing to far exceed the 8 large street tree requirement. 9. Solar Access Protection. Obstruction of existing solar collectors on abutting properties by development should be mitigated. FINDING: The proposed structure and landscaping will not impede solar access on adjacent properties. This 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. 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. ANNX 04-02, ZC 04-02 & DR 04-18 Page 29 2) New parking lots abutting major streets should connect internally with the parking lots of abutting commercial uses or land zoned for commercial use. 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. 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 parking. FINDING: The site plan shows a direct pedestrian access to the proposed main church building and the storage building from the sidewalk abutting Highway 211. Sidewalks are shown around the perimeter of the main church building and to the storage building. A textured pedestrian warning strip is located between the rear <north side) of the parking area to the main church building to improve pedestrian safety within the parking area. Landscape islands are located throughout the proposed parking area to minimize negative visual impacts associated with expansive parking. The applicant is proposing extensive landscaping on both sides of the driveway access to the subject site to improve the visual interest of the entrance to the subject property. D. Building Location Guidelines. Within the prescribed setbacks, building location and orientation should compliment abutting uses and development patterns. FINDING: The proposed main church building incorporates architectural elements (columns, arches in the roofline and quoins), materials (brick and stone) and earth tone coloration complementary to the surrounding properties. The proposed main church building, storage building, pavilion and parking are located over 180 feet from the front property line to soften the visual impact of the buildings from Highway 211. The applicant is proposing to exceed the front and interior yard setbacks required for the proposed project so that an extensive amount of landscaping can be provided on all sides of the buildings to improve the visual appeal of the development. The applicant stated at the September 22 Planning Commission Meeting that they will relocate the storage building and the trash enclosure on the east side of the site to the west side of the subject ANNX 04-02, ZC 04-02 & DR 04-18 Page 30 r site to minimize the visual and noise impact from the property owner located to the east of the subject site. The applicant recommended a condition of approval be added to their project that allows the applicant to work with staff to place the trash receptacle and storage unit on the west side of the subject site. A condition of approval has been added to this report which states "Prior to building permit issuance, the applicant shall submit a revised site plan to the Community Development Department for review and approval showing the relocation of the trash receptacle and storage unit to the west side of the site." This design guideline is met. E. Parking Location Guidelines. Off street parking areas 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: The applicant is not proposing to provide parking between the architectural front of the building and the front setback line. This design guideline is met. 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 7 feet in height. 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; d. Lighting does not cast a glare onto moving vehicles on any public street. FINDING: The trash enclosure will be enclosed with a 6 foot brick wall and solid metal door. A condition of approval requires the applicant to submit a lighting plan to the Community Development Department showing compliance with ANNX 04-02, ZC 04-02 & DR 04-18 Page 31 r Section 3.105.02.H.8 prior to building permit issuance. This approval criterion will be 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 WDO. FINDING: The compliance of the applicant's proposal with the applicable standards and guidelines of the WDO is discussed throughout this report. This approval criterion is met. VI. CONCLUSION: Based on the findings of fact contained herein, all relevant approval criteria relating to approval of Annexation 04-02, Zone Change 04-02 and Design Review 04-18 have been met. ANNX 04-02, ZC 04-02 & DR 04-18 Page 32 EXHIBIT "0" CONDITIONS OF APPROVAL COMMUNITY DEVELOPMENT DEPARTMENT: Desian Review 04-18: 1 . The proposed development shall be in substantial conformance with this approval and the attached preliminary plans provided in Exhibit "A" (Site Plan Sheet CO.3, Floor Plan Sheet CO.4, Exterior Elevations Sheets CO.5 and CO.6, Utility Plan Sheet C2.0, Grading Plan Sheet C2.1, Erosion Control Plan Sheet C2.2, Onsite Civil Details Sheet C3.0 and Planting Plans Sheets L 1.1, L 1.2 and L 1.3 date stamped June 02, 2005), except as herein modified by these conditions of approval. 2. The existing single family dwelling and accessory structure shall be removed prior to final building occupancy. 3. A 6 foot chain link fence, subject to the vision clearance standards in Section 2.202.03, shall be constructed on the east property line of the subject site prior to final occupancy. 4. The applicant shall provide a shared/reciprocal access easement agreement for the proposed driveway with the properties located to the west to be reviewed and approved by the legal department per Section 3.104.03.A.2.d prior to the issuance of the building permit. The agreement shall be recorded with the County Recorder and filed with the Community Development Director. 5. All vehicle parking and loading areas shall be graded and provide storm drainage facilities approved by the Public Works Director prior to issuance of building permit final occupancy. 6. Off-street parking for disabled persons shall be designed to the standards of the state Building Code and applicable federal standards. 7. A final irrigation plan shall be submitted to the Community Development Department for review and approval prior to issuance of building permits. 8. Prior to building permit issuance, the applicant shall submit a final lighting plan showing that all outdoor lighting has been designed so that parking areas are evenly illuminated at ground level at one foot candle, entrance and loading areas are illuminated at ground level of two foot candles, illumination does not shine or reflect into any adjacent residentially zoned or used property, and lighting does not cast a glare onto moving vehicles on any public street. ANNX 04-02, ZC 04-02 & DR 04-18 Page 33 9. All shrubs and ground cover shall be of a size upon installation so as to attain 80% of ground coverage within 3 years. 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. 10. 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 project. 11. No buildings, structures, storage of materials, or parking shall be permitted within the required landscape and buffer areas. All landscape and buffer areas shall be maintained and kept free of all debris, weeds and tall grass. 12. Prior to building permit issuance, the applicant shall submit a revised site plan to the Community Development Department for review and approval showing the relocation of the trash receptacle and storage unit to the west side of the site. PUBLIC WORKS DEPARTMENT: GENERAL CONDITIONS: 13. Final plans shall conform to the construction plan review procedures and standards. 14. The applicant, not the city, is responsible for obtaining permits from any state and/or federal agencies which may require approval and/or permit. 15. Existing subsurface wastewater systems found to be on the site shall be abandoned in accordance with state requirements. 16. All work within the public rights-of-way shall require plan approval and permit issuance from the Public Works Department. 17. Existing city maintained facilities on private property will require proper easements to be conveyed to the city. 18. System Development fees shall be paid at the time of building permit issuance. SANITARY SEWER: 19. The existing sanitary sewer main on Highway 211 can be utilized to provide wastewater service to the development. This is an abandoned ANNX 04-02, ZC 04-02 & DR 04-18 Page 34 force main being converted to a gravity sewer system by the City. The City has done some rehabilitation work on the system, however, further rehabilitation may be required to meet current standards prior to being put into service. As noted on the applicant's site plan, a portion of this cost as determined by the Public Works Department will be the responsibility of the applicant/property owner. WATER: 20. The applicant is proposing to connect to the existing 12" diameter water main on the south side of Highway 211. The main is adjacent to the Woodburn Crest Subdivision only and is a dead end system being served by an 8" diameter main from June Way. To ensure proper fire flows and two system feeds for fire protection, the 12" diameter in Highway 211 shall be looped to existing 12" diameter water main near the northeast corner of the Safeway site as shown on the applicant's site plan. 21. Domestic, lawn irrigation and/or the fire sprinkler system, if installed, shall require the installation of a proper type of backflow preventer. If the existing on-site well is not abandoned in accordance with state requirements, the level of protection will need to be upgraded. Contact Larry Arendt, City of Woodburn Cross Connection Inspector, for the type and installation requirements at 503-982-5283. 22. The on-site water main providing fire protection shall be a city maintained looped system and shall be sized in accordance with the flow requirements as shown on the applicant's site plan. 23. A minimum 16 foot wide easement shall be conveyed to the City of Woodburn for the on-site city maintained water system. ANNX 04-02, ZC 04-02 & DR 04-18 Page 35 l'