Document Woodburn_doc_5802b29027

February 19, 2025 Colin Cortes, AICP, CNU-A Senior Planner City of Woodburn Community Development Department 270 Montgomery Street Woodburn, OR 97071 RE: Modification of Conditional Use Permit CU 24-01 and Design Review Permit DR 24-01 for the US Market Gas Station at 2115 Molalla Road AKS Engineering & Forestry, LLC (AKS) is submitting this request for a modification to the recently approved Conditional Use Permit and Design Review Permit (CU 24-01, DR 24-01) on behalf of our client, I&E Construction (Applicant), for the US Market Gas Station at 2115 Molalla Road in Woodburn, Oregon. The US Market Gas Station was recently approved by the City of Woodburn (City) Planning Commission on July 25, 2024, as a conventional gas station with three fuel pump islands (six fueling stations), a ±4,394- square-foot convenience store, and a drive-through car wash. This modification application seeks to optimize the fueling infrastructure by adding an additional fuel pump island adjacent to each of the three previously approved islands, resulting in a total of six fuel pump islands (12 fueling stations) as shown on the Preliminary Site Plans in Exhibit A. The planned modification will minimally impact the approved site layout with slight reductions to drive aisle widths; an increase in the fueling area canopy coverage to shelter the additional fuel pumps; a shift of the convenience store, car wash, and eastern access point to the north by ±7 feet; and minor adjustments to internal landscaping and design to ensure the layout continues to meet all applicable standards of the Woodburn Development Ordinance (WDO) and conditions of approval contained in CU 24-01, DR 24-01. Refer to the Preliminary Site Plan Comparison in Exhibit A. No other modifications, including those to the approved architectural elements of the convenience store or car wash building, are planned. The recent approval (Exhibit D) includes condition of approval CU11, which outlines the criteria for determining when changes and associated site improvements require a modification to the approval. As shown in Table 1 below, the modifications proposed in this application are minimal and meet only one of those triggers. Table 1: Summary of Application Modification Triggers Modification Triggers (CU11) Trigger Met? Planned Modification a. Significant expansion of the use(s), factors being an increase in any of: total gross floor area (GFA) by 25 percent or more or by an absolute value of 1,000 square feet or more, and the number of buildings by 1 or more. No No increase in GFA or number of buildings. b. Increase in off-street parking by 5 or more stalls, even if the existing supply were in excess of the minimum required ratio(s). Yes Six additional off-street parking stalls. ---PAGE BREAK--- US Market Gas Station I Woodburn, OR Modification of CU 24-01 and DR 24-01 February 19, 2025 Page 2 of 3 Modification Triggers (CU11) Trigger Met? Planned Modification c. Net increase in impervious surface totaling at least 1,000 square feet. No Small increase in impervious surfaces (±175 square feet less landscaping). d. Adding the land uses of automotive maintenance and repair, whether or not including through service bay structures. No No added land uses planned. e. Development as defined in WDO 1.02 within 20 feet of a property boundary and not already conditioned through the subject approval. No Planned modifications are located more than 20 feet away from property boundaries. f. Any proposal necessitating a request for Adjustment to Street Right-of-Way and Improvement Requirements (“Street Adjustment”). No No changes to the Molalla Road right-of-way improvements. g. Any proposal necessitating a request to vary from the WDO, that is, a variance. No No variance requested. All applicable WDO provisions are met by planned modification. h. Any proposal necessitating a Type III or IV land use application type No No new applications required for planned modifications. i. City adoption of a unified development ordinance replacing the WDO were to have intervened. No No new City adopted unified development ordinance. The planned addition of fuel pump islands creates on-site parking in excess of the five additional stall threshold established in CU11 and therefore requires a Modification of Conditions pursuant to WDO 4.02.07. However, none of the conditions of approval from CU 24-01 or DR 24-01 are requested to be modified. The Applicant acknowledges that all conditions of approval will continue to apply to the project as written in the recent approval (Exhibit This letter includes the following attachments to assist with City staff’s review of the modification application: • Preliminary Site Plans: The Preliminary Site Plans include the necessary sheets to compare the approved plan with the modifications and confirm all applicable standards continue to be met. • Responses to Applicable WDO Criteria: While the proposed modifications are minor, the Applicant has provided responses addressing the applicable WDO criteria affected by the site changes. These responses include findings related to off-street parking and loading, and landscaping standards. Furthermore, the Applicant has addressed the Conditional Use and Design Review approval criteria, demonstrating that the modifications do not affect the project's compliance with the WDO, as recently affirmed by the City’s approval of CU 24-01 and DR 24-01. • Supplemental Transportation Analysis (TA): A Supplemental TA memorandum is provided to update the trip generation estimates and review the proportionate share contribution in light of new traffic volumes associated with the additional fueling positions. The memorandum also includes an updated queuing analysis that confirms the site can continue to accommodate vehicle queues with the additional fueling positions without negative impacts to site circulation. ---PAGE BREAK--- US Market Gas Station I Woodburn, OR Modification of CU 24-01 and DR 24-01 February 19, 2025 Page 3 of 3 We believe that this letter, together with the enclosed exhibits, provides sufficient evidence to support the City’s approval of a Modification to CU 24-01 and DR 24-01 to add three fuel pump islands to the recently approved US Market Gas Station. Please do not hesitate to contact me with any questions. Sincerely, AKS ENGINEERING & FORESTRY, LLC Grace Wolff 3700 River Road N, Suite 1 Keizer, OR 97303 (503) 400-6028 I [EMAIL REDACTED] Enclosures Exhibit A: Preliminary Site Plans Exhibit B: Responses to Applicable WDO Criteria Exhibit C: Supplemental Transportation Analysis Memo Exhibit D: City of Woodburn Staff Report and Final Decision CU 24-01, DR 24-01, and PLA 24-02 Exhibit E: Property Ownership Information Exhibit F: City of Woodburn Application Forms ---PAGE BREAK--- Exhibit A: Preliminary Site Plans Exhibit A: Preliminary Site Plans ---PAGE BREAK--- S 4"MTR S D 2"IRR 6"DDC CAR WASH EV EV C STATE HIGHWAY 211 (MOLALLA RD) LEGEND FORESTRY SURVEYING ENGINEERING NATURAL RESOURCES LANDSCAPE ARCHITECTURE PLANNING 2115 MOLALLA ROAD WOODBURN, OREGON PRELIMINARY NOT FOR CONSTRUCTION PRELIMINARY SITE PLAN MODIFICATION ---PAGE BREAK--- S 4"MTR S D 2"IRR 6"DDC CAR WASH EV EV C STATE HIGHWAY 211 (MOLALLA RD) LEGEND FORESTRY SURVEYING ENGINEERING NATURAL RESOURCES LANDSCAPE ARCHITECTURE PLANNING 2115 MOLALLA ROAD WOODBURN, OREGON PRELIMINARY NOT FOR CONSTRUCTION PRELIMINARY FIRE SERVICE PLAN ---PAGE BREAK--- S 4"MTR S D 2"IRR 6"DDC CAR WASH EV EV C S 4"MTR S D 2"IRR 6"DDC S 4"MTR S D 2"IRR 6"DDC CAR WASH EV EV C STATE HIGHWAY 211 (MOLALLA RD) LEGEND FORESTRY SURVEYING ENGINEERING NATURAL RESOURCES LANDSCAPE ARCHITECTURE PLANNING 2115 MOLALLA ROAD WOODBURN, OREGON PRELIMINARY SITE PLAN COMPARISON PRELIMINARY NOT FOR CONSTRUCTION ---PAGE BREAK--- 4"MTR S 2"IRR 6"DDC 4"MTR S 2"IRR 6"DDC CAR WASH EV EV C STATE HIGHWAY 211 (MOLALLA RD) PRELIMINARY PLANT SCHEDULE FORESTRY SURVEYING ENGINEERING NATURAL RESOURCES LANDSCAPE ARCHITECTURE PLANNING 2115 MOLALLA ROAD WOODBURN, OREGON PRELIMINARY NOT FOR CONSTRUCTION PRELIMINARY LANDSCAPE PLAN MODIFICATION ---PAGE BREAK--- Exhibit B: Responses to Applicable WDO Criteria Exhibit B: Responses to Applicable WDO Criteria ---PAGE BREAK--- US Market Gas Station I Woodburn, OR Responses to Applicable WDO Criteria February 2025 Page 1 WOODBURN DEVELOPMENT ORDINANCE (WDO) VOLUME 3—DEVELOPMENT GUIDELINES AND STANDARDS 3.04 Vehicular & Bicycle/Pedestrian Access 3.04.02 Drive-Throughs A. Drive-Through Lane Dimensions and Configuration 1. Minimum Lane Width: 10 feet 2. Minimum Lane Length: 50 feet, unobstructed by lateral vehicular access. Precluded lateral vehicular access shall include the access/maneuvering area for off-street parking and overlap onto public street right-of-way. The unobstructed length shall be measured from the drive-up window or stop line, whichever is greater. 3. Buffering/screening: A drive through in yard abutting a street shall be buffered or screened to the same standards as Section 3.06.05B and shall include a minimum number of trees equal to 1 per 30 lineal feet of drive-through aisle. Where a streetside PUE per Section 3.02.01 applies such that it overlaps or exceeds a drive-through aisle proposed setback, and, per the Public Works Director this would preclude planting of new trees or construction or installation of screening within that area of yard that the PUE overlays, the drive- through aisle street setback shall increase to a minimum equal to the streetside PUE width plus 3 feet. Response: The US Market Gas Station layout includes a drive-through car wash with the entrance accessed by a drive-through lane along the northern edge of the site. With the planned modification, the drive-through lane is reduced to a width of 11 feet and a length of ±83 feet to the pay station/gate as shown on the Preliminary Site Plans in Exhibit A. The lane will remain unobstructed by lateral vehicular access. Although the drive-through lane is not located in a yard abutting a street, screening will be provided along the drive-through lane in the form of an architectural wall as conditioned in the original approval (CU 24-01; Condition CU7). These requirements continue to be met with the planned modifications. 3.04.05 Transportation Impact Analysis A. This section establishes when a proposal must be reviewed for potential transportation impacts; when developer must submit a transportation impact analysis (TIA) or transportation impact letter or memo with a development application in order to determine whether conditions are needed to mitigate impacts to transportation facilities; the methodology and scope of a TIA or letter or memo; who is qualified to prepare the analysis; and implements Woodburn Comprehensive Plan policies. Where the IMA Overlay District is relevant, see also Section 2.05.02. B. A transportation study known as a transportation impact analysis (TIA) is required for any of the following: 1. Comprehensive Plan Map Change or Zone Change or rezoning that is quasi-judicial, excepting upon annexation designation of zoning consistent with the Comprehensive Plan. ---PAGE BREAK--- US Market Gas Station I Woodburn, OR Responses to Applicable WDO Criteria February 2025 Page 2 2. A development would increase vehicle trip generation by 50 peak hour trips or more or 500 average daily trips (ADT) or more. 3. A development would raise the volume-to-capacity (V/C) ratio of an intersection to 0.96 or more during the PM peak hour. 4. Operational or safety concerns documented by the City or an agency with jurisdiction, such as ODOT or the County, and submitted no earlier than a pre-application conference and no later than as written testimony entered into the record before the City makes a land use decision. 5. A development involves or affects streets and intersections documented by ODOT as having a high crash rate, having a high injury rate of persons walking or cycling, having any cyclist and pedestrian deaths, or that partly or wholly pass through school zones that ODOT recognizes. 6. Where ODOT has jurisdiction and ORS or OAR, including OAR 734- 051, compels the agency to require. A developer shall submit a traffic impact letter or memo when the City or an agency with jurisdiction does not require a TIA. A development within the Downtown Development and Conservation (DDC) zoning district is exempt from TIA submittal. Response: A Transportation Impact Analysis (TIA) dated March 25, 2024, was prepared for the original application. I&E Construction’s (Applicant) traffic engineer prepared a Supplemental Transportation Analysis (TA) memorandum to review the additional impact of the added fuel pump islands, which is provided in Exhibit C. These requirements are met. C. A TIA shall evaluate the transportation impacts projected of a development proposal, and where a development would fail to meet a transportation standard or would hinder public safety, shall list and describe mitigation to the satisfaction of the City. To bring about mitigation, the City may apply conditions having rational nexus and rough proportionality, and conditions may establish improvements, fees, and transportation demand management (TDM) for a development above and beyond WDO minimums. D. Mitigation may include that which allows for or improves walking, cycling, rolling, and public transit and serves transportation demand management (TDM), for example, such as through construction or payment of fees in lieu of bicycle/pedestrian facilities and transit stop improvements, whether on or off-street and on or off-site. E. Mitigation shall be concurrent with development and due the same as public improvements and fees in-lieu are per Sections 3.01.03 and 4.02.12 with an exception that a condition or conditions of approval may set a later due date for a mitigation item. Response: The March 2024 TIA and the Supplemental TA memorandum provided as Exhibit C evaluate the transportation impacts that are anticipated from the planned gasoline station with a convenience store and car wash. The 2024 TIA identified PM peak hour deficiencies at the intersection of Molalla Road/Mount Hood Avenue and North Pacific Highway to the west of the site and determined the preferred mitigation as a separate westbound right-turn lane. The Supplemental TA memorandum reviews traffic generated by the additional fuel pump islands and does not identify any additional deficiencies or ---PAGE BREAK--- US Market Gas Station I Woodburn, OR Responses to Applicable WDO Criteria February 2025 Page 3 necessary mitigation measures. The original approval includes Condition T-A, requiring the developer to pay a proportionate share contribution toward the westbound right- turn lane mitigation project. The Supplemental TA memorandum demonstrates that although there is a slight increase in overall traffic volume from the additional fuel pump islands, the additional traffic is not added to the through-right lane traffic at the intersection; therefore, no additional proportionate share contribution is required. This requirement is met. F. The methodology for a TIA shall be consistent with City standards, both below and where superseded by any of other sections of the WDO (such as Section 2.05.02 for the IMA Overlay District), another City ordinance, a resolution, written policy, or ODOT or County jurisdiction and application of more stringent agency standards. Vehicular level of service (LOS) and volume-to-capacity (V/C) ratio shall be as follows: 1. For a signalized and all-way stop-control intersection, the minimum LOS shall be either or if pre-development already operating at lower LOS, then at no lower LOS. 2. For a signalized intersection, the minimum V/C ratio shall be either less than 1.00 regardless of LOS or if pre-development already operating at 1.00 or higher V/C, then at no higher V/C. 3. For an unsignalized intersection, the minimum V/C shall be 0.95 or lower for minimum the major movement through the intersection, or, if pre-development already operating at higher V/C, then at no higher V/C. 4. For developments within the Gateway Commercial General Overlay, Mixed Use Village (MUV), and Neighborhood Nodal Commercial (NNC) zoning districts and intersections partly or wholly within a district, the Director may allow the lower minimum of either LOS or 1.00 V/C, whichever is more generous. 5. Modeling assumptions: The vehicle trip background growth rate shall be minimum zero percent and maximum 0.5 percent. Vehicles per lane per hour shall be minimum 720 for a local class street with signalized intersections. 6. The Director may specify what intersections a TIA is to study. 7. A developer may propose, and the Director may allow, a different analysis and concurrent mitigation based on any of the ITE manual Designing Walkable Urban Thoroughfares: A Context Sensitive Approach and the NACTO Urban Street Design Guide. Response: The March 2024 TIA and Supplemental TA memorandum methodology are consistent with all applicable City and Oregon Department of Transportation (ODOT) standards. This requirement is met. Refer to the Supplemental TA memorandum in Exhibit C. 3.05 Off-Street Parking and Loading 3.05.03 Off-Street Parking A. Number of Required Off-Street Parking Spaces 1. Off-street vehicle parking spaces shall be provided in amounts not less than those set forth in this Section (Table 3.05A). ---PAGE BREAK--- US Market Gas Station I Woodburn, OR Responses to Applicable WDO Criteria February 2025 Page 4 2. Off-street vehicle parking spaces shall not exceed two times the amount required in this Section (Table 3.05A). Table 3.05A – Off-Street Parking Ratio Standards Use Parking Ratio - spaces per activity unit or square feet of gross floor area Commercial / Public Motor vehicle service 1/200 sf retail area + 3/service bay + 1/pump island Response: With the planned modification to the approved US Market Gas Station, the required off- street parking spaces is 28 spaces, including 22 for the convenience store (4,394 square feet of retail/200 = 21.97) and one for each of the six fuel pump islands. As shown on the Preliminary Site Plans in Exhibit A, 31 off-street parking spaces are provided. This requirement is met. The approved US Market Gas Station layout necessitates the removal of two spaces from the adjacent Woodburn Eastside Apartments to accommodate the eastern access point. As shown on the Preliminary Site Plans in Exhibit A, the planned modification includes a ±7-foot shift of the eastern access point to the north, resulting in one additional space required to be removed. Woodburn Eastside Apartments is a 220-unit multiple-family development with 450 parking spaces. Per WDO Table 3.05A, multiple-family dwellings require two spaces per unit. Therefore, the apartments have 10 spaces in excess of the required 440 spaces. After the demolition of three off-street parking spaces, the Woodburn Eastside Apartments will continue to meet the parking requirements of the WDO. B. ADA: Accessible parking shall be provided in amounts not less than those that ORS 447.233 requires. The number of accessible spaces shall be included as part of total required vehicle parking spaces. Response: The increased number of off-street parking spaces necessitated by the additional fuel pump islands requires an additional accessible parking space compared to the previously approved layout. In accordance with the number of accessible parking spaces required by Oregon Revised Statutes (ORS) 447.233, two accessible parking spaces are provided close to the entrance of the convenience store as shown on the Preliminary Site Plans in Exhibit A. This requirement is met. C. A maximum of 20 percent of the required vehicle parking spaces may be satisfied by compact vehicle parking spaces. Response: As noted on the Preliminary Site Plans in Exhibit A, one of the 31 parking spaces provided percent) is planned to be a compact vehicle parking space. This requirement is met. D. Off-street vehicle parking spaces and drive aisles shall not be smaller than specified in this Section (Table 3.05B). ---PAGE BREAK--- US Market Gas Station I Woodburn, OR Responses to Applicable WDO Criteria February 2025 Page 5 Table 3.05B – Parking Space and Drive Aisle Dimensions Parking Angle Type of Space Stall Width (feet) Curb Length (feet) Stripe Length (feet) Stall to Curb (feet) Drive Aisle Width (feet) 1-way 2-way A B C D E F G 90° (Perpendicular) Standard 9.0 9.0 18.0 18.0 24.0 24.0 Compact 7.5 7.5 15.0 15.0 22.0 Car Accessible Aisle 6.0 6.0 18.0 18.0 24.0 Van Accessible Aisle 8.0 8.0 18.0 18.0 Response: As shown on the Preliminary Site Plans in Exhibit A, all parking spaces and drive aisles continue to comply with the dimensions in WDO Table 3.05B. This requirement is met. E. A developer shall provide off-street bicycle parking per the minimums and standards in Tables 3.05D & G and the additional standards in Section 3.05.06. Table 3.05D – Off-Street Bicycle Parking Development or Use Description Stall Minimum Number, Percent, or Ratio 2. Non-residential development within commercial zoning districts Whichever of the two rates is greater: 2 stalls or 15% of total minimum required parking spaces, whichever is greater; or 2 stalls or equal to 0.6/ 1,000 square feet GFA, whichever is greater Response: As shown on the Preliminary Site Plans in Exhibit A, with the planned modifications, the US Market Gas Station requires a minimum of 28 off-street parking spaces, requiring four bicycle parking spaces (28*0.15 = 4.2 > Four bicycle parking spaces are provided that comply with the standards in Table 3.05D and G and the additional standards in Section 3.05.06 as discussed in this narrative. This requirement is met. H. Carpool/vanpool (C/V) stalls shall meet the following standards: 1. Convenient locations: The distance from a stall, in whole or in part, shall be maximum 50 feet to a building perimeter walkway or, where there is no perimeter walkway, a building main or staff-only entrance. 2. Striping: Stripe each stall in lettering 1 ft high min “CARPOOL/VANPOOL” or similar. 3. Signage: Post at each stall a wall-mounted or pole-mounted sign for “Carpool/Vanpool” or similar. Each sign 1½ by 1 foot minimum with top of a posted sign between 5½ and 7 feet high max above vehicular grade. ---PAGE BREAK--- US Market Gas Station I Woodburn, OR Responses to Applicable WDO Criteria February 2025 Page 6 Table 3.05C – Carpool/Vanpool Parking Development or Use Description Stall Minimum Number or Percent 1. Non-residential development within commercial zoning districts. Zero to 19 total minimum required off-street parking spaces n/a 20 to 33 total 1 stall 34 to 65 total 2 stalls 66 or more total 2 stalls or whichever is greater Response: As shown on the Preliminary Site Plans in Exhibit A, with the planned modifications, the US Market Gas Station requires a minimum of 28 off-street parking spaces, requiring one carpool/vanpool stall. A carpool/vanpool space is provided on the northern side of the planned convenience store, within 50 feet of the perimeter walkway. Striping and signage will meet the standards detailed above. These standards are met. I. Electric vehicle (EV) includes both electric vehicle and plug-in hybrid vehicle, and EV parking stalls shall meet the following standards: 1. Convenient locations: The distance from a stall, in whole or in part, shall be maximum 50 feet to a building perimeter walkway or, where there is no walkway, a building main or staff-only entrance. 2. Charging level: minimum Level 2 (240 volt alternating current [AC] charging), or faster charging. 3. Striping: Stripe each stall in lettering 1 ft high min “ELECTRIC VEHICLE CHARGING” or similar and stencil of an EV image or logo. 4. Signage: Post at each stall a wall-mounted or pole-mounted sign for “Electric Vehicle Charging” or similar and include an EV image or logo. Each sign 1½ by 1 foot minimum with top of a posted sign between 5½ and 7 feet high max above vehicular grade. 5. Management/operations: The landowner or property manager shall keep EV stalls available for EVs and plug-in hybrid vehicles and keep conventional gasoline vehicles from parking in them, and in the context of multiple-family dwelling development: a. Priority users shall be tenants, and guests/visitors would be secondary. b. May charge EV stall users for the costs of charging an EV through a charging station, but shall not charge users for either simply parking an EV or plug-in hybrid vehicle in an EV stall or for leaving such a vehicle parked without actively charging, and shall charge to recoup costs to the landowner or property manager and not generate profit for the landowner or property manager. (This does not preclude the landowner or property manager contracting with a for- profit company to manage EV charging stations). c. Shall not charge any fee that discriminates among particular EV parking stalls based on the perception of some stalls being more convenient or otherwise desirable than others. It is anticipated but not required that the layout would be that each charging station would serve a pair of stalls. ---PAGE BREAK--- US Market Gas Station I Woodburn, OR Responses to Applicable WDO Criteria February 2025 Page 7 Table 3.05E – Electric Vehicle Parking Development or Use Description Stall Minimum Number or Percent 2. Non-residential development within commercial zoning districts. Zero to 19 total minimum required off-street parking spaces n/a 20 to 39 total 2 stalls 40 or more total 2 stalls 2 stalls or whichever is greater Response: As shown on the Preliminary Site Plans in Exhibit A, with the planned modifications, the US Market Gas Station requires a minimum of 28 off-street parking spaces, requiring two electric vehicle (EV) parking stalls. Two EV stalls are provided in the northwest corner of the site, within 50 feet of the perimeter walkway, as shown on the Preliminary Site Plan in Exhibit B. Charging level, striping, signage, and management will meet the standards detailed above. These standards are met. 3.05.06 Bicycle Parking Standards A. Purpose: To implement Woodburn Comprehensive Plan policies. To ensure that developers design required bicycle parking so that people of various ages and abilities can access it and securely lock their bicycles without undue inconvenience, and that bicycle parking is in areas that are reasonably safeguarded from theft and accidental damage. To allow for a variety of bicycle types, including but not limited to standard bicycles, tricycles, hand cycles, tandems, electric motor assisted cycles and cargo bicycles. To have such bicycle parking in weather protected facilities. To have bicycle parking located in publicly accessible, highly visible locations that serve the main entrance of a building. To have bicycle parking or signage leading to it visible to pedestrians and bicyclists from sidewalk. For residents of multiple-family dwellings, to have convenient parking available to induce cycling and through any of stairwell bottoms, large enough patio and balcony outdoor closets, closets or alcoves inside dwellings, and communal parking rooms, sheds, or open-air shelters. B. Applicability: Applies to total minimum required bicycle parking per Table 3.05D and any excess. Response: The US Market Gas Station requires four bicycle parking spaces per Table 3.05D. Bicycle parking standards apply and are discussed in this narrative. C. Standards: Developers shall install parking in lockers or racks that meet the following: 1. Surface: The area devoted to bicycle parking shall be paved if outdoors or otherwise hard surfaced if enclosed or indoors. Outdoor pavement shall be asphalt, bricks, cobblestone rectangular pavers, concrete pavers, poured concrete, structurally supported fiber cement or wood planking, or combination. Response: All bicycle parking is provided outdoors on concrete pavement as shown on the Preliminary Site Plans in Exhibit A. This standard is met. 2. Facility: Where bicycle parking is provided with racks, they shall meet the following: ---PAGE BREAK--- US Market Gas Station I Woodburn, OR Responses to Applicable WDO Criteria February 2025 Page 8 a. The rack shall be designed so that the bicycle frame and one wheel can be locked to a rigid portion of the rack with a U‐ shaped shackle lock, when both wheels are left on the bicycle; b. If the rack is a horizontal rack, it shall support the bicycle at two points, including the frame; and c. The rack must be securely anchored with tamper‐resistant hardware. Response: All bicycle parking will be provided with racks that will conform to the standards listed above. This standard is met. 3. Dimensions. Bicycle parking spaces, aisles and clearances shall be per Table 3.05G, which Figures 3.05E, F, & G illustrate. Response: As shown on the Preliminary Site Plans in Exhibit A, all bicycle parking spaces are conventional horizontal spaces that meet the dimensional requirements of 6 feet in length and 2 feet in width as specified in Table 3.05G. This standard is met. 4. Signage: If bicycle parking is not visible from sidewalk, wide walkway, or the main entrance of the building(s), a developer must install a permanent sign, minimum 1 by 1.5 feet, at the main entrance of each primary building indicating the location of bicycle parking. Figure 3.05H illustrates examples. Response: All bicycle parking will be visible from the sidewalk and main entrance of the convenience store. No signs will be required. This standard is met. 5. Proximity: A developer shall construct or install bicycle parking within maximum 50 feet of the main entrance and per Figures 3.05J- L. Response: All bicycle parking is within 50 feet of the main entrance of the convenience store as shown on the Preliminary Site Plans in Exhibit A. This standard is met. 6. Covered/sheltered: A developer shall cover or shelter from precipitation among the total required bicycle parking minimum 50 percent of any and all parking that is outdoors. Response: Two of the four required bicycle parking stalls will be covered by the convenience store roof overhang. This standard is met. 7. Multiple-family dwellings: In multiple-family dwelling development where buildings have no elevators, some of the bicycle parking that a developer may provide in stairwells and patio and balcony outdoor closets may count towards the total minimum required bicycle parking stalls. Specifically, all stall facilities in stairwells and patio outdoor closets may count, while 50 percent of stall facilities in balcony outdoor closets may count. A developer may provide a stall in an indoor closet or alcove of a dwelling if the space meets the minimum dimensions per Table 3.05G and includes a hook or rack meets the locking standards of above subsection 2 and is foldable or retractable. All patio physical separations from common area shall have a gate minimum 2 feet, 4 inches wide. Response: This application is for a modification to an approved gas station, convenience store, and car wash, not for multiple-family dwellings. This standard does not apply. ---PAGE BREAK--- US Market Gas Station I Woodburn, OR Responses to Applicable WDO Criteria February 2025 Page 9 8. Plan review: The developer or contractor shall submit the following information with applications for any of land use or building permit review: a. Location; where not obvious, access route(s) to; and number of bicycle parking stalls; b. Notated dimensions of all stalls, aisles, maneuvering areas, and clearances; and c. If applicable, information adequate to illustrate the racks and stalls that meet a particular set of standards. Table 3.05G – Bicycle Parking Stall Minimum Dimensions Dimension Conventional Horizontal 1 (feet) Alternative (feet) 2 Horizontal as Wall-Attached 3 Vertical or Wall-Mounted 1, 4, 5 Length 6 6 3 ft, 4 inches Width 2 2 1 ft, 5 inches Height 3 ft, 4 inches 3 ft, 4 inches 6 Maneuvering Width 7 5 5 5 Clearance 0.5 8 1 9 n/a 1. See Figure 3.05E. 2. The purpose of alternatives primarily is to allow multiple-family dwelling developments to include more easily a number of stalls through any of communal storage rooms and sheds and on building, freestanding, and trash and recycling enclosure walls. 3. See Figure 3.05F. 4. See Figure 3.05G. 5. Vertical or wall-mounted maximums: a. Where the total minimum required bicycle parking is fewer than 4 stalls, vertical and wall-mounted stalls are prohibited. b. Where the total minimum required bicycle parking is 4 or more stalls, of the subtotal that is outside a building, maximum 50 percent may be vertical stalls. 6. See Figure 3.05H. 7. Sidewalk: Where a bicycle parking stall is adjacent to a sidewalk, off-street bicycle/pedestrian facility, walkway, or access way, the maneuvering area may overlap it. 8. Measured to stall length or width boundary. 9. Measured to centerline of outermost bar of facility Response: The location of all bicycle parking stalls is provided on the scaled Preliminary Site Plans in Exhibit A. With the planned modifications, two bicycle parking spaces were relocated from the landscaped area on the east side of the convenience store entrance to the west side of the entrance. Further detail will be provided as requested. This standard is met. 3.06 Landscaping 3.06.03 Landscaping Standards B. Site landscaping shall comply with Table 3.06A. Table 3.06A – Planting Requirements Location Planting Density, Minimum Area to be Landscaped, Minimum Setbacks abutting a street 1 PU/15 square feet Entire setback excluding driveways Buffer yards 1 PU/20 square feet Entire yard excluding off-street parking and loading areas abutting a wall ---PAGE BREAK--- US Market Gas Station I Woodburn, OR Responses to Applicable WDO Criteria February 2025 Page 10 Response: The planned modifications to the US Market Gas Station do not affect existing setbacks or yard landscaping as shown on the Preliminary Landscape Plan Modification in Exhibit A. The setback/yard landscaping plan was previously reviewed and approved and will be implemented as conditioned to enhance the site's appearance and screen uses with extensive plantings of trees and shrubs. The internal site layout, including the off-street parking and loading areas, is modified; therefore, proof of compliance with the 20 percent landscaping requirement is provided. The off-street parking and loading area includes 31 parking spaces and four vacuum stalls. Six medium trees are provided within the off-street parking and loading area (excluding those within the setback areas), which exceeds the required tree density. Additionally, the paved surface area for off-street parking, loading, and circulation equals ±24,140 square feet, requiring ±4,828 square feet of landscaping (24,140*0.2 = 4,828). The site includes ±4,920 square feet of landscaping (20.4 percent) as shown on the Preliminary Site Plans in Exhibit A. These standards are met. VOLUME 4 – ADMINISTRATION AND PROCEDURES 4.02 Review, Interpretation and Enforcement 4.02.07 Modification of Conditions Any request to modify a condition of approval is to be considered pursuant to the procedure and the standards and criteria applicable to a new application of the type of permit or zone change that is proposed to be amended, except that the modification of a condition limiting the use of property may only be considered as a Type IV Official Zoning Map Change application. Response: The recent approval for the US Market Gas Station includes condition CU11, which outlines the criteria for determining when changes and associated site improvements require modification to the approval. As detailed in the cover letter for this application, the planned modifications only meet one of the triggers: increasing the number of off- street parking stalls by 5 or more. Therefore, the planned modifications require review as a Modification of Conditions. However, none of the conditions of approval from CU 24- 01 or DR 24-01 are required to be modified as a result of the planned site changes. The recent approval was subject to Conditional Use and Type III Design Review; therefore, this Other yards 1 PU/50 square feet Entire yard, excluding areas subject to more intensive landscaping requirements and off- street parking and loading areas Off-street parking and loading areas 1 small tree per 10 parking spaces; or 1 medium tree per 15 parking spaces; or 1 large tree per 25 parking spaces and 1 PU/20 square feet excluding required trees RS, R1S, RSN, RM, RMN, P/SP, CO, CG and MUV zones: 20% of the paved surface area for parking, loading and circulation Landscaping shall be within or immediately adjacent to paved areas Common areas, except those approved as natural common areas in a PUD 3 PU/50 square feet Entire common area ---PAGE BREAK--- US Market Gas Station I Woodburn, OR Responses to Applicable WDO Criteria February 2025 Page 11 modification application is to be considered pursuant to an abbreviated version of those procedures, standards, and applicable criteria as addressed in this application. VOLUME 5 – APPLICATION REQUIREMENTS 5.03 Type III (Quasi-Judicial) Decisions 5.03.01 Conditional Use A. Purpose: A conditional use is an activity which is permitted in a zone but which, because of some characteristics, is not entirely compatible with other uses allowed in the zone, and cannot be permitted outright. A public hearing is held by the Planning Commission and conditions may be imposed to offset impacts and make the use as compatible as practical with surrounding uses. Conditions can also be imposed to make the use conform to the requirements of this Ordinance and with other applicable criteria and standards. Conditions that decrease the minimum standards of a development standard require variance approval. Response: The subject property is within the City’s General Commercial (CG) zoning district, which allows gas stations, convenience stores, and car washes outright in most situations, subject to review and approval by staff pursuant to the Site Design Review process. However, where a planned gas station or car wash is located within 200 feet of a residentially zoned property, the WDO authorizes the City to apply the Conditional Use Permit review process to such uses. The gas station element of the approved US Market Gas Station falls within 200 feet of residentially zoned properties to the south; therefore, the application was subject to the Conditional Use Permit review process in addition to the standard Site Design Review. In accordance with the purpose above, the approved layout was reviewed closely by City staff and the Planning Commission to ensure the gas station was designed to be as compatible as practical with surrounding uses. The approved Conditional Use Permit (CU 24-01) includes detailed conditions to offset any impacts perceived to be greater than those that would result from other uses permitted outright in the zone. Refer to the Staff Report and Final Decision in Exhibit D for more detail. This modification application does not request a modification to any of the conditions of approval and continues to meet the criteria as described below. B. Criteria: 1. The proposed use shall be permitted as a conditional use within the zoning district. Response: This application is for a modification to an approved gas station, convenience store, and drive-through car wash. Convenience stores are permitted outright in the CG zoning district and gas stations and car washes are permitted outright unless they are within 200 feet of residentially zoned properties, in which case, they are permitted as a conditional use. The approved gas station is permissible as a conditional use because it is within 200 feet of residentially zoned properties located across Molalla Road to the south. The planned modifications do not alter the site location. This criterion continues to be met. 2. The proposed use shall comply with the development standards of the zoning district. ---PAGE BREAK--- US Market Gas Station I Woodburn, OR Responses to Applicable WDO Criteria February 2025 Page 12 Response: The US Market Gas Station was recently approved, having been found to comply with all development standards of the CG zoning district. The planned modifications do not alter lot dimensions, setbacks, lot coverage, or building heights as shown on the Preliminary Site Plans in Exhibit A and detailed in this application. Therefore, the gas station will continue to comply with all applicable CG zoning district development standards. This criterion continues to be met. 3. The proposed use shall be compatible with the surrounding properties. Relevant factors to be considered in determining whether the proposed use is compatible include: a. The suitability of the size, shape, location and topography of the site for the proposed use; Response: As shown on the Preliminary Site Plans in Exhibit A, the planned modifications will not alter the property's size, shape, location, or topography, which were determined to be suitable for the gas station in the recent approval. This criterion continues to be met. b. The capacity of public water, sewerage, drainage, street and pedestrian facilities serving the proposed use; Response: Public water, sewerage, drainage, street, and pedestrian facilities all have capacity as confirmed by the Public Works department during the original approval. The planned modification will not increase the demand on these facilities. This criterion continues to be met. c. The impact of the proposed use on the quality of the living environment: 1) Noise; Response: As detailed in Staff Report for CU 24-01, multiple conditions were added to the approval ensure noise levels from the US Market Gas Station are mitigated as necessary to ensure a quality living environment for surrounding properties (Exhibit These conditions include limiting hours of operation for the fueling area and prohibiting audible audiovisual advertising from fuel pumps. The additional fuel pumps will not increase noise impact from the site because they will not include any audible audiovisual advertising, and their use will remain within the limited hours of operation. This criterion continues to be met, and no change to the noise related conditions from CU 24-01 are requested. 2) Illumination; Response: As detailed in Staff Report for CU 24-01, multiple conditions were added to the approval to ensure site illumination from the US Market Gas Station is mitigated as necessary to ensure a quality living environment for surrounding properties (Exhibit These conditions include limiting fuel pump canopy lighting fixtures. The addition of three fuel pump islands will increase the size of the fuel canopy (±528 square feet increase) but will not provide more than the light fixtures permitted by Condition CU8a. This criterion continues to be met, and no change to the illumination related conditions from CU 24-01 are requested. 3) Hours of operation; ---PAGE BREAK--- US Market Gas Station I Woodburn, OR Responses to Applicable WDO Criteria February 2025 Page 13 Response: The approval for the US Market Gas Station includes a condition limiting the hours of operation for the gas station and convenience store, carwash, and vacuum/tire pump stations (Exhibit The planned addition of three fuel pump islands will be similarly limited to the specified hours of operation. This criterion continues to be met, and no change to the hours of operation condition from CU 24-01 is requested. 4) Air quality; Response: As detailed in the Staff Report for CU 24-01, multiple conditions were added to the approval related to air quality (Exhibit These conditions include increased landscaping along the site's frontage and outer yards as well as the provision of walkways to encourage pedestrian and bicycle access. The addition of three fuel pump islands will not alter the extensive yard landscaping or the provision of pedestrian and bicycle facilities. This criterion continues to be met, and no change to the air quality related conditions from CU 24-01 are requested. 5) Aesthetics; and Response: The approved US Market Gas Station incorporates architectural elements on the fuel canopy, convenience store, and car wash buildings, designed to blend with the surrounding apartments. As detailed in the Staff Report for CU 24-01, several conditions were included in the original approval to enhance the site's aesthetics. The inclusion of an additional pump island adjacent to each approved island will have minimal visual impact and will not significantly alter the site's aesthetics. This criterion will continue to be met, and no change to the aesthetics related conditions from CU 24-01 are requested. 6) Vehicular traffic. Response: The vehicular traffic impacts from the US Market Gas Station were reviewed in the March 2024 TIA prepared for the original application submittal. The trip generation estimates and potential mitigation measures were updated to account for the additional fuel pump islands in the Supplemental TA memorandum provided as Exhibit C. The 2024 TIA identified PM peak hour deficiencies at the intersection of Molalla Road/Mount Hood Avenue and North Pacific Highway to the west of the site and determined the preferred mitigation as a separate westbound right-turn lane. The Supplemental TA memorandum does not identify any additional deficiencies or necessary mitigation measures. The original approval includes Condition T-A, requiring the developer to pay a proportionate share contribution toward the westbound right-turn lane mitigation project. The Supplemental TA memorandum reviews this percentage and determines that, although there is a slight increase in traffic volume from the additional fuel pump islands, the additional traffic is not added to the through-right lane traffic at the intersection; therefore, no additional proportionate share contribution is required. This criterion will continue to be met with the developer’s contribution outlined in Condition T-A of the original approval. d. The conformance of the proposed use with applicable Comprehensive Plan policies; and ---PAGE BREAK--- US Market Gas Station I Woodburn, OR Responses to Applicable WDO Criteria February 2025 Page 14 Response: The WDO is intended to implement the Comprehensive Plan through applicable provisions. This application seeks approval for modifications to the previously approved US Market Gas Station. The original approval, as detailed in the Staff Report (Exhibit found the project to conform with all applicable WDO provisions and Comprehensive Plan policies, subject to certain conditions. As detailed in this application, the planned addition of three fuel pump islands and associated site modifications remain consistent with applicable WDO provisions and do not necessitate changes to the conditions of approval. This criterion continues to be met. e. The suitability of proposed conditions of approval to ensure compatibility of the proposed use with other uses in the vicinity. Response: The US Market Gas Station was thoughtfully designed to be complementary to adjacent uses. With the recent approval, the City applied conditions to the project to ensure compatibility of the proposed gas station with the surrounding uses. The planned modifications do not impact the thoughtful design or require modification to the selected conditions. This criterion continues to be met. 5.03.02 Design Review, Type III A. Purpose: The purpose of Type III design review is to ensure that new buildings or additions to existing buildings comply with Land Use and Development Guidelines and Standards of this Ordinance (Sections 2 and B. Type III Design Review is required for the following: 1. Non-residential structures in residential zones greater than 1,000 square feet in the RS, R1S, RM, and P/SP zones. 2. Multi-family dwellings not meeting all architectural design guidelines and standards. 3. Structures greater than 2,000 square feet in the CO, CG, MUV, DDC, and NNC zones. 4. Structures greater than 3,000 square feet in the IP, IL, and SWIR zones. 5. For sites with existing buildings in the CO, CG, MUV, DDC, NNC, IP, IL, and SWIR zones; expansions or new buildings that increase lot coverage by more 25%. 6. Change of use that results in a greater than 25% increase in required parking, excepting Woodburn Development Ordinance Chapter 5.03 Page 327 in a residential zone single-family dwelling addition, expansion, or conversion resulting in dwellings other than multiple- family (“middle housing”). Response: This application is for a modification to the recently approved US Market Gas Station application, which involved a Type III Design Review application (DR 24-01). Per WDO 4.02.07, any modification is to be considered pursuant to the procedure and the standards and criteria applicable to a new application of the type of permit that is proposed to be amended. The planned modifications to the US Market Gas Station site comply with the applicable Land Use and Development Guidelines and Standards of the WDO as detailed in this application. This requirement is met. ---PAGE BREAK--- Exhibit C: Supplemental Transportation Analysis Exhibit C: Supplemental Transportation Analysis ---PAGE BREAK--- ---PAGE BREAK--- February 10, 2025 Page 2 of 13 A revised site plan is attached to this memorandum. Changes to the proposed development include the addition of 3 pump islands and associated minor layout adjustments to accommodate the expanded fueling area. Three driveways are proposed for the site, one connecting directly to Molalla Road (OR 211) and two driveways connecting to Woodburn Place East Apartments on the north and east sides of the site. The 2024 TIA included an additional driveway on the west side of the site connecting to Woodburn Place West Apartments which was eliminated in the approval process. The apartments to the west will still have direct access to the fuel facility using the driveway on the north side of the property. Updated Trip Generation Trip Generation To estimate the number of trips that could be generated by the proposed development, trip rates from the Trip Generation Manual 1 were used. The approach to estimating trip generation remains the same as described in the 2024 TIA. While the proposed fueling station, with 12 VFPs, has the same trip rates as the original proposal, with 6 VFPs, the percentage of pass-by traffic is significantly higher with larger fueling stations (between 9 and 20 VFPs). The updated trip generation is summarized in Table 1. Table 1: Trip Generation ITE Code Intensity Morning Peak Hour Evening Peak Hour Daily Trips In Out Total In Out Total Prior Land Use 210 - Single-Family Detached Housing 1 DU 0 1 1 1 0 1 10 Proposed Land Use 945 - Convenience Store/Gas Station 12 VFPs 162 162 324 137 136 273 3,086 Additional Traffic for Car Wash 17% 4% 11% 28 28 56 5 5 10 340 Total Site Trips 190 190 380 142 141 283 3,426 Internal Trips between Site & Adjacent Apartments 1% 18% 9% -1 -1 -2 -14 -37 -51 -308 External Site Trips 189 189 378 128 104 232 3,118 Pass-By 76% 75% 75% -144 -144 -288 -87 -87 -174 -2,338 Primary Trips 45 45 90 41 17 58 780 1 Institute of Transportation Engineers (ITE), Trip Generation Manual, 11th Edition, 2021. ---PAGE BREAK--- February 10, 2025 Page 3 of 13 Total Site Trips The total site trips using this approach are summarized in Table 1. The results are 380 morning peak hour, 283 evening peak hour, and 3,426 daily trips. Internal Trips The proposed facility will have multiple shared accesses with the Woodburn Place Apartments, which include 489 housing units surrounding the site. Some trips between the apartments and the retail/service facilities are anticipated to occur. These internal trips will not utilize the public roadways and need to be deducted from the total site trips. To estimate the internal trip capture rate, the methodology outlined in the Report 6842 was applied. The results are an internal trip deduction of 2 trips (1 percent) during the morning peak hour and 51 trips (18 percent) during the evening peak hour. To estimate the daily internal trips, an average of the morning and evening capture rates was applied for a deduction of 308 daily trips (9 percent). This is the same approach that was used in the 2024 TIA; however, with more fuel islands, the modification has a higher potential for internal traffic. As shown in Table 1, the external site trips are estimated at 378 morning peak hour, 232 evening peak hour and 3,118 daily trips. Pass-By Trips The newest ITE Trip Generation Manual includes pass-by rates for Convenience Store/Gas Station that consider the number VFPs in the pass-by rate calculation. The methodology used for calculating pass-by trips is the same as the one used for the 2024 TIA; however, pass-by rates for larger facilities with between 9 and 20 VFPs are higher than those for smaller facilities with between 2 and 8 VFPs. The average rates for sites with between 9 and 20 VFPs are 76 percent for the morning peak period and 75 percent for the evening peak period. The daily pass-by rate was assumed to be the average (75 percent) of the peak period rates. The resulting pass-by trips are estimated at 288 morning peak hour, 174 evening peak hour, and 2,338 weekday trips. Primary Trips As shown in Table 1, the primary trip generation is estimated at 90 morning peak hour, 58 evening peak hour, and 780 daily trips that will be added to the network. Trip Distribution The trip distribution assumptions used in the 2024 TIA were also applied for the updated analysis. Trip Assignment The trip distribution and assignment for the total site trips generated during the morning and evening peak hours are shown in Figure 1. A breakdown of site trips by type of trip is attached to this memorandum. 2 Transportation Research Board. Report 684: Enhancing Internal Trip Capture Estimation for Mixed-Use Developments, 2011. ---PAGE BREAK--- Figure 1 2115 Molalla Road TRAFFIC VOLUME AM & PM Peak Hours Proposed Development Plan - Site Trips 1/28/2025 2115 Molalla Road 10/3/2023 2/4/2025 2115 Molalla Road Update ---PAGE BREAK--- February 10, 2025 Page 5 of 13 Traffic Volumes The proposed project is still planned for construction in 2025 with an opening at the end of the year; therefore, the buildout year is still assumed to be year 2025. While additional background development has occurred since the 2024 TIA submittal that could be added to the background traffic volumes, this supplemental analysis maintains the original TIA's background conditions. This approach is used because the supplement modifies an already-approved plan. Peak hour trips calculated to be generated by the proposed development were added to the 2025 background volumes from the 2024 TIA to estimate the updated buildout volumes. Figure 2 presents the year 2025 buildout volumes for the morning and evening peak hours. Warrant Analysis Left-Turn Lane Warrants The left-turn lane warrants were assessed for all unsignalized intersections and all scenarios using ODOT’s warrant analysis methodology. Left-turn lane warrants on Molalla Road (OR 211) are projected to be met both westbound at the Safeway shopping center driveway and eastbound at the Woodburn Place West apartments under both background and buildout scenarios. Because the warrants are met regardless of whether or not the proposed development is constructed, no mitigation at either intersection is recommended as part of the proposed development. At all other unsignalized intersections, where left-turn lane warrants are projected to be met, a left-turn lane is already provided on Molalla Road (OR 211). This includes the site access, where warrants are projected to be met under buildout conditions during both the morning and evening peak hours. Preliminary Traffic Signal Warrants Preliminary traffic signal warrants were examined for all unsignalized study intersections. Methodologies were based on the Manual on Uniform Traffic Control Devices (MUTCD).3 Warrant 1, Eight-Hour Vehicular Volumes, was evaluated based on the common assumption that traffic counted during the evening peak hour represents 10 percent of the average daily traffic (ADT) and that the 8th highest hour is 5.65 percent of the daily volume. None of the unsignalized intersections are projected to meet signal warrants under any analysis scenario. 3 Federal Highway Administration, Manual on Uniform Traffic Control Devices, December 2023. ---PAGE BREAK--- TRAFFIC VOLUMES AM & PM Peak Hours Figure 6 2115 Molalla Road Year 2025 Buildout Conditions 10/3/2023 2 2/4/2025 2115 Molalla Road Update ---PAGE BREAK--- February 10, 2025 Page 7 of 13 Intersection Capacity Analysis The intersection operations analysis was updated the study intersections per the signalized and unsignalized intersection analysis methodologies in the Highway Capacity Manual (HCM)4. The analysis was performed using (version 12) software. The overall signalized v/c ratios were calculated following the methodologies in Chapter 16 of the ODOT APM for the critical intersection v/c ratio. This methodology was performed for all signalized intersections. Mobility Standards The agency mobility standards remain the same as those listed in the 2024 TIA. The City of Woodburn mobility standards are found in the Woodburn Development Ordinance5 and the ODOT mobility targets are found in the Oregon Highway Plan:6 The applicable standard for each intersection is included in Table 2. Delay & Capacity Analysis The LOS, delay, and v/c results of the capacity analysis are shown in Table 2 for the morning and evening peak hours. The background condition results are included for comparison. The detailed calculations are attached to this memorandum. Table 2: Capacity Analysis Summary Intersection & Condition Mobility Standard Morning Peak Hour Evening Peak Hour V/C LOS Delay V/C LOS Delay 1. Molalla Road (OR 211)/Mt. Hood Avenue (OR 214) & N Pacific Highway (OR 99E) 2025 Background Condition 0.90 0.73 C 30 0.92 E 61 2025 Buildout Condition 0.75 C 31 0.92 E 62 2. Molalla Road (OR 211) & Safeway Access 2025 Background Condition 0.95 0.45 C 24 0.84 F 74 2025 Buildout Condition 0.50 D 28 0.87 F 82 3. Molalla Road (OR 211) & June Road/Woodburn Place West 2025 Background Condition 0.95 0.13 C 19 0.18 D 32 2025 Buildout Condition 0.14 C 21 0.18 D 33 4. Molalla Road (OR 211) & Primary Site Access 2025 Buildout Condition 0.95 0.25 B 14 0.20 C 16 4 Transportation Research Board, Highway Capacity Manual 7th Edition, 2022. 5 City of Woodburn, Woodburn Development Ordinance, Amended by Ordinance 2603 effective June 30, 2022 (LA 21-02). 6 Oregon Department of Transportation, Oregon Highway Plan, Table 6: Volume to Capacity Ratio Targets for Peak Hour Operating Conditions, 1999 Including amendments November 1999 through May 2015. ---PAGE BREAK--- February 10, 2025 Page 8 of 13 Table 2: Capacity Analysis Summary Intersection & Condition Mobility Standard Morning Peak Hour Evening Peak Hour V/C LOS Delay V/C LOS Delay 5. Molalla Road (OR 211) & Woodburn Place East 2025 Background Condition 0.95 0.05 B 11 0.06 B 12 2025 Buildout Condition 0.15 B 12 0.09 B 13 6. Molalla Road (OR 211) & Cooley Road 2025 Background Condition 0.90 0.11 B 11 0.20 C 16 2025 Buildout Condition 0.12 B 12 0.21 C 17 BOLDED text indicates that the intersection exceeds the performance standards. The signalized intersection of Molalla Road (OR 211)/Mt. Hood Avenue (OR 214) & N Pacific Highway (OR 99E) is expected to operate with a v/c ratio over 0.90 during the evening peak hour under the 2025 background and buildout scenarios, which exceeds the ODOT mobility target. The proposed development will not change the overall intersection v/c ratio but will result in a small increase in delay. The TIA prepared in 2024 evaluated two mitigation options to improve capacity at this intersection. Similar to the TIAs prepared for Woodburn Apartments East and West, that analysis found that adding a separate westbound right-turn lane was more effective and likely less expensive than adding the dual southbound left- turn lanes identified in the City’s Transportation System Plan (TSP). Therefore, only operations with this improvement are assessed in the Potential Mitigation section of this memorandum. All other study area intersections are expected to meet mobility standards for all analysis scenarios. Queuing Analysis An analysis of projected queuing was conducted for the study intersections. The 95th percentile queue were estimated based on the same simulations used for the delay calculations. The 95th percentile queue is a statistical measurement which indicates there is a 5 percent chance that the queue may exceed this length during the analysis period; however, given this is a probability, the 95th percentile queue length may theoretically never be met or observed in the field. The 95th percentile queue reported in the simulation are presented in Table 3 for the morning and evening peak hours. All queues more than 5 feet longer than a multiple of 25 were rounded up to the nearest 25 feet, equivalent to an average vehicle length. Those that were 5 feet or less than a multiple of 25 were rounded down since 5 feet is equivalent to the space between queued vehicles. Detailed queuing analysis reports are attached to this memorandum. ---PAGE BREAK--- February 10, 2025 Page 9 of 13 Table 3: 95th Percentile Queueing Analysis Summary Intersection/Movement Available Storage (ft) 2025 Background Queue (ft) 2025 Buildout Queue (ft) Morning Evening Morning Evening 1. Molalla Road (OR 211)/Mt. Hood Avenue (OR 214) & N Pacific Highway (OR 99E) EB Left 560 150 425 150 400 WB Left 315 175 350 200 300 NB Left 350 200 225 200 225 NB Right 200 50 75 75 75 SB Left 380 125 200 150 225 2. Molalla Road (OR 211) & Safeway Access EB Right 130 25 25 25 25 WB Left-Through 740 75 275 75 150 NB Left 150 100 275 125 225 NB Right 150 50 200 50 150 3. Molalla Road (OR 211) & June Road/Woodburn Place West EB Left-Through-Right 740 25 75 50 100 WB Left 100 25 25 25 25 NB Left-Through-Right 125 50 50 50 50 SB Left-Through-Right 100 75 50 50 50 4. Molalla Road (OR 211) & Primary Site Access EB Left 100 - - 50 50 SB Left-Right 100 - - 75 75 5. Molalla Road (OR 211) & Woodburn Place East EB Left 100 25 50 50 50 SB Left-Right 100 50 50 75 50 6. Molalla Road (OR 211) & Cooley Road EB Left 325 25 25 25 25 WB Left 100 25 50 25 50 NB Left-Right >200 75 75 75 75 SB Left-Right 770 75 50 75 50 BOLDED text indicates queue length exceeding storage capacity by more than 10 feet. BOLDED text indicates queue length exceeding storage capacity by more than 10 feet that poses a safety concern. In general, changes in 95th percentile queuing between the year 2025 background and buildout conditions are anticipated to be small. Queues for the westbound left-turn movement on Molalla Road (OR 211) at the traffic signal are anticipated to be at or near the available queue storage during the evening under background and buildout conditions. As a result, queues on the northbound Safeway access are expected to extend into the parking lot during the evening in both future scenarios. ---PAGE BREAK--- February 10, 2025 Page 10 of 13 Improvements at the signalized intersection are assessed in the Potential Mitigation section of this report. No mitigation for the Safeway shopping center access is recommended because drivers have alternate options for exiting the shopping center. Potential Mitigation The signalized intersection of Molalla Road (OR 211)/Mt. Hood Avenue (OR 214) & N Pacific Highway (OR 99E) is expected to operate with a v/c ratio over 0.90 during the evening peak hour under the 2025 background and buildout scenarios, which exceeds the ODOT mobility target. The proposed development will not change overall intersection v/c ratio but will increase the overall intersection delay. The TIA prepared in 2024 evaluated two mitigation options to improve capacity at this intersection. Similar to the TIAs prepared for Woodburn Apartments East and West, that analysis found that adding a separate westbound right-turn lane was more effective and likely less expensive than adding the dual southbound left- turn lanes identified in the City’s TSP. Therefore, the operational and queuing results of only the westbound right-turn lane are summarized in Table 4 and Table 5. Table 4: OR 211/OR 214 & OR 99E - Operations with Potential Mitigation Intersection & Condition Mobility Standard Morning Peak Hour Evening Peak Hour V/C LOS Delay V/C LOS Delay Current Configuration 2025 Buildout Condition 0.90 0.75 C 31 0.92 E 62 Woodburn Place West TIA Improvement – Westbound Right-Turn Lane 2025 Buildout Condition 0.90 0.66 C 26 0.92 E 60 As shown in Table 4, the proposed mitigation results in no improvement in v/c ratio during the evening because the westbound right turn is not a critical movement in the evening peak hour. However, the addition of a westbound right-turn lane would improve intersection operations during the morning peak hour. Table 5: OR 211/OR 214 & OR 99E - Queuing with Potential Mitigation Intersection/ Movement Available Storage (ft) 2025 Buildout Queue (ft) Current Configuration Woodburn Place West TIA Improvement – Westbound Right-Turn Lane Morning Evening Morning Evening EB Left 560 150 400 150 375 WB Left 315 200 300 200 300 WB Right TBD - - 75 50 NB Left 350 200 225 200 250 NB Right 200 75 75 75 100 SB Left 380 150 225 125 250 ---PAGE BREAK--- February 10, 2025 Page 11 of 13 As shown in Table 5, the mitigation results in similar small changes in queues compared with the current configuration. Conclusion The signalized intersection of Molalla Road (OR 211)/Mt. Hood Avenue (OR 214) & N Pacific Highway (OR 99E) is expected to exceed the performance standards during the evening peak hour under the 2025 background and buildout scenarios. The preferred mitigation is to add a separate westbound right-turn lane. Therefore, the proportionate share contribution should be based on the evening peak traffic volumes in the existing westbound through-right lane under year 2025 buildout conditions. The estimated traffic from the project in the westbound through-right lane is 9 trips, as shown in Figure 1. The estimated 2025 buildout volumes, which include existing traffic, forecasted traffic growth, and the traffic from the proposed development, is estimated at 397 westbound through-right lane trips, as shown in Figure 2. The resulting share percentage is 9/397 = 2.27% of traffic in the westbound through-right lane. Applying the percentage to the $1,382,125 project cost estimated by city staff yields a proportionate share contribution of $31,374, which is the same as the estimate in the 2024 TIA. This finding may be counterintuitive but there are two factors that contribute to this result. First, the larger fuel station is expected to attract more internal trips from the adjacent housing based on the standard methodology applied in both the 2024 TIA and this memorandum. Additionally, larger fueling facilities have more trips but a higher percentage are pass-by trips which adds volume to the driveways but does not increase traffic on the surrounding network. As a result, the additional fuel pump islands increase the overall site trip generation, but no additional traffic is anticipated in the westbound right-through lane. Queuing at Fuel Pumps To address concerns about queuing at the fuel pumps, survey data was collected at two gas stations in the Portland area and data from two surveys in Clark County, Washington was assembled. All of the sites included a convenience store as well as fuel services. None of the stations had striping that directed which way vehicles could approach the fuel pump islands. The sites surveyed include: 1. Chevron Station located at 10005 NW Glencoe Road, North Plains, OR – This station has 6 regular pump islands providing 12 VFPs and a separate area with 5 additional pumps providing 5 VFPs that serve small trucks, recreational vehicles, and semitrailers. The site was surveyed in the morning and afternoon on January 23, 2025. The queuing observations focus on the regular service areas. Note, a Space Age station is located across the street from this Chevron station but it was closed and under construction during the observation period. Therefore, the Chevron station may be attracting more traffic than it would with the competing station open. 2. Arco Station located at 6301 NW Cornelius Pass Road, Hillsboro, OR – This station has 6 regular pump island providing 12 VFPs. A diesel fuel pump island is located midway between two of the regular pump islands but does not provide any additional VFPs because a vehicle using the diesel pump will block access to one of the regular VFPs. The site was surveyed in the afternoon on January 13, 2025, and in the morning on January 24, 2025. ---PAGE BREAK--- February 10, 2025 Page 12 of 13 3. Chevron Station, 13707 NE 28th Street, Vancouver, WA – This station has 6 fuel pump islands providing 12 VFPs. The site was surveyed in the afternoon on June 6 and 7, 2024. 4. Shell/Pacific Pride Station, 7204 NE Fourth Plain Blvd, WA – This station has 4 regular fuel pump islands providing 8 VFPs and 2 cardlock pumps providing an additional 4 VFPs. The site was surveyed in the afternoon on January 10, 2024. The queuing observations focus on the regular service area. None of these stations provide discounted fuel or heavily used awards programs like Costco, Walmart, or Fred Meyer fueling facilities. All are located along heavily traveled corridors. Prices are competitive compared with other nearby stations. Table 6 summarizes the number of vehicles at the fuel pumps for the four survey sites. Table 6: Fuel Station Queuing Summary Morning Afternoon/Evening Observation Period Number of Vehicles Observation Period Number of Vehicles Site 1 Site 2 Site 1 Site 2 Site 3 Site 4 VFPs 12 12 VFPs 12 12 12 8 7:00 - 7:15 AM 7 3 3:00 - 3:15 PM 5 2 7:15 - 7:30 AM 5 4 3:15 - 3:30 PM 7 2 7:30 - 7:45 AM 11 4 3:30 - 3:45 PM 7 3 7:45 - 8:00 AM 4 3 3:45 - 4:00 PM 6 3 8:00 - 8:15 AM 6 3 4:00 - 4:15 PM 5 3 8:15 - 8:30 AM 3 6 4:15 - 4:30 PM 7 2 Maximum 11 6 4:30 - 4:45 PM 8 5 4 3 Max Queue 0 0 4:45 - 5:00 PM 7 5 4 3 5:00 - 5:15 PM 7 3 7 5:15 - 5:30 PM 6 6 4 5:30 - 5:45 PM 6 5 5 5:45 - 6:00 PM 5 4 5 Maximum 8 6 7 3 Max Queue 0 0 0 0 At no time during the analysis period were all of the VFPs for the standard fueling pumps in use simultaneously. Consequently, queues in excess of the one vehicle using the fueling position were never observed. The Chevron station in North Plains had the most intensive use observed with 11 of the 12 VFPs occupied but there were still no queued vehicles waiting for any of the pumps. No queuing-related issues or circulation issues were observed at the standard fueling pumps. Furthermore, no queuing was observed at the two locations with non-standard pumps either and these pumps did not affect operations on the main portion of the site. ---PAGE BREAK--- February 10, 2025 Page 13 of 13 Conclusion The proposed gas station with convenience store and car wash will provide standard fuel pumps with competitive fuel prices. Based on observations of queuing at other similar fuel facilities, the fuel pumps will be actively used but open VFPs are anticipated to be available at all times of the day. Therefore, no queuing that would negatively impact site circulation is anticipated. Attachments: Site Plan Trip Generation & Internalization Left-Turn Lane Warrants Signal Warrants Operations Analysis Signal V/C Ratio Calculations Queuing Analysis ---PAGE BREAK--- STATE HIGHWAY 211 S 4"MTR S D 2"IRR 6"DDC CAR WASH EV EV C LEGEND FORESTRY SURVEYING ENGINEERING NATURAL RESOURCES LANDSCAPE ARCHITECTURE PLANNING 2115 MOLALLA ROAD WOODBURN, OREGON PRELIMINARY NOT FOR CONSTRUCTION PRELIMINARY SITE PLAN MODIFICATION ---PAGE BREAK--- Land Use: Land Use Code: Land Use Subcategory: Setting/Location Variable: Trip Type: Formula Type: Variable Quantity: Trip Rate: 27.04 Trip Rate: 22.76 Enter Exit Total Enter Exit Total Directional Split 50% 50% Directional Split 50% 50% Trip Ends 162 162 324 Trip Ends 137 136 273 Trip Rate: 257.13 Enter Exit Total Directional Split 50% 50% Trip Ends 1,543 1,543 3,086 WEEKDAY Vehicle Fueling Positions Vehicle Rate 12 AM PEAK HOUR PM PEAK HOUR General Urban/Suburban TRIP GENERATION CALCULATIONS Source: Trip Generation Manual, 11th Edition Convenience Store/Gas Station 945 GFA (4-5.5k) ---PAGE BREAK--- Land Use Code Land Use Setting Time Period # Data Sites Average Pass-By Rate GFA (000) Primary Diverted Total Source 2 8 Maryland 1992 46 87 13 0 13 2235 25 2.1 6 Maryland 1992 26 58 23 19 42 2080 25 2.1 6 Maryland 1992 26 58 23 19 42 2080 25 2.2 8 Maryland 1992 31 47 34 19 53 1785 25 2.2 < 8 Indiana 1993 79 56 6 38 44 635 2 2.2 8 Maryland 1992 35 78 9 13 22 7080 25 2.3 6 Maryland 1992 37 32 41 27 68 2080 25 2.3 < 8 Kentucky 1993 58 64 5 31 36 1255 2 2.3 6 Maryland 1992 37 32 41 27 68 2080 25 2.4 < 8 Kentucky 1993 — 48 17 35 52 1210 2 2.6 < 8 Kentucky 1993 — 72 15 13 28 940 2 2.8 < 8 Kentucky 1993 — 54 11 35 46 1240 2 3 < 8 Indiana 1993 62 74 10 16 26 790 2 3.6 < 8 Kentucky 1993 49 67 4 29 33 1985 2 3.7 < 8 Kentucky 1993 49 66 16 18 34 990 2 4.694 12 Maryland 2000 — 72 — — 28 2440 30 4.694 12 Maryland 2000 — 78 — — 22 1561 30 4.694 12 Maryland 2000 — 79 — — 21 2764 30 4.848 12 Virginia 2000 — 55 — — 45 1398 30 5.06 12 2000 — 84 — — 16 3219 30 5.242 12 Virginia 2000 — 74 — — 26 1160 30 5.242 12 Virginia 2000 — 71 — — 29 548 30 5.488 12 Delaware 2000 — 80 — — 20 — 30 5.5 12 2000 — 85 — — 15 2975 30 4.2 < 8 Kentucky 1993 47 62 19 19 38 1705 2 4.694 16 Maryland 2000 — 90 — — 10 2278 30 4.694 16 Delaware 2000 — 74 — — 26 2185 30 4.694 16 Delaware 2000 — 58 — — 42 962 30 4.694 16 Delaware 2000 — 84 — — 16 2956 30 4.694 16 New Jersey 2000 — 79 — — 21 1859 30 4.694 20 Delaware 2000 — 84 — — 16 3864 30 4.848 16 Virginia 2000 — 68 — — 32 2106 30 4.848 16 Virginia 2000 — 85 — — 15 2676 30 4.848 16 Virginia 2000 — 75 — — 25 3244 30 4.848 16 Virginia 2000 — 71 — — 29 1663 30 4.993 16 2000 — 75 — — 25 1991 30 5.094 16 New Jersey 2000 — 86 — — 14 1260 30 5.5 16 2000 — 82 — — 18 1570 30 5.543 16 2000 — 84 — — 16 1933 30 5.565 16 2000 — 77 — — 23 2262 30 5.565 16 2000 — 68 — — 32 2854 30 5.565 16 New Jersey 2000 — 58 — — 42 1253 30 5.565 16 New Jersey 2000 — 79 — — 21 1928 30 5.565 16 New Jersey 2000 84 16 1953 30 Pass-By Characteristics for Individual Sites Vehicle Pass-By Rates by Land Use Source: ITE Trip Generation Manual , 11th Edition 945 Convenience Store/Gas Station General Urban/Suburban Weekday AM Peak Period 16 Sites with between 2 and 8 VFP 28 Sites with between 9 and 20 VFP 60% for Sites with between 2 and 8 VFP 76% for Sites with between 9 and 20 VFP Adj Street Peak Hour Volume VFP State or Province Survey Year # Interviews Pass-By Trip Non-Pass-By Trips ---PAGE BREAK--- Land Use Code Land Use Setting Time Period # Data Sites Average Pass-By Rate GFA (000) Primary Diverted Total Source 2.1 8 Maryland 1992 31 52 13 35 48 1785 25 2.1 6 Maryland 1992 30 53 20 27 47 1060 25 2.2 < 8 Indiana 1993 115 48 16 36 52 820 2 2.3 < 8 Kentucky 1993 67 57 16 27 43 1954 2 2.3 6 Maryland 1992 55 40 11 49 60 2760 25 2.4 < 8 Kentucky 1993 — 58 13 29 42 2655 2 2.6 < 8 Kentucky 1993 68 67 15 18 33 950 2 2.8 < 8 Kentucky 1993 — 62 11 27 38 2875 2 3 < 8 Indiana 1993 80 65 15 20 35 1165 2 3.6 < 8 Kentucky 1993 60 56 17 27 44 2505 2 3.7 < 8 Kentucky 1993 70 61 16 23 39 2175 2 4.2 < 8 Kentucky 1993 61 58 26 16 42 2300 2 4.694 12 Maryland 2000 — 78 — — 22 3549 30 4.694 12 Maryland 2000 — 67 — — 33 2272 30 4.694 12 Maryland 2000 — 66 — — 34 3514 30 4.848 12 Virginia 2000 — 71 — — 29 2350 30 5.06 12 2000 — 91 — — 9 4181 30 5.242 12 Virginia 2000 — 70 — — 30 2445 30 5.242 12 Virginia 2000 — 56 — — 44 950 30 5.488 12 Delaware 2000 — 73 — — 27 — 30 5.5 12 2000 — 84 — — 16 4025 30 4.694 16 Maryland 2000 — 89 — — 11 2755 30 4.694 16 Delaware 2000 — 73 — — 27 1858 30 4.694 16 Delaware 2000 — 59 — — 41 1344 30 4.694 16 Delaware 2000 — 72 — — 28 3434 30 4.694 16 New Jersey 2000 — 81 — — 19 1734 30 4.694 20 Delaware 2000 — 76 — — 24 1616 30 4.848 16 Virginia 2000 — 67 — — 33 2.954 30 4.848 16 Virginia 2000 — 78 — — 22 3086 30 4.848 16 Virginia 2000 — 83 — — 17 4143 30 4.848 16 Virginia 2000 — 73 — — 27 2534 30 4.993 16 2000 — 72 — — 28 2917 30 5.094 16 New Jersey 2000 — 86 — — 14 1730 30 5.5 16 2000 — 90 — — 10 2616 30 5.543 16 2000 — 87 — — 13 2363 30 5.565 16 2000 — 81 — — 19 2770 30 5.565 16 2000 — 76 — — 24 3362 30 5.565 16 New Jersey 2000 — 61 — — 39 1713 30 5.565 16 New Jersey 2000 — 86 — — 14 1721 30 5.565 16 New Jersey 2000 81 19 2227 30 Pass-By Characteristics for Individual Sites Vehicle Pass-By Rates by Land Use Source: ITE Trip Generation Manual , 11th Edition 945 Convenience Store/Gas Station General Urban/Suburban Weekday PM Peak Period 12 Sites with between 2 and 8 VFP 28 Sites with between 9 and 20 VFP 56% for Sites with between 2 and 8 VFP 75% for Sites with between 9 and 20 VFP Adj Street Peak Hour Volume VFP State or Province Survey Year # Interviews Pass-By Trip Non-Pass-By Trips ---PAGE BREAK--- Project Name: Organization: Project Location: Performed By: Scenario Description: Date: Analysis Year: Checked By: Analysis Period: Date: ITE LUCs1 Quantity Units Total Entering Exiting Office 0 Retail 380 190 190 Restaurant 0 Cinema/Entertainment 0 Residential 188 51 137 Hotel 0 All Other Land Uses2 0 Total 568 241 327 Veh. Occ. % Transit % Non-Motorized Veh. Occ. % Transit % Non-Motorized Office Retail 1.00 0% 0% 1.00 0% 0% Restaurant Cinema/Entertainment Residential 1.00 0% 0% 1.00 0% 0% Hotel All Other Land Uses2 Office Retail Restaurant Residential Hotel Office Retail Restaurant Cinema/Entertainment Residential Hotel Office Retail Restaurant Residential Hotel Office 0 0 0 0 Retail 0 0 1 0 Restaurant 0 0 0 0 Cinema/Entertainment 0 0 0 0 0 Residential 0 1 0 0 Hotel 0 0 0 0 Total Entering Exiting Land Use Entering Trips Exiting Trips All Person-Trips 568 241 327 Office N/A N/A Internal Capture Percentage 1% 1% 1% Retail 1% 1% Restaurant N/A N/A External Vehicle-Trips3 564 239 325 Cinema/Entertainment N/A N/A External Transit-Trips4 0 0 0 Residential 2% 1% External Non-Motorized Trips4 0 0 0 Hotel N/A N/A 8-51 Internal Trip Capture Estimation Tool Table 1-A: Base Vehicle-Trip Generation Estimates (Single-Use Site Estimate) 0 0 Cinema/Entertainment Development Data (For Information Only ) 0 0 0 Estimated Vehicle-Trips Land Use 2115 Molalla Road Table 2-A: Mode Split and Vehicle Occupancy Estimates Table 4-A: Internal Person-Trip Origin-Destination Matrix* Destination (To) Origin (From) Origin (From) Destination (To) Cinema/Entertainment Land Use Entering Trips Exiting Trips Table 3-A: Average Land Use Interchange Distances (Feet Walking Distance) Estimation Tool Developed by the Texas Transportation Institute Table 5-A: Computations Summary Table 6-A: Internal Trip Capture Percentages by Land Use 2Total estimate for all other land uses at mixed-use development site-not subject to internal trip capture computations in this estimator 3Vehicle-trips computed using the mode split and vehicle occupancy values provided in Table 2-A 1Land Use Codes (LUCs) from Trip Generation Informational Report , published by the Institute of Transportation Engineers. 4Person-Trips *Indicates computation that has been rounded to the nearest whole number. Woodburn, Oregon AM Street Peak Hour Lancaster Mobley JED ---PAGE BREAK--- Project Name: Analysis Period: Veh. Occ. Vehicle-Trips Person-Trips* Veh. Occ. Vehicle-Trips Person-Trips* Office 1.00 0 0 1.00 0 0 Retail 1.00 190 190 1.00 190 190 Restaurant 1.00 0 0 1.00 0 0 Cinema/Entertainment 1.00 0 0 1.00 0 0 Residential 1.00 51 51 1.00 137 137 Hotel 1.00 0 0 1.00 0 0 Office Retail Restaurant Residential Hotel Office 0 0 0 0 Retail 55 25 27 0 Restaurant 0 0 0 0 Cinema/Entertainment 0 0 0 0 0 Residential 3 1 27 0 Hotel 0 0 0 0 Office Retail Restaurant Residential Hotel Office 61 0 0 0 Retail 0 0 1 0 Restaurant 0 15 3 0 Cinema/Entertainment 0 0 0 0 0 Residential 0 32 0 0 Hotel 0 8 0 0 Internal External Total Vehicles1 Transit2 Non-Motorized2 Office 0 0 0 0 0 0 Retail 1 189 190 189 0 0 Restaurant 0 0 0 0 0 0 Cinema/Entertainment 0 0 0 0 0 0 Residential 1 50 51 50 0 0 Hotel 0 0 0 0 0 0 All Other Land Uses3 0 0 0 0 0 0 Internal External Total Vehicles1 Transit2 Non-Motorized2 Office 0 0 0 0 0 0 Retail 1 189 190 189 0 0 Restaurant 0 0 0 0 0 0 Cinema/Entertainment 0 0 0 0 0 0 Residential 1 136 137 136 0 0 Hotel 0 0 0 0 0 0 All Other Land Uses3 0 0 0 0 0 0 0 *Indicates computation that has been rounded to the nearest whole number. 0 0 0 0 0 Destination (To) Cinema/Entertainment 0 3Total estimate for all other land uses at mixed-use development site-not subject to internal trip capture computations in this estimator Destination Land Use Table 9-A Internal and External Trips Summary (Exiting Trips) Origin Land Use Person-Trip Estimates External Trips by Mode* External Trips by Mode* 1Vehicle-trips computed using the mode split and vehicle occupancy values provided in Table 2-A 2Person-Trips Person-Trip Estimates 2115 Molalla Road AM Street Peak Hour Table 9-A Internal and External Trips Summary (Entering Trips) Table 8-A Internal Person-Trip Origin-Destination Matrix (Computed at Origin) Origin (From) Destination (To) Cinema/Entertainment Table 7-A: Conversion of Vehicle-Trip Ends to Person-Trip Ends Table 7-A Exiting Trips 0 0 0 Table 8-A Internal Person-Trip Origin-Destination Matrix (Computed at Destination) Origin (From) Land Use Table 7-A Entering Trips ---PAGE BREAK--- Project Name: Organization: Project Location: Performed By: Scenario Description: Date: Analysis Year: Checked By: Analysis Period: Date: ITE LUCs1 Quantity Units Total Entering Exiting Office 0 0 0 Retail 283 142 141 Restaurant 0 0 0 Cinema/Entertainment 0 0 0 Residential 207 130 77 Hotel 0 0 0 All Other Land Uses2 0 0 0 Total 490 272 218 Veh. Occ. % Transit % Non-Motorized Veh. Occ. % Transit % Non-Motorized Office Retail 1.00 0% 0% 1.00 0% 0% Restaurant Cinema/Entertainment Residential 1.00 0% 0% 1.00 0% 0% Hotel All Other Land Uses2 Office Retail Restaurant Residential Hotel Office Retail 300 Restaurant Cinema/Entertainment Residential 300 Hotel Office Retail Restaurant Residential Hotel Office 0 0 0 0 Retail 0 0 37 0 Restaurant 0 0 0 0 Cinema/Entertainment 0 0 0 0 0 Residential 0 14 0 0 Hotel 0 0 0 0 Total Entering Exiting Land Use Entering Trips Exiting Trips All Person-Trips 490 272 218 Office N/A N/A Internal Capture Percentage 21% 19% 23% Retail 10% 26% Restaurant N/A N/A External Vehicle-Trips3 388 221 167 Cinema/Entertainment N/A N/A External Transit-Trips4 0 0 0 Residential 28% 18% External Non-Motorized Trips4 0 0 0 Hotel N/A N/A 8-51 Internal Trip Capture Estimation Tool 2115 Molalla Road Lancaster Mobley Woodburn, Oregon JED BK+Site PM Street Peak Hour Table 1-P: Base Vehicle-Trip Generation Estimates (Single-Use Site Estimate) Land Use Development Data (For Information Only ) Estimated Vehicle-Trips Table 2-P: Mode Split and Vehicle Occupancy Estimates Land Use Entering Trips Exiting Trips Table 3-P: Average Land Use Interchange Distances (Feet Walking Distance) Origin (From) Destination (To) Cinema/Entertainment Table 4-P: Internal Person-Trip Origin-Destination Matrix* Origin (From) Destination (To) Cinema/Entertainment 0 0 0 0 0 Table 5-P: Computations Summary Table 6-P: Internal Trip Capture Percentages by Land Use 4Person-Trips Estimation Tool Developed by the Texas Transportation Institute 1Land Use Codes (LUCs) from Trip Generation Informational Report , published by the Institute of Transportation Engineers. 2Total estimate for all other land uses at mixed-use development site-not subject to internal trip capture computations in this estimator 3Vehicle-trips computed using the mode split and vehicle occupancy values provided in Table 2-P *Indicates computation that has been rounded to the nearest whole number. ---PAGE BREAK--- Project Name: Analysis Period: Veh. Occ. Vehicle-Trips Person-Trips* Veh. Occ. Vehicle-Trips Person-Trips* Office 1.00 0 0 1.00 0 0 Retail 1.00 142 142 1.00 141 141 Restaurant 1.00 0 0 1.00 0 0 Cinema/Entertainment 1.00 0 0 1.00 0 0 Residential 1.00 130 130 1.00 77 77 Hotel 1.00 0 0 1.00 0 0 Office Retail Restaurant Residential Hotel Office 0 0 0 0 Retail 3 41 37 7 Restaurant 0 0 0 0 Cinema/Entertainment 0 0 0 0 0 Residential 3 31 16 2 Hotel 0 0 0 0 Office Retail Restaurant Residential Hotel Office 11 0 5 0 Retail 0 0 60 0 Restaurant 0 71 21 0 Cinema/Entertainment 0 6 0 5 0 Residential 0 14 0 0 Hotel 0 3 0 0 Internal External Total Vehicles1 Transit2 Non-Motorized2 Office 0 0 0 0 0 0 Retail 14 128 142 128 0 0 Restaurant 0 0 0 0 0 0 Cinema/Entertainment 0 0 0 0 0 0 Residential 37 93 130 93 0 0 Hotel 0 0 0 0 0 0 All Other Land Uses3 0 0 0 0 0 0 Internal External Total Vehicles1 Transit2 Non-Motorized2 Office 0 0 0 0 0 0 Retail 37 104 141 104 0 0 Restaurant 0 0 0 0 0 0 Cinema/Entertainment 0 0 0 0 0 0 Residential 14 63 77 63 0 0 Hotel 0 0 0 0 0 0 All Other Land Uses3 0 0 0 0 0 0 *Indicates computation that has been rounded to the nearest whole number. 2115 Molalla Road PM Street Peak Hour Table 7-P: Conversion of Vehicle-Trip Ends to Person-Trip Ends Land Use Table 7-P Entering Trips Table 7-P Exiting Trips Table 8-P Internal Person-Trip Origin-Destination Matrix (Computed at Origin) Origin (From) Destination (To) Destination (To) Cinema/Entertainment Cinema/Entertainment 0 6 1Vehicle-trips computed using the mode split and vehicle occupancy values provided in Table 2-P 2Person-Trips 0 0 Table 9-P Internal and External Trips Summary (Entering Trips) Destination Land Use 3Total estimate for all other land uses at mixed-use development site-not subject to internal trip capture computations in this estimator Table 9-P Internal and External Trips Summary (Exiting Trips) Origin Land Use Person-Trip Estimates External Trips by Mode* Person-Trip Estimates External Trips by Mode* 0 Table 8-P Internal Person-Trip Origin-Destination Matrix (Computed at Destination) Origin (From) 0 0 0 0 0 ---PAGE BREAK--- Evaluation: SBR SBT SBL SBR SBT SBL Highway: - - - - - - MP: 0.08 EBL - - WBR EBL - - WBR Posted Speed: 35 EBT 315 477 WBT EBT 515 505 WBT Analyst: EBR 134 17 WBL EBR 195 36 WBL Condition: 139 - 28 163 - 129 NBL NBT NBR NBL NBT NBR EB WB AM PM - - 17 36 - - 943 1,251 * (Advancing Volume/Advancing Thru Lanes) + (Opposing Volume/Opposing Thru Lanes). Opposing left-turns are not counted as opposing volumes. 1 1 Left-Turn Evaluation EB DHV Lefts = Turn Lane Evaluation (E-W Hwy Orientation) Turn Movement Volumes Safeway Shopping Center OR 211 (Molalla Road) AM PM J WB DHV Lefts = EB DHV (Opposing + Advancing) = WB DHV (Opposing + Advancing) = 2025 Buildout Through Lanes (Including Shared): - 200 400 600 800 1,000 1,200 1,400 - 10 20 30 40 50 60 *Opposing Plus Advancing Volumes (DHV per Lane) Left-Turn Volume (DHV) Left-Turn Lane Criterion AM Peak (EB) AM Peak (WB) PM Peak (EB) PM Peak (WB) Criterion not met from 0-10 left-turn vph ---PAGE BREAK--- Evaluation: SBR SBT SBL SBR SBT SBL Highway: 67 2 9 30 1 4 MP: 0.23 EBL 19 2 WBR EBL 45 6 WBR Posted Speed: 35 EBT 318 392 WBT EBT 559 475 WBT Analyst: EBR 15 4 WBL EBR 42 4 WBL Condition: 32 1 1 20 2 5 NBL NBT NBR NBL NBT NBR EB WB AM PM 19 45 4 4 746 1,127 731 1,086 * (Advancing Volume/Advancing Thru Lanes) + (Opposing Volume/Opposing Thru Lanes). Opposing left-turns are not counted as opposing volumes. WB DHV Lefts = EB DHV (Opposing + Advancing) = WB DHV (Opposing + Advancing) = 2025 Buildout Through Lanes (Including Shared): 1 1 Left-Turn Evaluation EB DHV Lefts = Turn Lane Evaluation (E-W Hwy Orientation) Turn Movement Volumes June Way/Woodburn Place OR 211 (Molalla Road) AM PM J - 200 400 600 800 1,000 1,200 1,400 - 10 20 30 40 50 60 *Opposing Plus Advancing Volumes (DHV per Lane) Left-Turn Volume (DHV) Left-Turn Lane Criterion AM Peak (EB) AM Peak (WB) PM Peak (EB) PM Peak (WB) Criterion not met from 0-10 left-turn vph ---PAGE BREAK--- Evaluation: SBR SBT SBL SBR SBT SBL Highway: 71 - 56 32 - 42 MP: 0.30 EBL 90 41 WBR EBL 71 22 WBR Posted Speed: 35 EBT 239 327 WBT EBT 503 448 WBT Analyst: EBR - - WBL EBR - - WBL Condition: - - - - - - NBL NBT NBR NBL NBT NBR EB WB AM PM 90 71 - - 697 1,044 - - * (Advancing Volume/Advancing Thru Lanes) + (Opposing Volume/Opposing Thru Lanes). Opposing left-turns are not counted as opposing volumes. 1 1 Left-Turn Evaluation EB DHV Lefts = Turn Lane Evaluation (E-W Hwy Orientation) Turn Movement Volumes Site Access OR 211 (Molalla Road) AM PM J WB DHV Lefts = EB DHV (Opposing + Advancing) = WB DHV (Opposing + Advancing) = 2025 Buildout Through Lanes (Including Shared): - 200 400 600 800 1,000 1,200 1,400 - 10 20 30 40 50 60 *Opposing Plus Advancing Volumes (DHV per Lane) Left-Turn Volume (DHV) Left-Turn Lane Criterion AM Peak (EB) AM Peak (WB) PM Peak (EB) PM Peak (WB) Criterion not met from 0-10 left-turn vph ---PAGE BREAK--- Evaluation: SBR SBT SBL SBR SBT SBL Highway: 69 - 20 33 - 9 MP: 0.32 EBL 28 51 WBR EBL 60 38 WBR Posted Speed: 35 EBT 266 299 WBT EBT 484 456 WBT Analyst: EBR - - WBL EBR - - WBL Condition: - - - - - - NBL NBT NBR NBL NBT NBR EB WB AM PM 28 60 - - 644 1,038 - - * (Advancing Volume/Advancing Thru Lanes) + (Opposing Volume/Opposing Thru Lanes). Opposing left-turns are not counted as opposing volumes. 1 1 Left-Turn Evaluation EB DHV Lefts = Turn Lane Evaluation (E-W Hwy Orientation) Turn Movement Volumes Woodburn Place East OR 211 (Molalla Road) AM PM J WB DHV Lefts = EB DHV (Opposing + Advancing) = WB DHV (Opposing + Advancing) = 2025 Buildout Through Lanes (Including Shared): - 200 400 600 800 1,000 1,200 1,400 - 10 20 30 40 50 60 *Opposing Plus Advancing Volumes (DHV per Lane) Left-Turn Volume (DHV) Left-Turn Lane Criterion AM Peak (EB) AM Peak (WB) PM Peak (EB) PM Peak (WB) Criterion not met from 0-10 left-turn vph ---PAGE BREAK--- Evaluation: SBR SBT SBL SBR SBT SBL Highway: 16 2 2 6 1 2 MP: 0.41 EBL 3 2 WBR EBL 5 - WBR Posted Speed: 45 EBT 267 278 WBT EBT 408 409 WBT Analyst: EBR 26 28 WBL EBR 80 89 WBL Condition: 19 2 45 26 - 59 NBL NBT NBR NBL NBT NBR EB WB AM PM 3 5 28 89 576 902 601 986 * (Advancing Volume/Advancing Thru Lanes) + (Opposing Volume/Opposing Thru Lanes). Opposing left-turns are not counted as opposing volumes. WB DHV Lefts = EB DHV (Opposing + Advancing) = WB DHV (Opposing + Advancing) = 2025 Buildout Through Lanes (Including Shared): 1 1 Left-Turn Evaluation EB DHV Lefts = Turn Lane Evaluation (E-W Hwy Orientation) Turn Movement Volumes Cooley Road OR 211 (Molalla Road) AM PM J - 200 400 600 800 1,000 1,200 1,400 - 10 20 30 40 50 60 70 80 90 100 *Opposing Plus Advancing Volumes (DHV per Lane) Left-Turn Volume (DHV) Left-Turn Lane Criterion AM Peak (EB) AM Peak (WB) PM Peak (EB) PM Peak (WB) Criterion not met from 0-10 left-turn vph ---PAGE BREAK--- Preliminary Traffic Signal Warrant Analysis Project: 2115 Molalla Road Date: 2/4/2025 Scenario: Year 2025 Buildout Conditions - PM Molalla Road (OR 211) Safeway Access 1 1 292 Total 129 Rights 100% RT Discount Warrant Used: X 100 percent of standard warrants used 70 percent of standard warrants used due to 85th percentile speed in excess of 40 mph or isolated community with population less than 10,000. Number of Lanes for Moving ADT on Major St. ADT on Minor St. Traffic on Each Approach: (total of both approaches) (higher-volume approach) WARRANT 1, CONDITION A 100% 70% 100% 70% Major St. Minor St. Warrants Warrants Warrants Warrants 1 1 8,850 6,200 2,650 1,850 2 or more 1 10,600 7,400 2,650 1,850 2 or more 2 or more 10,600 7,400 3,550 2,500 1 2 or more 8,850 6,200 3,550 2,500 WARRANT 1, CONDITION B 1 1 13,300 9,300 1,350 950 2 or more 1 15,900 11,100 1,350 950 2 or more 2 or more 15,900 11,100 1,750 1,250 1 2 or more 13,300 9,300 1,750 1,250 Note: ADT volumes assume 8th highest hour is 5.6% of the daily volume Approach Volumes Minimum Volumes Is Signal Warrant Met? Warrant 1 Condition A: Minimum Vehicular Volume Major Street 12,510 8,850 Minor Street* 1,630 2,650 No Condition B: Interruption of Continuous Traffic Major Street 12,510 13,300 Minor Street* 1,630 1,350 No Combination Warrant Major Street 12,510 10,640 Minor Street* 1,630 2,120 No * Minor street right-turning traffic volumes reduced by 100%. Major Street: Minor Street: Number of Lanes: Number of Lanes: PM Peak Hour Volumes: 1251 PM Peak Hour Volumes: ---PAGE BREAK--- Preliminary Traffic Signal Warrant Analysis Project: 2115 Molalla Road Date: 2/4/2025 Scenario: Year 2025 Buildout Conditions - PM Molalla Road (OR 211) June Way/Woodburn Place West 1 1 35 Total 30 Rights 50% RT Discount Warrant Used: X 100 percent of standard warrants used 70 percent of standard warrants used due to 85th percentile speed in excess of 40 mph or isolated community with population less than 10,000. Number of Lanes for Moving ADT on Major St. ADT on Minor St. Traffic on Each Approach: (total of both approaches) (higher-volume approach) WARRANT 1, CONDITION A 100% 70% 100% 70% Major St. Minor St. Warrants Warrants Warrants Warrants 1 1 8,850 6,200 2,650 1,850 2 or more 1 10,600 7,400 2,650 1,850 2 or more 2 or more 10,600 7,400 3,550 2,500 1 2 or more 8,850 6,200 3,550 2,500 WARRANT 1, CONDITION B 1 1 13,300 9,300 1,350 950 2 or more 1 15,900 11,100 1,350 950 2 or more 2 or more 15,900 11,100 1,750 1,250 1 2 or more 13,300 9,300 1,750 1,250 Note: ADT volumes assume 8th highest hour is 5.6% of the daily volume Approach Volumes Minimum Volumes Is Signal Warrant Met? Warrant 1 Condition A: Minimum Vehicular Volume Major Street 11,310 8,850 Minor Street* 200 2,650 No Condition B: Interruption of Continuous Traffic Major Street 11,310 13,300 Minor Street* 200 1,350 No Combination Warrant Major Street 11,310 10,640 Minor Street* 200 2,120 No * Minor street right-turning traffic volumes reduced by 50%. Major Street: Minor Street: Number of Lanes: Number of Lanes: PM Peak Hour Volumes: 1131 PM Peak Hour Volumes: ---PAGE BREAK--- Preliminary Traffic Signal Warrant Analysis Project: 2115 Molalla Road Date: 2/4/2025 Scenario: Year 2025 Buildout Conditions - PM Molalla Road (OR 211) Primary Site Access 1 1 74 Total 32 Rights 100% RT Discount Warrant Used: X 100 percent of standard warrants used 70 percent of standard warrants used due to 85th percentile speed in excess of 40 mph or isolated community with population less than 10,000. Number of Lanes for Moving ADT on Major St. ADT on Minor St. Traffic on Each Approach: (total of both approaches) (higher-volume approach) WARRANT 1, CONDITION A 100% 70% 100% 70% Major St. Minor St. Warrants Warrants Warrants Warrants 1 1 8,850 6,200 2,650 1,850 2 or more 1 10,600 7,400 2,650 1,850 2 or more 2 or more 10,600 7,400 3,550 2,500 1 2 or more 8,850 6,200 3,550 2,500 WARRANT 1, CONDITION B 1 1 13,300 9,300 1,350 950 2 or more 1 15,900 11,100 1,350 950 2 or more 2 or more 15,900 11,100 1,750 1,250 1 2 or more 13,300 9,300 1,750 1,250 Note: ADT volumes assume 8th highest hour is 5.6% of the daily volume Approach Volumes Minimum Volumes Is Signal Warrant Met? Warrant 1 Condition A: Minimum Vehicular Volume Major Street 10,440 8,850 Minor Street* 420 2,650 No Condition B: Interruption of Continuous Traffic Major Street 10,440 13,300 Minor Street* 420 1,350 No Combination Warrant Major Street 10,440 10,640 Minor Street* 420 2,120 No * Minor street right-turning traffic volumes reduced by 100%. Major Street: Minor Street: Number of Lanes: Number of Lanes: PM Peak Hour Volumes: 1044 PM Peak Hour Volumes: ---PAGE BREAK--- Preliminary Traffic Signal Warrant Analysis Project: 2115 Molalla Road Date: 2/4/2025 Scenario: Year 2025 Buildout Conditions - PM Molalla Road (OR 211) Woodburn Place East 1 1 42 Total 33 Rights 50% RT Discount Warrant Used: X 100 percent of standard warrants used 70 percent of standard warrants used due to 85th percentile speed in excess of 40 mph or isolated community with population less than 10,000. Number of Lanes for Moving ADT on Major St. ADT on Minor St. Traffic on Each Approach: (total of both approaches) (higher-volume approach) WARRANT 1, CONDITION A 100% 70% 100% 70% Major St. Minor St. Warrants Warrants Warrants Warrants 1 1 8,850 6,200 2,650 1,850 2 or more 1 10,600 7,400 2,650 1,850 2 or more 2 or more 10,600 7,400 3,550 2,500 1 2 or more 8,850 6,200 3,550 2,500 WARRANT 1, CONDITION B 1 1 13,300 9,300 1,350 950 2 or more 1 15,900 11,100 1,350 950 2 or more 2 or more 15,900 11,100 1,750 1,250 1 2 or more 13,300 9,300 1,750 1,250 Note: ADT volumes assume 8th highest hour is 5.6% of the daily volume Approach Volumes Minimum Volumes Is Signal Warrant Met? Warrant 1 Condition A: Minimum Vehicular Volume Major Street 10,190 8,850 Minor Street* 260 2,650 No Condition B: Interruption of Continuous Traffic Major Street 10,190 13,300 Minor Street* 260 1,350 No Combination Warrant Major Street 10,190 10,640 Minor Street* 260 2,120 No * Minor street right-turning traffic volumes reduced by 50%. Major Street: Minor Street: Number of Lanes: Number of Lanes: PM Peak Hour Volumes: 1019 PM Peak Hour Volumes: ---PAGE BREAK--- Preliminary Traffic Signal Warrant Analysis Project: 2115 Molalla Road Date: 2/4/2025 Scenario: Year 2025 Buildout Conditions - PM Molalla Road (OR 211) Cooley Road 1 1 87 Total 59 Rights 50% RT Discount Warrant Used: 100 percent of standard warrants used X 70 percent of standard warrants used due to 85th percentile speed in excess of 40 mph or isolated community with population less than 10,000. Number of Lanes for Moving ADT on Major St. ADT on Minor St. Traffic on Each Approach: (total of both approaches) (higher-volume approach) WARRANT 1, CONDITION A 100% 70% 100% 70% Major St. Minor St. Warrants Warrants Warrants Warrants 1 1 8,850 6,200 2,650 1,850 2 or more 1 10,600 7,400 2,650 1,850 2 or more 2 or more 10,600 7,400 3,550 2,500 1 2 or more 8,850 6,200 3,550 2,500 WARRANT 1, CONDITION B 1 1 13,300 9,300 1,350 950 2 or more 1 15,900 11,100 1,350 950 2 or more 2 or more 15,900 11,100 1,750 1,250 1 2 or more 13,300 9,300 1,750 1,250 Note: ADT volumes assume 8th highest hour is 5.6% of the daily volume Approach Volumes Minimum Volumes Is Signal Warrant Met? Warrant 1 Condition A: Minimum Vehicular Volume Major Street 9,900 6,200 Minor Street* 580 1,850 No Condition B: Interruption of Continuous Traffic Major Street 9,900 9,300 Minor Street* 580 950 No Combination Warrant Major Street 9,900 7,440 Minor Street* 580 1,480 No * Minor street right-turning traffic volumes reduced by 50%. Major Street: Minor Street: Number of Lanes: Number of Lanes: PM Peak Hour Volumes: 990 PM Peak Hour Volumes: ---PAGE BREAK--- HCM Signalized Intersection Capacity Analysis 1: N Pacific Hwy(99E) & Mt Hood Ave (OR 214)/Molalla Road (OR 211) 02/04/2025 2115 Molalla Road - Update 12 Report 2025 Buildout - AM Page 1 Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations Traffic Volume (vph) 125 232 84 182 304 125 215 470 119 100 318 92 Future Volume (vph) 125 232 84 182 304 125 215 470 119 100 318 92 Ideal Flow 1750 1750 1750 1750 1750 1750 1750 1750 1750 1750 1750 1750 Total Lost time 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 Lane Util. Factor 1.00 1.00 1.00 1.00 1.00 0.97 0.95 1.00 1.00 0.95 Frpb, ped/bikes 1.00 1.00 0.98 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Flpb, ped/bikes 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Frt 1.00 1.00 0.85 1.00 0.96 1.00 1.00 0.85 1.00 0.97 Flt Protected 0.95 1.00 1.00 0.95 1.00 0.95 1.00 1.00 0.95 1.00 Satd. Flow (prot) 1568 1549 1252 1554 1522 2906 3107 1282 1409 2826 Flt Permitted 0.95 1.00 1.00 0.95 1.00 0.95 1.00 1.00 0.95 1.00 Satd. Flow (perm) 1568 1549 1252 1554 1522 2906 3107 1282 1409 2826 Peak-hour factor, PHF 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 Adj. Flow (vph) 132 244 88 192 320 132 226 495 125 105 335 97 RTOR Reduction (vph) 0 0 62 0 12 0 0 0 94 0 25 0 Lane Group Flow (vph) 132 244 26 192 440 0 226 495 31 105 407 0 Confl. Peds. 4 3 3 4 Confl. Bikes 1 Heavy Vehicles 6% 13% 17% 7% 10% 8% 11% 7% 16% 18% 12% 18% Turn Type Prot NA Perm Prot NA Prot NA Perm Prot NA Protected Phases 3 8 7 4 1 6 5 2 Permitted Phases 8 6 Actuated Green, G 11.7 28.5 28.5 16.2 33.0 11.8 24.0 24.0 12.0 24.2 Effective Green, g 12.2 29.0 29.0 16.7 33.5 12.3 24.5 24.5 12.5 24.7 Actuated g/C Ratio 0.12 0.29 0.29 0.17 0.34 0.12 0.25 0.25 0.13 0.25 Clearance Time 4.5 4.5 4.5 4.5 4.5 4.5 4.5 4.5 4.5 4.5 Vehicle Extension 2.5 2.5 2.5 2.5 2.5 2.5 2.5 2.5 2.5 2.5 Lane Grp Cap (vph) 193 455 367 262 516 362 771 318 178 707 v/s Ratio Prot 0.08 0.16 c0.12 c0.29 c0.08 c0.16 0.07 0.14 v/s Ratio Perm 0.02 0.02 v/c Ratio 0.68 0.54 0.07 0.73 0.85 0.62 0.64 0.10 0.59 0.58 Uniform Delay, d1 41.4 29.2 25.1 38.9 30.3 41.0 33.2 28.6 40.7 32.4 Progression Factor 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Incremental Delay, d2 8.8 0.9 0.1 9.6 12.7 2.9 1.6 0.1 4.1 0.9 Delay 50.2 30.2 25.2 48.4 43.0 43.9 34.8 28.7 44.8 33.3 Level of Service D C C D D D C C D C Approach Delay (s/veh) 34.9 44.6 36.3 35.6 Approach LOS C D D D Intersection Summary HCM 2000 Control Delay (s/veh) 38.1 HCM 2000 Level of Service D HCM 2000 Volume to Capacity ratio 0.75 Actuated Cycle Length 98.7 Sum of lost time 16.0 Intersection Capacity Utilization 70.0% ICU Level of Service C Analysis Period (min) 15 c Critical Lane Group ---PAGE BREAK--- HCM 7th Signalized Intersection Summary 1: N Pacific Hwy(99E) & Mt Hood Ave (OR 214)/Molalla Road (OR 211) 02/04/2025 2115 Molalla Road - Update 12 Report 2025 Buildout - AM Page 2 Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations Traffic Volume (veh/h) 125 232 84 182 304 125 215 470 119 100 318 92 Future Volume (veh/h) 125 232 84 182 304 125 215 470 119 100 318 92 Initial Q (Qb), veh 0 0 0 0 0 0 0 0 0 0 0 0 Lane Width Adj. 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Ped-Bike Adj(A_pbT) 1.00 1.00 1.00 1.00 1.00 1.00 1.00 0.99 Parking Bus, Adj 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Work Zone On Approach No No No No Adj Sat Flow, veh/h/ln 1668 1573 1518 1654 1614 1641 1600 1654 1532 1504 1586 1504 Adj Flow Rate, veh/h 132 244 0 192 320 121 226 495 78 105 335 71 Peak Hour Factor 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 Percent Heavy Veh, % 6 13 17 7 10 8 11 7 16 18 12 18 Cap, veh/h 172 447 239 366 138 324 844 348 138 631 132 Arrive On Green 0.11 0.28 0.00 0.15 0.33 0.32 0.11 0.27 0.27 0.10 0.26 0.25 Sat Flow, veh/h 1589 1573 1286 1576 1114 421 2956 3143 1298 1433 2474 518 Grp Volume(v), veh/h 132 244 0 192 0 441 226 495 78 105 202 204 Grp Sat Flow(s),veh/h/ln 1589 1573 1286 1576 0 1536 1478 1572 1298 1433 1507 1485 Q Serve(g_s), s 6.5 10.6 0.0 9.5 0.0 21.8 5.9 11.0 3.8 5.7 9.3 9.5 Cycle Q Clear(g_c), s 6.5 10.6 0.0 9.5 0.0 21.8 5.9 11.0 3.8 5.7 9.3 9.5 Prop In Lane 1.00 1.00 1.00 0.27 1.00 1.00 1.00 0.35 Lane Grp Cap(c), veh/h 172 447 239 0 504 324 844 348 138 384 379 V/C Ratio(X) 0.77 0.55 0.80 0.00 0.87 0.70 0.59 0.22 0.76 0.53 0.54 Avail Cap(c_a), veh/h 257 616 392 0 [PHONE REDACTED] 589 285 722 711 HCM Platoon Ratio 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Upstream Filter(I) 1.00 1.00 0.00 1.00 0.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Uniform Delay s/veh 34.9 24.4 0.0 32.9 0.0 25.5 34.5 25.5 22.9 35.4 25.8 25.9 Incr Delay (d2), s/veh 6.1 0.8 0.0 4.7 0.0 7.2 2.0 0.5 0.2 6.3 0.8 0.9 Initial Q Delay(d3), s/veh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 %ile BackOfQ(50%),veh/ln 2.7 3.8 0.0 3.8 0.0 8.4 2.1 3.9 1.1 2.2 3.2 3.3 Unsig. Movement Delay, s/veh Delay(d), s/veh 40.9 25.1 0.0 37.6 0.0 32.7 36.5 26.0 23.1 41.7 26.6 26.8 LOS D C D C D C C D C C Approach Vol, veh/h 376 633 799 511 Approach Delay, s/veh 30.7 34.2 28.7 29.8 Approach LOS C C C C Timer - Assigned Phs 1 2 3 4 5 6 7 8 Phs Duration (G+Y+Rc), s 12.8 24.5 12.7 30.4 11.7 25.6 16.2 26.9 Change Period (Y+Rc), s 4.5 4.5 4.5 4.5 4.5 4.5 4.5 4.5 Max Green Setting (Gmax), s 13.5 38.0 12.5 38.0 15.5 36.0 19.5 31.0 Max Q Clear Time (g_c+I1), s 7.9 11.5 8.5 23.8 7.7 13.0 11.5 12.6 Green Ext Time s 0.4 4.3 0.1 1.6 0.2 5.8 0.4 0.8 Intersection Summary HCM 7th Control Delay, s/veh 30.8 HCM 7th LOS C Notes Unsignalized Delay for [EBR] is excluded from calculations of the approach delay and intersection delay. ---PAGE BREAK--- HCM 7th TWSC 2: Safeway Access & Molalla Road (OR 211) 02/04/2025 2115 Molalla Road - Update 12 Report 2025 Buildout - AM Page 3 Intersection Int Delay, s/veh 3.9 Movement EBT EBR WBL WBT NBL NBR Lane Configurations Traffic Vol, veh/h 315 134 17 477 139 28 Future Vol, veh/h 315 134 17 477 139 28 Conflicting Peds, #/hr 0 0 0 0 0 4 Sign Control Free Free Free Free Stop Stop RT Channelized - Yield - None - None Storage Length - 100 - - 0 150 Veh in Median Storage, # 0 - - 0 0 - Grade, % 0 - - 0 0 - Peak Hour Factor 92 92 92 92 92 92 Heavy Vehicles, % 21 4 0 12 1 7 Mvmt Flow 342 146 18 518 151 30 Major/Minor Major1 Major2 Minor1 Conflicting Flow All 0 0 342 0 898 346 Stage 1 - - - - 342 - Stage 2 - - - - 555 - Critical Hdwy - - 4.1 - 6.41 6.27 Critical Hdwy Stg 1 - - - - 5.41 - Critical Hdwy Stg 2 - - - - 5.41 - Follow-up Hdwy - - 2.2 - 3.509 3.363 Pot Cap-1 Maneuver - - 1228 - 311 685 Stage 1 - - - - 721 - Stage 2 - - - - 577 - Platoon blocked, % - - - Mov Cap-1 Maneuver - - 1228 - 305 683 Mov Cap-2 Maneuver - - - - 305 - Stage 1 - - - - 721 - Stage 2 - - - - 564 - Approach EB WB NB HCM Ctrl Dly, s/v 0 0.27 24.98 HCM LOS C Minor Lane/Major Mvmt NBLn1NBLn2 EBT EBR WBL WBT Capacity (veh/h) 305 683 - - 62 - HCM Lane V/C Ratio 0.496 0.045 - - 0.015 - HCM Ctrl Dly (s/v) 27.9 10.5 - - 8 0 HCM Lane LOS D B - - A A HCM 95th %tile Q(veh) 2.6 0.1 - - 0 - ---PAGE BREAK--- HCM 7th TWSC 3: June Way/Woodburn Place West & Molalla Road (OR 211) 02/04/2025 2115 Molalla Road - Update 12 Report 2025 Buildout - AM Page 4 Intersection Int Delay, s/veh 2.2 Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations Traffic Vol, veh/h 19 318 15 4 392 2 32 1 1 9 2 67 Future Vol, veh/h 19 318 15 4 392 2 32 1 1 9 2 67 Conflicting Peds, #/hr 0 0 1 1 0 0 0 0 0 0 0 0 Sign Control Free Free Free Free Free Free Stop Stop Stop Stop Stop Stop RT Channelized - - None - - None - - None - - None Storage Length - - - 100 - - - - - - - - Veh in Median Storage, # - 0 - - 0 - - 0 - - 1 - Grade, % - 0 - - 0 - - 0 - - 0 - Peak Hour Factor 93 93 93 93 93 93 93 93 93 93 93 93 Heavy Vehicles, % 0 19 0 75 12 0 0 0 0 0 0 0 Mvmt Flow 20 342 16 4 422 2 34 1 1 10 2 72 Major/Minor Major1 Major2 Minor1 Minor2 Conflicting Flow All 424 0 0 359 0 0 823 824 351 815 831 423 Stage 1 - - - - - - 392 392 - 431 431 - Stage 2 - - - - - - 431 432 - 383 400 - Critical Hdwy 4.1 - - 4.85 - - 7.1 6.5 6.2 7.1 6.5 6.2 Critical Hdwy Stg 1 - - - - - - 6.1 5.5 - 6.1 5.5 - Critical Hdwy Stg 2 - - - - - - 6.1 5.5 - 6.1 5.5 - Follow-up Hdwy 2.2 - - 2.875 - - 3.5 4 3.3 3.5 4 3.3 Pot Cap-1 Maneuver 1146 - - 888 - - 295 310 697 299 307 636 Stage 1 - - - - - - 637 610 - 606 586 - Stage 2 - - - - - - 606 586 - 644 605 - Platoon blocked, % - - - - Mov Cap-1 Maneuver 1146 - - 887 - - 253 302 696 289 299 636 Mov Cap-2 Maneuver - - - - - - 253 302 - 412 403 - Stage 1 - - - - - - 622 596 - 603 583 - Stage 2 - - - - - - 533 583 - 627 591 - Approach EB WB NB SB HCM Ctrl Dly, s/v 0.44 0.09 21.18 12.11 HCM LOS C B Minor Lane/Major Mvmt NBLn1 EBL EBT EBR WBL WBT WBR SBLn1 Capacity (veh/h) 259 96 - - 887 - - 590 HCM Lane V/C Ratio 0.141 0.018 - - 0.005 - - 0.142 HCM Ctrl Dly (s/v) 21.2 8.2 0 - 9.1 - - 12.1 HCM Lane LOS C A A - A - - B HCM 95th %tile Q(veh) 0.5 0.1 - - 0 - - 0.5 ---PAGE BREAK--- HCM 7th TWSC 4: Molalla Road (OR 211) & Primary Site Access 02/04/2025 2115 Molalla Road - Update 12 Report 2025 Buildout - AM Page 5 Intersection Int Delay, s/veh 3.1 Movement EBL EBT WBT WBR SBL SBR Lane Configurations Traffic Vol, veh/h 90 239 327 41 56 71 Future Vol, veh/h 90 239 327 41 56 71 Conflicting Peds, #/hr 0 0 0 0 0 0 Sign Control Free Free Free Free Stop Stop RT Channelized - None - None - None Storage Length 100 - - - 0 - Veh in Median Storage, # - 0 0 - 1 - Grade, % - 0 0 - 0 - Peak Hour Factor 93 93 93 93 93 93 Heavy Vehicles, % 2 19 12 2 2 2 Mvmt Flow 97 257 352 44 60 76 Major/Minor Major1 Major2 Minor2 Conflicting Flow All 396 0 - 0 824 374 Stage 1 - - - - 374 - Stage 2 - - - - 451 - Critical Hdwy 4.12 - - - 6.42 6.22 Critical Hdwy Stg 1 - - - - 5.42 - Critical Hdwy Stg 2 - - - - 5.42 - Follow-up Hdwy 2.218 - - - 3.518 3.318 Pot Cap-1 Maneuver 1163 - - - 343 672 Stage 1 - - - - 696 - Stage 2 - - - - 642 - Platoon blocked, % - - - Mov Cap-1 Maneuver 1163 - - - 314 672 Mov Cap-2 Maneuver - - - - 435 - Stage 1 - - - - 638 - Stage 2 - - - - 642 - Approach EB WB SB HCM Ctrl Dly, s/v 2.29 0 13.86 HCM LOS B Minor Lane/Major Mvmt EBL EBT WBT WBR SBLn1 Capacity (veh/h) 1163 - - - 542 HCM Lane V/C Ratio 0.083 - - - 0.252 HCM Ctrl Dly (s/v) 8.4 - - - 13.9 HCM Lane LOS A - - - B HCM 95th %tile Q(veh) 0.3 - - - 1 ---PAGE BREAK--- HCM 7th TWSC 5: Molalla Road (OR 211) & Woodburn Place East 02/04/2025 2115 Molalla Road - Update 12 Report 2025 Buildout - AM Page 6 Intersection Int Delay, s/veh 1.7 Movement EBL EBT WBT WBR SBL SBR Lane Configurations Traffic Vol, veh/h 28 266 299 51 20 69 Future Vol, veh/h 28 266 299 51 20 69 Conflicting Peds, #/hr 2 0 0 2 3 3 Sign Control Free Free Free Free Stop Stop RT Channelized - None - None - None Storage Length 50 - - - 0 - Veh in Median Storage, # - 0 0 - 0 - Grade, % - 0 0 - 0 - Peak Hour Factor 92 92 92 92 92 92 Heavy Vehicles, % 6 20 13 33 0 4 Mvmt Flow 30 289 325 55 22 75 Major/Minor Major1 Major2 Minor2 Conflicting Flow All 382 0 - 0 708 358 Stage 1 - - - - 355 - Stage 2 - - - - 353 - Critical Hdwy 4.16 - - - 6.4 6.24 Critical Hdwy Stg 1 - - - - 5.4 - Critical Hdwy Stg 2 - - - - 5.4 - Follow-up Hdwy 2.254 - - - 3.5 3.336 Pot Cap-1 Maneuver 1154 - - - 404 682 Stage 1 - - - - 714 - Stage 2 - - - - 716 - Platoon blocked, % - - - Mov Cap-1 Maneuver 1152 - - - 392 679 Mov Cap-2 Maneuver - - - - 500 - Stage 1 - - - - 694 - Stage 2 - - - - 714 - Approach EB WB SB HCM Ctrl Dly, s/v 0.78 0 11.77 HCM LOS B Minor Lane/Major Mvmt EBL EBT WBT WBR SBLn1 Capacity (veh/h) 1152 - - - 628 HCM Lane V/C Ratio 0.026 - - - 0.154 HCM Ctrl Dly (s/v) 8.2 - - - 11.8 HCM Lane LOS A - - - B HCM 95th %tile Q(veh) 0.1 - - - 0.5 ---PAGE BREAK--- HCM 7th TWSC 6: Cooley Road & Molalla Road (OR 211) 02/04/2025 2115 Molalla Road - Update 12 Report 2025 Buildout - AM Page 7 Intersection Int Delay, s/veh 1.8 Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations Traffic Vol, veh/h 3 267 26 28 278 2 19 2 45 2 2 16 Future Vol, veh/h 3 267 26 28 278 2 19 2 45 2 2 16 Conflicting Peds, #/hr 0 0 0 0 0 0 0 0 0 0 0 0 Sign Control Free Free Free Free Free Free Stop Stop Stop Stop Stop Stop RT Channelized - - None - - None - - None - - None Storage Length 50 - - 400 - - - - - - - - Veh in Median Storage, # - 0 - - 0 - - 1 - - 0 - Grade, % - 0 - - 0 - - 0 - - 0 - Peak Hour Factor 93 93 93 93 93 93 93 93 93 93 93 93 Heavy Vehicles, % 67 18 32 4 13 0 13 50 0 0 100 50 Mvmt Flow 3 287 28 30 299 2 20 2 48 2 2 17 Major/Minor Major1 Major2 Minor1 Minor2 Conflicting Flow All 301 0 0 315 0 0 668 669 301 655 682 300 Stage 1 - - - - - - 308 308 - 360 360 - Stage 2 - - - - - - 360 361 - 295 322 - Critical Hdwy 4.77 - - 4.14 - - 7.23 7 6.2 7.1 7.5 6.7 Critical Hdwy Stg 1 - - - - - - 6.23 6 - 6.1 6.5 - Critical Hdwy Stg 2 - - - - - - 6.23 6 - 6.1 6.5 - Follow-up Hdwy 2.803 - - 2.236 - - 3.617 4.45 3.3 3.5 4.9 3.75 Pot Cap-1 Maneuver 967 - - 1234 - - 357 324 743 382 272 640 Stage 1 - - - - - - 680 582 - 662 485 - Stage 2 - - - - - - 636 549 - 718 508 - Platoon blocked, % - - - - Mov Cap-1 Maneuver 967 - - 1234 - - 335 315 743 346 265 640 Mov Cap-2 Maneuver - - - - - - 442 397 - 346 265 - Stage 1 - - - - - - 677 581 - 646 473 - Stage 2 - - - - - - 601 536 - 667 506 - Approach EB WB NB SB HCM Ctrl Dly, s/v 0.09 0.73 11.71 12.2 HCM LOS B B Minor Lane/Major Mvmt NBLn1 EBL EBT EBR WBL WBT WBR SBLn1 Capacity (veh/h) 608 967 - - 1234 - - 521 HCM Lane V/C Ratio 0.117 0.003 - - 0.024 - - 0.041 HCM Ctrl Dly (s/v) 11.7 8.7 - - 8 - - 12.2 HCM Lane LOS B A - - A - - B HCM 95th %tile Q(veh) 0.4 0 - - 0.1 - - 0.1 ---PAGE BREAK--- HCM Signalized Intersection Capacity Analysis 1: N Pacific Hwy(99E) & Mt Hood Ave (OR 214)/Molalla Road (OR 211) 02/04/2025 2115 Molalla Road - Update 12 Report 2026 Buildout - PM Page 1 Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations Traffic Volume (vph) 186 404 309 256 324 73 244 406 137 185 759 120 Future Volume (vph) 186 404 309 256 324 73 244 406 137 185 759 120 Ideal Flow 1750 1750 1750 1750 1750 1750 1750 1750 1750 1750 1750 1750 Total Lost time 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 Lane Util. Factor 1.00 1.00 1.00 1.00 1.00 0.97 0.95 1.00 1.00 0.95 Frpb, ped/bikes 1.00 1.00 0.98 1.00 1.00 1.00 1.00 0.97 1.00 1.00 Flpb, ped/bikes 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Frt 1.00 1.00 0.85 1.00 0.97 1.00 1.00 0.85 1.00 0.98 Flt Protected 0.95 1.00 1.00 0.95 1.00 0.95 1.00 1.00 0.95 1.00 Satd. Flow (prot) 1568 1667 1410 1614 1597 3101 3167 1318 1630 3130 Flt Permitted 0.95 1.00 1.00 0.95 1.00 0.95 1.00 1.00 0.95 1.00 Satd. Flow (perm) 1568 1667 1410 1614 1597 3101 3167 1318 1630 3130 Peak-hour factor, PHF 0.93 0.93 0.93 0.93 0.93 0.93 0.93 0.93 0.93 0.93 0.93 0.93 Adj. Flow (vph) 200 434 332 275 348 78 262 437 147 199 816 129 RTOR Reduction (vph) 0 0 184 0 7 0 0 0 108 0 10 0 Lane Group Flow (vph) 200 434 148 275 419 0 262 437 39 199 935 0 Confl. Peds. 3 9 9 3 5 2 2 2 Confl. Bikes 1 Heavy Vehicles 6% 5% 3% 3% 7% 3% 4% 5% 10% 2% 4% 3% Turn Type Prot NA Perm Prot NA Prot NA Perm Prot NA Protected Phases 3 8 7 4 1 6 5 2 Permitted Phases 8 6 Actuated Green, G 16.2 31.5 31.5 21.1 36.4 10.7 30.6 30.6 16.9 36.8 Effective Green, g 16.7 32.0 32.0 21.6 36.9 11.2 31.1 31.1 17.4 37.3 Actuated g/C Ratio 0.14 0.27 0.27 0.18 0.31 0.09 0.26 0.26 0.15 0.32 Clearance Time 4.5 4.5 4.5 4.5 4.5 4.5 4.5 4.5 4.5 4.5 Vehicle Extension 2.5 2.5 2.5 2.5 2.5 2.5 2.5 2.5 2.5 2.5 Lane Grp Cap (vph) 221 451 382 295 498 294 833 347 240 988 v/s Ratio Prot 0.13 c0.26 c0.17 0.26 0.08 0.14 c0.12 c0.30 v/s Ratio Perm 0.11 0.03 v/c Ratio 0.90 0.96 0.39 0.93 0.84 0.89 0.52 0.11 0.83 0.95 Uniform Delay, d1 49.9 42.5 35.1 47.5 37.9 52.8 37.2 33.0 48.9 39.4 Progression Factor 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Incremental Delay, d2 35.6 32.6 0.5 34.8 12.0 26.7 0.5 0.1 20.1 17.0 Delay 85.5 75.1 35.6 82.3 49.9 79.5 37.6 33.1 69.0 56.4 Level of Service F E D F D E D C E E Approach Delay (s/veh) 63.6 62.6 49.8 58.6 Approach LOS E E D E Intersection Summary HCM 2000 Control Delay (s/veh) 58.7 HCM 2000 Level of Service E HCM 2000 Volume to Capacity ratio 0.95 Actuated Cycle Length 118.1 Sum of lost time 16.0 Intersection Capacity Utilization 86.6% ICU Level of Service E Analysis Period (min) 15 c Critical Lane Group ---PAGE BREAK--- HCM 7th Signalized Intersection Summary 1: N Pacific Hwy(99E) & Mt Hood Ave (OR 214)/Molalla Road (OR 211) 02/04/2025 2115 Molalla Road - Update 12 Report 2026 Buildout - PM Page 2 Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations Traffic Volume (veh/h) 186 404 309 256 324 73 244 406 137 185 759 120 Future Volume (veh/h) 186 404 309 256 324 73 244 406 137 185 759 120 Initial Q (Qb), veh 0 0 0 0 0 0 0 0 0 0 0 0 Lane Width Adj. 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Ped-Bike Adj(A_pbT) 1.00 1.00 1.00 0.99 1.00 0.97 1.00 1.00 Parking Bus, Adj 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Work Zone On Approach No No No No Adj Sat Flow, veh/h/ln 1668 1682 1709 1709 1654 1709 1695 1682 1614 1723 1695 1709 Adj Flow Rate, veh/h 200 434 0 275 348 78 262 437 93 199 816 118 Peak Hour Factor 0.93 0.93 0.93 0.93 0.93 0.93 0.93 0.93 0.93 0.93 0.93 0.93 Percent Heavy Veh, % 6 5 3 3 7 3 4 5 10 2 4 3 Cap, veh/h 226 459 300 411 92 294 856 355 231 889 129 Arrive On Green 0.14 0.27 0.00 0.18 0.31 0.31 0.09 0.27 0.27 0.14 0.31 0.31 Sat Flow, veh/h 1589 1682 1448 1628 1306 293 3132 3195 1326 1641 2823 408 Grp Volume(v), veh/h 200 434 0 275 0 426 262 437 93 199 465 469 Grp Sat Flow(s),veh/h/ln 1589 1682 1448 1628 0 1599 1566 1598 1326 1641 1611 1621 Q Serve(g_s), s 14.7 30.2 0.0 19.8 0.0 29.7 9.9 13.8 6.6 14.2 33.3 33.3 Cycle Q Clear(g_c), s 14.7 30.2 0.0 19.8 0.0 29.7 9.9 13.8 6.6 14.2 33.3 33.3 Prop In Lane 1.00 1.00 1.00 0.18 1.00 1.00 1.00 0.25 Lane Grp Cap(c), veh/h 226 459 300 0 504 294 856 355 231 507 510 V/C Ratio(X) 0.88 0.95 0.92 0.00 0.85 0.89 0.51 0.26 0.86 0.92 0.92 Avail Cap(c_a), veh/h 226 459 300 0 504 294 856 355 261 515 519 HCM Platoon Ratio 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Upstream Filter(I) 1.00 1.00 0.00 1.00 0.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Uniform Delay s/veh 50.2 42.5 0.0 47.8 0.0 38.2 53.5 37.1 34.4 50.2 39.4 39.5 Incr Delay (d2), s/veh 30.7 28.4 0.0 31.1 0.0 12.4 26.6 0.4 0.3 21.7 21.2 21.1 Initial Q Delay(d3), s/veh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 %ile BackOfQ(50%),veh/ln 7.7 15.9 0.0 10.5 0.0 13.1 4.9 5.4 2.1 7.1 15.8 15.9 Unsig. Movement Delay, s/veh Delay(d), s/veh 81.0 71.0 0.0 78.9 0.0 50.6 80.1 37.4 34.7 71.9 60.6 60.6 LOS F E E D F D C E E E Approach Vol, veh/h 634 [PHONE REDACTED] Approach Delay, s/veh 74.1 61.7 51.2 62.6 Approach LOS E E D E Timer - Assigned Phs 1 2 3 4 5 6 7 8 Phs Duration (G+Y+Rc), s 15.2 41.6 21.0 41.6 20.8 36.0 26.0 36.6 Change Period (Y+Rc), s 4.5 4.5 4.5 4.5 4.5 4.5 4.5 4.5 Max Green Setting (Gmax), s 10.7 37.7 16.5 37.1 18.5 29.9 21.5 32.1 Max Q Clear Time (g_c+I1), s 11.9 35.3 16.7 31.7 16.2 15.8 21.8 32.2 Green Ext Time s 0.0 1.7 0.0 0.9 0.2 4.1 0.0 0.0 Intersection Summary HCM 7th Control Delay, s/veh 61.9 HCM 7th LOS E Notes User approved pedestrian interval to be less than phase max green. Unsignalized Delay for [EBR] is excluded from calculations of the approach delay and intersection delay. ---PAGE BREAK--- HCM 7th TWSC 2: Safeway Access & Molalla Road (OR 211) 02/04/2025 2115 Molalla Road - Update 12 Report 2026 Buildout - PM Page 3 Intersection Int Delay, s/veh 10 Movement EBT EBR WBL WBT NBL NBR Lane Configurations Traffic Vol, veh/h 515 195 36 505 163 129 Future Vol, veh/h 515 195 36 505 163 129 Conflicting Peds, #/hr 0 1 1 0 0 1 Sign Control Free Free Free Free Stop Stop RT Channelized - Yield - None - None Storage Length - 100 - - 0 150 Veh in Median Storage, # 0 - - 0 0 - Grade, % 0 - - 0 0 - Peak Hour Factor 93 93 93 93 93 93 Heavy Vehicles, % 7 0 0 8 0 2 Mvmt Flow 554 210 39 543 175 139 Major/Minor Major1 Major2 Minor1 Conflicting Flow All 0 0 555 0 1175 556 Stage 1 - - - - 555 - Stage 2 - - - - 620 - Critical Hdwy - - 4.1 - 6.4 6.22 Critical Hdwy Stg 1 - - - - 5.4 - Critical Hdwy Stg 2 - - - - 5.4 - Follow-up Hdwy - - 2.2 - 3.5 3.318 Pot Cap-1 Maneuver - - 1026 - 214 531 Stage 1 - - - - 579 - Stage 2 - - - - 540 - Platoon blocked, % - - - Mov Cap-1 Maneuver - - 1025 - 202 530 Mov Cap-2 Maneuver - - - - 202 - Stage 1 - - - - 578 - Stage 2 - - - - 511 - Approach EB WB NB HCM Ctrl Dly, s/v 0 0.58 51.92 HCM LOS F Minor Lane/Major Mvmt NBLn1NBLn2 EBT EBR WBL WBT Capacity (veh/h) 202 530 - - 120 - HCM Lane V/C Ratio 0.868 0.262 - - 0.038 - HCM Ctrl Dly (s/v) 81.8 14.2 - - 8.7 0 HCM Lane LOS F B - - A A HCM 95th %tile Q(veh) 6.6 1 - - 0.1 - ---PAGE BREAK--- HCM 7th TWSC 3: June Way/Woodburn Place West & Molalla Road (OR 211) 02/04/2025 2115 Molalla Road - Update 12 Report 2026 Buildout - PM Page 4 Intersection Int Delay, s/veh 1.5 Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations Traffic Vol, veh/h 45 559 42 4 475 6 20 2 5 4 1 30 Future Vol, veh/h 45 559 42 4 475 6 20 2 5 4 1 30 Conflicting Peds, #/hr 2 0 3 3 0 2 0 0 0 0 0 0 Sign Control Free Free Free Free Free Free Stop Stop Stop Stop Stop Stop RT Channelized - - None - - None - - None - - None Storage Length - - - 100 - - - - - - - - Veh in Median Storage, # - 0 - - 0 - - 0 - - 1 - Grade, % - 0 - - 0 - - 0 - - 0 - Peak Hour Factor 94 94 94 94 94 94 94 94 94 94 94 94 Heavy Vehicles, % 0 6 0 0 8 0 0 0 20 0 0 0 Mvmt Flow 48 595 45 4 505 6 21 2 5 4 1 32 Major/Minor Major1 Major2 Minor1 Minor2 Conflicting Flow All 514 0 0 642 0 0 1230 1238 620 1211 1257 511 Stage 1 - - - - - - 716 716 - 519 519 - Stage 2 - - - - - - 514 522 - 691 738 - Critical Hdwy 4.1 - - 4.1 - - 7.1 6.5 6.4 7.1 6.5 6.2 Critical Hdwy Stg 1 - - - - - - 6.1 5.5 - 6.1 5.5 - Critical Hdwy Stg 2 - - - - - - 6.1 5.5 - 6.1 5.5 - Follow-up Hdwy 2.2 - - 2.2 - - 3.5 4 3.48 3.5 4 3.3 Pot Cap-1 Maneuver 1062 - - 952 - - 156 177 457 161 173 567 Stage 1 - - - - - - 425 437 - 544 536 - Stage 2 - - - - - - 547 534 - 438 427 - Platoon blocked, % - - - - Mov Cap-1 Maneuver 1060 - - 949 - - 135 163 455 145 159 566 Mov Cap-2 Maneuver - - - - - - 135 163 - 272 276 - Stage 1 - - - - - - 393 405 - 540 532 - Stage 2 - - - - - - 513 531 - 400 396 - Approach EB WB NB SB HCM Ctrl Dly, s/v 0.6 0.07 32.83 12.94 HCM LOS D B Minor Lane/Major Mvmt NBLn1 EBL EBT EBR WBL WBT WBR SBLn1 Capacity (veh/h) 158 124 - - 949 - - 491 HCM Lane V/C Ratio 0.182 0.045 - - 0.004 - - 0.076 HCM Ctrl Dly (s/v) 32.8 8.6 0 - 8.8 - - 12.9 HCM Lane LOS D A A - A - - B HCM 95th %tile Q(veh) 0.6 0.1 - - 0 - - 0.2 ---PAGE BREAK--- HCM 7th TWSC 4: Molalla Road (OR 211) & Primary Site Access 02/04/2025 2115 Molalla Road - Update 12 Report 2026 Buildout - PM Page 5 Intersection Int Delay, s/veh 1.6 Movement EBL EBT WBT WBR SBL SBR Lane Configurations Traffic Vol, veh/h 71 503 448 22 42 32 Future Vol, veh/h 71 503 448 22 42 32 Conflicting Peds, #/hr 2 0 0 2 0 0 Sign Control Free Free Free Free Stop Stop RT Channelized - None - None - None Storage Length 100 - - - 0 - Veh in Median Storage, # - 0 0 - 1 - Grade, % - 0 0 - 0 - Peak Hour Factor 93 93 93 93 93 93 Heavy Vehicles, % 2 6 8 2 2 2 Mvmt Flow 76 541 482 24 45 34 Major/Minor Major1 Major2 Minor2 Conflicting Flow All 507 0 - 0 1189 496 Stage 1 - - - - 496 - Stage 2 - - - - 694 - Critical Hdwy 4.12 - - - 6.42 6.22 Critical Hdwy Stg 1 - - - - 5.42 - Critical Hdwy Stg 2 - - - - 5.42 - Follow-up Hdwy 2.218 - - - 3.518 3.318 Pot Cap-1 Maneuver 1057 - - - 208 574 Stage 1 - - - - 612 - Stage 2 - - - - 496 - Platoon blocked, % - - - Mov Cap-1 Maneuver 1055 - - - 192 573 Mov Cap-2 Maneuver - - - - 328 - Stage 1 - - - - 567 - Stage 2 - - - - 495 - Approach EB WB SB HCM Ctrl Dly, s/v 1.07 0 16.13 HCM LOS C Minor Lane/Major Mvmt EBL EBT WBT WBR SBLn1 Capacity (veh/h) 1055 - - - 403 HCM Lane V/C Ratio 0.072 - - - 0.198 HCM Ctrl Dly (s/v) 8.7 - - - 16.1 HCM Lane LOS A - - - C HCM 95th %tile Q(veh) 0.2 - - - 0.7 ---PAGE BREAK--- HCM 7th TWSC 5: Molalla Road (OR 211) & Woodburn Place East 02/04/2025 2115 Molalla Road - Update 12 Report 2026 Buildout - PM Page 6 Intersection Int Delay, s/veh 1 Movement EBL EBT WBT WBR SBL SBR Lane Configurations Traffic Vol, veh/h 60 484 436 38 9 33 Future Vol, veh/h 60 484 436 38 9 33 Conflicting Peds, #/hr 3 0 0 3 3 3 Sign Control Free Free Free Free Stop Stop RT Channelized - None - None - None Storage Length 50 - - - 0 - Veh in Median Storage, # - 0 0 - 0 - Grade, % - 0 0 - 0 - Peak Hour Factor 92 92 92 92 92 92 Heavy Vehicles, % 4 7 8 0 0 0 Mvmt Flow 65 526 474 41 10 36 Major/Minor Major1 Major2 Minor2 Conflicting Flow All 518 0 - 0 1157 501 Stage 1 - - - - 498 - Stage 2 - - - - 660 - Critical Hdwy 4.14 - - - 6.4 6.2 Critical Hdwy Stg 1 - - - - 5.4 - Critical Hdwy Stg 2 - - - - 5.4 - Follow-up Hdwy 2.236 - - - 3.5 3.3 Pot Cap-1 Maneuver 1038 - - - 219 574 Stage 1 - - - - 615 - Stage 2 - - - - 518 - Platoon blocked, % - - - Mov Cap-1 Maneuver 1035 - - - 204 571 Mov Cap-2 Maneuver - - - - 341 - Stage 1 - - - - 575 - Stage 2 - - - - 517 - Approach EB WB SB HCM Ctrl Dly, s/v 0.96 0 12.94 HCM LOS B Minor Lane/Major Mvmt EBL EBT WBT WBR SBLn1 Capacity (veh/h) 1035 - - - 499 HCM Lane V/C Ratio 0.063 - - - 0.091 HCM Ctrl Dly (s/v) 8.7 - - - 12.9 HCM Lane LOS A - - - B HCM 95th %tile Q(veh) 0.2 - - - 0.3 ---PAGE BREAK--- HCM 7th TWSC 6: Cooley Road & Molalla Road (OR 211) 02/04/2025 2115 Molalla Road - Update 12 Report 2026 Buildout - PM Page 7 Intersection Int Delay, s/veh 2.1 Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations Traffic Vol, veh/h 5 408 79 89 409 0 28 0 59 2 1 6 Future Vol, veh/h 5 408 79 89 409 0 28 0 59 2 1 6 Conflicting Peds, #/hr 0 0 0 0 0 0 0 0 0 0 0 0 Sign Control Free Free Free Free Free Free Stop Stop Stop Stop Stop Stop RT Channelized - - None - - None - - None - - None Storage Length 50 - - 400 - - - - - - - - Veh in Median Storage, # - 0 - - 0 - - 1 - - 0 - Grade, % - 0 - - 0 - - 0 - - 0 - Peak Hour Factor 93 93 93 93 93 93 93 93 93 93 93 93 Heavy Vehicles, % 20 7 3 0 9 0 5 0 3 0 0 0 Mvmt Flow 5 439 85 96 440 0 30 0 63 2 1 6 Major/Minor Major1 Major2 Minor1 Minor2 Conflicting Flow All 440 0 0 524 0 0 1124 1123 481 1081 1166 440 Stage 1 - - - - - - 492 492 - 631 631 - Stage 2 - - - - - - 632 631 - 449 534 - Critical Hdwy 4.3 - - 4.1 - - 7.15 6.5 6.23 7.1 6.5 6.2 Critical Hdwy Stg 1 - - - - - - 6.15 5.5 - 6.1 5.5 - Critical Hdwy Stg 2 - - - - - - 6.15 5.5 - 6.1 5.5 - Follow-up Hdwy 2.38 - - 2.2 - - 3.545 4 3.327 3.5 4 3.3 Pot Cap-1 Maneuver 1031 - - 1053 - - 180 207 583 197 196 622 Stage 1 - - - - - - 553 551 - 472 477 - Stage 2 - - - - - - 464 477 - 593 528 - Platoon blocked, % - - - - Mov Cap-1 Maneuver 1031 - - 1053 - - 160 188 583 159 177 622 Mov Cap-2 Maneuver - - - - - - 286 303 - 159 177 - Stage 1 - - - - - - 550 548 - 429 434 - Stage 2 - - - - - - 416 434 - 526 525 - Approach EB WB NB SB HCM Ctrl Dly, s/v 0.09 1.57 15.48 16.5 HCM LOS C C Minor Lane/Major Mvmt NBLn1 EBL EBT EBR WBL WBT WBR SBLn1 Capacity (veh/h) 437 1031 - - 1053 - - 323 HCM Lane V/C Ratio 0.214 0.005 - - 0.091 - - 0.03 HCM Ctrl Dly (s/v) 15.5 8.5 - - 8.8 - - 16.5 HCM Lane LOS C A - - A - - C HCM 95th %tile Q(veh) 0.8 0 - - 0.3 - - 0.1 ---PAGE BREAK--- HCM Signalized Intersection Capacity Analysis 1: N Pacific Hwy(99E) & Mt Hood Ave (OR 214)/Molalla Road (OR 211) 02/04/2025 2115 Molalla Road - Update 12 Report 2026 Buildout - AM - Mitigation - WB Right-Turn Lane Page 1 Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations Traffic Volume (vph) 125 232 84 182 304 125 215 470 119 100 318 92 Future Volume (vph) 125 232 84 182 304 125 215 470 119 100 318 92 Ideal Flow 1750 1750 1750 1750 1750 1750 1750 1750 1750 1750 1750 1750 Total Lost time 4.0 4.0 4.0 4.0 4.0 4.5 4.0 4.0 4.0 4.0 4.0 Lane Util. Factor 1.00 1.00 1.00 1.00 1.00 1.00 0.97 0.95 1.00 1.00 0.95 Frpb, ped/bikes 1.00 1.00 0.99 1.00 1.00 0.98 1.00 1.00 1.00 1.00 1.00 Flpb, ped/bikes 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Frt 1.00 1.00 0.85 1.00 1.00 0.85 1.00 1.00 0.85 1.00 0.97 Flt Protected 0.95 1.00 1.00 0.95 1.00 1.00 0.95 1.00 1.00 0.95 1.00 Satd. Flow (prot) 1568 1549 1252 1554 1591 1356 2906 3107 1282 1409 2827 Flt Permitted 0.95 1.00 1.00 0.95 1.00 1.00 0.95 1.00 1.00 0.95 1.00 Satd. Flow (perm) 1568 1549 1252 1554 1591 1356 2906 3107 1282 1409 2827 Peak-hour factor, PHF 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 Adj. Flow (vph) 132 244 88 192 320 132 226 495 125 105 335 97 RTOR Reduction (vph) 0 0 69 0 0 98 0 0 87 0 24 0 Lane Group Flow (vph) 132 244 19 192 320 34 226 495 38 105 408 0 Confl. Peds. 4 3 3 4 Confl. Bikes 1 Heavy Vehicles 6% 13% 17% 7% 10% 8% 11% 7% 16% 18% 12% 18% Turn Type Prot NA Perm Prot NA Perm Prot NA Perm Prot NA Protected Phases 3 8 7 4 1 6 5 2 Permitted Phases 8 4 6 Actuated Green, G 11.8 19.3 19.3 15.5 23.0 23.0 11.4 26.9 26.9 9.7 25.2 Effective Green, g 12.3 19.8 19.8 16.0 23.5 23.0 11.9 27.4 27.4 10.2 25.7 Actuated g/C Ratio 0.14 0.22 0.22 0.18 0.26 0.26 0.13 0.31 0.31 0.11 0.29 Clearance Time 4.5 4.5 4.5 4.5 4.5 4.5 4.5 4.5 4.5 4.5 4.5 Vehicle Extension 2.5 2.5 2.5 2.5 2.5 2.5 2.5 2.5 2.5 2.5 2.5 Lane Grp Cap (vph) 215 343 277 278 418 348 386 952 392 160 812 v/s Ratio Prot 0.08 0.16 c0.12 c0.20 c0.08 c0.16 0.07 0.14 v/s Ratio Perm 0.02 0.03 0.03 v/c Ratio 0.61 0.71 0.07 0.69 0.77 0.10 0.59 0.52 0.10 0.66 0.50 Uniform Delay, d1 36.3 32.2 27.5 34.4 30.4 25.3 36.4 25.6 22.2 37.9 26.5 Progression Factor 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Incremental Delay, d2 4.4 6.4 0.1 6.6 7.8 0.1 1.9 0.4 0.1 8.4 0.4 Delay 40.7 38.5 27.6 41.0 38.2 25.4 38.3 25.9 22.2 46.3 26.9 Level of Service D D C D D C D C C D C Approach Delay (s/veh) 37.1 36.4 28.7 30.7 Approach LOS D D C C Intersection Summary HCM 2000 Control Delay (s/veh) 32.7 HCM 2000 Level of Service C HCM 2000 Volume to Capacity ratio 0.66 Actuated Cycle Length 89.4 Sum of lost time 16.0 Intersection Capacity Utilization 62.6% ICU Level of Service B Analysis Period (min) 15 c Critical Lane Group ---PAGE BREAK--- HCM 7th Signalized Intersection Summary 1: N Pacific Hwy(99E) & Mt Hood Ave (OR 214)/Molalla Road (OR 211) 02/04/2025 2115 Molalla Road - Update 12 Report 2026 Buildout - AM - Mitigation - WB Right-Turn Lane Page 2 Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations Traffic Volume (veh/h) 125 232 84 182 304 125 215 470 119 100 318 92 Future Volume (veh/h) 125 232 84 182 304 125 215 470 119 100 318 92 Initial Q (Qb), veh 0 0 0 0 0 0 0 0 0 0 0 0 Lane Width Adj. 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Ped-Bike Adj(A_pbT) 1.00 1.00 1.00 1.00 1.00 1.00 1.00 0.99 Parking Bus, Adj 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Work Zone On Approach No No No No Adj Sat Flow, veh/h/ln 1668 1573 1518 1654 1614 1641 1600 1654 1532 1504 1586 1504 Adj Flow Rate, veh/h 132 244 0 192 320 79 226 495 78 105 335 71 Peak Hour Factor 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 Percent Heavy Veh, % 6 13 17 7 10 8 11 7 16 18 12 18 Cap, veh/h 177 333 244 412 343 350 950 392 151 716 150 Arrive On Green 0.11 0.21 0.00 0.15 0.26 0.25 0.12 0.30 0.30 0.11 0.29 0.28 Sat Flow, veh/h 1589 1573 1286 1576 1614 1384 2956 3143 1298 1433 2474 518 Grp Volume(v), veh/h 132 244 0 192 320 79 226 495 78 105 202 204 Grp Sat Flow(s),veh/h/ln 1589 1573 1286 1576 1614 1384 1478 1572 1298 1433 1507 1485 Q Serve(g_s), s 5.7 10.3 0.0 8.3 13.1 3.2 5.2 9.2 3.2 5.0 7.8 8.0 Cycle Q Clear(g_c), s 5.7 10.3 0.0 8.3 13.1 3.2 5.2 9.2 3.2 5.0 7.8 8.0 Prop In Lane 1.00 1.00 1.00 1.00 1.00 1.00 1.00 0.35 Lane Grp Cap(c), veh/h 177 333 244 412 343 350 950 392 151 436 429 V/C Ratio(X) 0.75 0.73 0.79 0.78 0.23 0.64 0.52 0.20 0.69 0.46 0.47 Avail Cap(c_a), veh/h 314 710 422 842 [PHONE REDACTED] 659 344 829 817 HCM Platoon Ratio 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Upstream Filter(I) 1.00 1.00 0.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Uniform Delay s/veh 30.5 26.1 0.0 28.8 24.5 21.3 29.8 20.5 18.4 30.6 20.7 20.8 Incr Delay (d2), s/veh 4.6 2.3 0.0 4.2 2.4 0.3 1.5 0.3 0.2 4.2 0.6 0.6 Initial Q Delay(d3), s/veh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 %ile BackOfQ(50%),veh/ln 2.3 3.8 0.0 3.2 4.9 1.0 1.8 3.2 0.9 1.8 2.6 2.7 Unsig. Movement Delay, s/veh Delay(d), s/veh 35.1 28.4 0.0 33.0 26.9 21.5 31.3 20.8 18.6 34.8 21.3 21.4 LOS D C C C C C C B C C C Approach Vol, veh/h 376 591 799 511 Approach Delay, s/veh 30.8 28.2 23.6 24.1 Approach LOS C C C C Timer - Assigned Phs 1 2 3 4 5 6 7 8 Phs Duration (G+Y+Rc), s 12.4 24.5 11.9 22.1 11.5 25.4 15.0 19.0 Change Period (Y+Rc), s 4.5 4.5 4.5 4.5 4.5 4.5 4.5 4.5 Max Green Setting (Gmax), s 13.5 38.5 13.5 36.5 16.5 35.5 18.5 31.5 Max Q Clear Time (g_c+I1), s 7.2 10.0 7.7 15.1 7.0 11.2 10.3 12.3 Green Ext Time s 0.5 4.4 0.2 1.4 0.2 5.9 0.4 0.8 Intersection Summary HCM 7th Control Delay, s/veh 26.1 HCM 7th LOS C Notes Unsignalized Delay for [EBR] is excluded from calculations of the approach delay and intersection delay. ---PAGE BREAK--- HCM 7th TWSC 2: Safeway Access & Molalla Road (OR 211) 02/04/2025 2115 Molalla Road - Update 12 Report 2026 Buildout - AM - Mitigation - WB Right-Turn Lane Page 3 Intersection Int Delay, s/veh 3.9 Movement EBT EBR WBL WBT NBL NBR Lane Configurations Traffic Vol, veh/h 315 134 17 477 139 28 Future Vol, veh/h 315 134 17 477 139 28 Conflicting Peds, #/hr 0 0 0 0 0 4 Sign Control Free Free Free Free Stop Stop RT Channelized - Yield - None - None Storage Length - 100 - - 0 150 Veh in Median Storage, # 0 - - 0 0 - Grade, % 0 - - 0 0 - Peak Hour Factor 92 92 92 92 92 92 Heavy Vehicles, % 21 4 0 12 1 7 Mvmt Flow 342 146 18 518 151 30 Major/Minor Major1 Major2 Minor1 Conflicting Flow All 0 0 342 0 898 346 Stage 1 - - - - 342 - Stage 2 - - - - 555 - Critical Hdwy - - 4.1 - 6.41 6.27 Critical Hdwy Stg 1 - - - - 5.41 - Critical Hdwy Stg 2 - - - - 5.41 - Follow-up Hdwy - - 2.2 - 3.509 3.363 Pot Cap-1 Maneuver - - 1228 - 311 685 Stage 1 - - - - 721 - Stage 2 - - - - 577 - Platoon blocked, % - - - Mov Cap-1 Maneuver - - 1228 - 305 683 Mov Cap-2 Maneuver - - - - 305 - Stage 1 - - - - 721 - Stage 2 - - - - 564 - Approach EB WB NB HCM Ctrl Dly, s/v 0 0.27 24.98 HCM LOS C Minor Lane/Major Mvmt NBLn1NBLn2 EBT EBR WBL WBT Capacity (veh/h) 305 683 - - 62 - HCM Lane V/C Ratio 0.496 0.045 - - 0.015 - HCM Ctrl Dly (s/v) 27.9 10.5 - - 8 0 HCM Lane LOS D B - - A A HCM 95th %tile Q(veh) 2.6 0.1 - - 0 - ---PAGE BREAK--- HCM Signalized Intersection Capacity Analysis 1: N Pacific Hwy(99E) & Mt Hood Ave (OR 214)/Molalla Road (OR 211) 02/04/2025 2115 Molalla Road - Update 12 Report 2026 Buildout - PM - Mitigation - WB Right-Turn Lane Page 1 Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations Traffic Volume (vph) 186 404 309 256 324 73 244 406 137 185 759 120 Future Volume (vph) 186 404 309 256 324 73 244 406 137 185 759 120 Ideal Flow 1750 1750 1750 1750 1750 1750 1750 1750 1750 1750 1750 1750 Total Lost time 4.0 4.0 4.0 4.0 4.0 4.5 4.0 4.0 4.0 4.0 4.0 Lane Util. Factor 1.00 1.00 1.00 1.00 1.00 1.00 0.97 0.95 1.00 1.00 0.95 Frpb, ped/bikes 1.00 1.00 0.98 1.00 1.00 0.98 1.00 1.00 0.97 1.00 1.00 Flpb, ped/bikes 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Frt 1.00 1.00 0.85 1.00 1.00 0.85 1.00 1.00 0.85 1.00 0.98 Flt Protected 0.95 1.00 1.00 0.95 1.00 1.00 0.95 1.00 1.00 0.95 1.00 Satd. Flow (prot) 1568 1667 1410 1614 1636 1422 3101 3167 1318 1630 3130 Flt Permitted 0.95 1.00 1.00 0.95 1.00 1.00 0.95 1.00 1.00 0.95 1.00 Satd. Flow (perm) 1568 1667 1410 1614 1636 1422 3101 3167 1318 1630 3130 Peak-hour factor, PHF 0.93 0.93 0.93 0.93 0.93 0.93 0.93 0.93 0.93 0.93 0.93 0.93 Adj. Flow (vph) 200 434 332 275 348 78 262 437 147 199 816 129 RTOR Reduction (vph) 0 0 185 0 0 55 0 0 109 0 10 0 Lane Group Flow (vph) 200 434 147 275 348 23 262 437 38 199 935 0 Confl. Peds. 3 9 9 3 5 2 2 2 Confl. Bikes 1 Heavy Vehicles 6% 5% 3% 3% 7% 3% 4% 5% 10% 2% 4% 3% Turn Type Prot NA Perm Prot NA Perm Prot NA Perm Prot NA Protected Phases 3 8 7 4 1 6 5 2 Permitted Phases 8 4 6 Actuated Green, G 17.6 31.7 31.7 21.4 35.5 35.5 10.7 30.1 30.1 17.2 36.6 Effective Green, g 18.1 32.2 32.2 21.9 36.0 35.5 11.2 30.6 30.6 17.7 37.1 Actuated g/C Ratio 0.15 0.27 0.27 0.18 0.30 0.30 0.09 0.26 0.26 0.15 0.31 Clearance Time 4.5 4.5 4.5 4.5 4.5 4.5 4.5 4.5 4.5 4.5 4.5 Vehicle Extension 2.5 2.5 2.5 2.5 2.5 2.5 2.5 2.5 2.5 2.5 2.5 Lane Grp Cap (vph) 239 453 383 298 497 426 293 818 340 243 980 v/s Ratio Prot 0.13 c0.26 c0.17 c0.21 0.08 0.14 c0.12 c0.30 v/s Ratio Perm 0.10 0.02 0.03 v/c Ratio 0.84 0.96 0.38 0.92 0.70 0.05 0.89 0.53 0.11 0.82 0.95 Uniform Delay, d1 48.7 42.4 35.0 47.4 36.4 29.5 53.0 37.8 33.5 48.8 39.8 Progression Factor 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Incremental Delay, d2 21.4 31.4 0.5 32.5 4.1 0.0 27.2 0.5 0.1 18.5 18.5 Delay 70.1 73.8 35.5 79.9 40.5 29.5 80.2 38.3 33.6 67.3 58.3 Level of Service E E D E D C F D C E E Approach Delay (s/veh) 59.9 54.8 50.5 59.8 Approach LOS E D D E Intersection Summary HCM 2000 Control Delay (s/veh) 56.7 HCM 2000 Level of Service E HCM 2000 Volume to Capacity ratio 0.94 Actuated Cycle Length 118.4 Sum of lost time 16.0 Intersection Capacity Utilization 86.6% ICU Level of Service E Analysis Period (min) 15 c Critical Lane Group ---PAGE BREAK--- HCM 7th Signalized Intersection Summary 1: N Pacific Hwy(99E) & Mt Hood Ave (OR 214)/Molalla Road (OR 211) 02/04/2025 2115 Molalla Road - Update 12 Report 2026 Buildout - PM - Mitigation - WB Right-Turn Lane Page 2 Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations Traffic Volume (veh/h) 186 404 309 256 324 73 244 406 137 185 759 120 Future Volume (veh/h) 186 404 309 256 324 73 244 406 137 185 759 120 Initial Q (Qb), veh 0 0 0 0 0 0 0 0 0 0 0 0 Lane Width Adj. 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Ped-Bike Adj(A_pbT) 1.00 1.00 1.00 0.99 1.00 0.97 1.00 1.00 Parking Bus, Adj 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Work Zone On Approach No No No No Adj Sat Flow, veh/h/ln 1668 1682 1709 1709 1654 1709 1695 1682 1614 1723 1695 1709 Adj Flow Rate, veh/h 200 434 0 275 348 35 262 437 93 199 816 118 Peak Hour Factor 0.93 0.93 0.93 0.93 0.93 0.93 0.93 0.93 0.93 0.93 0.93 0.93 Percent Heavy Veh, % 6 5 3 3 7 3 4 5 10 2 4 3 Cap, veh/h 231 461 304 522 447 295 840 349 231 875 126 Arrive On Green 0.15 0.27 0.00 0.19 0.32 0.31 0.09 0.26 0.26 0.14 0.31 0.31 Sat Flow, veh/h 1589 1682 1448 1628 1654 1436 3132 3195 1325 1641 2823 408 Grp Volume(v), veh/h 200 434 0 275 348 35 262 437 93 199 465 469 Grp Sat Flow(s),veh/h/ln 1589 1682 1448 1628 1654 1436 1566 1598 1325 1641 1611 1621 Q Serve(g_s), s 14.6 30.0 0.0 19.6 21.7 2.0 9.8 13.9 6.6 14.1 33.3 33.3 Cycle Q Clear(g_c), s 14.6 30.0 0.0 19.6 21.7 2.0 9.8 13.9 6.6 14.1 33.3 33.3 Prop In Lane 1.00 1.00 1.00 1.00 1.00 1.00 1.00 0.25 Lane Grp Cap(c), veh/h 231 461 304 522 447 295 840 349 231 499 502 V/C Ratio(X) 0.87 0.94 0.90 0.67 0.08 0.89 0.52 0.27 0.86 0.93 0.93 Avail Cap(c_a), veh/h 265 467 311 522 447 295 840 349 271 503 506 HCM Platoon Ratio 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Upstream Filter(I) 1.00 1.00 0.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Uniform Delay s/veh 49.6 42.2 0.0 47.3 35.2 28.9 53.2 37.4 34.7 49.9 39.8 39.9 Incr Delay (d2), s/veh 21.7 27.0 0.0 27.5 3.0 0.1 25.8 0.4 0.3 20.1 24.3 24.2 Initial Q Delay(d3), s/veh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 %ile BackOfQ(50%),veh/ln 7.1 15.7 0.0 10.2 9.0 0.7 4.9 5.4 2.1 7.0 16.2 16.3 Unsig. Movement Delay, s/veh Delay(d), s/veh 71.4 69.2 0.0 74.7 38.2 28.9 78.9 37.8 35.0 70.0 64.1 64.1 LOS E E E D C E D C E E E Approach Vol, veh/h 634 [PHONE REDACTED] Approach Delay, s/veh 69.9 52.9 51.1 65.1 Approach LOS E D D E Timer - Assigned Phs 1 2 3 4 5 6 7 8 Phs Duration (G+Y+Rc), s 15.2 40.8 21.3 41.5 20.8 35.2 26.2 36.6 Change Period (Y+Rc), s 4.5 4.5 4.5 4.5 4.5 4.5 4.5 4.5 Max Green Setting (Gmax), s 10.7 36.6 19.3 35.4 19.1 28.2 22.2 32.5 Max Q Clear Time (g_c+I1), s 11.8 35.3 16.6 23.7 16.1 15.9 21.6 32.0 Green Ext Time s 0.0 0.9 0.2 1.1 0.2 3.8 0.1 0.1 Intersection Summary HCM 7th Control Delay, s/veh 60.1 HCM 7th LOS E Notes User approved pedestrian interval to be less than phase max green. Unsignalized Delay for [EBR] is excluded from calculations of the approach delay and intersection delay. ---PAGE BREAK--- HCM 7th TWSC 2: Safeway Access & Molalla Road (OR 211) 02/04/2025 2115 Molalla Road - Update 12 Report 2026 Buildout - PM - Mitigation - WB Right-Turn Lane Page 3 Intersection Int Delay, s/veh 10 Movement EBT EBR WBL WBT NBL NBR Lane Configurations Traffic Vol, veh/h 515 195 36 505 163 129 Future Vol, veh/h 515 195 36 505 163 129 Conflicting Peds, #/hr 0 1 1 0 0 1 Sign Control Free Free Free Free Stop Stop RT Channelized - Yield - None - None Storage Length - 100 - - 0 150 Veh in Median Storage, # 0 - - 0 0 - Grade, % 0 - - 0 0 - Peak Hour Factor 93 93 93 93 93 93 Heavy Vehicles, % 7 0 0 8 0 2 Mvmt Flow 554 210 39 543 175 139 Major/Minor Major1 Major2 Minor1 Conflicting Flow All 0 0 555 0 1175 556 Stage 1 - - - - 555 - Stage 2 - - - - 620 - Critical Hdwy - - 4.1 - 6.4 6.22 Critical Hdwy Stg 1 - - - - 5.4 - Critical Hdwy Stg 2 - - - - 5.4 - Follow-up Hdwy - - 2.2 - 3.5 3.318 Pot Cap-1 Maneuver - - 1026 - 214 531 Stage 1 - - - - 579 - Stage 2 - - - - 540 - Platoon blocked, % - - - Mov Cap-1 Maneuver - - 1025 - 202 530 Mov Cap-2 Maneuver - - - - 202 - Stage 1 - - - - 578 - Stage 2 - - - - 511 - Approach EB WB NB HCM Ctrl Dly, s/v 0 0.58 51.92 HCM LOS F Minor Lane/Major Mvmt NBLn1NBLn2 EBT EBR WBL WBT Capacity (veh/h) 202 530 - - 120 - HCM Lane V/C Ratio 0.868 0.262 - - 0.038 - HCM Ctrl Dly (s/v) 81.8 14.2 - - 8.7 0 HCM Lane LOS F B - - A A HCM 95th %tile Q(veh) 6.6 1 - - 0.1 - ---PAGE BREAK--- Signalized Intersection V/C Calculation Summary 1. Molalla Road (OR 211)/Mt. Hood Avenue (OR 214) & N Pacific Highway (OR 99E) MORNING PEAK HOUR Year 2025 Buildout Critical Movement: EBL EBT WBL WBTR NBL NBT NBR SBL SBTR Sum of Critical Flow Ratios: 0.60 Critical Intersection V/C: 0.75 Adjusted Flow Rate: 132 244 192 441 226 495 78 105 406 Cycle Length (seconds): 80.4 Saturated Flow: 1589 1573 1576 1535 2956 3143 1298 1433 2992 Lost Time per phase (seconds) 4 Flow Ratio: 0.08 0.16 0.12 0.29 0.08 0.16 0.06 0.07 0.14 Number of Phases 4 Year 2025 Buildout Critical Movement: EBL EBT WBL WBT WBR NBL NBT NBR SBL SBTR Sum of Critical Flow Ratios: 0.51 Critical Intersection V/C: 0.66 Adjusted Flow Rate: 132 244 192 320 79 226 495 78 105 406 Cycle Length (seconds): 70.9 Saturated Flow: 1589 1573 1576 1614 1384 2956 3143 1298 1433 2992 Lost Time per phase (seconds) 4 Flow Ratio: 0.08 0.16 0.12 0.20 0.06 0.08 0.16 0.06 0.07 0.14 Number of Phases 4 EVENING PEAK HOUR Year 2025 Buildout Critical Movement: EBL EBT WBL WBTR NBL NBT NBR SBL SBTR Sum of Critical Flow Ratios: 0.80 Critical Intersection V/C: 0.92 Adjusted Flow Rate: 200 434 275 426 262 437 93 199 934 Cycle Length (seconds): 119.4 Saturated Flow: 1589 1682 1628 1599 3132 3195 1326 1641 3232 Lost Time per phase (seconds) 4 Flow Ratio: 0.13 0.26 0.17 0.27 0.08 0.14 0.07 0.12 0.29 Number of Phases 4 Year 2025 Mitigated Critical Movement: EBL EBT WBL WBT WBR NBL NBT NBR SBL SBTR Sum of Critical Flow Ratios: 0.80 Critical Intersection V/C: 0.92 Adjusted Flow Rate: 200 434 275 348 35 262 437 93 199 934 Cycle Length (seconds): 118.8 Saturated Flow: 1589 1682 1628 1654 1436 3132 3195 1325 1641 3232 Lost Time per phase (seconds) 4 Flow Ratio: 0.13 0.26 0.17 0.21 0.02 0.08 0.14 0.07 0.12 0.29 Number of Phases 4 Notes: Since EB and WB left-turn phases are protected, critical ring is either EBL+WBT or WBL+EBT Since NB and SB left-turn phases are protected, critical ring is either NBL+SBT or SBL+NBT Protected Left-Turn Phasing Protected Left-Turn Phasing 0.37 0.28 0.23 0.23 0.43 0.37 Protected Left-Turn Phasing Protected Left-Turn Phasing Protected Left-Turn Phasing Protected Left-Turn Phasing Protected Left-Turn Phasing Protected Left-Turn Phasing 0.43 0.37 ---PAGE BREAK--- Queuing and Blocking Report 02/04/2025 2115 Molalla Road - Update SimTraffic Report 2025 Buildout - AM Page 1 Intersection: 1: N Pacific Hwy(99E) & Mt Hood Ave (OR 214)/Molalla Road (OR 211) Movement EB EB WB WB NB NB NB NB NB SB SB SB Directions Served L T L TR L L T T R L T TR Maximum Queue (ft) 165 257 217 306 173 211 216 199 97 174 201 191 Average Queue (ft) 78 138 110 210 55 117 116 87 20 65 94 69 95th Queue (ft) 146 236 194 319 149 192 194 168 62 134 170 153 Link Distance (ft) 915 295 295 743 743 524 524 Upstream Blk Time 2 Queuing Penalty (veh) 6 Storage Bay Dist (ft) 350 325 325 185 350 Storage Blk Time 0 Queuing Penalty (veh) 0 Intersection: 2: Safeway Access & Molalla Road (OR 211) Movement EB EB WB NB NB Directions Served T R LT L R Maximum Queue (ft) 51 37 137 137 64 Average Queue (ft) 2 2 18 57 21 95th Queue (ft) 23 17 80 113 51 Link Distance (ft) 295 723 327 Upstream Blk Time Queuing Penalty (veh) Storage Bay Dist (ft) 100 150 Storage Blk Time 0 0 1 Queuing Penalty (veh) 0 0 0 Intersection: 3: June Way/Woodburn Place West & Molalla Road (OR 211) Movement EB WB NB SB Directions Served LTR L LTR LTR Maximum Queue (ft) 76 29 47 62 Average Queue (ft) 9 2 17 34 95th Queue (ft) 44 16 38 55 Link Distance (ft) 723 501 173 Upstream Blk Time Queuing Penalty (veh) Storage Bay Dist (ft) 100 Storage Blk Time Queuing Penalty (veh) ---PAGE BREAK--- Queuing and Blocking Report 02/04/2025 2115 Molalla Road - Update SimTraffic Report 2025 Buildout - AM Page 2 Intersection: 4: Molalla Road (OR 211) & Primary Site Access Movement EB WB SB Directions Served L TR LR Maximum Queue (ft) 60 15 88 Average Queue (ft) 23 1 42 95th Queue (ft) 53 11 69 Link Distance (ft) 122 277 Upstream Blk Time Queuing Penalty (veh) Storage Bay Dist (ft) 100 Storage Blk Time Queuing Penalty (veh) Intersection: 5: Molalla Road (OR 211) & Woodburn Place East Movement EB EB WB SB Directions Served L T TR LR Maximum Queue (ft) 42 12 40 77 Average Queue (ft) 8 0 1 35 95th Queue (ft) 32 6 16 61 Link Distance (ft) 122 396 278 Upstream Blk Time Queuing Penalty (veh) Storage Bay Dist (ft) 50 Storage Blk Time 0 Queuing Penalty (veh) 0 Intersection: 6: Cooley Road & Molalla Road (OR 211) Movement EB WB NB SB Directions Served L L LTR LTR Maximum Queue (ft) 31 32 87 82 Average Queue (ft) 1 6 36 24 95th Queue (ft) 14 25 68 68 Link Distance (ft) 510 271 Upstream Blk Time Queuing Penalty (veh) Storage Bay Dist (ft) 50 400 Storage Blk Time 0 Queuing Penalty (veh) 0 Network Summary Network wide Queuing Penalty: 6 ---PAGE BREAK--- Queuing and Blocking Report 02/04/2025 2115 Molalla Road - Update SimTraffic Report 2026 Buildout - PM Page 1 Intersection: 1: N Pacific Hwy(99E) & Mt Hood Ave (OR 214)/Molalla Road (OR 211) Movement EB EB EB WB WB NB NB NB NB NB SB SB Directions Served L T R L TR L L T T R L T Maximum Queue (ft) 388 634 472 294 308 202 234 197 172 108 296 373 Average Queue (ft) 190 338 71 170 221 102 143 120 91 30 124 226 95th Queue (ft) 389 623 322 262 331 188 206 186 160 77 228 332 Link Distance (ft) 915 915 293 293 743 743 518 Upstream Blk Time 0 0 0 4 Queuing Penalty (veh) 0 0 1 12 Storage Bay Dist (ft) 350 325 325 185 350 Storage Blk Time 14 0 0 1 Queuing Penalty (veh) 27 0 0 1 Intersection: 1: N Pacific Hwy(99E) & Mt Hood Ave (OR 214)/Molalla Road (OR 211) Movement SB Directions Served TR Maximum Queue (ft) 369 Average Queue (ft) 218 95th Queue (ft) 336 Link Distance (ft) 518 Upstream Blk Time 0 Queuing Penalty (veh) 0 Storage Bay Dist (ft) Storage Blk Time Queuing Penalty (veh) Intersection: 2: Safeway Access & Molalla Road (OR 211) Movement EB EB WB NB NB Directions Served T R LT L R Maximum Queue (ft) 12 49 213 214 124 Average Queue (ft) 0 4 45 104 54 95th Queue (ft) 6 25 148 221 134 Link Distance (ft) 293 723 328 Upstream Blk Time 2 Queuing Penalty (veh) 0 Storage Bay Dist (ft) 100 150 Storage Blk Time 10 Queuing Penalty (veh) 14 ---PAGE BREAK--- Queuing and Blocking Report 02/04/2025 2115 Molalla Road - Update SimTraffic Report 2026 Buildout - PM Page 2 Intersection: 3: June Way/Woodburn Place West & Molalla Road (OR 211) Movement EB WB NB SB Directions Served LTR L LTR LTR Maximum Queue (ft) 142 17 57 60 Average Queue (ft) 26 1 16 25 95th Queue (ft) 88 8 41 52 Link Distance (ft) 723 501 173 Upstream Blk Time Queuing Penalty (veh) Storage Bay Dist (ft) 100 Storage Blk Time Queuing Penalty (veh) Intersection: 4: Molalla Road (OR 211) & Primary Site Access Movement EB WB SB Directions Served L TR LR Maximum Queue (ft) 56 11 83 Average Queue (ft) 21 0 36 95th Queue (ft) 51 8 65 Link Distance (ft) 122 277 Upstream Blk Time Queuing Penalty (veh) Storage Bay Dist (ft) 100 Storage Blk Time Queuing Penalty (veh) Intersection: 5: Molalla Road (OR 211) & Woodburn Place East Movement EB EB WB SB Directions Served L T TR LR Maximum Queue (ft) 66 60 54 56 Average Queue (ft) 22 3 3 26 95th Queue (ft) 53 27 25 49 Link Distance (ft) 122 396 278 Upstream Blk Time 0 Queuing Penalty (veh) 0 Storage Bay Dist (ft) 50 Storage Blk Time 1 0 Queuing Penalty (veh) 3 0 ---PAGE BREAK--- Queuing and Blocking Report 02/04/2025 2115 Molalla Road - Update SimTraffic Report 2026 Buildout - PM Page 3 Intersection: 6: Cooley Road & Molalla Road (OR 211) Movement EB WB NB SB Directions Served L L LTR LTR Maximum Queue (ft) 22 56 81 31 Average Queue (ft) 2 21 39 9 95th Queue (ft) 17 49 68 32 Link Distance (ft) 510 271 Upstream Blk Time Queuing Penalty (veh) Storage Bay Dist (ft) 50 400 Storage Blk Time 0 Queuing Penalty (veh) 0 Network Summary Network wide Queuing Penalty: 57 ---PAGE BREAK--- Queuing and Blocking Report 02/04/2025 2115 Molalla Road - Update SimTraffic Report 2026 Buildout - AM - Mitigation - WB Right-Turn Lane Page 1 Intersection: 1: N Pacific Hwy(99E) & Mt Hood Ave (OR 214)/Molalla Road (OR 211) Movement EB EB WB WB WB NB NB NB NB NB SB SB Directions Served L T L T R L L T T R L T Maximum Queue (ft) 176 278 244 293 91 176 206 215 208 124 146 173 Average Queue (ft) 80 142 118 158 40 59 121 124 88 25 58 83 95th Queue (ft) 145 246 199 264 72 154 192 203 169 76 125 152 Link Distance (ft) 915 288 288 288 743 743 509 Upstream Blk Time 0 1 Queuing Penalty (veh) 0 1 Storage Bay Dist (ft) 350 325 325 185 350 Storage Blk Time 0 0 Queuing Penalty (veh) 0 0 Intersection: 1: N Pacific Hwy(99E) & Mt Hood Ave (OR 214)/Molalla Road (OR 211) Movement SB Directions Served TR Maximum Queue (ft) 175 Average Queue (ft) 65 95th Queue (ft) 149 Link Distance (ft) 509 Upstream Blk Time Queuing Penalty (veh) Storage Bay Dist (ft) Storage Blk Time Queuing Penalty (veh) Intersection: 2: Safeway Access & Molalla Road (OR 211) Movement EB EB WB NB NB Directions Served T R LT L R Maximum Queue (ft) 52 28 131 112 62 Average Queue (ft) 2 1 16 53 21 95th Queue (ft) 23 13 80 86 51 Link Distance (ft) 288 723 327 Upstream Blk Time Queuing Penalty (veh) Storage Bay Dist (ft) 100 150 Storage Blk Time 0 Queuing Penalty (veh) 0 Zone Summary Zone wide Queuing Penalty: 2 ---PAGE BREAK--- Queuing and Blocking Report 02/04/2025 2115 Molalla Road - Update SimTraffic Report 2026 Buildout - PM - Mitigation - WB Right-Turn Lane Page 1 Intersection: 1: N Pacific Hwy(99E) & Mt Hood Ave (OR 214)/Molalla Road (OR 211) Movement EB EB EB WB WB WB NB NB NB NB NB SB Directions Served L T R L T R L L T T R L Maximum Queue (ft) 401 581 432 286 292 59 219 233 221 194 110 264 Average Queue (ft) 173 323 94 171 182 26 119 161 117 90 30 127 95th Queue (ft) 364 558 314 281 286 51 216 234 195 168 79 238 Link Distance (ft) 915 915 286 286 286 743 743 Upstream Blk Time 0 1 1 Queuing Penalty (veh) 0 2 2 Storage Bay Dist (ft) 350 325 325 185 350 Storage Blk Time 0 13 0 Queuing Penalty (veh) 2 25 0 Intersection: 1: N Pacific Hwy(99E) & Mt Hood Ave (OR 214)/Molalla Road (OR 211) Movement SB SB Directions Served T TR Maximum Queue (ft) 403 392 Average Queue (ft) 234 221 95th Queue (ft) 371 360 Link Distance (ft) 503 503 Upstream Blk Time 0 1 Queuing Penalty (veh) 0 0 Storage Bay Dist (ft) Storage Blk Time 2 Queuing Penalty (veh) 3 Intersection: 2: Safeway Access & Molalla Road (OR 211) Movement EB WB NB NB Directions Served R LT L R Maximum Queue (ft) 38 172 203 146 Average Queue (ft) 3 33 88 47 95th Queue (ft) 21 112 167 92 Link Distance (ft) 724 326 Upstream Blk Time Queuing Penalty (veh) Storage Bay Dist (ft) 100 150 Storage Blk Time 4 0 Queuing Penalty (veh) 6 0 Zone Summary Zone wide Queuing Penalty: 40 ---PAGE BREAK--- Exhibit D: Staff Report and Final Decision for CU 24-01, DR 24-01, and PLA 24-02 Exhibit D: Staff Report and Final Decision for CU 24-01, DR 24-01, and PLA 24-02 ---PAGE BREAK--- File number(s): Project name: Date of decision: Applicant: Landowner: Site location: Final Decision Planning Commission CU 24-01, DR 24-01, & PLA 24-02 US Market gas station July 25, 2024 l&E Construction, Inc., 27375 SW Parkway Avenue, Wilsonville, OR 97070-9215 Mr. Trofim Matveev c/o Matveev Development, LLC, 31696 S. Ona Way, Molalla, OR 97038-8201 2115 Molalla Rd (Oregon Hwy 211); Tax Lots 051W09B001000, 1100, & 1200 (primary) Summary: The Planning Commission held a public hearing on July 25, 2024 and unanimously approved the consolidated applications package (Type Ill) with the conditions recommended by staff through the staff report published June 2, except for three revision items: 1. Revising Condition CU 1 to reflect that landscape strip and sidewalk of minimum width 8 feet each already exist and are to remain. 2. Revising Condition CU6a(2) to increase fuel pump canopy maximum height from 14.5 to 16 feet. 3. Revising Condition T-A to lower the fair or proportionate share contribution towards the westbound dedicated right-turn lane from OR 211 to OR 99E northbound from 4.8% to 2.27%, and to revise the referenced Attachment 202 fee table absolute amount from $66,320 (for 2024 or 2025 or more in a later year because of inflation) to $31,375 (for 2024 or 2025 or more in a later year because of inflation). This was because of the City transportation consultant memo of July 25, 2024 in support of the applicant's method rather than the staff one. They are shown below (and in the Attachment 202 fee table) in strikethrough-and-underline text. Staff also corrected the typo in Condition CU4b from "north" to "south", and corrected the indented lettering and numbering under 04 & CU9. Per Assistant City Attorney e-mailed counsel (Attachment 105), staff hereby revises the analyses and findings and Condition CU9a(4) below- renumbered from staff report CU9.1.d. - to make explicit how the City interprets and applies conditional use criteria and factors to the land uses together. (The Assistant City Attorney used the e-mail for his talking points during the hearing sometime after the applicant's presentation.) ---PAGE BREAK--- The request is for conditional use (for a gas station), design review, and property line adjustment application types to develop a site of three lots totaling approximately 0.93 acres into a gas station with a convenience store and car wash. The subject property is in the Commercial General (CG) zoning district. One party testified (besides the applicant). The table below in the "Testifiers" section lists testifiers. Section references are to the Woodburn Development Ordinance (WOO). CU 24-01 US Market gas station 2115 Molalla Rd - Planning Commission Final Decision - Page 2 of 21 ---PAGE BREAK--- Conditions of Approval: General Gl. As part of building permit application, the applicant shall submit revised site plans meeting the conditions of approval and obtain Planning Division approval through sign-off on permit issuance. The applicant shall submit a cover letter indicating what specific plans sheets or document page numbers demonstrate how the submittal meets each condition. G2. The applicant or successors and assigns shall develop the property in substantial conformance with the final plans submitted and approved with these applications, except as modified by these conditions of approval. Were the applicant to revise plans other than to meet conditions of approval or meet building code, even if Planning Division staff does not notice and signs off on building permit issuance, Division staff retains the right to obtain restoration of improvements as shown on an earlier land use review plan set in service of substantial conformance. G3. References: Attachment 201 serves as a dictionary or glossary defining certain abbreviations, acronyms, phrases, terms, and words in the context of the conditions of approval. The 200 series of attachments are as binding as the conditions of approval in the main body of the final decision. G4. Due dates/ public improvements: a. When public street improvements, and any fees in lieu of public improvements, are due shall be per WDO 3.01.02E and 4.02.12 unless if and where a condition of approval has more restrictive timing. By this condition, there is more restrictive timing: In any case, they are due no later than by Building Division issuance of first certificate of occupancy (C of regardless of deferral, if any, that PW might have approved through 3.0l.02E. b. ROW/easements: Correct recordation of required right-of-way (ROW) and public easements is due by building permit issuance. c. Where changes to street addresses are necessary, the developer shall apply through the Planning Division for and obtain approval of an Address Assignment Request. This is due prior to building permit application, and if property line adjustment or lot consolidation were to become relevant, then also after recordation with County. GS. Recordation due dates: The applicant shall apply to the County for recordations of items that the City requires no later than six months prior to expiration of the land use approval as WDO 4.02.04B establishes, and shall complete recordations no later than three years past the land use "final decision" date. The due date to complete recordations shall not supersede when recordations are due relative to the building permit stage. G6. Administration: a. Conformance: That a land use approval does not reiterate any and each particular detail, provision, requirement, rule, spec, or standard from any of the WDO, other ordinances, resolutions, public works construction code, or department policies does not exempt development from conformance with them. CU 24-01 US Market gas station 2115 Molalla Rd - Planning Commission Final Decision - Page 3 of 21 ---PAGE BREAK--- b. Copies: The developer, including any succeeding contractor, shall provide copies of documentation that a City staff person requests regardless if the documentation source is another City staff person or department. c. Fees: The developer shall pay fees per Attachment 202. CU 24-01 US Market gas station 2115 Molalla Rd - Planning Commission Final Decision - Page 4 of 21 ---PAGE BREAK--- • Design Review 24-01 D1. ROW: To conform with WOO Figure 3.018, as part of recordations and regarding OR 211, the applicant shall dedicate variable width ROW resulting in half-street ROW that is uniform 50 ft wide min measured from road centerline, and a streetside PUE 10 ft wide. D2. Driveways: a. Number: To conform with WOO 3.04.03B.5 regarding access management, the number of driveways shall be limited as follows: 1, max width 24 ft, except 26 if the developer through WDO Table 3.04A footnote 7 provides Woodburn Fire District (WFD) documentation of how its application of Oregon Fire Code (OFC) requires 26 ft, including a plan sheet from the applicant showing that turn radius would necessitate a 26-foot wide approach, apron, curb cut, or ramp; and If the WFD were to later desire a secondary, fire or emergency access driveway and ODOT to permit it, the area of driveway throat outside ROW shall be grass paving surface ("grasscrete") max width 24 ft. b. Approach / apron / curb cut: Driveways shall conform to PW SS&Ds, Section 4150, unless documented as overridden by ODOT choosing to apply its standards. D3. Cross access: To conform with WOO 3.02.0lE, 3.04.0lA.2, 3.04.03B.3 & 5, 3.04.03C.1 & 4, and 3.04.03D.2, the developer shall: a. Extend a drive aisle stub conforming to WOO 3.04.03C.4b to the westerly north property line along Tax Lot 051W09B000900 (2145 Mollalla Rd; Woodburn Place Apartments). b. At the interface of a property line and a drive aisle stub, fixed obstructions including curbing is prohibited. (The developer may instead place signed barricades atop the pavement.) c. To meet WOO 3.04.0lA.2 and 3.04.03B.5, C.1, C.4a, & D.2, establish what is termed any of cross access, ingress/egress, or shared access revocable only with the written concurrence of the Director and that grants or grant public access to and from the main driveway at OR 211 and connects or connect with all drive aisle stubs. d. General: Regarding recordation of one or more types of legal instruments and how, the developer shall conform to the conditions in ways that satisfy the County. e. Any parking that a southerly east cross access drive aisle stub would displace from Woodburn Place Apartments (2145 Mollalla Rd) shall not reduce provision of minimum required off-street parking for the apartments of 2 per apartment for 220 apartments equaling 440 parking spaces. (The burden of documentation shall remain with the gas station developer.) CU 24-01 US Market gas station 2115 Molalla Rd - Planning Commission Final Decision - Page 5 of 21 ---PAGE BREAK--- 04: Parking: a. Vehicular circulation directional markings/signage: To conform to WOO 3.05.02J, during building permit review the Director may administratively establish details, specifications, and revisions to administer the WOO section. Further site plan revisions necessary to conform, if any, shall be due by building permit issuance. b. C/V: Carpool/vanpool (C/V) parking shall conform with Table 3.0SC and 3.05.03H. c. EV: Electric vehicle (EV) parking shall conform with Table 3.0SE and 3.05.031. OS. Bicycle parking shall conform with WOO Table 3.050 and 3.05.06. 06. Trash enclosure: If any outdoor storage of trash and recycling is later proposed, then it shall be enclosed in conformance with WOO 3.06.06B and, regarding roofing, in conformance with Public Works Department Engineering Division standards or directions regarding such, if any, in relation to keeping polluted water from entering drains. CU 24-01 US Market gas station 2115 Molalla Rd - Planning Commission Final Decision - Page 6 of 21 ---PAGE BREAK--- Conditional Use 24-01 CUl. Frontage/street improvements: These shall be: a. Landscape strip and sidewalk: Each is already constructed and each shall remain min width 8 ft wide mi A, eMc. cwrb dimeAsi8A, which ',\18Yld matchl!!g the frontages on both sides of the subject property. b. Street trees: Per WOO 3.06.03A.1 (1:30), equaling 5 trees per frontage. For max 2 of the min trees required along the frontage, the developer may pay a fee in-lieu per Attachment 202. c. Sidewalk: 8 ft wide miA1 which W8Yld match the fr8Atages 8A b8th sides gfthe swbject ~r8~ert·1> aAd that ma•tlf and where the sidewalk overlaps north beyond the ROW, the developer shall grant the PUE with graAtiAg gf public access via either the PUE or separate easement. CU2. Walkways: North walkway: Min 1 connecting at the north w ith the Woodburn Place Apartments walkway system at 2145 Molalla Rd (051W09B000900) and per'WOO 3.04.06( & 0.2 and 3.06.03C.4. CU3. Landscaping generally: a. Bark dust : By the end of the time period per WOO 3.06.02(, 5.0% max of unpaved landscaped area may be non-living material such as bark dust, mulch, wood chips, cobbles, gravel, pebbles, or sand. b. Buffering/screening: Evergreen hedge or shrubbery shall: Line AW segments. Screen transformers and other at-grade electrical and mechanical equipment along min 2 sides. c. Coniferous/evergreen trees: Among newly planted trees, min 1 tree of the following coniferous or evergreen species: CU 24-01 US Market gas station 2115 Molalla Rd - Planning Commission Final Decision - Page 7 of 21 ---PAGE BREAK--- Cedar, deodar Cedar, incense Cedar, Western Red Douglas-fir Fir, Grand Madrone, Pacific Oak, Oregon White Pine, Lodgepole Pine, Ponderosa Pine, Western white; and Hemlock, Western Yew, Pacific d. Tree standards: The same as WOO Table 3.06A "Minimum Size" column - either 10 ft height or 2 inches caliper. CU4. Front yard landscaping: a. Depth: The depth of landscaping from widened ROW north shall be min 13 ft to vehicular circulation area back of curb to accommodate newly planted front yard trees outside of the streetside PUE. The min depth may instead be 5 ft if ODOT, such as through the Region 2 Development Review Coordinator, allows planting of trees within the PUE, the allowance is documented through building permit review and by the time offirst structural building permit issuance with the applicant having submitted plans revised accordingly to both the agency and the City Community development Department, and the developer will have planted such trees by building permit inspection. b. Trees: Based on WOO 5.03.01B.3c5), the south yard shall have min 3 trees that complement the row of street trees and are placed within a band between streetside PUE and max 15 ft from ROW. c. Hedge/shrubbery: To conform with WOO 3.06.05B, within the front yard the south site perimeter landscaped area between the east property line and the wide walkway shall have a hedge or shrubbery as a screen of vehicular circulation area min height 3.5 ft. Such shall be planted to be min 2 ft from sidewalk and the wide walkway. Min number equal to 1 plant per 2.5 ft of length, in no case no fewer than min 42 shrubs. CUS. West side yard landscaping: Within the west side yard the west site perimeter landscaped area shall have: a. Trees: Min 13 trees. b. Hedge/shrubbery: A hedge or shrubbery as a screen of vehicular circulation area and parking min height 3.5 ft. Min number equal to 1 plant per 2.5 ft of length, in no case no fewer than min 85 shrubs. CU 24-01 US Market gas station 2115 Molalla Rd - Planning Commission Final Decision - Page 8 of 21 ---PAGE BREAK--- CU6. Architecture: a. Canopies/ fixed awnings: General: Min height clearance 9 ft. Fuel pump canopy: Max ceiling height 1~ ft to either ceiling or ceiling-mounted lighting fixtures, whichever is lower. Convenience store and car wash: The store main entrance shall have a canopy, fixed awning, building recess, or roof projection that shelters from precipitation, 4 ft narrowest dimension and 40 sq ft min area. Each side or rear single staff door on the rest of the store and car wash building(s) shall have the same, except 3 ft narrowest dimension and 18 sq ft min area, and for a set of double staff doors, 30 sq ft min area. b. Cladding/materials: The desired materials provision of WOO 3.07.06B.2b(2) shall be a standard for all building elevations and with visible bare concrete, if any, limited to a band max 6 inches above grade Convenience store and car wash building(s) base cladding shall be min height 2 ft of brick, CMU finished to resemble cut stone, or adhered stone and per elevation/fa~ade as follows: East and south: Along the widths, except that the developer may omit base cladding to allow windows to extend to finished floor elevation (FFE). West: Along the width of the convenience store volume and along the north (left) 1.5 ft of the car wash volume. North: Along the car wash volume and along the segment of the convenience store volume under the gable end. The prohibited materials provision of WOO 3.07.06B.2b(3) shall be a standard. Visible bare concrete, if any, is limited to a band max 6 inches above grade. c. Scuppers: Any building rainwater scuppers shall not to dump onto the pavement of a wide walkway. d. Setbacks: South front setback or setback abutting a street shall be min depth 15 ft. e. Windows: Store south front elevation: The 30.0% window area of WOO 3.07.06B.2b(l) shall be a standard, and this percentage shall be transparent. Store west side elevation: Min 1 window, 2 ft narrowest dimension and 8 sq ft min area, which shall be transparent or translucent. Store north rear elevation: Min 1 window, 2 ft narrowest dimension and 8 sq ft min area, which shall be transparent or translucent, aligned with the west gable end. CU 24-01 US Market gas station 2115 Molalla Rd - Planning Commission Final Decision - Page 9 of 21 ---PAGE BREAK--- CU7: Architectural Wall (AW)/ Fences/ Fencing: a. Extent: Along the car wash drive-through, specifically segments of the north and east property lines as follows: North: From 8 ft east of the walkway to the northeast property corner; and East: from the northeast property corner to the car wash building, and extending south from the car wash building to a point 5 ft north of the east-west drive aisle back of curb. b. Placement: The AW shall be set back onto the subject property min 3 ft from property line, and adjacent site perimeter landscaping shall follow the outside of the wall. c. Height: Min 5.5 ft, and there shall be a smooth concrete cap min height 1.5 inches that may be within or in addition to the AW min height. d. Material: Masonry; however, AW segments may be partly made of opaque cedar wood fencing if the wall appears mostly masonry. Specifically, masonry must constitute the bottom extent of wall segment from grade up to min of 2 ft, 8 inches above grade plus the height of a smooth concrete cap between the masonry and the wood, and there shall be piers, pillars, or pilasters per subsection "Pillars" below. Exhibit CU7 below illustrates a similar, conforming example serving as concrete masonry unit (CMU) model: 20' -0"rrP f; ~ r 1 .L ~ ' ' I I I I I I I I I I I I I I I I I ' ' ' I I I I I I I I I I I I I I I 1 I I I I I I I I I I I ' I I I I I I I I I I I I I I I I I I I I I I I I I - \ o JJc1~-,!~.S.HITECTURAL WALL PLAN & ELEVATION Exhibit CU7 (DR 2017-08; 1750 Park Ave) 1 • r ' 'NYTH[Ct,.11,'tv,- J 1dttOAll'ONtM.CtONl I t I I I ' I I I I I I I I I I I I I l II I I I I ~ 7 hp I ' I I / I I I I / j/ I I I I I I I I I I I I I I ~ ~ <'..AST CAP IYP a..J WAl. l cotUUII CCOAR DOAAD AT PCS T NP e. Pillars: Whether the AW is solid masonry or incorporates wood fencing, each AW segment end shall have a pier or pilaster min 16 inches wide relative to wall face and per WDO 3.06.06B.3 projecting min 3 inches each side of the wall. Number: Total min number of piers, pillars, or posts across all AW segments is 5: one west end, one middle north, one property northeast corner, one middle east, and one south end. Cap: Each pier or pilaster shall be capped with ornamental concrete in the form of any of a shallow-sloped pyramid or sphere or other finial atop such pyramid. f. Treatment: If the AW is CMU and has one or more courses of ground or smooth face CMU, regarding WDO 3.06.06B.7, such course or courses shall be at approximately elbow height of an average height person standing at grade. CU 24-01 US Market gas station 211S Molalla Rd - Planning Commission Final Decision - Page 10 of 21 ---PAGE BREAK--- g. Color: Masonry dye and/or paint shall be a color or colors other than black, charcoal, or gray. Regarding WOO 3.06.06B.5 & 6, on the AW and any other free-standing walls with two or more colors, darker color shall be towards the bottom and the lighter one towards the top. (For any other fence/ fencing or free-standing wall, including gates if any, the coating and slats that WOO 2.06.020 requires and any wall shall be a color or colors other than black or charcoal.) CU8. Lighting: Besides conformance with WOO 3.11: a. Fuel pump canopy: Max 10 ceiling fixtures. Any ceiling fixture shall be no closer to east, south, or west ceiling outer edge than 4 ft. Neon lighting, or a lighting technology that mimics the appearance of neon lighting, is prohibited on the fuel pump canopy and on the convenience store and car wash building(s). The developer shall make so either of the following: ceiling light fixtures shall not drop below the ceiling plane, or for ceiling-mounted fixtures, the canopy roof edge perimeter shall as a shield drop or extend down to the same plane as the underside of the lowest fixture. In either case, fixtures that drop or extend down from the ceiling shall each have opaque housing on all sides. b. Convenience store: Max 2 wall fixtures on the west side. CU 24-01 US Market gas station 2115 Molalla Rd - Planning Commission Final Decision - Page 11 of 21 ---PAGE BREAK--- CU9. Gas station operations: a. Noise: Fuel pumps: Audible audiovisual advertising, if any, is prohibited from sounding from fuel pump electronic display speakers. Such advertising shall be limited to sight only. Tire/vacuum: Addition of any vehicle interior vacuum facility outdoors, tire pump facility outdoors, or other similar mechanical facility outdoors for gas station customers that makes noise shall be located min 15 ft south of the north property line, 15 ft west of the east property line segment that is north of the car wash, and 15 ft east of the west property line segment extending 80 ft south of the northwest property corner. Any vacuum shall be open to customer use no earlier and later than Monday through Saturday 7:00 a.m. to 9:00 p.m. and Sunday 9:00 a.m. to 6:00 p.m. Car wash: Regarding hours of operation, the car wash shall be open to customer use no earlier and later than Monday through Saturday 7:00 a.m. to 9:00 p.m. and Sunday 9:00 a.m. to 6:00 p.m. Gas station and ffonvenience store: The gas station and convenience store shall be open to customer use no earlier and later than Monday through Saturday 6:00 a.m. to midnight and Sunday 6:00 a.m. to 11:00 p.m. b. Trash: There shall be at least one trash receptacle along each of the wide walkway and north walkway, at min 0.5 ft from walkway edge or outside the building south perimeter wide walkway minimum width (8 ft), for intended use by convenience store customers, and remaining privately maintained and serviced. c. Vehicular circulation: Fuel pump queueing: General: The developer shall stripe directional arrows and lines to direct motorists into fuel pump queues and distinguish the queues from driving routes around the fuel pump canopy. Stacking: Of six queues, each shall fit stacking of min one car south of the fuel pump island behind a car parked at the pump. Queueing may be obtusely angled relative to the pump islands. CU 24-01 US Market gas station 2115 Molalla Rd - Planning Commission Final Decision - Page 12 of 21 ---PAGE BREAK--- Directional signage: There shall be directional signage that accomplishes directing on-site motorists where and how to queue, including pumps that are self-service and those served by an attendant. The Director may administratively establish locations, details, specifications, and revisions to administer this condition part during building permit review. Further site plan revisions necessary to conform, if any, shall be due by building permit issuance. CUlO. Signage: Electronic changing image: In addition to WOO 3.10.12, based on the hours in Ordinance No. 2338, Section SA Light Trespass, any sign electronic changing image, if and where WOO 3.10 allows such, other than fuel price displays, shall be off during the same hours as when the convenience store is closed. (See Condition CU9a(4).) CUll. Modification: Because the WOO, including 5.03.01, does not specify how changes to an approved conditional use (CU) and related site improvements might trigger another CU or modification of a CU approval, for Director determination the following serve as criteria and -where noted - as factors: a. Significant expansion of the use(s), factors being an increase in any of: total GFA by 25.0% or more or by an absolute value of 1,000 sq ft or more, and, the number of buildings by 1 or more; b. Increase in off-street parking by 5 or more stalls, even if the existing supply were in excess of the minimum required ratio(s); c. Net increase in impervious surface totaling at least 1,000 sq ft; d. Adding the land uses of automotive maintenance and repair, whether or not including through service bay structures. e. Development as defined in WOO 1.02 within twenty (20) feet of a property boundary and not already conditioned through the subject approval; f. Any proposal necessitating a request for Adjustment to Street Right-of-Way and Improvement Requirements ("Street Adjustment"); g. Any proposal necessitating a request to vary from the WOO, that is, a variance; h. Any proposal necessitating a Type Ill or IV land use application type; and i. City adoption of a unified development ordinance replacing the WOO were to have intervened. Modification of a specific condition of approval remains pursuant to WOO 4.02.07. Were the City to have amended the WOO to establish modification provisions for conditional uses, the Director may decide that the provisions supersede this condition of approval. CU12. Discontinuance/revocation: Because the WOO does not specify if and when a conditional use approval would expire were a use to cease, based on WOO 4.02.04B the approval shall expire if the WOO Table 2.03A, B.2 use of "gasoline station" ceases and 3 years pass without the use recommencing. This CU approval excludes the uses "automotive maintenance" and "repair services" from the group of uses as the WOO terms. CU 24-01 US Market gas station 2115 Molalla Rd - Planning Commission Final Decision - Page 13 of 21 ---PAGE BREAK--- Conditional Use 24-01: Transportation T-A. OR 99E & OR 211/214: a. Mitigation: Similar as was for ANX 2019-01 Woodburn Place Apartments and CU 22-01 Woodburn Place West Apartments, the developer shall pay a proportionate share contribution towards the same mitigation project, specifically a westbound dedicated right-turn lane or pocket that leads to OR 99E northbound based on ANX 2019-01 ODOT agency commentary (April 6, 2020). b. The proportionate share shall be 2.274.&% that equals an absolute amount per Attachment 202. CU 24-01 US Market gas station 2115 Molalla Rd - Planning Commission Final Decision - Page 14 of 21 ---PAGE BREAK--- Expiration: Per Woodburn Development Ordinance (WDO) 4.02.04B., a final decision expires within three years of the date of the final decision unless: 1. A building permit to exercise the right granted by the decision has been issued; 2. The activity approved in the decision has commenced; or 3. A time extension, Section 4.02.05, has been approved. Regarding subsection B.1 above, if by 10 years past the final decision date there is no substantial construction as Section 1.02 defines following issuance of a building permit, the final decision shall expire and fail to vest. Regarding subsection B.2 above as applies to Property Line Adjustment, Consolidation of Lots, and Partition and Subdivision Final Plat Approval application, the developer shall complete recordation no later than the land use expiration date. CU 24-01 US Market gas station 2115 Molalla Rd - Planning Commission Final Decision - Page 15 of 21 ---PAGE BREAK--- Notes to the Applicant: 1. Records: Staff recommends that the applicant retain a copy of the subject approval. 2. Fences, fencing, & free-standing walls: The approval excludes any fences, fencing, & free-standing walls, which are subject to WOO 2.06 and the permit process of 5.01.03. 3. Signage: The approval excludes any private signage, which is subject to WOO 3.10 and the permit process of 5.01.10. 4. PLA Time Limit: WOO 4.02.04B. specifies that, "A final decision on any application shall expire within three years of the date of the final decision unless: 1. a building permit to exercise the right granted by the decision has been issued; 2. the activity approved in the decision has commenced; or 3. a time extension, Section 4.02.05, has been approved. Because unrecorded re-plats lingering indefinitely have burdened staff, a condition sets sooner time limits for subsection 2. to begin and finish recordation. 5. Mylar signature: The Community Development Director is the authority that signs plat Mylars and not any of the mayor, City Administrator, Public Works Director, or City Engineer. Only one City signature title block is necessary. 6. PLA Plat Tracker: Marion County maintains a plat tracking tool at . Use it to check on the status of a recordation request to the County. City staff does not track County plat recordation. 7. Technical standards: a. Context: A reader shall not construe a land use condition of approval that reiterates a City technical standard, such as a PW standard, to exclude remaining standards or to assert that conditions of approval should have reiterated every standard the City has in order for those standards to be met. b. Utilities: A condition involving altered or additional sidewalk or other frontage/street improvement that would in the field result in displacement or relocation of any of utility boxes, cabinets, vaults, or vault covers does not exempt the developer from having to move or pay to move any of these as directed by the City Engineer and with guidance from franchise utilities. 8. Other Agencies: The applicant, not the City, is responsible for obtaining permits from any county, state and/or federal agencies, which may require approval or permit, and must obtain all applicable City and County permits for work prior to the start of work and that the work meets the satisfaction of the permit-issuing jurisdiction. The Oregon Department of Transportation (ODOT) might require highway access, storm drainage, and other right-of-way (ROW) permits. All work within the public ROW or easements within City jurisdiction must conform to plans approved by the Public Works Department and must comply with a Public Works Right-of-Way permit issued by said department. Marion County plumbing permits must be issued for all waterline, sanitary sewer, and storm sewer work installed beyond the Public Right-of-Way, on private property. 9. Inspection: The applicant shall construct, install, or plant all improvements, including landscaping, prior to City staff verification. Contact Planning Division staff at least 3 City business days prior to a CU 24-01 US Market gas station 2115 Molalla Rd - Planning Commission Final Decision - Page 16 of 21 ---PAGE BREAK--- desired date of planning and zoning inspection of site improvements. This is required and separate from and in addition to the usual building code and fire and life safety inspections. Note that Planning staff are not primarily inspectors, do not have the nearly immediate availability of building inspectors, and are not bound by any building inspector's schedule or general contractor convenience. 10. Stormwater management: The storm sewer system and any required on-site detention for the development must comply with the City Storm Water Management Plan, Public Works storm water practices and the Storm Drainage Master Plan. 11. Public Works Review: Regarding public infrastructure, consult the Public Works Department Engineering Division about when, where, and how to apply and implement Public Works construction specifications, Standard Drawings, Standard Details, and general conditions of a permit type issued by the Public Works Department. Where the Oregon Dept. of Transportation (ODOT) has jurisdiction over a roadway, consult Public Works about role and process clarification. The Engineering Division can be reached at (503) 982-5240. 12. ROW: a. Dedication: The Public Works Department Engineering Division has document templates for ROW and easement dedications that applicants are to use. ROW - and public utility easement (PUE) - dedications are due prior to building permit issuance per Public Works policy. b. Work: All work within the public ROWs or easements within City jurisdiction must require plan approval and permit issuance from the Public Works Department. All public improvements construction work must be performed in accordance with the plans stamped "approved" by the City, and comply with the City's Standard Specifications and Standard drawings. Where the Oregon Dept. of Transportation (ODOT) has jurisdiction over a roadway, consult Public Works about role and process clarification. The Engineering Division can be reached at (503) 982- 5240. 13. Franchises: The applicant provides for the installation of all franchised utilities in any required easements. 14. Water: All water mains and appurtenances must comply with Public Works, Building Division, and Woodburn Fire District requirements. Existing water services lines that are not going to be use with this new development must be abandoned at the main line. The City performs required abandonment of existing water facilities at the water main with payment by the property owner. All taps to existing water mains must be done by a "Hot Tap" method and by approved City of Woodburn Contractors. The applicant shall install the proper type of backflow preventer for all domestic, lawn irrigation and fire sprinkler services. The backflow devices and meters shall be located near the city water main within an easement, unless approved otherwise by Public Works. Contact Byron Brooks, City of Woodburn Water Superintendent, for proper type and installation requirements of the backflow device at (503) 982-5380. 15. Grease Interceptor/Trap: If applicable, a grease trap would need to be installed on the sanitary service, either as a central unit or in a communal kitchen/food preparation area. Contact Marion County Plumbing Department for permit and installation requirements, (503) 588-5147. CU 24-01 US Market gas station 2115 Molalla Rd - Planning Commission Final Decision - Page 17 of 21 ---PAGE BREAK--- 16. Fire: Fire protection requirements must comply with Woodburn Fire District standards and requirements, including how the District interprets and applies Oregon Fire Code (OFC). Place fire hydrants within the public ROW or public utility easement and construct them in accordance with Public Works Department requirements, specifications, standards, and permit requirements. Fire protection access, fire hydrant locations and fire protection issues must comply with current fire codes and Woodburn Fire District standards. See City of Woodburn Standard Detail No. 5070-2 Fire Vault. The fire vault must be placed within the public right-of-way or public utility easement. 17. SDCs: The developer pays system development charges prior to building permit issuance. Engineering Division staff will determine the water, sewer, storm, traffic, and parks SDCs after the developer provides a complete Public Works Commercial/Industrial Development information sheet. The Engineering Division can be reached at (503) 982-5240. Appeals: Per WDO 4.01.llE., the decision is final unless appealed pursuant to Oregon Revised Statutes (ORS), state administrative rules, and WDO 4.02.01. The appeal to City Council due date is twelve (12) days from the mailing date of this notice per 4.02.01B.l. A valid appeal must meet the requirements of 4.02.01. A copy of the decision is available for inspection at no cost, and the City would provide a copy at reasonable cost at the Community Development Department, City Hall, 270 Montgomery Street, Woodburn, OR 97071. For questions or additional information, contact Cassandra Bassich (nee Martinez), Administrative Specialist, at (503) 982-5246 or [EMAIL REDACTED]. CU 24-01 US Market gas station 2115 Molalla Rd - Planning Commission Final Decision - Page 18 of 21 ---PAGE BREAK--- Testifiers: Name Address Planning Commission City Council Written Verbal Written Verbal Cassandra 19865 Prosperity Ln, Apt. 101, X n/a n/a Bassi ch Oregon City, OR 97045-8461 CU 24-01 US Market gas station 2115 Molalla Rd - Planning Commission Final Decision - Page 19 of 21 ---PAGE BREAK--- Attachments: • Planning Commission July 25, 2024 Staff Report Attachment 101. Marked Tax Map • 102A. Public Works comments (July 18, 2024; 2 pages) • 103. Application materials/ site plans/ elevations (May 6, 2024; 5 sheets) • • • • 104 . 105 . 201. * 202 . Transportation System Plan (TSP) Fig. 2 "Functional Roadway Classification" E-mail "Revised Findings for CU9" from Assistant City Attorney (July 25, 2024) CU 24-01 US Market Gas Station: Dictionary & Glossary CU 24-01 US Market Gas Station: Conditioned Fees *The 200 series of attachments are details for the conditions of approval. Sincerely, Colin Cortes, AICP, CNU-A Senior Planner ~ Anabel Hernandez-Mejia, Acting Planning Commission Chair cc: Chris Kerr, Community Development Director [e-mail] Curtis Stultz, Public Works Director [e-mail) Dago Garcia, P.E., City Engineer [e-mail) Melissa Gitt, Building Official [e-mail] Jason Space, GIS Technician [e-mail] July 26, 2024 Date l&E Construction, Inc., 27375 SW Parkway Avenue, Wilsonville, OR 97070-921S[applicant) [mail & e-mail] Zach Pelz, Principal, AKS Engineering & Forestry, LLC, 3700 River Rd Ste 1, Keizer, OR 97303-5699 [applicant's representative] [mail & e-mail] Mr. Trofim Matveev c/o Matveev Development, LLC, 31696 S. Ona Way, Molalla, OR 97038-8201 [landowner) [mail & e-mail] Testifiers: Per the table above. [mail] Brion Scott, PE, Development Review Coordinator, Oregon Dept. of Transportation (ODOT) Region 2 [mail & e-mail] Marion County Assessor's Office <[EMAIL REDACTED]> Marion County Geographic Information System (GIS) <[EMAIL REDACTED]> Marion County Planning Division <[EMAIL REDACTED]> CU 24-01 US Market gas station 2115 Molalla Rd - Planning Commission Final Decision - Page 20 of 21 ---PAGE BREAK--- Marion County Land Development Engineering & Permits <[EMAIL REDACTED]> Marion County Public Works CU 24-01 US Market gas station 2115 Molalla Rd - Planning Commission Final Decision - Page 21 of 21 ---PAGE BREAK--- ---PAGE BREAK--- / I I I SEE MAP 051W08A 900 S.60AC 1000 0.33AC 1 12 , • • .94 AC 700 8.59 AC 211,,. 600 4 16AC 5 500 9.52 AC I 7 I 6 I 7 I SEE MAP 051 9C SEE MAP 051W09 402 PARCEL J 2.4SAC ' ' , 401 PARCEL2 2.00AC ffi , i 400 PARCEL 1 280AC 300 1.13 AC 03 60 9 8 " 100 17.16AC 03 60 9 1 'o crR sec (lU.O ) SEE MAP 051W04 SEE MAP 051W09D + I I 051W 09B WOODBURN MARION COUNTY, OREGON NW1/4 SEC9 TSS R1W W.M. SCALE 1" = 200' ~ LINE TYPES Taxlot Boundary Road Right-of-Way Railroad Right-of-Way Private Road ROW Subdivision/Plat Ill/I/II Waterline - Taxlot CORNER TYPES + l/16TH Section Coe ® DLC Corner NUMBERS Tax Code Number 00 00 0 Historical Boundary Easement - - Railroad Centerline Taxcode line 0 0 0 0 0 0 0 Map Boundary Waterline - Non 1/4 Section Cor. 16 15 Section Corner 21 22 Acreage 0 25AC All acres listed are Net Acres, excluding any portions of the taxlot within public ROWs NOTES Tick Marks: A tick mark in the road indicates that the labeled dimension extends into the public ROW CANCELLED NUMBERS [Attachment 101 DISCLAIMER: THIS MAP WAS PREPARED FOR ASSESSMENT PURPOSES ONLY 0 P. EC. 0 FOR ADDITIONAL MAPS VISIT OUR W EBSITE AT www.co.marion.or.us PLOT DATE: 4/ 29/ 2022 WOODBURN 051W 09B ---PAGE BREAK--- woon:rfuRN 0 R E G O N GENERAL NOTES: I 11 c o r p o r a t e d I 8 8 9 US MARKET/GAS STATION 2115 MOLALLA ROAD cu 24-01 Public Works Comments July 18, 2024 1. The Applicant/owner, not the City, is responsible for obtaining permits from City, State, County and/or Federal agencies that may require such permit or approval. 2. Applicant to provide a storm drainage report prior to Civil Plans approval if applicable. The storm drainage report shall comply with the City of Woodburn storm master plan and ODOT's approval for discharging the private storm system into ODOT's system along Hwy 211 (Molalla Road). 3. All City-maintained facilities located on private property shall require a minimum of 16-foot-wide utility easement conveyed to the City by the property owner. Provide and record the required right-of-way dedication, public utility easements, and waterline easements prior to building permit issuance if required. All water meters shall be within the right-of-way or public utility easements. 4. The Applicant shall obtain the required 1200C Erosion Control Permit from the Department of Environmental Quality prior to City issuance of permit(s), if applicable. 5. A final review of the Civil Plans will be done during the building permit application. Public infrastructure will be constructed in accordance with plans approved by public works, ODOT, and other agencies that may require the applicant to obtain permits. 6. All sanitary sewer laterals serving the proposed developments are private up to the main line. All existing sewer laterals shall be abandoned at the main if they are not going to be utilized. 7. Fire hydrant locations and fire protection requirements shall be as per the Woodburn Fire District and City of Woodburn requirements. E11gi11ccrin!! & Project L>cli\'cry I 90 Garfield Street • Woodburn. Oregon 97071 Ph. 5030-982-5240 • Fax [PHONE REDACTED] !Attachment 102A I ---PAGE BREAK--- 8. System Development Charges shall be paid prior to building permit issuance. 9. All work within ODOT's jurisdiction shall comply with ODOT's permits and requirements. 1 0.AII onsite private storm systems and sewer lateral lines shall comply with Marion County plumbing permit and requirements. 11. Storm systems for both gasoline/petroleum products spill or parking areas are not allowed to connecUdischarge into the public sanitary sewer system. The private storm system on the proposed pumps area shall comply with Federal, State, and City's regulations for containment of spills and storm discharges. En~inc-(•ring & Projt·rl Delin.•ry 190 Garfield Stre~t • Woodburn. Oregon 97071 Ph. 5030-982-5240 • Fax 503-982-52-12 ---PAGE BREAK--- i ~ ~ ~ :5 - ~ 8 ~ ~ i ! i 2115 MOLALLA RD NE -WOODBURN VICINITY MAP NOT TO SCALE LEGEND ~ ~ ~aouous 1Rff 0 00 STORY DRAIH C.EAH OUT OONrEROOS TR££ * • STORY DRAIH CA !Qi BAgN STORY DRAIH AREA DRAN FlRE WIOOAHT Q STORY DRAIH MANHOLE WATER lll.OIQT f I GAS METER WATER METER - GAS VAi.i{ WATER VAi.i{ P4 GUY !IRE ANCHOR D00BU: QiECK VAi.i{ POI.E AIR R!lfASE VALi{ >1 I( POl'l£R VAllT SANITARY SEVIER a..EAN OUT 0 . POl'l£R .ulCTlON BOX SANITARY SEVIER YANHOI.E 0 • P0¥1£R !'£~STAI. 9GH COMIIUNICATIM VAIJLT STREET UC!iT 0 • COMIIUNICATIONS ..UNCTlON BOX MALIIOX 111! IIBl OOlllolONICATIM RISER R1QiT- ~-WAY UNE ~ 80UNOARY UNE PROPERTY UNE COHERLM: Ol!Qi CURB PAl{MENT EASEMENT f'ENCE UNE GRAVEi. POIO UNE z 5 ► • w C> §i v,Z C> Q. z. iilE ~ ffi C> a: zo w 9438 DAit, r15/J1/2ftl4 0£90(t) BY: TOR 0AAIIIN BY: ED 0tecxrn at. TOR cooo ---PAGE BREAK--- I 8 u PlACE !€ST APARTIIENTS ~ j~R COOSTRUCroN 202J) - TAX LOT 5200 TAX MAP 05 1W 08A - ' - /0 ! . s· ' Sf!UAO( : - : NEW CQN\fNIENCE STORE BUILDING ±4,J!M sr . ' ' 16.0' PUBLIC E WATERUNE, EASOIENT-y-' b ' ' ' EASTSIIIE APARTII (UNDER COHSTRUCTICH 202J) □ S!JE PLAN KEYED NOlES: W 1. PRO!'ERIY LINE SOC#Al.l( AT ORIIUAY APPROAClt PER IIETAl NO. 4150-4 CONfORMIIC WITH CITY ~ WOOOBURN PUil.JC UNlESS THE lllECCH OEJ>ARTIIENT ~ TRANSPORTA roN N 'MllTING DIRECTS OTHER'MSL 2. FREISTANOINC SIGN. J. AC PAWDT. 4. TYPE CURB (TYP). 5. CONCRETE SC>EWAIX. 6. FVEI. STAroN Ol{Rl£AO (CAlla>Y TO BE COOSTRUCTED DESIC!I-BUILD). 7. FVE1. PUMP ISU.ND (J ISIANOS; 6 GAS PUMPS). 8. PROPANE TAH1C FUJIC STATION. 9. AIR ANO WATER PUMP MACHINE STAroN. 10, VACWM STATION (2 STAUS EACII). 11. M£Il. SlOI' (TYP). 12. CON\'EMENCE STORE BUlDNG. 1J. DRIVE THROIJCli CARWASli. 14. ACCESS181.£ PARKING SICHACE MOUNTED OIi WITH BUILOIHC Pl,\NS. 15. ACCESS181.£ PARKING STAii. ANO ACCESS AISI.E. 16. BOUARD (TYP). 17. CARPOO./\IANPOOl PARKING STAll 18. UNCOVERED ~CYCI..E PARKING 19. COVERED BICYCI..E PARKING (ctMRED BY 4-rDOT BUlDING OVERHANG). 20. UNOERCROUNO FVE1. TAN(S. 21. REI.OCATED ' NO PARKING FlRE LANE" SIQI, 22. DIRECTICHAL SIGH ARROW ANO HIClf#AY SYMB«. snr AW SUMMARY ,IR£A W ISF) I OC ffiTH ARfA TOTAL SITE AREA: ±40,000 STRUCTURES: ±7,556 ±19% PARKING COUNT: TOTAL SPACES IIEQURro: 25 (1 STAU./200 Sf ~ RETAR. AREA ♦ 1 STAU./l'UIIP STATIOII) STANDARD SPACES PRO~OED: 14 COMPACT SPACES PROVllro. 1 >IJA SPACES PROOOED: 1 VEIICtr SPACES PROW)(J): Z CARPOO./\IANPOOL SPACES PROVIOEI►• 1 FVEI. SPACES P~OED: 6 TOTAL SPACES PR!MIIED: 25 BIC'1tl.E PARKING REQUIRED: BIC'1tl.E PARKING PRO~IIED: 4 (15% ~ IIEQUIRO) PARKING SPACES) 4 BASIS OF TRUCK lURNING MODELING WB-62 - Interstate Semi-Trailer Overall Length Overall Width Overall Bogy Height Min Body G"rouna Clearance Max Track Width Lock-to-lock time Max Steering Angle (Virtual) 69.000ft 8.500ft 13.500ft 1.334ft ~:88~ft 28.40. LEGEND COHCIIETE SICEWAI.I( !IN THICKNESS) COHCIIETE PAVEMENT SECTICH MIN lHCl :z a: :z . ~ ffi a: ffi f2 94J8 05LJ1LZ024 TOR ED TOR C100 ---PAGE BREAK--- 8 TAX LOT 5200 TAX M,S, 05 1W OBA QilljA QRI. Hal. y (nl') L _ TAX LOT 8600 l TAX LOT 8700 I TAX MAP 05 1W 080A TAX M,S, 05 IW 080A - BEUS (nl') IRRICA 11(Jj POC ( TAX LOT 1000 TAX MAP 05 IW 09B T ,l TAX M,S, 05 1W 098 NEW CQN'tfNIENCE STORE BUii-PiNG I I CIC CAAPET JN'A/€Sf. SPft'.A ( I I C1tAM8ER PtJRA.E FOlMT,lfj ■ I i ~ . _{gl· • □ - . • . . . . . . : : . . • / ; ii g 0 ' ' ' ' ' ' I / TAX LOT 900 TAX MAP 05 1W I ! ! I ! ROSE c:a!.11. BEUS (nl') 1 l~T~ I 1 ( ~ OTTO W'l1 MAP\£ 2" CAL 8&S AS SHOWN POPUt.US TROIUlOIDES 'ERECTA' COLUMNAR QUAXINC ASPEN 2" CAL BM! AS SHOWN BOTANICAi,, HM ~ S!i'f/CQNIIJIO ™ TUI AMERICANA 2" CAL BM! AS SHOWN BOJANQ! NAME ~ Sji'f/CQNL\iNEB ™ CORNIJS SERIC(A 'KEJ.S£l1' KELSEY'S DWARF Ra> 1'111C llOCWOOO 2 CAL CONT. J6" F[STUCA CI.AUCA 'ELIJAH BU£ EUJ.IH BWE F[SCI.( 1 CAL CONT. 24• o.c. OOJCHERA X 'MIONICHT ROSE' MIONIGlff ROS[ CORAL IIEllS 1 CAL CONT. 24• o.c. HEVC1£RA X 'TIMO.[SS TRU,SUR( TIMELESS TREASURE rolAL IIEllS 1 CAL CONT. 24• ID X MESER'IEAE 'CIINA CIR!.' CHNA QRL Hal. Y S CAL CONT. 60" UCUS1111JM JAPCM:UM 'TEX,.NUW' TEX/.NUM JAPI.HES!: PRIIU 5 CAL CONT. 60" l'EHh&TllM SETACEUII 'RUllRUII' P\JRPLE FOIJNT,lfj CRASS 1 CAL CONT. J6• O,t. PRUNIJS l./,l/ROCOlASIJS 'OTTO U}l1(0( OTTO lUll(E)I ENQJS!i l./,l/REl 5 CAL CONT. 4a"o.~ SPIRAEA JAPONICA 'WAU!UIIA' MAQC CARPET JAPANESE SP1R£A 2 CAL CONT. 36. o.t. l"IBURNUM DAl"DI OAWJ l"IBURNUM 2 CAL CONT. 43" GROUND COll:RS llil llES!l!fmti . □ ±929 Sf LAWN: NORTH~T SIJPREME LA'MI SEED MIX - SIJNMARK SEEDS (OR APPR FtSCIJE (fESTUCA RVBRA VAR. CARNET) 15:!; CHEVIINCS FtSCIJE (FESTUCA RI/BRA SPP FALLAX VAR. ll!lllWARO) 15~ APPLY AT A RATE Of 8 lBS. PER 1,000 Sf OR AS RECOMMENDED BY PRELIMINARY LANDSCAPE NOTES MAJURE !£!CHI 10· - 15' 4-0' IS' JS' - 40' MAW tl]CHI 60' - eo· 1. PIIELIUIHARY lAHOSCAPE PLAN IS INTENOEO TO PCIRTRAY OE9GII INTENT QU. PLAN Dwa5, lfCI.LOOIC CHNIG£S TO PLANT VNl£TY, LOCAOOHs. Alll PLAN ELEMEHTS MAY OCCUR PRIOR TO FWM. PLAN M'f'fl.fN,J.. WHERE AI.LOIE) BY QTY Of 'IIOOOBURN STANDARDS. 2. All lMOSCAl'IIC SHALL CONFORM TO APPUCAlll.E CTY Of 'IIOOOBURN STAlllAROS ('IIOOOBURN OE\tl..OPIENT OROIHAHC( (YOO) CHAPTER 3.06) Alll TO AM£RICAN STAlllAROS FCIR l«JRSERY STOCK. ANSI 260.1, Cl.1RROIT All LAM,SC.\PING MATERIAL SHALL BE NST/illD IN ~ '11TH RECOCNIZED, BE5T-PRACT1CE l1llUSTl!Y STANOAROS. SUCH ,S 1ltoSE AOO'TEO BY Tl£ ORECON CONTRACTORS 80ARO (01.CS~ l CONTR.ICTCIR SHALL BE RfliPQISl8U'. FOR PLANTINC Alll PRO\lOING -ll(Jj, ,S NECESSARY, FOR All ~ PER YOO 3.06.02. Alll 3.01.048. IRRICATI(Jj SYSTEII SHALL BE OESICN-IMI.O BY 11£ CONTR.ICllOR. 4. All PLANT MATERIM. SHALL BE Of HIQi CRAil£. lt:ALTHY, EVEII.Y BRNICIEl, Tll'ICM. FOR TIER SPECES, NIO MEET Tl£ 92E Alll CRADIIIC ~ Tl£ A10IC.IH STNIOAROS FCIR IM!SERY STOCK (ANSI Z60.1~ CONT,11jfRIZ£D PLANT STOCK SHALL BE f\.llY ROOTED, 8UT NOT ROOT-BOOM), IN Tl£ CONTAINERS II CH Tl£Y ARE OElMRED. 5. Mil.CH: APPLY J" CUP II0.1.-Mn MEDlJII OR SltlEOOED DARK HOI.OCK BARI( MULCH IN PLANTIIG BEDS, TNONC CARE TO NOT CIMR FCllACE OR BURY ROOT CROIINS. 6. CHINA !lRI. Hal.Y 00 OTTO W'11 a: ~ Cl) "ii!~ C) l lii!:;;re~ z ii: w w 12 z 11d~1 a z w 9lJ8 QA!I.; 05{}_1/1fil4 0[9QICD 8Y: .Rt OIIA_, .Rt 01£0((0 SY: 1EB L100 ---PAGE BREAK--- - " • ' CC' • - ~ ~ EXTERIOR FINSHES I 0 AAQ.IITEC~ COl1F ~ ~ ~ ~ 0 M,,!R;11 TRIM 50ARD - - - p - - - l - <9 - G SLUE WAVE-~ I L - ~ 4 1-!AAOl 51DN::i 11.EATI-ER 0 aLT\RD 5Tctl: ~ER 0 I 0 tr - - ---PAGE BREAK--- g EXTERIOR FINSHES 0 ARCI-IITECTURAlcetF 0 I-IARDI TRlt1 eoARO 0 l4AROl ~ION:; 6" u.EAT'I-ER ~ Ol.Tl.fi.'£D!-TCtEY&EER b - l I 7!J:LEV A TION • r ~ c:R:IMTOJlt LED I - . 0 - - - - - - . - - J - - c~ - ""'"6TGUtU - 0 = : - ~ ~ = 1· . I • I, I, . . ) i,it'Tn, Ae. Use it to check on the status of a recordation request to the County. City staff does not track County plat recordation. 7. Technical standards: a. Context: A reader shall not construe a land use condition of approval that reiterates a City technical standard, such as a PW standard, to exclude remaining standards or to assert that conditions of approval should have reiterated every standard the City has in order for those standards to be met. b. Utilities: A condition involving altered or additional sidewalk or other frontage/street improvement that would in the field result in displacement or relocation of any of utility ---PAGE BREAK--- CU 24-01 US Market gas station 2115 Molalla Rd Staff Report Attachment 102 Page 59 of 60 boxes, cabinets, vaults, or vault covers does not exempt the developer from having to move or pay to move any of these as directed by the City Engineer and with guidance from franchise utilities. 8. Other Agencies: The applicant, not the City, is responsible for obtaining permits from any county, state and/or federal agencies, which may require approval or permit, and must obtain all applicable City and County permits for work prior to the start of work and that the work meets the satisfaction of the permit-issuing jurisdiction. The Oregon Department of Transportation (ODOT) might require highway access, storm drainage, and other right-of-way (ROW) permits. All work within the public ROW or easements within City jurisdiction must conform to plans approved by the Public Works Department and must comply with a Public Works Right-of-Way permit issued by said department. Marion County plumbing permits must be issued for all waterline, sanitary sewer, and storm sewer work installed beyond the Public Right-of-Way, on private property. 9. Inspection: The applicant shall construct, install, or plant all improvements, including landscaping, prior to City staff verification. Contact Planning Division staff at least 3 City business days prior to a desired date of planning and zoning inspection of site improvements. This is required and separate from and in addition to the usual building code and fire and life safety inspections. Note that Planning staff are not primarily inspectors, do not have the nearly immediate availability of building inspectors, and are not bound by any building inspector’s schedule or general contractor convenience. 10. Stormwater management: The storm sewer system and any required on-site detention for the development must comply with the City Storm Water Management Plan, Public Works storm water practices and the Storm Drainage Master Plan. 11. Public Works Review: Regarding public infrastructure, consult the Public Works Department Engineering Division about when, where, and how to apply and implement Public Works construction specifications, Standard Drawings, Standard Details, and general conditions of a permit type issued by the Public Works Department. Where the Oregon Dept. of Transportation (ODOT) has jurisdiction over a roadway, consult Public Works about role and process clarification. The Engineering Division can be reached at (503) 982-5240. 12. ROW: a. Dedication: The Public Works Department Engineering Division has document templates for ROW and easement dedications that applicants are to use. ROW – and public utility easement (PUE) – dedications are due prior to building permit issuance per Public Works policy. b. Work: All work within the public ROWs or easements within City jurisdiction must require plan approval and permit issuance from the Public Works Department. All public ---PAGE BREAK--- CU 24-01 US Market gas station 2115 Molalla Rd Staff Report Attachment 102 Page 60 of 60 improvements construction work must be performed in accordance with the plans stamped “approved” by the City, and comply with the City’s Standard Specifications and Standard drawings. Where the Oregon Dept. of Transportation (ODOT) has jurisdiction over a roadway, consult Public Works about role and process clarification. The Engineering Division can be reached at (503) 982-5240. 13. Franchises: The applicant provides for the installation of all franchised utilities in any required easements. 14. Water: All water mains and appurtenances must comply with Public Works, Building Division, and Woodburn Fire District requirements. Existing water services lines that are not going to be use with this new development must be abandoned at the main line. The City performs required abandonment of existing water facilities at the water main with payment by the property owner. All taps to existing water mains must be done by a “Hot Tap” method and by approved City of Woodburn Contractors. The applicant shall install the proper type of backflow preventer for all domestic, lawn irrigation and fire sprinkler services. The backflow devices and meters shall be located near the city water main within an easement, unless approved otherwise by Public Works. Contact Byron Brooks, City of Woodburn Water Superintendent, for proper type and installation requirements of the backflow device at (503) 982-5380. 15. Grease Interceptor/Trap: If applicable, a grease trap would need to be installed on the sanitary service, either as a central unit or in a communal kitchen/food preparation area. Contact Marion County Plumbing Department for permit and installation requirements, (503) 588-5147. 16. Fire: Fire protection requirements must comply with Woodburn Fire District standards and requirements, including how the District interprets and applies Oregon Fire Code (OFC). Place fire hydrants within the public ROW or public utility easement and construct them in accordance with Public Works Department requirements, specifications, standards, and permit requirements. Fire protection access, fire hydrant locations and fire protection issues must comply with current fire codes and Woodburn Fire District standards. See City of Woodburn Standard Detail No. 5070-2 Fire Vault. The fire vault must be placed within the public right-of-way or public utility easement. 17. SDCs: The developer pays system development charges prior to building permit issuance. Engineering Division staff will determine the water, sewer, storm, traffic, and parks SDCs after the developer provides a complete Public Works Commercial/Industrial Development information sheet. The Engineering Division can be reached at (503) 982-5240. ---PAGE BREAK--- Engineering & Project Delivery 190 Garfield Street ● Woodburn, Oregon 97071 Ph. 5030-982-5240 ● Fax [PHONE REDACTED] US MARKET/GAS STATION 2115 MOLALLA ROAD CU 24-01 Public Works Comments July 18, 2024 GENERAL NOTES: 1. The Applicant/owner, not the City, is responsible for obtaining permits from City, State, County and/or Federal agencies that may require such permit or approval. 2. Applicant to provide a storm drainage report prior to Civil Plans approval if applicable. The storm drainage report shall comply with the City of Woodburn storm master plan and ODOT’s approval for discharging the private storm system into ODOT’s system along Hwy 211 (Molalla Road). 3. All City-maintained facilities located on private property shall require a minimum of 16-foot-wide utility easement conveyed to the City by the property owner. Provide and record the required right-of-way dedication, public utility easements, and waterline easements prior to building permit issuance if required. All water meters shall be within the right-of-way or public utility easements. 4. The Applicant shall obtain the required 1200C Erosion Control Permit from the Department of Environmental Quality prior to City issuance of permit(s), if applicable. 5. A final review of the Civil Plans will be done during the building permit application. Public infrastructure will be constructed in accordance with plans approved by public works, ODOT, and other agencies that may require the applicant to obtain permits. 6. All sanitary sewer laterals serving the proposed developments are private up to the main line. All existing sewer laterals shall be abandoned at the main if they are not going to be utilized. 7. Fire hydrant locations and fire protection requirements shall be as per the Woodburn Fire District and City of Woodburn requirements. Attachment 102A ---PAGE BREAK--- Engineering & Project Delivery 190 Garfield Street ● Woodburn, Oregon 97071 Ph. 5030-982-5240 ● Fax [PHONE REDACTED] 8. System Development Charges shall be paid prior to building permit issuance. 9. All work within ODOT’s jurisdiction shall comply with ODOT’s permits and requirements. 10. All onsite private storm systems and sewer lateral lines shall comply with Marion County plumbing permit and requirements. 11. Storm systems for both gasoline/petroleum products spill or parking areas are not allowed to connect/discharge into the public sanitary sewer system. The private storm system on the proposed pumps area shall comply with Federal, State, and City’s regulations for containment of spills and storm discharges. ---PAGE BREAK--- CAR WASH EV EV C STATE HIGHWAY 211 (MOLALLA RD) FORESTRY SURVEYING ENGINEERING NATURAL RESOURCES LANDSCAPE ARCHITECTUR PLANNING 2115 MOLALLA RD NE MOLALLA PETROLEUM, LLC WOODBURN, OR PRELIMINARY NOT FOR CONSTRUCTION COVER SHEET C000 2115 MOLALLA RD NE - WOODBURN PRELIMINARY LAND USE PLANS VICINITY MAP SITE MAP ARCHITECT CIVIL ENGINEERING/ SURVEYING/LAND USE PLANNING/LANDSCAPE ARCHITECTURE OWNER PROPERTY DESCRIPTION: VERTICAL DATUM PROPERTY LOCATION: SHEET INDEX TRANSPORTATION LEGEND APPLICANT Attachment 103 Sheet 1 of 5 ---PAGE BREAK--- CAR WASH EV EV C STATE HIGHWAY 211 (MOLALLA RD) FORESTRY SURVEYING ENGINEERING NATURAL RESOURCES LANDSCAPE ARCHITECTURE PLANNING 2115 MOLALLA RD NE MOLALLA PETROLEUM, LLC WOODBURN, OR PRELIMINARY NOT FOR CONSTRUCTION PRELIMINARY SITE PLAN C100 PRELIMINARY NOT FOR CONSTRUCTION LEGEND ---PAGE BREAK--- CAR WASH EV EV C STATE HIGHWAY 211 (MOLALLA RD) PRELIMINARY PLANT SCHEDULE FORESTRY SURVEYING ENGINEERING NATURAL RESOURCES LANDSCAPE ARCHITECTURE PLANNING 2115 MOLALLA RD NE MOLALLA PETROLEUM, LLC WOODBURN, OR PRELIMINARY NOT FOR CONSTRUCTION PRELIMINARY LANDSCAPE PLAN L100 PRELIMINARY NOT FOR CONSTRUCTION PRELIMINARY LANDSCAPE NOTES LANDSCAPE DATA ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- 5 v ÍÎ 99E v ÍÎ 219 v ÍÎ 99E v ÍÎ 219 v ÍÎ 214 v ÍÎ 211 v ÍÎ 214 T R A C Y L N C A N B Y L P MILL ST RYE ST KOI LN VERA LN HI GH ST PLUM LN N 2ND ST STARK ST IDAHO DR BRYAN ST TU L IP AV HIGHWAY 99E HY OATS ST RAILROAD O R EGON L P JORY ST OGLE ST HAWLEY ST ELANA WY C A SCA D E DR S M ITH DR D E E R RU N CHA T EAU D R OXFORD S T JANS EN WY T U R NBERRY A V TU KWIL A DR R O Y AV NATIONAL WY AZTEC DR SANTIAM DR CAMAS ST WILLO W A V SALLAL RD W H ITNE Y LN H A ZELNU T D R STANFIELD R D JAM E S ST BLAINE ST EV E RGR E E N R D GEORGE ST MCNAUGHT RD KING WY TOMLIN AV W ORKMAN DR MCKINLEY ST KOENER R D G R EE N V I E W DR N 3RD ST LAUREL AV HO O PER ST LEARY RD EL M ST E C LACKAMAS C R MCLAUGHLIN D R N 1ST ST EAST LI NCOLN RD W CLACKAMA S CR E LLIOTT PRAIRIE RD COMMERCE WY SERRES LN S CASCADE D R EAST HARDCASTLE RD BOONES FERRY RD GESCHWILL LN S COLUMBIA DR 219 DIMMICK LN STAFNEY LN MOLALLA RD UNION SCHOOL RD FRONT ST ARNEY RD MEADOW DR CROSBY RD BUTTEVILLE RD INGALLS LN PARR RD JENSEN RD BELLE PASSI RD CARL RD WILCO HY ARBOR GROVE RD LE BRUN RD BROWN ST PARK AV H ARRISON ST ASTOR W Y W H A Y E S ST ORE G ON WY LINCOLN ST TUK W IL A DR N 5TH ST E CLEVELAND ST GA T CH S T H A Z E LN U T DR HARDCASTLE AV COOLEY RD STUBB RD WOODLAND AV STACY ALLISON WY PROGRESS WY S PACIFIC HY MT HOOD AV WILCO HY NE W B ER G HY N PACIFIC HY PARR R D N FRONT ST E BLAINE ST A ST HIGHWAY 99E HY FRONT ST JUDY ST RYE ST TIE R RA LYNN DR UMPQUA RD CARL RD EAGLE DR J A N SEN W Y STA R K ST TU L I P AV T E N OAKS LN MIL L E R FAR M RD ME R ID IAN DR BUTTEVILLE RD SMITH D R SALLAL RD WILL OW AV W LINCOLN ST VA N D ERBECK LN AL E X A NDR A A V JUNE WY BOONES FE R R Y RD ST PANA ST COUNT R Y CLUB RD K ING WY PRINC ETON RD MAYANNA D R IRO NWOOD T R LEARY RD H E RMA N SO N ST N 6TH ST MO LALLA RD A R NE Y L N N 1ST ST N 2ND ST R EED AV HI G H ST ST LOUI S RD CROSBY RD MOUNTAIN VIEW LN DIMMICK LN LINFIELD AV KOI LN UNION SCHOOL RD OGLE ST EAST LIN COLN RD OATS ST B L Y L P JORY ST ARBOR GROVE RD R O Y AV CAMAS ST WHITN EY LN GEORGE ST KOENER RD 219 RANDOLPH R D HO O P E R ST A L S EA L P ELM ST W CLACKAMAS CR ARNEY RD SERRES LN S CASCADE D R GESCHWILL LN S COLUMBIA DR STAFNEY LN INGALLS LN JENSEN RD BELLE PASSI RD LE BRUN RD W HAYES ST WOODLAND AV LINC OLN ST BR OW N ST GATCH S T PARR RD E CLEVELAND ST HARDCASTLE AV STACY ALLISON WY ARN E Y R D COOLEY RD ASTOR WY PROGRESS WY STUBB RD BOO NES FERRY RD Y O UNG ST N FRONT ST S SETTLEMIER AV S FRONT ST EV ERG R EE N R D N SE TTLEMIER AV MT HOOD AV N PACIFIC HY MOLALLA RD BUTTEVILLE RD S PACIFIC HY v ÍÎ 219 5 Woodburn TSP Update September 2019 ¯ Figure 2 Existing Roadway Freeway Major Arterial Minor Arterial Service Collector Access Street Future Roadway Future Major Arterial Future Minor Arterial Future Service Collector Future Access Street Future Local Industrial City Boundary Urban Growth Boundary H:\21\21071 - Woodburn TSP Update\gis\TSP\02 Functional Roadway Classification.mxd - mmccormick - 5:25 PM 9/16/2019 Coordinate System: NAD 1983 HARN StatePlane Oregon North FIPS 3601 Feet Intl Data Source: City of Woodburn, Oregon Department of Transportation Functional Roadway Classification Woodburn, Oregon 0 1,000 2,000 3,000 Feet Note: Future roadway alignments are approximate and subject to further refinement. Attachment 104 ---PAGE BREAK--- CU 22-01, etc. Staff Report / Final Decision Attachment 201 Page 1 of 2 CU 24-01 US Market Gas Station 2115 Molalla Road: Attachment 201: Dictionary & Glossary This document defines and explains abbreviations, acronyms, phrases, and words particularly in the context of conditions of approval. • “ADA” refers to the federal Americans with Disabilities Act of 1990. • “AW” refers to Architectural Wall. • “C of O” refers to building certificate of occupancy. • “C/V” refers to carpool/vanpool spaces. • “County” refers to Marion County. • “Director” refers to the Community Development Director. • “exc.” means excluding. • “EV” refers to electric vehicle. • “FOC” refers to face of curb. • “ft” refers to feet. • “highway” refers to Oregon Highway 211 / Molalla Road. • “inc.” means including. • “max” means maximum. • “min” means minimum. • “MUTCD” refers to Manual on Uniform Traffic Control Devices of the U.S. Department of Transportation (U.S. DOT) Federal Highway Administration (FHWA). • “NE means northeast. • “NW” means northwest. • “OAR” refers to Oregon Administrative Rules. • refers to on-center spacing, such as of trees or shrubs. • “ODOT” refers to the Oregon Department of Transportation. • “OR 211” refers to Oregon Highway 211 / Molalla Road. • “OR 99E” refers to Oregon Highway 99E / N. Pacific Highway. • “ORS” refers to Oregon Revised Statutes. • “PLA” refers to property line adjustment. • “PU” refers to plant unit as WDO Table 3.06B describes. • “PUE” refers to public utility easement, whether along and abutting public ROW (“streetside” PUE) or extending into or across the interior of private property (“off-street” PUE). In the context of property line adjustment, partition, or subdivision, the developer records through the plat with drawings and notes on the face of the plat. Absent this context, recordation is separate from land use review pursuant to a document template or templates established by PW. PW is the project manager for receiving, reviewing, ---PAGE BREAK--- CU 22-01, etc. Staff Report / Final Decision Attachment 201 Page 2 of 2 accepting, obtaining City Council approval for, and recording public easement materials that a developer submits. • “PW” refers to Public Works (the department). • “Root barrier” refers to that illustrated by PW SS&Ds, Drawing No. 1 “Street Tree Planting New Construction”. • “ROW” refers to right-of-way. • “SE” means southeast. • “SDA” refers to site development area, the entire territory that is the subject of the land use application package. • “sq ft” refers to square feet. • “SS&Ds” refers to PW standard specifications and drawings. • “Street trees” refer to trees that conform to the WDO, including 3.06.03A and Tables 3.06B & C, and that have root barriers where applicable per PW Drawing No. 1 “Street Tree Planting New Construction”. • “SW” means southwest. • “Tot.” means total. • “Walkway” refers to what would otherwise be called sidewalk except the paved walking surface is on private property outside of any of ROW or an easement granting public access. • “WDO” refers to the Woodburn Development Ordinance. • “WFD” refers to the Woodburn Fire District. • “Woodburn Place Apts.” refers to Woodburn Place Apartments at 2145 Molalla Rd approved through ANX 2019-01 and developed by the same developer as CU 22-01 Woodburn Place West Apts. at 2045 Molalla Rd. • “w/i” means within. • “w/o” means without. • “VCA” refers to vision clearance area as WDO 1.02 and 3.03.06 establish or as a specific condition establishes. ---PAGE BREAK--- CU 24-01 US Market Gas Station 2115 Molalla Rd etc. Staff Report / Final Decision Attachment 202 Page 1 of 2 CU 24-01 US Market Gas Station 2115 Molalla Road: Attachment 202: Conditioned Fees All of the following conditioned fees are due as applicable, whether or not mentioned directly by a condition of approval. Refer to Condition G3 for a dictionary/glossary, including acronyms and shorthand text. Part A. Fee Provisions 1. Any and all conditioned fees are in addition to, and not in place or as discounts of, any existing charge or fee however termed ordinarily assessed based on any existing ordinance, resolution, or administrative policy, inc. adopted fee schedules. If and when the City amends any ordinance, resolution, or administrative policy, inc. a fee schedule, to increase a charge or fee that is both the same kind of charge or fee that is conditioned, the amended charge or fee amount would exceed the amount conditioned, and the increase takes effect before the conditioned fee is due, then the developer shall pay the greater amount. 2. Payments of conditioned fees due outside the context of assessment and payment through building permit shall reference a final decision case file number and the condition of approval letter/number designation, be it in a check memo field or through a cover or transmittal letter. 3. For fees due by building permit issuance, a developer may request the Director to allocate payments the same as allowed for fees in-lieu by WDO 4.02.12A.2, specifically, to pay across issuance of two or more structural building permits for the subject development. For all administrative and logistical questions about payment of land use conditioned fees outside the context of assessment and payment through building permit, the developer is to contact the Administrative Assistant at (503) 982-5246 and refer to this attachment within the CU 24-01 US Market gas station 2115 Molalla Road final decision. For payment method citywide policy details, the developer is to contact the Finance Department at (503) 982-5222, option 1, for payment method policy details or view its webpage. ---PAGE BREAK--- CU 24-01 US Market Gas Station 2115 Molalla Rd etc. Staff Report / Final Decision Attachment 202 Page 2 of 2 Part B. Fee Table Table 202B. Conditioned Fees Condition Reference Fee Type Amount Context Timing Staff Tracking: T-A Transportation: Automotive: OR 99E & OR 211/214 By year of assessment: 2024 or 2025: $66,320; 2026: $70,359; or 2027 or later: $72,470 Proportionate share of 4.8% towards west-to-north right turn lane or pocket Building permit issuance CU1b Street tree fee in-lieu $950 per tree. Applies to omitted street trees, or, ones missing from required number upon inspection Building permit issuance ---PAGE BREAK--- Exhibit E: Property Ownership Information Exhibit E: Property Ownership Information ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- Exhibit F: City of Woodburn Application Forms Exhibit F: City of Woodburn Application Forms ---PAGE BREAK--- City of Woodburn Community Development Department 270 Montgomery Street Woodburn, OR 97071 Phone: [PHONE REDACTED] Email: [EMAIL REDACTED] City of Woodburn Uniform Application – Revised September 2023 Page 1 of 2 OFFICE USE ONLY File Number(s): Uniform Application Project Name: Address(es): Tax Lot Applicant Name: Title: Phone: Firm: Mailing Address: Email: Applicant’s Representative/Project Manager Name: Title: Phone: Firm: Mailing Address: Email: Landowner Name: Title: Phone: Firm: Mailing Address: Email: Architect Name: Title: Phone: Firm: Mailing Address: Email: Civil Engineer Name: Title: Phone: Firm: Mailing Address: Email: Landscape Architect Name: Title: Phone: Firm: Mailing Address: Email: Visit the City of Woodburn Planning webpage for the most current forms and applications. 2115 Molalla Road - US Market Gas Station Modification 2115 Molalla Road NE, Woodburn OR, 97071 Marion County Assessor's Map 05 1W 09B; Tax Lots 1000, 1100, and 1200 I&E Construction Contact Applicant's Representative Contact Applicant's Representative Grace Wolff Land Use Planner (503) 400-6028 AKS Engineering and Forestry 3700 River Road North, Suite 1, Keizer OR, 97303 [EMAIL REDACTED] Woodburn Petro, LLC Contact Applicant's Representative Contact Applicant's Representative Ronald Ped President/Architect (503) 363-1456 Ronald Ped Architect, P.C. 1220 20th Street SE Suite 125, Salem OR, 97317 [EMAIL REDACTED] Same as Applicant's Representative Same as Applicant's Representative ---PAGE BREAK--- City of Woodburn Uniform Application – Revised September 2023 Page 2 of 2 Requested Review(s): □Annexation □Comprehensive Plan Amendment □Conditional Use Permit □Design Review □Type I □Type II □Type III □Grading Permit □Partition or Subdivision, Preliminary □Other: □Partition or Subdivision, Final □Phasing Plan □Property Line Adjustment / Consolidation of Lots □Planned Unit Development (PUD), Preliminary □PUD, Final □RCWOD Permit □Significant Tree Removal Permit □Street Adjustment (formally EXCP) □Variance □Zoning Adjustment □Zoning Map Change Certification: I hereby declare that as applicant or landowner, I have read the foregoing application and know the contents of the application to be true. If applying on behalf of a corporation, Manager certifies that Manager has full power and authority (corporate or otherwise) to enter into this Agreement and to consummate the transactions contemplated by it. This Agreement has been duly authorized by all necessary action on the part of Manager and no other corporate or other action on the part of Manager is necessary to authorize the execution and delivery of this Agreement. The individual executing this Agreement for Manager has full authority to do so and thereby to bind Manager to its terms. If Applicant is different from Landowner, Applicant must also obtain Landowner certification. □Landowner certification attached in lieu of form signature. Landowner’s Signature Applicant’s Signature Print Name Print Name Date Date □Electronic versions of all application materials, which can be sent via zip folder in email or saved on a flash drive. Modification of Conditions CU 24-01 Modification DR 24-01 Modification SIGNED COPY HAND DELIVERED TO CITY ON FEBRUARY 18, 2025 SIGN SIGN ---PAGE BREAK--- City of Woodburn Community Development Department 270 Montgomery Street Woodburn, OR 97071 Phone: [PHONE REDACTED] Email: [EMAIL REDACTED] City of Woodburn Modification of Conditions of Approval Application – Revised September 2023 Page 1 of 1 OFFICE USE ONLY File Number(s): Application Packet for a Modification of Conditions of Approval Visit the City of Woodburn Planning webpage for the most current forms and applications. General Information: The Modification of Conditions of Approval Application is used to request to modify a condition of approval associated with an approved land use application package. These requests are reviewed pursuant to Woodburn Development Ordinance (WDO) 4.02.07. Fee: Fees are required for an application to be accepted. See the planning fee schedule online Required Attachments: □ Electronic versions of all application materials, which can be sent via zip folder in email or saved on a flash drive. □ Uniform Application. In the case of multiple applications, only one Uniform Application form need be submitted. (One copy.) □ Narrative identifying the original application package and file numbers outlining the requested modifications to a condition or conditions, and demonstrating compliance with the criteria of the Woodburn Development Ordinance. (One paper copy plus one digital copy.) □ Latest recorded deed(s) for the subject property, or the recorded sales contract (One copy.) □ Provide plan, detail, and cross section views as necessary to convey the nature of the Modification of Condition request. See “Site Plan Requirements” checklist. Prior to deeming an application complete, the Director may request additional information. x x x x x