Document Woodburn_doc_686765b69a

Staff Report Project Title: WinCo Grocery Store Project Location: Tax lots 052W12C002100 and 052W12C002200 (no assigned address) File Numbers: Design Review DR 25-14 Property Line Adjustment 25-04 Street Adjustment SA 26-01 Variance VAR 25-06 Property Owner: Capital Development Company Applicant: Ryan Barnett, b.hills architecture, P.C. Public Hearing Date: March 12, 2026 Date of Report: March 5, 2026 Staff Reviewer: Chris Kerr, Community Development Director Fernando Torres, Associate Planner Staff Recommendation: Approval with Conditions Executive Summary Action on a Type III land use application package consisting of: Design Review; Property Line Adjustment; Street Adjustment; Variances (three requests). The project site includes two vacant properties near the I-5 interchange, south of Center St., and totals approximately 10.6 acres. It is within the Commercial General (CG) zoning district. The proposal is an 84,073 square foot retail grocery store that is anticipated to be open 24 hours a day, seven days a week. ---PAGE BREAK--- DR 25-14, PLA 25-04, SA 26-01 & VAR 25-06 WinCo Grocery Store Staff Report Page 2 of 4 Project Site (outlined in red) Illustrative Site Plan The front of the building faces west towards I-5. Access will be from two driveways on Stacy Allison Way, one on Evergreen Rd. and another through a future, currently undeveloped lot along Center St. Parking spaces for 504 vehicles will wrap around the west and south side of the building. Trucks will enter through the southernmost driveway on Stacy Allison Way. A truck dock is proposed on the south side of the building with loading bay doors facing the freeway to minimize any impacts of trucks on the adjacent residential properties. An existing block wall at the Cascade Meadow Apartments and 30-foot-high trees screen this development from the apartment complex. ---PAGE BREAK--- DR 25-14, PLA 25-04, SA 26-01 & VAR 25-06 WinCo Grocery Store Staff Report Page 3 of 4 Several public improvements are proposed to alleviate traffic concerns and to promote pedestrian/transit users. To facilitate pedestrian access, wide walkways are provided from Stacy Allison Way and Evergreen Rd to the building entrance. The applicant will also build a pedestrian crossing at the intersection of Evergreen Rd and Oxford Dr featuring a rectangular rapid flashing beacon (RRFB). The developer will install a bus stop shelter on Evergreen Rd to serve a recently implemented bus route. In accordance with the adopted Transportation System Plan, the City will also be using the fees paid by the applicant to complete the design and construction of new traffic signals at both Evergreen Rd & Stacy Allison and Evergreen Rd & Hayes St; additionally, a roundabout will be completed at the intersection of Evergreen Rd and Harvard St. Front Elevation Rendering Discretionary Reviews The applicant submitted Variance applications, which is the process for applicants to request to to deviate from certain code provisions. In this case, the applicant is requesting to deviate from three requirements in the WDO summarized below (these are discussed in greater detail in the attahed Analyses and Findings): 1. Reducing the number of Electric Vehicle (EV) parking spaces: The WDO requires 5 percent of the required parking stalls to be minimum Level 2 EV charging spaces, which for this project would be 17 EV stalls. The applicant is requesting to reduce this requirement to provide eight Level 3 chargers. To support this, the applicant included a letter from Tesla stating that Level 3 chargers are 20x faster than Level 2 chargers and can be used by all EV brands. The applicant indicated that eight EV stalls would meet the charging demand for this site. Staff supports this variance. 2. Increasing Allowable Signage Area on Front Elevation: Adherence to the WDO would allow 300 square feet of signage on the front elevation. The request is to increase the front elevation signage by 153 square feet to 453 square feet. The applicant states that this extra sign allowance would ensure the sign is visible and recognizable from I-5 and Stacy Allison Way. Staff does not support this variance because there are already provisons in the sign code that allow them taller and larger signage which provides them with greater visibility from I-5. Additionally, other similar properties (e.g. WalMart) operate succcessfully without having received sign code variances. 3. Increasing parking area light pole height: The WDO limits parking light poles to 14.5 feet above grade. The applicant is proposing 24.5-foot-tall light fixtures, stating that taller ---PAGE BREAK--- DR 25-14, PLA 25-04, SA 26-01 & VAR 25-06 WinCo Grocery Store Staff Report Page 4 of 4 pole height results in fewer light poles needed, which in turn frees up space for customer parking. Staff supports this variance with the compromise that light poles in the southwest of the property will meet the 14.5 feet height requirement to reduce light encroachment into adjacent residential properties. The applicant has agreed to this and modified their plans accordingly. The applicant also submitted a Street Adjustment application, which is the process for applicants to request modified street improvement requirements for abutting street rights-of-way. The applicant’s request is to provide a street cross-section consistent with the recent approval to the south along Stacy Allison Way. This modified cross-section was previously supported by the Council. Recommendation Approval with conditions of all but the sign code variances: Staff recommends the Planning Commission consider the staff report and its attachments and approve the application package with the recommended conditions in Attachment 101. Staff recommends approval of the Street Adjustment and light poles and EV parking variances but does not recommend approval of the sign variance. Actions The Planning Commission may act on the land use application to: 1. Approve per staff recommendations, 2. Approve with modified conditions, or 3. Deny, based on WDO criteria or other City provisions. If the Planning Commission were to act upon the recommendation, staff would prepare a final decision for approval with any Conditions or Findings recommended by the Commission. Attachment List 101a. Conditions of Approval 101b. Public Works Conditions of Approval 102. Notes to the Applicant 103. Analyses & Findings 104. Traffic Impact Analysis 105. ODOT Letter 106. Tesla Letter of Justification for variance 107. Public Testimony from Matthew and Deirdre Rickard (3234 Jonah Place) 108. Site Plans The entire application is available on-line on the City’s Current Project page here: ---PAGE BREAK--- DR 25-14, PLA 25-04, SA 26-01 & VAR 25-06 WinCo Staff Report Attachment 101a Page 1 of 3 Recommended Conditions of Approval Staff recommends the following conditions of approval. Section references throughout the conditions are to the Woodburn Development Ordinance (WDO). General Conditions 1. Substantial conformance: The applicant or successor shall develop the property in substantial conformance with the final plans submitted and approved with this application, except as modified by these conditions of approval. 2. Grading Permit: Prior to beginning any grading work on-site, the developer shall apply for and obtain a Grading Permit per WDO 5.01.04. 3. Fence Permits: To demonstrate conformance with 2.06.02 and 5.01.03, the developer shall submit application for and obtain approval of a Fence Permit for any new or modified fencing. 4. Sign Permits: To demonstrate conformance with 3.10 and 5.01.10, the developer shall submit application for and obtain approval of a Sign Permit for any new or modified signage that is required by 3.10.05 to obtain such permit. 5. Addressing: Prior to receiving Final Plat approval from the City, the developer shall submit an Address Assignment Request, with accompanying fee payment and materials, to the Community Development Department to begin the address assignment process. 6. Public Works Department: The developer shall comply with the Public Works Department conditions in Attachment 101B. Design Review DR 25-14 7. Mid-block bike/ped corridor: To meet 3.01.05C and consistent with the approved plans, the developer shall build a 6-foot pedestrian and bikeway corridor to provide midblock connection between Stacy Allison Way and Evergreen Rd. 8. Easements: The developer shall grant or obtain the following easements prior to building permit issuance: a. Cross access: i. Pursuant to 3.04.01A.2., 3.04.03C.4.a., and 3.04.03D.2., the developer shall grant an access easement over the proposed vehicular drive aisle on the subject property to benefit Tax Lot 052W130001600. The easement shall be a minimum of 20 feet wide. ---PAGE BREAK--- DR 25-14, PLA 25-04, SA 26-01 & VAR 25-06 WinCo Staff Report Attachment 101a Page 2 of 3 ii. Pursuant to 3.04.01A.2., the developer shall grant an access easement through Tax Lot 052W12C002200, connecting the subject property (tax lot 052W12C002100) to Center St. The easement shall be at least 20 feet wide. b. Mid-block bike/ped corridor access: Pursuant to 3.01.05C., 3.01.07E., and 3.02.01E., the developer shall grant a public access easement over the mid-block bicycle/pedestrian corridor path. 9. Cross access: To meet 3.04.03 D2, the developer shall provide a cross access to tax lot 052W130001600 paved to the edge of the property line. 10. Driveway width: To demonstrate conformance with Table 3.04A, prior to building permit issuance, revise the northernmost driveway on Stacy Allison Way to meet the driveway width requirements (either 24 ft or 36 ft if adding a turn pocket). 11. Parking: Include a parking, signage, and striping plan addressing the following: a. Accessible parking: Pursuant to 3.05.03B, accessible parking shall be provided to meet applicable state statutes and building code requirements. b. Carpool/vanpool parking: Carpool/vanpool parking stalls shall meet the signage and striping requirements in 3.05.03H. c. Electric vehicle parking: Electric vehicle parking stalls shall meet the charging level, striping, and signage requirements in 3.05.03I. 12. Storm drainage: Per 3.05.02G, revise plans to incorporate rain gardens or similar storm water management systems into at least 50% of the required parking islands to provide stormwater management and pollution mitigation for the parking lot. 13. Traffic mitigation: a. Truck access: In the future, when the City designates Stacy Allison as a truck route the owner will be required to post signage limiting trucks from entering at the Evergreen Rd driveway. Additionally, exiting trucks will only be allowed on Stacy Allison Way. 14. Transportation Demand Management (TDM): a. Pursuant to 2.05.02 G3, the developer shall include within six months of Certificate of Occupancy a document entitled, “Transportation Demand Management (TDM) Strategies”. b. The Plan shall include a list of enforceable, programmatic TDM strategies and measures intended to reduce peak hour vehicle trips generated by the proposed development. At a minimum, the Plan shall include: ---PAGE BREAK--- DR 25-14, PLA 25-04, SA 26-01 & VAR 25-06 WinCo Staff Report Attachment 101a Page 3 of 3 i. An information board for employees that will have the city transit schedule posted ii. Potential employee rewards for use of transit and/or bike/walk iii. Identify a TDM manager on site, who will be a point of contact for City staff iv. Potential carpool-only parking spaces v. Providing employees with bus passes vi. Periodic updates to the posted information, based on feedback from City staff or changes to travel options. vii. Provisions for an annual report for five years to be provided to the City to the attention of the Community Development Director that references this condition of approval, includes a summary of what the targets were, review of how well targets were met, performance measures, comparison with the prior report, and the effectiveness of the TDM program elements implemented. c. Transit: Pursuant to 3.01.09, prior to Certificate of Occupancy the developer shall install a bus stop shelter on Evergreen Rd and grant an easement that meets the Woodburn Transit System and Public Works requirements. d. Prior to final inspection, the developer shall construct a pedestrian crossing on Evergreen Road, south of Oxford Drive. The pedestrian crossing shall include the installation of rectangular rapid flashing beacon (RRFB) in accordance with the Oregon Department of Transportation (ODOT) guidelines and approved equipment, curb ramps complying with current federal and ODOT accessibility requirements, continental crosswalk striping, concrete refuge island, and street lighting. Property line adjustment PLA 25-04 15. Recordation: The applicant shall record the property line adjustment with Marion County in a manner acceptable to the County Surveyor. ---PAGE BREAK--- Engineering & Project Delivery 190 Garfield Street ● Woodburn, Oregon 97071 Ph. 5030-982-5240 ● Fax [PHONE REDACTED] WINCO GROCERY STORE DR 25-14, PLA 25-04, SA 26-01, VAR 25-06 Public Works Conditions March 5, 2026 CONDITIONS OF LAND USE APPROVAL: 1. The Applicant, not the City, is responsible for obtaining any necessary permits from the State, Marion County, Oregon Division of State Lands, US Army Corps of Engineering, and/or federal agencies that may require such permits or approval for the construction of this development. All work within the Oregon Department of Transportation (ODOT) right-of-way requires the applicant to obtain approval and permits from ODOT. 2. Department of Environmental Quality Erosion Control 1200C permit will need to be obtained for this development prior to City issuing approval of civil plans. 3. Applicant shall prepare and record the following right-of-way dedication and public utility easements in accordance with the requirements of the City of Woodburn and the Marion County Surveyor’s Office. a. Applicant shall dedicate 5 feet of right-of-way along Stacy Allison Way. b. Applicant shall grant a 5-foot-wide public utility easement along all abutting street frontages. 4. Applicant to provide a performance bond for City right-of-way improvements, in the amount of 120% of the construction cost prior to permits being issued for the Civil Plans approval. 5. Applicant to pay all public improvements (right-of-way) fees for all public improvements which are to be maintained by the City as per Ordinance #1795. 6. Applicant to provide street lighting in accordance with street lighting plan approved by the City and conforming to Portland General Electric installation and plan under option B, if required. 7. All City-maintained facilities located on private property require a minimum of 16-foot- wide utility easement conveyed to the City by the property owner. This is the applicant’s responsibility to provide, not the City’s. Utilities of unusual depth, size or location may require a larger width. 8. The Applicant, by this Development, shall not cause storm water runoff to be impounded on adjacent properties. Attachment 101b ---PAGE BREAK--- Engineering & Project Delivery 190 Garfield Street ● Woodburn, Oregon 97071 Ph. 5030-982-5240 ● Fax [PHONE REDACTED] 9. All sanitary sewer laterals serving the proposed developments are private up to the main line. 10. The water mains serving this development shall be a looped system, shall be sized in accordance with flow and fire protection requirements. 11. Fire hydrants locations and fire protection requirements shall be as per the Woodburn Fire Districts and City of Woodburn requirements. Actual fire hydrant locations fire department connections (FDC) and in-line valving locations shall be determined during the final Civil Plans approval and building permit issuance. 12. All sanitary sewer and storm drainage laterals serving the proposed developments are private up to the main public line. 13. All onsite private storm systems and sewer lateral lines shall comply with Marion County plumbing permit and requirements. 14. Final review of the Civil Plans will be done during the permit application for public improvements. Public infrastructure will be designed and constructed in accordance with plans approved by Public Works and complying with City, State and Federal requirements/guidelines current at the time of the development application. 15. All public improvements shall be deemed complete prior to final building permit inspection. 16. System Development charges shall be paid prior to building permit issuance. ---PAGE BREAK--- DR 25-14, PLA 25-04, SA 26-01 & VAR 25-06 WinCo Staff Report Attachment 102 Page 1 of 2 Notes to the Applicant The following are not land use conditions of approval, they are standard notes for the applicant to be aware of and follow: 1. Permits: Permits are applied for using the Oregon ePermitting online permit system. The City Building Division administers building and mechanical permits; Marion County Public Works administers plumbing and electrical permits. 2. Records: Staff recommends that the applicant retain a copy of the subject approval. 3. 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. 4. Inspection: The applicant shall construct, install, or plant all improvements, including landscaping, prior to City staff verification. Contact Planning Division staff at least three 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. 5. Stormwater management: The storm sewer system and any required on-site detention for the development must comply with the City Storm Water Management Plan, Oregon Department of Transportation (ODOT), Public Works storm water practices and the Storm Drainage Master Plan. The applicant shall provide a final hydraulic analysis for the development and collection system, including the capacity of the proposed storm sewer system. All required on-site detention area for the runoff from this site will need to be provided in accordance with the hydraulic analysis. The detention system is to be maintained by the applicant in perpetuity. 6. Public Works Review: Staff performs final review of the civil plans (within City right-of-way jurisdiction) during the building permit stage. Public infrastructure must be constructed in accordance with plans approved by the City, ODOT, as well as current Public Works ---PAGE BREAK--- DR 25-14, PLA 25-04, SA 26-01 & VAR 25-06 WinCo Staff Report Attachment 102 Page 2 of 2 construction specifications, Standard Drawings, Standard Details, and General Conditions. All improvements/work within the right-of-way shall be completed prior to final building inspection. 7. Franchises: The applicant provides for the installation of all franchised utilities and any required easements. 8. 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 the City of Woodburn Public Works Department at (503) 982-5380 for proper type and installation requirements of the backflow device. 9. Grease Interceptor/Trap: If applicable, a grease trap would need to be installed on the sanitary service, either as a central unit or in the communal kitchen/food preparation area. Contact Marion County Plumbing Department for permit and installation requirements, (503) 588-5147. 10. Fire: Fire protection requirements must comply with the Woodburn Fire District standards and requirements. 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. 11. SDCs: The developer pays System Development Charges prior to building permit issuance. ---PAGE BREAK--- DR 25-14, PLA 25-04, SA 26-01 & VAR 25-06 WinCo Staff Report Attachment 103 Page 1 of 56 Analyses & Findings This attachment to the staff report analyzes the application materials and finds through statements how the application materials relate to and meet applicable provisions such as criteria, requirements, and standards. They confirm that a given standard is met or if not met, they call attention to it, suggest a remedy, and have a corresponding recommended condition of approval. Symbols aid locating and understanding categories of findings: Symbol Category Indication Requirement (or guideline) met No action needed Requirement (or guideline) not met Correction needed Requirement (or guideline) not applicable No action needed • Requirement (or guideline) met with condition of approval • Other special circumstance benefitting from attention Modification or condition of approval required Deviation from code: Street Adjustment or Variance Request to modify, adjust, or vary from a requirement Location & Legal Lot Status Address No formal address – vacant Tax Lot 052W12C002100 & portion of 052W12C002200 (Lot 11 and portion of Lot 12, Town Center at Woodburn) Nearest intersection Stacey Allison/Evergreen & Center St. The subject property is lots 11 and 12 of the Town Center at Woodburn Plat. It is a legal lot of record. Land Use & Zoning Comprehensive Plan Land Use Designation Commercial Zoning District Commercial General (CG) Overlay Districts Interchange Management Area (IMA) Overlay District Existing Use Vacant – with minimal street improvements ---PAGE BREAK--- DR 25-14, PLA 25-04, SA 26-01 & VAR 25-06 WinCo Staff Report Attachment 103 Page 2 of 56 For context, the subject property and adjacent zoning are illustrated and tabulated on the following page. Zoning map excerpt Section references throughout this staff report are to the Woodburn Development Ordinance (WDO). Statutory Dates The application package was submitted on December 12, 2025 and deemed complete on February 18, 2026 making the 120-day decision deadline June 18, 2026. Cardinal Direction Adjacent Zoning and use North Commercial General (CG) – Vacant East Residential Medium Nodal (RMN) – Evergreen Rd. / Single family homes South CG & RMN – partially vacant and apartment buildings West Stacey Allison Way / I-5 ---PAGE BREAK--- DR 25-14, PLA 25-04, SA 26-01 & VAR 25-06 WinCo Staff Report Attachment 103 Page 3 of 56 Applicable WDO Provisions 2.03 Commercial Zones A. The City of Woodburn is divided into the following commercial zones: 2. The Commercial General (CG) zone is the community’s primary commercial area, providing for businesses requiring extensive land intensive outdoor storage and display of merchandise, equipment, or inventory. B. Approval Types (Table 2.03A) 3. Permitted Uses are allowed outright, subject to the general development standards of this Ordinance. Uses Allowed in Commercial Zones Table 2.03A Use Zone Accessory Uses Conditional Uses (CU) Permitted Uses Special Permitted Uses Specific Conditional Uses (SCU) DDC CG CO MUV NNC B Commercial Retail and Services 3 Bakeries, delicatessens, grocery and convenience stores P P P P 1. Not allowed in the Gateway Overlay District 2. Only allowed in the Gateway Overlay District 3. Allowed outright if not within 200 feet of residentially zoned properties 4. Within a building, no outdoor storage or repair 5. All outdoor storage and display shall be enclosed by a seven foot masonry wall. 6. Existing uses are allowed as a permitted use, new uses are not allowed in the MUV 7. Drive-throughs are not allowed 8. Child care facility for 13 or more children, group home for six or more persons 9. Except allowed as a permitted use in the Gateway Overlay District and prohibited in the Interchange Management Area Overlay District (Amended by Ordinance 2573, passed June 24, 2019) Staff Finding: The proposed supermarket is permitted outright as a “Grocery” store within the CG zone. The store will not have a drive-through. It has been reviewed (traffic, parking, landscaping, etc.) to meet the standards of the proposed use which is permitted outright in the CG zone; subject to a Design Review approval. C. Development Standards (Tables 2.03C) ---PAGE BREAK--- DR 25-14, PLA 25-04, SA 26-01 & VAR 25-06 WinCo Staff Report Attachment 103 Page 4 of 56 Commercial General (CG) - Site Development Standards Table 2.03C Lot Area, Minimum (square feet) No minimum Lot Width, Minimum (feet) No minimum Lot Depth, Minimum (feet) No minimum Street Frontage, Minimum (feet) No minimum Front Setback and Setback Abutting a Street, Minimum (feet) 5 1 Side or Rear Setback, Minimum (feet) Abutting RS, R1S, or RM zone 10 4 Abutting CO, CG, DDC, NNC, P/SP, IP, SWIR, or IL zone 0 or 5 4, 5 Setback to a Private Access Easement, Minimum (feet) 1 Lot Coverage, Maximum Not specified 2 Residential Density (units per net acre) Minimum Townhouse 12 Child care facility, group home, or nursing home 12 Triplex, quadplex, multiple- family dwelling Stand-alone 12 In mixed use development No minimum Maximum Row house 24 Child care facility, group home, or nursing home 32 Triplex, quadplex, multiple- family dwelling Stand-alone 32 In mixed use development 32 Building Height, Maximum (feet) Primary or accessory structure Outside Gateway subarea 70 Western Gateway subarea 50 Eastern Gateway subarea 40 Features not used for habitation 100 ---PAGE BREAK--- DR 25-14, PLA 25-04, SA 26-01 & VAR 25-06 WinCo Staff Report Attachment 103 Page 5 of 56 1. Measured from the Street Widening Setback (Section 3.03.02), if any 2. Lot coverage is limited by setbacks, off-street parking, and landscaping requirements. 3. Only allowed in the Gateway Overlay District 4. A house of worship shall be set back at least 20 feet from a property line abutting a residential zone or use. 5. A building may be constructed at the property line, or shall be set back at least five feet. Staff Findings: The site plan demonstrates the proposed building will meet or exceed the minimum front, side, and rear setbacks. There is no maximum lot coverage. No residential dwellings are proposed therefore the density standards do not apply. A setback in excess of 10-feet is proposed adjacent to the RMN - Nodal Medium Density Residential zone (Cascade Meadow Apartments) to the south. The allowable building height is 70-feet and the proposed building height is 42-feet. No residential is proposed. The Development Standards of the CG zone are met. 2.05 Overlay Districts 2.05.01 Interchange Management Area Overlay District A. Purpose The purpose of the Interchange Management Area Overlay District (IMA) is to preserve the long-term capacity of the I-5/Highway 214 Interchange. Preserving the capacity of the interchange is essential for the City’s future. Continued access to I-5 is critical for existing businesses and for attracting new businesses and development to the community. The IMA complements the provisions of the Southwest Industrial Reserve (SWIR) Zoning District by ensuring that industrial land is retained for the development envisioned in the Woodburn Comprehensive Plan. The IMA also ensures that needed industrial, commercial and residential lands within the IMA are protected from incompatible development generating excessive vehicle trips. The vehicle trip budget (Table 2.05A) identifies by parcel the maximum amount of peak hour trips for each parcel within the IMA and is intended to be high enough to accommodate peak hour trips anticipated by the Woodburn Comprehensive Plan and the Transportation Systems Plan (TSP), but low enough to restrict unplanned vehicle trips that could adversely affect the I-5/Hwy 214 Interchange. B. Applicability The provisions of this Section apply to all Type II – V land use applications that propose to allow development that will generate more than 20 peak hour vehicle trips (based on the latest Institute of Transportation Engineers Trip Generation Manual) on parcels identified in Table 2.05A. The provisions of Section 2.05.02F apply to all properties within the boundary of the IMA. C. Vehicle Trip Budgets This Section establishes a total peak hour trip generation budget for planned employment (commercial and industrial) land uses within the IMA. 1. The IMA vehicle trip budget is allocated to parcels identified in Table 2.05A on a first- developed, first-served basis. ---PAGE BREAK--- DR 25-14, PLA 25-04, SA 26-01 & VAR 25-06 WinCo Staff Report Attachment 103 Page 6 of 56 2. Parcel budgets are based on 11 peak hour trips per developed industrial acre, and 33 peak hour trips per developed commercial acre. 3. The parcel budget for each parcel will be reduced in proportion to actual peak hour vehicle trips generated by new development on any portion of the parcel. 4. The City may allow development that exceeds the parcel budget for any parcel in accordance with this Section. Figure 2.05B – Interchange Management Area Boundary and Subareas Site ---PAGE BREAK--- DR 25-14, PLA 25-04, SA 26-01 & VAR 25-06 WinCo Staff Report Attachment 103 Page 7 of 56 Vehicle Trip Budget by Parcel (Parcel Budget) Table 2.05A Subarea Assessor’s Tax Lot Number Comprehensive Plan Designation Buildable Acres Maximum Peak Hour Vehicle Trips K 052W12C 02100 Commercial 7 231 052W12C 02200 6 198 052W13 01600 5 165 052W14 02300 6 198 D. Administration This Section delineates responsibilities of the City and ODOT to monitor and evaluate vehicle trip generation impacts on the I-5 interchange from development approved under this Section. TIA: In addition to Section 3.04.05, the following applies: A Transportation Impact Analysis (TIA) is required for all land use applications subject to the provisions of this Section. The TIA must meet City and ODOT administrative rule (OAR Chapter 734, Division 51) requirements and shall include an evaluation and recommendation of feasible Transportation Demand Management (TDM) measures that will minimize peak hour vehicle trips generated by the proposed development. 1. For a land use application subject to the provisions of this Section: a. The City shall not deem the land use application complete unless it includes a TIA prepared in accordance with TIA Requirements; b. The City shall provide written notification to ODOT when the application is deemed complete. This notice shall include an invitation to ODOT to participate in the City’s review process; c. ODOT shall have at least 20 days to provide written comments to the City, measured from the date the completion notice was mailed. If ODOT does not provide written comments during this 20-day period, the City’s decision may be issued without consideration of ODOT comments. 2. The details of City and ODOT monitoring and coordination responsibilities are found in the Woodburn – ODOT Intergovernmental Agreement (IGA). a. The City shall be responsible for maintaining a current ledger documenting the cumulative peak hour trip generation impact from development approved under this Section, compared with the IMA trip budget. b. The City may adjust the ledger based on actual development and employment data, subject to review and concurrence by ODOT. c. The City will provide written notification to ODOT when land use applications approved under this Section, combined with approved building permits, result in traffic generation estimates that exceed 33% and 67% of the IMA trip budget. 3. This Section recognizes that vehicle trip allocations may become scarce towards the end of the planning period, as the I-5 Interchange nears capacity. The following rules apply to allocations of vehicle trips against the IMA trip budget: a. Vehicle trip allocations are vested at the time of design review approval. b. Vehicle trips shall not be allocated based solely on approval of a comprehensive plan amendment or zone change, unless consolidated with a subdivision or design review application. ---PAGE BREAK--- DR 25-14, PLA 25-04, SA 26-01 & VAR 25-06 WinCo Staff Report Attachment 103 Page 8 of 56 c. Vesting of vehicle trip allocations shall expire at the same time as the development decision expires. E. Allowed Uses Uses allowed in the underlying zoning district are allowed, subject to other applicable provisions of the Woodburn Development Ordinance and this Section. F. Comprehensive Plan and Zoning Map Amendments 1. The provisions of this Section (2.05.02.F) apply to all Comprehensive Plan Map amendments within the IMA. This Section does not apply to Zoning Map amendments that result in conformance with the applicable Comprehensive Plan Map designation, such as Zoning Map amendments that occur when land is annexed to the City. 2. Applications for Comprehensive Plan Map amendments and for Zoning Map amendments shall determine whether the proposed change will significantly affect a collector or arterial transportation facility. 3. To ensure that the remaining capacity of the I-5 Interchange is reserved for targeted employment opportunities and needed housing, this section imposes the following prohibitions on Comprehensive Plan Map amendments within the IMA: a. Comprehensive Plan Map amendments that will increase the net commercial land area within the IMA shall be prohibited. b. Comprehensive Plan Map amendments that allow land uses that will generate traffic in excess of the IMA trip budget shall be prohibited. G. Interchange Capacity Preservation Standards Land use applications subject to the provisions of this Section shall comply with the following: 1. Peak hour vehicle trips generated by the proposed development shall not exceed the maximum peak hour vehicle trips specified in Table 2.05A for the subject parcel, except: a. Development may be allowed to exceed the maximum, if the development will contribute substantially to the economic objectives found in the Comprehensive Plan. b. Residential development on a parcel zoned Commercial shall be allowed to exceed the maximum. Transportation Demand Management (TDM) measures shall be required to minimize peak hour vehicle trips and shall be subject to annual review by the City. Staff Finding: This proposal is for Type III review that will generate more than 20 peak hour vehicle trips for a property in the City’s IMA Overlay District. The proposed development site occupies part of the northeast portion of Subarea K of the IMA District. A TIA was provided meeting all ODOT, OAR 737, Division 51 and City requirements (see ODOT correspondence). City Staff and applicant worked together to determine TDM measures to minimize peak hour vehicle trips for the development. These are included in Condition of Approval 14. Staff provided the required notices when the application was deemed complete (as well as at the time of submittal) and 20 days prior to the public hearing. ODOT provided comments to the City and applicant on the TIA, which was been ---PAGE BREAK--- DR 25-14, PLA 25-04, SA 26-01 & VAR 25-06 WinCo Staff Report Attachment 103 Page 9 of 56 revised to their satisfaction. Based on the ODOT approved TIA, no additional traffic mitigations were warranted. Although ODOT agreed that no additional traffic mitigations were warranted for the applicant's current proposal, they nevertheless offered recommendations for potential improvements to address future (2040) issues at the intersection for 214 and Evergreen. Specifically, ODOT recommended adding signals at the eastbound (from Evergreen) and southbound (from 214) movements. These mitigations would not be directly attributable to the applicant's proposal, which, as noted above, meets ODOT standards. Additionally, because the recommended mitigations address future (2040) issues, it is not possible to proportionally allocate a share of these future mitigations to the applicant's current proposal. However, these recommended future mitigations will be considered as alternatives in future TSP’s completed by the City. The applicant is proposing a number of TDM measures that will facilitate transit usage as well as pedestrian and cycling opportunities for employees and visitors. These are tailored to working directly with the future tenants and enhancing the City’s transit system in this area. These include: i. An information board for employees that shows the city transit schedule ii. Potential employee rewards for use of transit and/or bike/walk iii. Identify a TDM manager on site, who will be a point of contact for City staff iv. Potential carpool-only parking spaces v. Providing employees with bus passes vi. Periodic updates to the posted information, based on feedback from City staff or changes to travel options. vii. An annual report referencing how the TDM measures and targets are met viii. Installation of a bus stop shelter on Evergreen Rd to serve a future bus route ix. Construction of a pedestrian crossing with a flashing beacon at the intersection of Evergreen Rd and Oxford St ---PAGE BREAK--- DR 25-14, PLA 25-04, SA 26-01 & VAR 25-06 WinCo Staff Report Attachment 103 Page 10 of 56 Approximate location of PROPPSED FLASHING RRFB crossing (looking west from eastside of Evergreen St., with Oxford St. on the left.) ---PAGE BREAK--- DR 25-14, PLA 25-04, SA 26-01 & VAR 25-06 WinCo Staff Report Attachment 103 Page 11 of 56 With the proposed conditions of approval related to those TDM requirements, this criterion can be met. See Section 3.04.05 for a detailed review of the TIA The proposed development is expected to generate 511 new peak hour trips and encumbers two lots. Pursuant to the table 2.05A, these two lots have a maximum peak “allocation” of 429 peak hour trips. Pursuant to 2.05.02G.2(a) a development may exceed the allocated parcel budget if the development will contribute substantially to the economic objectives found in the Comprehensive Plan. In their TIA, the applicant provided the following justification for exceeding the parcel peak hour trip allotment: “While the proposed development does exceed the 429 peak hour trips allocated per Table 2.05A, this should be allowed per 2.05(G) because the project will contribute substantially to the economic objectives found in the Woodburn Comprehensive Plan as outlined below. Part F of the Comprehensive Plan states in part, “The third large area of commercial development in the City is the I-5 Interchange. This contains one small shopping center, a large retail use (WalMart), a premium outlet mall, restaurants, and other highway related uses. In general, commercial uses in West Woodburn, which is the west side of the freeway, should be limited to highway related interchange type uses, while on the east side, a more general commercial nature should be encouraged. Land available for development located west and southwest of Evergreen Road should be developed as a large commercial retail node when Woodburn's population makes it economically feasible. Access management in the I-5 interchange area is extremely important because the traffic capacity limit of the improved interchange in turn limits commercial growth in West Woodburn. This issue is addressed further in the 2019 Woodburn Transportation System Plan.” The Plan anticipates and promotes different types of commercial uses on either side of I-5. The proposed project is for general commercial retail on the east side of the freeway, which is specifically encouraged at this location. It is not a highway-related interchange use (e.g. regional mall, gas station). Allowing the parcel budget to be exceeded is necessary to allow this development to occur. Without this allowance, the site will remain vacant and the city's goals of having general commercial/retail uses in the commercial area east of I-5 will not be realized. In addition, the City of Woodburn Economic Opportunities Analysis (EOA) adopted by the city in January 2024 indicates that Woodburn faces a deficit of 107 gross Commercial acres, and 273 gross Industrial acres, for a total employment land deficit of 380 gross acres. The 2025 Urban Growth Boundary (UGB) expansion into the Urban Reserve Area (URA) did not address any of this commercial land need as the 237 URA acres are strictly zoned Southwest Industrial Reserve. ---PAGE BREAK--- DR 25-14, PLA 25-04, SA 26-01 & VAR 25-06 WinCo Staff Report Attachment 103 Page 12 of 56 The proposed project contributes to the following adopted economic need and goal of the City of Woodburn as concluded in the EOA: • The EOA concludes that “The projected 20-year need for Commercial land trails the supply significantly, with an estimated 65 acres of commercial land remaining to meet a projected need for 171 gross acres.” It goes on to state “The largest remaining contiguous development sites in Woodburn are under 20 acres in size, with most being five acres or less. In addition, roughly one third of the remaining buildable land is found in partially vacant parcels where the decision to add further development is subject to the desires of current property owners and/or tenants. The land for large-lot industrial or large commercial employers is very limited.” The proposed project makes use of one such vacant parcel to provide a needed and desirable large commercial employer.” Staff concurs with this analysis and justification and finds with Condition of Approval 14 the provisions of this Section are met. 2.06 Accessory Structures 2.06.02 Fences and Walls A. Location and Height Abutting a Street in Residential Zones 1. The height shall comply with the vision clearance area standards, Section 3.03.06. 2. The height shall not exceed 42 inches (3½ feet) above the ground elevation under the fence or wall located at the lot line abutting the street. 3. The height may increase one foot for each 6 feet of setback from the lot line abutting the street. Fences may increase to their maximum height (7 ft) when flush with the house or garage. 4. For corner lots, one frontage shall not exceed the standards in #2 above. The alternative frontages are treated as interior lot line(s), allowing fencing in excess of 42 inches up to, and equal with, the house frontage. The remaining frontage shall not exceed the 42 inch limitation. 5. For through lots, abutting streets and/or alleys on two opposite frontages, the rear frontage opposite the front is be treated as an interior lot line, allowing a maximum height of 7 ft. 6. Fences and free-standing walls may be constructed in the Street Widening Setback, provided the property owner agrees to removal at such time as street improvements are made; however, free-standing walls within this setback also require Public Works Director written authorization. B. Height in Yards Not Abutting a Street 1. In residential zones, the maximum height of a fence or wall other than for corner and/or through lots, shall be seven feet, relative to the ground elevation under the fence or wall. C. Height in Non-Residential Zones ---PAGE BREAK--- DR 25-14, PLA 25-04, SA 26-01 & VAR 25-06 WinCo Staff Report Attachment 103 Page 13 of 56 1. In commercial, industrial, or public zones, the maximum height of a fence or wall located in a yard abutting a street shall be 6 feet, relative to the ground elevation under the fence or wall. Fence height may increase to 9 feet once flush with the building face, or 20 feet from street right-of-way. 2. Fences and walls may be constructed in the Street Widening Setback provided the property owner agrees to removal at such time as street improvements are made. D. Fence Materials 1. Materials: Fences and walls shall be constructed of any materials commonly used in the construction of fences and walls, such as wood, stone, rock, or brick, or other durable materials. 2. Coating and slats: Chain link fences are acceptable as long as the fence is coated and includes slats made of vinyl, wood or other durable material. Chain link fence in a residential zone, except where part of refuse and recycling collection facility gates, is exempt from the slats requirement. Slats may not be required when visibility into features such as open space, natural areas, parks and similar areas is needed to assure visual security, or into on-site areas in industrial zones that require visual surveillance. 3. Industrial: For manufacturing, assembly, fabricating, processing, packing, storage and wholesale and distribution activities which are the principle use of a building in industrial districts, the preceding standards apply when visible from, and within 20 feet of, a public street. Prohibition: A fence constructed of materials that could cause bodily harm, including, but not limited to, those conveying electric current, barbed wire, razor wire, spikes and broken glass, is prohibited2.06.02 Fences and Walls Staff Finding: The fencing and walls included with the site plan appear to meet all of the fencing requirements of the WDO. The proposed project includes coated chain link fencing with vinyl slats in the following three locations: 1. A 42-inch-high fence at the southwest side of the Truck Dock for fall protection along the top of the dock retaining wall. 2. A 72-inch-high (6-feet) fence at the Covered Deck on the southwest side of the building connected to the Truck Dock to provide security and screening. This fence is flush with the building face. 3. A 42-inch-high fence along the southeast and northeast sides of the Compactor Dock also for fall protection. These fences are all well over 20-feet from the street rights-of-way and the proposed heights and materials are allowed per WDO 2.06.02. The Generator Enclosure walls are 12-feet, 6-inches high and are attached to the building. These walls as well as the Covered Deck roof structure meet the requirements of WDO 2.06.03 as accessory structures. See the Architectural Site Plan for locations of the proposed fencing, Generator Enclosure and Covered Deck. ---PAGE BREAK--- DR 25-14, PLA 25-04, SA 26-01 & VAR 25-06 WinCo Staff Report Attachment 103 Page 14 of 56 Any new fencing is reviewed separately via a Fence Permit, staff adds Condition of Approval 3 to obtain a Fence Permit for any new fencing. 3.01 Streets, Greenways & Other Off-Street Bicycle/Pedestrian Corridors, and Bus Transit 3.01.01 Applicability A. Right-of-way standards apply to all public streets and public alleys. B. Improvement standards apply to all public and private streets, public alleys, sidewalks, landscape strips, and on and off-street public bicycle pedestrian corridors. Standards do not exclude conformance with the public works construction code that the Public Works Department administers. C. The Woodburn Transportation System Plan (TSP) designates the functional class of major thoroughfares and local streets. D. This applies to all development as Section 1.02 defines, and is not limited to partitions, subdivisions, multi-family, commercial or industrial construction, or establishment of a manufactured dwelling or recreational vehicle park; however, a lesser set of standards applies to infill residential development of 4 or fewer dwellings and where no land division or Planned Unit Development is applicable, including construction of a single-family dwelling or placement of a manufactured dwelling on an infill lot. See Section 3.01.03C.2. 3.01.02 General Provisions A. No development shall be approved, or access permit issued, unless the internal streets, boundary streets and connecting streets are constructed to at least the minimum standards set forth in this Section, or are required to be so constructed as a condition of approval. C. Materials and construction shall comply with specifications of the City of Woodburn. D. The standards of this Section may be modified, subject to approval of a Street Adjustment, Planned Unit Development, Zoning Adjustment, or Variance. Other sections restrict where and how these application types apply. E. When all public improvements are due: The construction of all public improvements, their passing City inspections, and acceptance by the City are due no later than by either 5.01.06B in the context of land division final plat application to the City or by building permit issuance, except if the developer applies to the City through the Public Works Department for deferral and the City Administrator or designee issues a document approving and describing a bond or performance guarantee pursuant to Section 4.02.08. Administration of bonding and performance guarantees for improvements that are public defaults to the Public Works Department, and the department shall notify the Community Development Director of deferral applications and any approvals and conditions of approval. F. Fees in-lieu: Per Section 4.02.12. 3.01.03 Improvements Required for Development A. With development, the Internal, Boundary, and Connecting streets shall be constructed to at least the minimum standards set forth below. C. Boundary Streets 1. The minimum improvements for a Boundary Street may be termed “half-street” improvements and shall be as follows, except per subsection 2: a. One paved 11-foot travel lane in each direction, even though this results in required improvements being more than half-street by exceeding what the applicable cross section figure would require for a half-street; ---PAGE BREAK--- DR 25-14, PLA 25-04, SA 26-01 & VAR 25-06 WinCo Staff Report Attachment 103 Page 15 of 56 b. On-street parking on the side of the street abutting the development, if the required cross section includes on-street parking; c. Curb on the side of the street abutting the development; d. Drainage facilities on the side of the street abutting the development; e. Landscape strip with street trees and lawn grass on the side of the street abutting the development; and f. Sidewalk on the side of the street abutting the development. G. ADA: The minimum standards of this Section 3.01 apply to development such that implementation includes constructing new or upgrading existing public improvements to be ADA- compliant. K. Signage: A developer shall remove prohibited signage that Section 3.10.08R identifies. 3.01.04 Street Cross-Sections A. These standards are based on the functional classification of each street as shown in the Woodburn TSP. The street right-of-way and improvement standards minimize the amount of pavement and right-of-way required for each street classification, consistent with the operational needs of each facility, including requirements for pedestrians, bicycles, and public facilities. B. All public streets under the jurisdiction of the City of Woodburn shall comply with the cross- sections depicted in this Section, unless the developer obtains approval of Street Adjustment, modification through Planned Unit Development, Zoning Adjustment, or Variance as the WDO allows them to be applicable. 1. For local residential streets, the standard cross section is Figure 3.01G. Another among local cross section figures, or a custom cross section, may apply through Street Adjustment or Planned Unit Development. Landscape or planter strips shall have area remaining after street tree plantings landscaped with lawn grass or, if the Public Works Director in writing allows, a species of groundcover. Cobblestones, gravel, pebbles, and rocks are prohibited. Bark dust, mulch, or wood chips are permissible only within the immediate vicinity of a street tree trunk. The developer shall install landscape strip irrigation, and shall provide temporary irrigation during construction, per the public works construction code. ---PAGE BREAK--- DR 25-14, PLA 25-04, SA 26-01 & VAR 25-06 WinCo Staff Report Attachment 103 Page 16 of 56 Figure 3.01C (Note: R43 is a requirement to make upgrades to Stacey Allison consistent with the future truckway. R35- R37 are intersection improvements that are funded in the city’s Urban Redevelopment Area and which the City has already started design & engineering.) Staff Findings: The proposal is a commercial development therefore the provisions within 3.01 are applicable. The proposed project fronts both Stacey Allison Way and Evergreen Road. Note that no improvements are justified along Center Street at this time since that will remain undeveloped. When future development occurs on the northern property, all ---PAGE BREAK--- DR 25-14, PLA 25-04, SA 26-01 & VAR 25-06 WinCo Staff Report Attachment 103 Page 17 of 56 street frontage improvements along that frontage will be required at that time. Evergreen Road is a minor arterial street therefore improvements must match WDO Figure 3.01C. A new 6-foot-wide sidewalk is proposed to allow for a 6-foot-wide planter strip with new landscaping to meet WDO 3.01.03C.1.e, 3.01.04 and 3.06.03A. This will bring the Evergreen frontage improvements up to the requirements shown in Figure 3.01C. As directed by City staff (and consistent with the City’s Council’s previous determination), Stacey Allison Way frontage improvements include a new 6-foot-wide detached sidewalk and 5-foot planter strip to match the modified cross-section that was approved for the Allison Way Apartments Phase 1. An additional 5 foot ROW is required along Stacy Allison; which is indicated on the Plan. No additional ROW dedication is required along Evergreen or Center St. at this time. ADA compliant sidewalk curb ramps will be installed at all driveway access points from the subject site onto Stacey Allison and Evergreen. 3.01.05 Street Layout B. Termination of Streets and Off-Street Bicycle/Pedestrian Facilities 3. Continuity of Off-Street Bicycle/Pedestrian Facilities Public bikeway and pedestrian facilities, other than those incorporated in a street right- of-way, shall either: a. Provide for a continuous system, with each segment originating and terminating with a connection to a public street, a public alley, a shared rear lane, a greenway, a public park, or to a designated activity center; or b. Provide stubbed facilities to not preclude subsection and that may extend beyond the limits of an approved development, when such a public facility has been required by the decision- maker. C. Block Standards ---PAGE BREAK--- DR 25-14, PLA 25-04, SA 26-01 & VAR 25-06 WinCo Staff Report Attachment 103 Page 18 of 56 1. Block length shall not be less than 200 feet and not more than 600 feet, except where street location is precluded by any of the following; b. Blocks adjacent to arterial streets, limited-access highways, collectors or railroads; 2. In any block that is longer than 600 feet, as measured from the right-of-way line of the street to the right-of-way line of the adjacent street, a bikeway/ pedestrian facility shall be required through and near the middle of the block. 3. On any block longer than 1,200 feet, corridors per Section 3.01.07 and 3.01.08 may be required through the block at 600 foot intervals. 4. In a proposed development including partition and subdivision, or where redevelopment potential exists and a street connection is not proposed, one or more off-street bicycle/pedestrian facilities may be required as partition or subdivision connection paths or shortcut paths to connect a cul-de-sac or other public street to other public streets, to other bicycle/pedestrian facilities, or to adjoining land to allow for future connections. Staff Finding: The distance along Stacey Allison between Hooper Street to the south and Center Street to the north is more than 2,000 feet. Additional public streets between Hooper and Center are not feasible given the existing development. The proposed project includes 717 feet of property frontage along Stacey Allison. An ADA compliant bikeway/pedestrian sidewalk is proposed along the south property line to provide a pedestrian connection roughly mid-block from Stacey Allison to Evergreen. An additional ADA compliant pedestrian pathway is proposed roughly 420 feet further north to connect Stacey Allison to the main entrance and front walkway of the building. This pedestrian route will continue around the northeast side of the building and connect to Evergreen. See Condition of Approval 7. 3.01.09 Bus Transit Improvements A. Purpose: The purpose of this section is to provide for apparent, attractive, and dignified regional and City bus transit facilities, to improve service, especially to include and be equitable toward Woodburn residents who cannot or do not own private vehicles or drive, to extend the reach of those walking and cycling, to implement Woodburn Comprehensive Plan policies, to implement the Transportation System Plan (TSP), to implement the Transit Plan Update that supplements the TSP, to guide City capital improvement projects, and to have developers improve bus transit stops that have few or no improvements. The provision of bus transit improvements is guided also by the Highway 99E Corridor Plan and other WDO sections. B. Applicability: The standards apply along a frontage for which development causes street improvements and either where a bus stop exists that lacks conforming improvements or the City has adopted a long-range transit plan identifying a new bus stop. The standards apply also to off-site bus stop improvements where and as conditioned. D. Improvements: Per the Director. E. Fees in-lieu: Per Section 4.02.12. ---PAGE BREAK--- DR 25-14, PLA 25-04, SA 26-01 & VAR 25-06 WinCo Staff Report Attachment 103 Page 19 of 56 Staff Finding: Considering the adopted Transit Development Plan, approved by City Council via Resolution No. 2213 on June 12, 2023, the preferred service plan illustrates the Highway 214 Express route within a quarter of a mile from the subject property. The City recently implemented the preferred public transit service plan outlined in the Transit Development Plan. The plan identifies a new route running along Evergreen Road which aligns perfectly with a new bus stop shelter for southbound buses along the proposed project frontage. The City is expected to start operation this new route on May 1st of this year. Consistent with that plan as well as the applicant’s requirements under the IMA provisions related to reducing vehicular trips, the applicant will install a bus stop shelter consistent with the City’s transit and public works standards. Pursuant to the C above, the applicant is conditioned to provide an easement over the transit shelter as well. 3.02 Utilities and Easements 3.02.01 Public Utility Easements & Public Access Easements A. The Director shall require dedication of specific easements for the construction and maintenance of municipal water, sewerage and storm drainage facilities located on private property. B. Streetside: A streetside public utility easement (PUE) shall be dedicated along each lot line abutting a public street at minimum width 5 feet. Partial exemption for townhouse corner lot: ---PAGE BREAK--- DR 25-14, PLA 25-04, SA 26-01 & VAR 25-06 WinCo Staff Report Attachment 103 Page 20 of 56 Where such lot is 18 to less than 20 feet wide, along the longer frontage, streetside PUE minimum width shall be 3 feet; or, where the lot is narrower than 18 feet, the longer side frontage is exempt from streetside PUE. C. Off-street: The presumptive minimum width of an off-street PUE shall be 16 feet, and the Public Works Director in writing may establish a different width as a standard. D. City & public access: The minimum width of a public access easement along either a bicycle/pedestrian corridor or sidewalk overlap of property, where the easement serves instead of dedication of either land or ROW to the City, shall be per Section 3.01.07C. E. As a condition of approval for development, including property line adjustments, partitions, subdivisions, design reviews, Planned Unit Developments (PUDs), Street Adjustments, Zoning Adjustments, or Variances, the Director may require dedication of additional public easements, including off-street public utility easements and other easement types such as those that grant access termed any of bicycle/pedestrian access, cross access, ingress/egress, public access, or shared access, as well as those that identify, memorialize, and reserve future street corridors in place of ROW dedication. F. Streetside PUE maximum width: 2. Standards: Exempting any lot or tract subject to Figure 3.01B “Major Arterial”, the following standards are applicable to a lot or tract with: a. No alley or shared rear lane: 8 feet streetside. Nothing in this section precludes a streetside PUE from variable width where necessary such as to expand around public fire hydrants. Staff Findings: The applicant will be conditioned (Public Works Condition 3) on dedicating a 5- foot ROW along Stacey Allison as well as a 5 foot PUE along all street frontages. This is based on the recommendations of both PGE and the city’s Public Works Dept. 3.02.03 Street Lighting A. Public Streets: Public streets abutting a development shall be illuminated with street lights installed to the standards of the City and the electric utility. A developer shall provide documentation to the attention of the Public Works Director indicating that any needed illumination complies with the standards. A developer is to refer to Illuminating Engineering Society (IES) of North America Recommended Practice 8, Roadway Lighting (RP-8) or other source as the public works construction code specifies. Staff Finding: Staff adds Public Works Condition 6 to either provide documentation that existing street lighting meets the requirement, or, if it doesn’t, install new lighting to meet this requirement. ---PAGE BREAK--- DR 25-14, PLA 25-04, SA 26-01 & VAR 25-06 WinCo Staff Report Attachment 103 Page 21 of 56 3.02.04 Underground Utilities C. Off-street: All permanent utility service to and within a development shall be underground, except where overhead high-voltage (35,000 volts or more) electric facilities exist. Staff Finding: Regarding subsection site plans illustrate underground utility connections for the proposed building. 3.03 Setbacks and Open Space Staff Finding: As analyzed for 2.03, the development complies with setback requirements. Site plans demonstrate the proposal complies with setbacks, projections, and vision clearance area standards. 3.04 Vehicular & Bicycle/Pedestrian Access 3.04.01 Applicability and Permit A. Street Access Every lot and tract shall have minimum access per subsection 1. or 1. Direct access to an abutting public street, alley, or shared rear lane; or 2. Access to a public street by means of a public access easement and private maintenance agreement to the satisfaction of the Director, revocable only with the concurrence of the Director, and that is recorded. The easement shall contain text that pursuant to Woodburn Development Ordinance (WDO) 3.04.03B.3, the public shared access (ingress and egress) right of this easement is revocable only with the written concurrence of the Community Development Director. 3.04.03 Access Management: Driveway Guidelines and Standards B. Number of Driveways 3. For nonresidential uses, the number of driveways should be minimized based on overall site design, including consideration of: a. The function classification of abutting streets; b. The on-site access pattern, including parking and circulation, joint access, turnarounds and building orientation; c. The access needs of the use in terms of volume, intensity and duration characteristics of trip generation. 4. Unused driveways shall be closed. 5. For all development and uses, the number of driveways shall be further limited through access management per subsections C & D below. C. Joint Access 3. Every joint driveway or access between separate lots shall be per the same means as in Section 3.04.01A.2. 4. Standards: a. Easement: Per Section 3.04.01A.2 and minimum width 20 feet. ---PAGE BREAK--- DR 25-14, PLA 25-04, SA 26-01 & VAR 25-06 WinCo Staff Report Attachment 103 Page 22 of 56 b. Improvements: The easement and the drive aisle or aisles it follows shall align along centerline. Each shared access drive aisle shall extend to the property line with no terminating curb and no fixed barrier mounted to the drive aisle. The drive aisle minimum width is 20 feet if without side curbs and 21 feet inclusive of side curbs. D. Access management: 2. Commercial: Any development within a commercial zoning district that Section 2.03A lists shall grant shared access to adjacent lots and tracts partly or wholly within any of the same districts. An alley or shared rear lane may substitute for meeting this standard if the alley provides equivalent public access. Zoning Adjustment is permissible. E. Interconnected Parking Facilities 1. All uses on a lot shall have common or interconnected off-street parking and circulation facilities. 2. Similar or compatible uses on abutting lots shall have interconnected access and parking facilities. Access Requirements Table 3.04A 1 to 4 Dwellings, Living Units or Individual Lots 6 5 or More Dwelling or Living Units, School, or House of Worship 6 Commercial or Industrial Use Paved Width of Driveway (feet) 3, 4, 7, 8 1-way 8 minimum 10 minimum 20 maximum 10 minimum 20 maximum 2-way 14 minimum 16 maximum 7 20 minimum 24 maximum* *(Add 6 ft maximum if a turn pocket is added) Commercial/Mixed- Use: 20 minimum 24 maximum* *(Add 12 ft maximum if a turn pocket is added) Industrial: 22 minimum 36 maximum* *(Add 8’ if a turn pocket is added) Manufactured Dwelling Park 10 minimum n/a n/a Throat Length (feet) 5 Major Arterial, Minor Arterial, Service Collector n/a 36 minimum Commercial: 36 minimum; Industrial: 50 minimum Access or Local Street n/a 18 minimum 18 minimum ---PAGE BREAK--- DR 25-14, PLA 25-04, SA 26-01 & VAR 25-06 WinCo Staff Report Attachment 103 Page 23 of 56 Corner Clearance (feet) Guidelines 1 (See Figure 3.04B) Access or Local Street 30 minimum 30 minimum 30 minimum Service Collector 50 minimum 50 minimum 50 minimum Minor Arterial 245 minimum 245 minimum 245 minimum Major Arterial 300 minimum 300 minimum 300 minimum Driveway Separation Guidelines (feet) 1, 2 (See Figure 3.04B) Driveway on the same parcel 22 minimum 50 minimum 50 minimum Access or Local Street none none none Service Collector 50 minimum 50 minimum 50 minimum Minor Arterial 245 minimum 245 minimum 245 minimum Major arterial 300 minimum 300 minimum 300 minimum Turnarounds 9 Access to a Major or Minor Arterial Required Required Required Access to any other street Required if the driveway length to the lot located furthest from the street exceeds 150 feet Requirements per the Woodburn Fire District Requirements per the Woodburn Fire District 1. The separation should be maximized. 2. Driveways on abutting lots need not be separated from each other, and may be combined into a single shared driveway. 3. Driveways over 40 feet long and serving one dwelling unit may have a paved surface minimum 8 feet wide. 4. Notwithstanding the widths listed in this table, the minimum clearance around a fire hydrant shall be provided (See Figure 3.04D). 5. Throat length is measured from the closest off-street parking or loading space to the right-of-way. A throat applies only at entrances (See Figure 3.05B). 6. Maximum of 4 individual lots can be served from single shared driveway (See Figure 3.04A) except where and as Section 3.04.03D.3 “Flag Lots” supersedes. 7. It is permissible that the Oregon Fire Code (OFC) as administered by the independent Woodburn Fire District may cause driveway widths to exceed minimums and maximums. It is a developer’s responsibility to comply with the OFC. 8. Width measurement excludes throat side curbing, if any. 9. Refer to OFC Appendix D, Figure D103.1. Staff Findings: As a minor arterial street, only one driveway access is allowed along Evergreen Road pursuant to WDO 3.04.03B.3. The driveway is proposed to be roughly 150 ---PAGE BREAK--- DR 25-14, PLA 25-04, SA 26-01 & VAR 25-06 WinCo Staff Report Attachment 103 Page 24 of 56 feet from the existing driveway into the Cascade Meadow Apartments to the south. The 245-foot separation shown in Table 3.04A is a guideline rather than a required standard. Staff can support this driveway location. The Applicant is proposing this driveway location to allow easier (less circuitous) vehicle access into the site as well as more direct fire access to the Fire Department Connection (FDC) which will be located southwest of the building. Per the project Traffic Impact Analysis (TIA), traffic volumes at the Hooper Street/Evergreen Road intersection just south of the Oxford intersection are exceptionally low during peak hours. Hooper serves a similar function to Oxford and therefore would also have low traffic volumes at the intersection with Evergreen. The apartment access may be busier than the Oxford intersection but traffic from both would be minimally impacted by the new, proposed access point to Evergreen. All driveways meet the width requirements of Table 3.04A, except for the northern driveway on Stacy Allison, which needs to be modified in the final engineering drawings. This is addressed through Condition of Approval 10. The two driveways accessing Stacey Allison are separated by more than 400 feet, meeting the minimum separation distance required by Table 3.04A. To meet 3.04.03D.2 and 3.04.03C.4, a driveway will be installed to connect the subject property to the commercial properties and Center Street to the north. As indicated on the Architectural Site Plan, a future driveway will connect to commercial properties to the south. 3.04.05 Traffic Impact Analysis 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. 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. ---PAGE BREAK--- DR 25-14, PLA 25-04, SA 26-01 & VAR 25-06 WinCo Staff Report Attachment 103 Page 25 of 56 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. Staff Finding: The applicant provided a traffic impact analysis (attachment 104) from a registered professional engineer and which has been reviewed and deemed in conformance with all of the above requirements by City Staff, the City's contract traffic engineer, as well as ODOT (see attachment 105). The analysis indicates that all 16 intersections included in the study will operate within the identified standards with the exception of three intersections along Evergreen Rd., specifically: • Stacy Allison Way /Evergreen Rd. • Hayes Street/Evergreen Rd. • Harvard Drive/Evergreen Rd. These three intersections are projected to exceed there operating standards even without this project being approved. The City had identified these projects in the recently adopted TSP for updates and the engineering work has already begun on designing new signal improvements at Stacy Allison/Evergreen and Hayes and Evergreen. Harvard/Evergreen is being designed with roundabout. Construction on these important public projects is expected to be underway later this year. The TIA includes an analysis of these intersections after these improvements are completed (and the store is open) and it indicates that all three will operate within the mobility standards. The cost of these three projects is expected to be approximately the same as the transportation SDC's that will be collected at time of building permit issuance. Owing to the impacts this project will have on these intersections, and the desire to have development pay its “own way” to the greatest degree possible, staff anticipates using all of the transportation SDC’s collected for the project to go paying for these three nearby intersections. 3.04.06 Bicycle/Pedestrian Access between Sidewalk and Building Entrances B. Wide walkway: Excluding residential development other than multiple-family dwellings, 1 wide walkway minimum or with each of two frontages for sites of two or more frontages. Where a development includes or abuts a public off-street bicycle/pedestrian facility, a wide walkway shall also connect to the facility. Minimum width 8 feet, ADA-compliant, and not gated. Gating is allowed only if the development driveway throat or throats are gated. C. Walkway: Minimum 1 per frontage except where a wide walkway supersedes. Minimum width 6 feet and may have stairs. For residential development of other than multiple-family dwellings, each lot shall have a walkway minimum 2 feet wide of minimum length such that it connects sidewalk with an entrance to each ---PAGE BREAK--- DR 25-14, PLA 25-04, SA 26-01 & VAR 25-06 WinCo Staff Report Attachment 103 Page 26 of 56 and every dwelling on a given lot. The walkway shall not overlap a driveway, and where a walkway is flush with a driveway, it shall either be raised minimum 3 inches, have curbing which may be mountable, and be minimum 3 feet and 3 inches wide, or be dyed, patterned, stamped or otherwise treated or of a different paving material than the driveway to visually distinguish it from the adjacent driveway. D. Walkway and wide walkway crossings: A development with crossings of drive aisles shall have one or more crossings made visually distinct from adjacent vehicular pavement and minimum width equal to that of the walkway. 1. Wide walkways: Minimum width 8 ft each. Every crossing along a wide walkway shall be either an extension of wide walkway poured concrete at the same grade as adjacent vehicular area or in the form of a speed table, also known as a raised walkway crossing, minimum 4 inches high and with vehicular side ramps maximum slope ten percent and with striped warning triangles. ADA-compliant transitions or ramps shall be minimum 5 feet wide. For multiple-family dwelling development, the speed table option shall be a requirement. 2. Walkways: Where there are walkways and any of them cross drive aisles, all of the crossings along minimum 1 walkway shall be either an extension of walkway poured concrete at the same grade as adjacent vehicular area and same width as the walkway or in the form of a speed table, also known as a raised walkway crossing, minimum 4 inches high. A developer shall stripe remaining walkway crossings with any of hatch or ladder pattern or three or more bars perpendicular to the crossing. 3. See Section 3.05.02N regarding crossings within multiple-aisle parking areas. Staff Finding: The proposal is new commercial development therefore the provisions apply. The plans illustrate a six-foot-wide public sidewalk connection along the south side of the property between Stacey Allison and Evergreen Rd. Separately, wide walkways eight feet in width meeting WDO 3.04.06 are proposed from the building to both Stacey Allison Way and Evergreen Road. Where these wide walkways cross drive aisles, they will be poured concrete to provide visual cues further delineating the walking space from the vehicular drives. These walkways also connect to the privately owned on- site bicycle parking. The walkways will be ADA compliant and not gated. 3.05 Off-Street Parking and Loading 3.05.01 Applicability 3.05.02 General Provisions A. All required parking and loading spaces shall be retained and maintained in accordance with the standards of the WDO. B. The land for off-street parking and loading areas shall either be: 1. Owned in fee title by the owner of the structure or site being served by the parking area, or D. Location 4. In non-residential districts, off-street parking and storage shall be prohibited within a setback adjacent to a street, except if screened per Section 3.06.05B. Vehicle parking within the public right- of-way shall not be eligible for fulfilling any required off-street parking requirement. ---PAGE BREAK--- DR 25-14, PLA 25-04, SA 26-01 & VAR 25-06 WinCo Staff Report Attachment 103 Page 27 of 56 E. Setback 1. In commercial and industrial zones, the parking, loading, and circulation areas shall be set back from a street a minimum of five feet. 2. Parking, loading, and circulation areas shall be set back from a property line a minimum of five feet, excepting any of interior lot lines of lots in a development that have the same owner or that have outbuildings as part of a complex of buildings sited amid parking, such as in an office or industrial park or strip mall, a shared access and use agreement between or among landowners per Section 3.04, and shared access in the specific context of residential development of other than multiple-family dwellings. F. All vehicle parking and loading areas shall be paved to the standards of this ordinance (Section 3.04.04), except that in the IP, IL, SWIR, and P/SP zones, storage areas used for equipment that may damage pavement may be stored on a gravel-surface storage area. A gravel storage area shall be constructed to a minimum of surfacing of: six inches of one inch minus to three inch minus gravel. If three inch minus is used, the top two inches shall be one inch minus. The property owner shall maintain a gravel storage area to ensure continued drainage and dust control. A paved access apron to any paved access road is required, regardless of the storage area surface. G. All vehicle parking, loading, and storage areas shall be graded and provide storm drainage facilities approved by the Director. H. All parking spaces, except those for residential development other than multiple-family dwellings, shall be constructed with concrete or rubber bumper guards or wheel barriers maximum 4 inches high that prevent vehicles from damaging structures, projecting over walkways so as to leave less than 4.5 feet of unobstructed passage, or projecting over wide walkways, abutting properties, or rights-of- way. I. Maneuvering areas shall be designed in compliance with this Section (Table 3.05B). Off- street parking areas shall be designed so that no backing or maneuvering within a public right-of-way is required. These provisions do not apply to dwellings other than multiple-family. J. All uses required to provide 20 or more off-street parking spaces shall have directional markings or signs to control vehicle movement, and any dead-end drive aisle 50 feet or longer shall have an MUTCD-compliant “no outlet” sign. K. Except for dwellings other than multiple-family, off-street parking spaces shall be delineated by double parallel lines on each side of a space, except a side adjacent to any of curb or ADA parking accessible aisle. The total width of the lines shall delineate a separation of two feet. The lines shall be four inches wide (See Figure 3.05C). L. Parking area lighting for all developments shall conform to Chapter 3.11. M. Required parking spaces shall be available for parking of operable vehicles of residents, customers, patrons and employees and shall not be used for the storage of vehicles or materials or for the parking of fleet vehicles, except for those fleet vehicles: 1. Driven by an employee to the site each work day from home, or 2. Stored during periods other than normal business hours. N. Walkway crossings: Parking areas with multiple aisles shall have minimum 1 walkway or wide walkway that passes through the parking area to the aisle farthest from the building. Each walkway crossing shall conform to Section 3.04.06D. 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--- DR 25-14, PLA 25-04, SA 26-01 & VAR 25-06 WinCo Staff Report Attachment 103 Page 28 of 56 2. Off-street vehicle parking spaces shall not exceed two times the amount required in this Section (Table 3.05A). 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. C. A maximum of 20 percent of the required vehicle parking spaces may be satisfied by compact vehicle parking spaces. D. Off-street vehicle parking spaces and drive aisles shall not be smaller than specified in this Section (Table 3.05C). 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. Off-Street Parking Ratio Standards Table 3.05A Use 1, 2 Parking Ratio - spaces per activity unit or square feet of gross floor area 7. General retail sales (such as food and beverages, clothing, sporting goods, health and personal care items, and motor vehicle parts) 1/ 250 square feet 1. The Director may authorize parking for any use not specifically listed in this table. The applicant shall submit an analysis that identifies the parking needs, and a description of how the proposed use is similar to other uses permitted in the zone. The Director may require additional information, as needed, to document the parking needs of the proposed use. 2. There is no required parking ratio for non-residential uses and residential units above first floor commercial uses in the DDC zone (See Section 3.07.07.C.12). 3. See Tables 3.05C & E for minimum carpool/vanpool and electric vehicle parking and Table 3.05D for minimum bicycle parking. 4. In compliance with OAR [PHONE REDACTED](2)(e). Parking Space and Drive Aisle Dimensions Table 3.05B 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° (Perpend- icular) Standard 9.0 9.0 18.0 18.0 24.0 24.0 8 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 ---PAGE BREAK--- DR 25-14, PLA 25-04, SA 26-01 & VAR 25-06 WinCo Staff Report Attachment 103 Page 29 of 56 Parking Space and Drive Aisle Dimensions Table 3.05B 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 1. A parking space other than compact may occupy up to 1.5 feet of a landscaped area or walkway as measured from face of curb. Compact may occupy up to six inches. At least 4.5 feet clear width of a walkway must be maintained. 2. Space width is measured from the midpoint of the double stripe. 3. Curb or wheel stops shall be utilized to prevent vehicles from encroaching on abutting properties, rights-of-way, or wide walkways. 4. The access aisle must be located on the passenger side of the parking space, except that two adjacent parking spaces may share a common access aisle. 5. Where the angle of parking stalls differ across a drive aisle, the greater drive aisle width shall be provided. 6. In the context of residential development of other than multiple-family dwellings, parking space minimum dimensions shall be 8 feet wide by 18 feet long, including within a carport or garage. See also Section 3.05.03F.1. 7. The Oregon Fire Code (OFC) as administered by the independent Woodburn Fire District may cause drive aisle widths to exceed the minimum and maximums in this table. 8. Zoning Adjustment permissible. Staff Findings: Pursuant to WDO 3.05.02D.1, off-street vehicle parking is proposed on the same lot as the proposed building. Per Table 3.05A, a minimum of 336 off-street parking stalls must be provided as part of the proposed development. The number of stalls proposed 504 stalls) exceeds that required by Table 3.05A, however, is less than double that required in order to stay under the limit imposed by WDO 3.05.03A.2. As required by WDO 3.05.02D.4 and 3.05.02E, no parking is proposed within the setbacks, and all parking and circulation areas are setback a minimum of 5-feet from boundary streets as well as interior property lines. All parking and circulation areas are paved, graded, and include storm drainage facilities in compliance with WDO 3.05.02F and G. Concrete curbs, wheel stops and steel pipe bumpers are proposed as necessary to meet the requirements of 3.05.02H. Stall width and length, accessible aisles and drive aisles meet or exceed the minimum dimensions shown in Table 3.05B and are in compliance with WDO 3.05.02I. Directional markings and double stall delineation lines are proposed pursuant to 3.05.02J and K. ---PAGE BREAK--- DR 25-14, PLA 25-04, SA 26-01 & VAR 25-06 WinCo Staff Report Attachment 103 Page 30 of 56 A wide walkway meeting WDO 3.04.06D is proposed to pass through the parking area and extend all the way to Stacey Allison way to meet 3.05.02NThe proposal is a new commercial office building totaling 14,052 square feet. Pursuant to Table 3.05A row 12, the minimum parking requirement for the proposal is 40 stalls. Site plans illustrate 41 new parking stalls proposed, 7 of which are compact size and the remainder are standard size. Parking stalls and drive aisles are noted to conform with the dimension requirements in Table 3.05B. Bicycle parking is analyzed further under Section 3.05.06. Staff adds Condition of Approval 11a to memorialize the accessible parking requirement. Carpool/Vanpool Parking Table 3.05C 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 1. Standard applies even if the site is not zoned P/SP. 2. See Section 3.05.03H for carpool/vanpool (C/V) development standards. 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. Staff Findings: The proposal is a new commercial office building within the Commercial Office zone. As analyzed for Table 3.05A, the minimum parking requirement for the ---PAGE BREAK--- DR 25-14, PLA 25-04, SA 26-01 & VAR 25-06 WinCo Staff Report Attachment 103 Page 31 of 56 proposal is 40 stalls. The carpool/vanpool parking requirement is therefore 2 stalls. Plans illustrate 2 carpool/vanpool parking stalls provided. Staff adds Condition of Approval 11b to memorialize the striping and signage requirements for carpool/vanpool parking. Electric Vehicle Parking Table 3.05E Development or Use Description Stall Minimum Number or Percent 2. Non-residential development within commercial zoning districts Zero to 19 total minimum required spaces n/a 20 to 39 total 2 stalls 40 or more total 2 stalls or 5% of total minimum required spaces, whichever is greater 1. Standard applies even if the site is not zoned P/SP. 2. The Director may authorize EV parking for any use that the Development or Use column does not clearly include. 3. See Section 3.05.03I below for EV development standards. 4. Administrative note: As of January 2022, electrical permitting remains through the County instead of the City by agreement between the City and County. 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 ---PAGE BREAK--- DR 25-14, PLA 25-04, SA 26-01 & VAR 25-06 WinCo Staff Report Attachment 103 Page 32 of 56 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. Staff Findings: The proposal is a new retail building within the CG zone. The minimum electric vehicle charging stall requirement is to provide 17 (Level 2) EV stalls. The plans propose eight Type 3 Tesla chargers; hence the need for a variance. The variance criteria are outlined in Section 5.03.12 of the WDO and reviewed later in this report. Regardless of the result of the variance request, Staff adds Condition of Approval 11c to memorialize the charging level, striping, and signage requirements. 3.05.04 Off-Street Loading & Unloading A. Standard: Loading and unloading for all multiple-family dwelling and non-residential development shall not encroach within the ROW of a street with a functional class designation higher than local. B. Administration: The Director may require a developer to submit a site plan sheet or sheets illustrating where and how loading and unloading would occur such that a development would meet subsection A above. Staff Finding: The site plan demonstrates that no loading will encroach into street right-of- way. 3.05.05 Shared Parking Staff Finding: The applicant’s narrative states no shared parking is proposed therefore the provisions do not apply. ---PAGE BREAK--- DR 25-14, PLA 25-04, SA 26-01 & VAR 25-06 WinCo Staff Report Attachment 103 Page 33 of 56 Off-Street Bicycle Parking Table 3.05D 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. 1. Standard applies even if the site is not zoned P/SP. 2. Each modular classroom counts as a classroom. 3. The Director may authorize off-street bicycle parking for any use that the Development or Use column does not clearly include. 4. See Section 3.05.06 for bicycle parking development standards. 3.05.06 Bicycle Parking Standards B. Applicability: Applies to total minimum required bicycle parking per Table 3.05D and any excess. 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. 2. Facility: Where bicycle parking is provided with racks, they shall meet the following: 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. 3. Dimensions: Bicycle parking spaces, aisles and clearances shall be per Table 3.05G, which Figures 3.05E, F, & G illustrate. 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. 5. Proximity: A developer shall construct or install bicycle parking within maximum 50 feet of the main entrance and per Figures 3.05J-L. 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. 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 ---PAGE BREAK--- DR 25-14, PLA 25-04, SA 26-01 & VAR 25-06 WinCo Staff Report Attachment 103 Page 34 of 56 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. 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. Bicycle Parking Stall Minimum Dimensions Table 3.05G 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. ---PAGE BREAK--- DR 25-14, PLA 25-04, SA 26-01 & VAR 25-06 WinCo Staff Report Attachment 103 Page 35 of 56 Figure 3.05J – Bicycle Parking Proximity: One Building, One Entrance Staff Finding: The proposal is for a new 84,073 SF retail use within the Commercial General zone. As analyzed for Table 3.05A, the minimum parking bike parking requirement is 50 stalls. All stalls are provided on a paved surface and of the 50 stalls provided, 66% are covered. The plans illustrate 50 spaces meeting all of the size and signage location requirements; however, it may not be apparent that the requirement to have bike parking within 50 feet of the entrance (per 3.05J) is being met. Therefore, the Director has made an interpretation that pursuant to the Figure, not all of the required bike stalls must be within 50 feet of the door. Staff interprets this Figure to indicate that short term parking spaces need to be within 50 feet of an entrance. The proposed plans provide for 12 spaces within the 50 of the entry, the remaining ---PAGE BREAK--- DR 25-14, PLA 25-04, SA 26-01 & VAR 25-06 WinCo Staff Report Attachment 103 Page 36 of 56 are under a shelter approximately 100’ feet away. It is the Director’s interpretation that this meets the letter, and intent, of the provided within 50 feet of the entrance as is required per 3.05.06. 3.06 Landscaping 3.06.01 Applicability The provisions of this Section shall apply: A. To the site area for all new or expanded multiple-family dwelling and non-residential development, parking and storage areas for equipment, materials and vehicles. 3.06.02 General Requirements A. Building plans for all uses subject to landscaping requirements shall be accompanied by landscaping and irrigation plans. B. All required landscaped areas shall be irrigated unless it is documented that the proposed landscaping does not require irrigation. C. All shrubs and ground cover shall be of a size upon installation so as to attain 80% of ground coverage within 3 years. D. Installation of plant materials and irrigation specified in an approved landscaping plan shall occur at the time of development and shall be a condition of final occupancy. Should site conditions make installation impractical, an acceptable performance guarantee may be approved, subject the requirements of this Ordinance (Section 4.02.08). E. The property owner shall be responsible for maintaining all landscaping, fences, and walls in good condition, so as to present a healthy and orderly appearance. Unhealthy and dead plants shall be removed and replaced, in conformance with the original landscape plan. F. The required number of plant units shall be met by a combination of plant materials listed in this Ordinance (Table 3.06B). G. Required plant units need not be allocated uniformly throughout specified landscaping areas, but may be grouped for visual effect. H. Landscaped areas that are not covered by plant materials shall be covered by a layer of bark mulch or decorative rock, a minimum of two inches in depth. I. A minimum 4 inch high and wide concrete curb shall be provided between landscaped areas and parking and circulation areas. J. Plant materials shall be appropriate to the climate and environment of Woodburn. Inclusion of plants identified in “Suggested Plant Lists for Required Landscaping”, published by the Portland Bureau of Development Services, can be used to meet this standard. A landscape architect, certified arborist or nursery person may also attest to plant appropriateness. 3.06.03 Landscaping Standards A. Street Trees The purpose of the street tree provisions is to get and preserve street trees, to shade those walking and provide them protection from passing vehicles, to calm those driving, to help spatially define streets through canopy, to absorb stormwater and pollutants, to reduce the urban heat island effect, and to raise value of adjacent property. Within the public street right-of-way abutting a development, street trees shall be planted to City standards, prior to final occupancy or earlier if conditioned. 1. A number of trees equal to one tree per every 30 feet of street frontage within a block face, shall be planted within the right-of-way. ---PAGE BREAK--- DR 25-14, PLA 25-04, SA 26-01 & VAR 25-06 WinCo Staff Report Attachment 103 Page 37 of 56 2. Street trees shall be planted according to the Boundary Street classification per the Transportation System Plan: c. Small trees shall be planted along all other streets. Refer to Table 3.06B below for the definition of size categories at maturity. 3. Root barriers: The developer shall install root barriers per the public works construction code. 4. Fee in-lieu: Per Section 4.02.12. B. Site landscaping shall comply with Table 3.06A. Planting Requirements Table 3.06A Location Planting Density, Minimum Area to be Landscaped, Minimum 1. Setbacks abutting a street 1 PU/15 square feet Entire setback excluding driveways 2. Buffer yards 1 PU/20 square feet Entire yard excluding off-street parking and loading areas abutting a wall 3. Other yards 1 PU/50 square feet Entire yard, excluding areas subject to more intensive landscaping requirements and off-street parking and loading areas 4. Off-street parking and loading areas • 1 small tree per 10 parking spaces; or 1 • 1 medium tree per 15 parking spaces; or 1 • 1 large tree per 25 parking spaces 1 and 1 PU/20 square feet excluding required trees 2 • RS, R1S, RSN, RM, RMN, P/SP, CO, CG and MUV zones: 20% of the paved surface area for off- street parking, loading and circulation • DDC, NNC, IP, IL, and SWIR zones: 10% of the paved surface area for off-street parking, loading and circulation • Landscaping shall be within or immediately adjacent to paved areas 5. Common areas, except those approved as natural common areas in a PUD 3 PU/50 square feet Entire common area 1. Trees shall be located within off-street parking facilities, in proportion to the distribution of the parking spaces. 2. Required landscaping within a setback abutting a street or an interior lot line that is within 20 feet of parking, loading and circulation facilities may also be counted in calculating landscaping for off-street parking, loading and circulation areas. ---PAGE BREAK--- DR 25-14, PLA 25-04, SA 26-01 & VAR 25-06 WinCo Staff Report Attachment 103 Page 38 of 56 Plant Unit (PU) Value Table 3.06B Material Plant Unit (PU) Value Minimum Size 1. Significant tree 1 15 PU each 24” Diameter 2. Large tree (60-120 feet high at maturity) 1 10 PU each 10’ Height or 2” Caliper 3. Medium tree (40-60 feet high at maturity 1 8 PU each 10’ Height or 2” Caliper 4. Small tree (18-40 feet high at maturity) 1 4 PU each 10’ Height or 2” Caliper 5. Large shrub (at maturity over 4’ wide x 4’ high) 1 2 PU each 3 gallon or balled 6. Small to medium shrub (at maturity maximum 4’ wide x 4’ high) 1 1 PU each 1 gallon 7. Lawn or other living ground cover 1 1 PU / 50 square feet 8. Berm 2 1 PU / 20 lineal feet Minimum 2 feet high 9. Ornamental fence 2 1 PU / 20 lineal feet 2½ - 4 feet high 10. Boulder 2 1 PU each Minimum 2 feet high 11. Sundial, obelisk, gnomon, or gazing ball 2 2 PU each Minimum 3 feet high 12. Fountain 2 3 PU each Minimum 3 feet high 13. Bench or chair 2 0.5 PU / lineal foot 14. Raised planting bed constructed of brick, stone or similar material except CMU 2 0.5 PU / lineal foot of greatest dimension Minimum 1 foot high, minimum 1 foot wide in least interior dimension 15. Water feature incorporating stormwater detention 2 2 per 50 square feet None 1. Existing vegetation that is retained has the same plant unit value as planted vegetation. 2. No more than twenty percent (20%) of the required plant units may be satisfied by items in lines 8 through 15. Staff Findings: The landscaping plans illustrate conformance with the requirements in 3.06.02 and the planting requirements in Table 3.06A. For clarity in determining the exact planting requirements (measured in “Plan Units”), Staff requested that the applicant provide a separate landscaping sheet (LS-01) below, which depicts in color each of the three planting areas (Buffer, Off-Street, and Setback). The plan provides landscaping that far ---PAGE BREAK--- DR 25-14, PLA 25-04, SA 26-01 & VAR 25-06 WinCo Staff Report Attachment 103 Page 39 of 56 exceeds the requirements of the WDO. At Staff’s request the applicant enhanced the landscaping buffers and plantings along the both frontages. A ‘double layer’ of street tree plantings are provided and the depth of the landscaped buffers are approximately 30 feet and 45 feet in depth along both Evergreen and Stacy Allison Way, respectively. Landscaping Sheet 01 (LS-01) C. Parking area landscape island standards: Landscape islands or peninsulas shall cap each aisle end to protect parked vehicles from moving vehicles, emphasize vehicular circulation patterns, and shade vehicles and pedestrians. Structured parking is exempted. 1. Each south, southwest, and west island or peninsula cap of a parking aisle shall be minimum 84 square feet within back of curbing, narrowest dimension 6 feet within back of curbing, and contain a tree. 2. Remaining islands and peninsulas shall be minimum 28 square feet within back of curbing and narrowest 2 feet within back of curbing, except where subsection 3 below supersedes. 3. There shall be no more than 10 consecutive parking spaces in a parking aisle without a mid-aisle landscape island or peninsula. For consecutive parking spaces that include one or more accessible/ADA spaces and their aisles, the maximum shall be 9 consecutive parking spaces. Mid- aisle landscape islands or peninsulas shall be to the same standards as subsection 1 above. 4. At drive aisle crossings of walkways and wide walkways that respectively Sections 3.04.06D and 3.05.02N describe, each south, southwest, and west side shall have a landscape island or peninsula to the same standards as subsection 1 above. ---PAGE BREAK--- DR 25-14, PLA 25-04, SA 26-01 & VAR 25-06 WinCo Staff Report Attachment 103 Page 40 of 56 Staff Finding: The plans indicate parking lot landscape islands that meet all of the requirements of this section in terms of number, size, and dimension. Importantly, during their review of the preliminary stormwater plans for this site, the City’s Public Works Department raised concerns about the long-term viability of the public storm facility to the west of Stacy Allison Way. This facility was originally sized over 30 years ago to accommodate development activity along Stacy Allison Way (including this property) however, since that time, the stormwater requirements relating to retention, quality and treatment have become much more stringent. With new, more extensive requirements being placed on the City DEQ related to our stormwater treatment – the City Engineer has requested that additional on-site storm detention areas be included on this property. While there are no immediate issues related to accepting the stormwater from this particular site, the City Engineer has expressed concerns about the compounding impacts of future developments in this area. In an effort to minimize the impacts on the site plan and minimizing the costs to the developer. Staff is recommending Condition of Approval 12 that requires at least 50% of the parking landscape islands to be modified to incorporate rain gardens or similar storm water management systems. 3.06.05 Screening A. Screening between zones and uses shall comply with Table 3.06D. Screening Requirements Table 3.06D N = No screening required F = Sight-obscuring fence required W = Architectural wall required D = Architectural wall, fence, or hedge may be required in the Design Review process Adjacent properties – zone or use that receives the benefit of screening RS, R1S, or RSN zone RM or RMN zone DDC or NNC zone CO zone CG or MUV zone IP, IL, or SWIR zone P/SP zone Single-family dwelling, duplex, child care facility or group home 7 Multiple-family dwelling, child care facility, group home or nursing home 5, 8 Nonresidential use in a residential zone Manufactured dwelling park Property being Developed – must provide screening if no comparable screening exists on abutting protected property 5. CG or MUV zone W2 W2 D D D D D W2 W2 D W2 ---PAGE BREAK--- DR 25-14, PLA 25-04, SA 26-01 & VAR 25-06 WinCo Staff Report Attachment 103 Page 41 of 56 1. Screening is only required from the view of abutting streets, parking lots, and residentially zoned property. Storage shall not exceed the height of the screening. 2. Six to seven feet in height 3. Six to nine feet in height 4. Abutting streets must also be screened. 5. Screening is required abutting multiple-family dwellings, commercial or industrial uses only. 6. In industrial zones, screening is required only where the refuse collection facility is in a yard abutting a public street, parking lot, or residentially zoned property. 7. Child care facility for 12 or fewer children, group home for five or fewer persons. 8. Child care facility for 13 or more children, group home for six or more persons. General notes: 9. Screening is subject to height limitations for Vision Clearance Areas (Section 3.03.06) and adjacent to streets (Section 2.01.02). 10. No screening is required where a building wall abuts a property line. 11. Where a wall is required and is located more than two feet from the property line, the yard areas on the exterior of the wall shall be landscaped to a density of one plant unit per 20 square feet. Staff Findings: The proposal is a permitted use. It is for a new retail grocery store within the Commercial General zone. Most of the adjacent properties are also within the Commercial General zone and therefore no perimeter screening on the majority of the perimeter. However, a portion of the southern property line abuts a three story multi-family development with RMN (Medium Residential Nodal) zoning. For these uses, Table 3.06D provides the Planning Commission the option of determining the appropriate screening. The options listed are, “Architectural wall, fence, or hedge may be required in the Design Review process”. Presently, the property line between the apartment property and the proposed grocery store includes a six-foot CMU wall with a solid row of mature trees approximately 30 feet in height. ---PAGE BREAK--- DR 25-14, PLA 25-04, SA 26-01 & VAR 25-06 WinCo Staff Report Attachment 103 Page 42 of 56 The Applicant is proposing, and Staff concurs to leave this wall and landscaping in place since it meets the screen wall height and texture/pattern requirements of WDO Table 3.06D and section 3.06.06B.7. While it doesn’t meet some of the specific architectural requirements (horizontal and vertical articulation), replacing the wall with a similar wall that meets these articulation requirements would result in an almost identical wall in appearance and be a bothersome and intrusive process to the existing Cascade Meadows Apartments residents. The Applicant proposes to clean and paint the wall to meet sections 3.06.06B.5 and 6. B. All parking areas, except those for single-family dwellings and dwellings other than multiple- family, abutting a street shall provide a 42-inch (3.5-foot) vertical visual screen from the abutting street grade. Acceptable design techniques to provide the screening include plant materials, berms, architectural walls, and depressed grade for the parking area. All screening shall comply with the clear vision standards of this ordinance (Section 3.03.06). Staff Findings: As outlined in the Landscaping Section above, the plans include an enhanced buffer with landscaping in excess of the requirements of the WDO. This includes double-rows of trees as well dense shrubs and groundcover which will provide screening for parking spaces along both streets. 3.07 Architectural Design 3.07.01 Applicability of Architectural Design Standards and Guidelines A. For a Type I review, the criteria of this Section shall be read as “shall” and shall be applied as standards. For a Type II or III review, the criteria of this Section shall be read as “should” and shall be applied as guidelines. 3.07.06 Standards for Non-Residential Structures in Residential, Commercial and Public/Semi Public Zones A. The following design guidelines shall be applicable to all non-residential structures and buildings in the RS, RSN, R1S, RM, RMN, CO, CG, and P/SP zones. B. Architectural Design Guidelines 1. Mass and Bulk Articulation Guidelines a. Building facades visible from streets and public parking areas should be articulated, in order to avoid the appearance of box-like structures with unbroken wall surfaces. b. The appearance of exterior walls should be enhanced by incorporating three-dimensional design features, including the following: Public doorways or passage ways through the building Wall offsets or projections Variation in building materials or textures Arcades, awnings, canopies or porches 2. Materials and Texture Guidelines ---PAGE BREAK--- DR 25-14, PLA 25-04, SA 26-01 & VAR 25-06 WinCo Staff Report Attachment 103 Page 43 of 56 a. Building exteriors should exhibit finishes and textures that reduce the visual monotony of bulky structures and large structural spaces. Building exteriors should enhance visual interest of wall surfaces and harmonize with the structural design. b. The appearance of exterior surfaces should be enhanced by incorporating the following: At least 30% of the wall surface abutting a street should be glass. All walls visible from a street or public parking area should be surfaced with wood, brick, stone, designer block, or stucco, or with siding that has the appearance of wood lap siding. The use of plain concrete, plain concrete block, corrugated metal, plywood, T-111 and sheet composite siding as exterior finish materials for walls visible from a street or parking area should be avoided. The color of at least 90 percent of the wall, roof and awning surface visible from a street or public parking area should be an “earth tone” color containing 10 parts, or more of brown or a “tinted” color, containing 10 parts or more white. Fluorescent, “day-glo,” or any similar bright color shall not be used on the building exterior. 3. Multi-Planed Roof Guidelines a. The roof line at the top of a structure should establish a distinctive top to the building. b. The roof line should not be flat or hold the same roof line over extended distances. Rather, the roof line should incorporate variations, such as: Offsets or jogs in the plane of the roof; Changes in the height of the exterior wall for flat roof buildings, including parapet walls with variations in elevation or cornices 4. Roof-Mounted Equipment Guidelines All roof-mounted equipment, except solar collectors, should be screened from view by: a. Locating roof-mounted equipment below the highest vertical element of the building, or b. Screening roof-mounted equipment using materials of the same character as the structure’s basic materials 5. Weather Protection Guidelines All building faces abutting a street or a public parking area should provide weather protection for pedestrians. Features to provide this protection should include: a. A continuous walkway at least eight feet wide along the face of the building utilizing a roof overhang, arcade, awnings or canopies b. Awnings and canopies that incorporate the following design features: Angled or curved surfaces facing a street or parking area A covering of fabric, or matte finish vinyl A constant color and pattern scheme for all buildings within the same development No internal back lighting 6. Solar Access Protection Obstruction of existing solar collectors on abutting properties by site development should be minimized. C. Building Location Guidelines 1. Within the prescribed setbacks, building location and orientation should complement abutting uses and development patterns. 2. The maximum setback from each street should/shall be 80 feet. Minimum 80 percent of the width of a street-facing façade should/shall meet the setback maximum. Staff Finding: ---PAGE BREAK--- DR 25-14, PLA 25-04, SA 26-01 & VAR 25-06 WinCo Staff Report Attachment 103 Page 44 of 56 The proposal is a Type III review therefore the applicable criteria are guidelines. All roof mounted equipment is proposed to be screened with materials of the same character as the structure. elevation drawings demonstrate conformance with the provisions. While the proposed building follows many of these guidelines, it does not strictly adhere to all of them. The exterior building walls are proposed as composite precast sandwich wall panels. The exterior of the panels is textured with four-inch on center horizontal scores along the bottom, a random vertical scoring at the dark colored pilasters and an exposed aggregate finish throughout the remainder of the panels. The panels will be painted in earthtones as indicated on the Exterior Building Elevations. The proposed design does has horizontal rooftop articulation on the west (front) and south façades but not as much on the north or east (rear) walls. and the building (as with all WinCo’s) has minimal glazing. According the applicant, “the addition of horizontal offsets would not benefit the project, and we believe that faux architectural elements do not add to the overall architectural quality or aesthetics of the building. The building offers an attractive, inviting main entry point. The remainder of the design mimics the same quality of materials and is designed with functionality and material efficiency in mind.” Staff finds the minimalist and generic architecture acceptable and consistent with the guidelines of the Code, particularly considering the proposed use (big box/discount grocery) and styles of similar buildings in the vicinity. Its worth noting that, early in the review process, the applicant involved staff in discussions and reviews of different architectural options – particularly for the entry feature. Staff’s comments were considered and incorporated into the final plans submitted. 3.10 Signs 3.10.05 Sign Permit Required A. A sign permit is required to erect, replace, construct, relocate, or alter a sign, unless such sign is exempt under Section 3.10.07. To initiate consideration of a sign permit, a complete City application, accompanying information, and a filing fee must be submitted to the Director. The Director shall issue a sign permit if the applicant demonstrates compliance with all provisions of Section 3.10. ---PAGE BREAK--- DR 25-14, PLA 25-04, SA 26-01 & VAR 25-06 WinCo Staff Report Attachment 103 Page 45 of 56 Staff Findings: Because new signage is reviewed separately through the Sign Permit process, staff adds Condition of Approval 4 to apply for and obtain approved Sign Permits for any new signage. However, it should be noted that the applicant, as part of this Design Review application, is requesting a variance to exceed the maximum square footage of a wall sign. That application and Staff’s findings are found later in this report. 3.11 Lighting 3.11.02 Standards A. Full cut-off: All exterior lighting shall be full cut-off or fully shielded. Figure 3.11A illustrates examples of both unacceptable and acceptable fixtures. B. Heights: Mounting height limits as measured to light fixture underside shall be: 1. Wall: 8 feet above finished grade within 5 feet. a. Within a commercial or industrial zoning district and above a loading bay, berth, or dock, the height limit shall instead be 14.5 feet above vehicular grade. b. For all developments and uses, ground floor wall-mounted fixtures are exempt if: placed under a canopy, fixed awning, roof overhang, secondary roof, or building recess; a ground floor canopy or fixed awning is minimum 96 square feet and 8 feet narrowest dimension; a roof overhang or secondary roof is minimum 72 square feet and 8 feet narrowest dimension; a building recess is minimum 72 square feet and 8 narrowest dimension; an adjacent combination of building recess and, projecting from the main wall plane, either a ground floor canopy or fixed awning or a roof overhang or secondary roof, total minimum 72 square feet and 8 narrowest dimension; a ground floor canopy, fixed awning, roof overhang, secondary roof, or building recess is with maximum 14 feet height clearance above grade; and the fixture is mounted no lower than at the same level as the underside of the ground floor canopy or fixed awning or within and flush with the building recess ceiling. 2. Poles within parking areas: 14.5 feet above vehicular grade within 5 feet of any parking or vehicular circulation area or its curbing. Parking area poles within 24 feet of ROW, greenways, or off-street public bicycle/pedestrian facilities, shall have the public-facing perimeter of the fixture underside with housing or a shield minimum 6 inches high. 3. Other poles: 10 feet above finished grade. Includes poles along walkways, wide walkways, and off-street bicycle/pedestrian facilities where they do not pass through or along parking areas. Within an industrial zoning district operations or storage yard, minimum 20 feet from a lot line the height limit shall instead rise to 20 feet. C. Hue / color temperature: Excepting industrial development, if a fixture uses light emitting diode (LED) technology, it shall emit a warm, yellowish white light instead of cool, bluish white light. A color temperature within the range of 2,700 to 4,000 degrees Kelvin presumptively meets the requirement. D. Property line: Lighting shall not shine or reflect onto ROW, greenways, off-street public bicycle/pedestrian corridors, or adjacent residentially zoned property. Pole-mounted fixtures ---PAGE BREAK--- DR 25-14, PLA 25-04, SA 26-01 & VAR 25-06 WinCo Staff Report Attachment 103 Page 46 of 56 other than those in parking areas, and wall-mounted fixtures, that abut any of are exempt if they are sited within 20 feet of any of and conform to subsection B.1 or 3 above. Staff Finding: A photometric study was provided with the plans all exterior lighting is via full cut-off (shielded) building wall and pole mounted fixtures. The wall mounted fixtures are proposed to meet the height requirements of WDO3.11.02B.1. However, the applicant is requesting a variance to the height of the parking lot lighting this is described in detail under the variance section 4.01 Decision-Making Procedures 4.01.07 Consolidated Applications An applicant may request, in writing, to consolidate applications needed for a single development project. Under a consolidated review, all applications shall be processed following the procedures applicable for the highest type decision requested. It is the express policy of the City that development review not be segmented into discrete parts in a manner that precludes a comprehensive review of the entire development and its cumulative impacts. Staff Finding: The application package includes a Type III Design Review, Type III Street Adjustment, Type I Property Line Adjustment and Type III Variances. Per 4.01.07, they have been consolidated into a single package for review at the Type III level. 5.01.01 Property Line Adjustment; Consolidation of Lots A. Purpose: The purpose of this review is to ensure that adjustments to property lines or the consolidation of existing lots and parcels, complies with the standards of this ordinance (Section and State Statutes (ORS Chapters 92 and 209). Property line adjustments and consolidation of lots are allowed in all zones. B. Criteria: 1. Lot area, depth, width, frontage, building setbacks, vehicular access and lot coverage comply with the standards of this ordinance (Sections 2 and 2. Existing easements are accurately reflected; 3. Existing land use and development on the subject property comply with the requirements of prior land use actions; and 4. Buildings and structures abutting the adjusted property lines comply with State building codes and with respect to current occupancy. 5. Property line adjustments are surveyed and monumented to the requirements set forth in State statutes (ORS Chapters 92 and 209) and recorded by the County Surveyor. C. Procedure: The Director shall review and approve the application when it is found that it meets this Ordinance and the State Building Codes. D. Building permit application: A developer may apply for building permit or permits for the adjusted or consolidated property upon completion of: recordation with the County of the final plat, including public easements and any separate conveyance documents, submittal to ---PAGE BREAK--- DR 25-14, PLA 25-04, SA 26-01 & VAR 25-06 WinCo Staff Report Attachment 103 Page 47 of 56 both the Director and the Public Works Department no later than through building permit application of electronic copies of required documents per Section 2.01.05, unless regarding as- builts specifically the Public Works Director in writing defers to a specific set of later circumstances or date. This section does not abrogate additional requirements elsewhere in the WDO or in land use conditions of approval necessary for a developer to meet before building permit application. Staff Finding: The proposed property line adjustment meets all of the lot criteria of this Section (lot area, depth, width, frontage, etc.). The site is vacant so there are no setback or lot coverage considerations. However, Staff is including Public Works Condition of Approval 3 requiring recordation of easements and right-of-way in accordance with the requirements of the Marion County Surveyor. To meet subsection B5, staff added Condition of Approval 15 to record the property line adjustment in a manner acceptable to the Marion County Surveyor. 5.03 Type III (Quasi-Judicial) Decisions 5.03.02 Design Review, Type III B. Type III Design Review is required for the following: 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%. Staff Finding: The proposal is for a new non-residential structure on a vacant lot in the CG zone. Therefore, the Design Review is a Type III. 5.03.03 Adjustment to Street Improvement Requirements (“Street Adjustment”) Same as Section 5.02.04 except that land use review is Type III. 5.02.04 Adjustment to Street Improvement Requirements (“Street Adjustment”) A. Purpose: The purpose of a Type II Street Adjustment is to allow deviation from the street standards required by Section 3.01 for the functional classification of streets identified in the Woodburn Transportation System Plan. The Street Adjustment review process provides a mechanism by which the regulations in the WDO may be adjusted if the proposed development continues to meet the intended purposes of Section 3.01. Street Adjustment reviews provide discretionary flexibility for unusual situations. They also allow for alternative ways to meet the purposes of Section 3.01. They do not serve to except or exempt from or to lessen or lower minimum standards for ROW improvements, with exceptions of subsections B & H. A Street Adjustment is for providing customized public improvements that substitutes for what standards require, while a Variance is for excepting or exempting from, lessening, or lowering standards, with exceptions of subsections B & H. A Street Adjustment for a development reviewed as a Type I or II ---PAGE BREAK--- DR 25-14, PLA 25-04, SA 26-01 & VAR 25-06 WinCo Staff Report Attachment 103 Page 48 of 56 application shall be considered as a Type II application, while development reviewed as a Type III application shall be considered a Type III application. B. Applicability: Per the Purpose subsection above about improvements, and regarding ROW Street Adjustment may be used to narrow minimum width. Regarding alleys or off-street bicycle/pedestrian corridor or facility standards, see instead Zoning Adjustment. C. Criteria: 1. The estimated extent, on a quantitative basis, to which the rights-of-way and improvements will be used by persons served by the building or development, and whether the use is for safety or convenience; 2. The estimated level, on a quantitative basis, of rights-of-way and improvements needed to meet the estimated extent of use by persons served by the building or development; 3. The estimated impact, on a quantitative basis, of the building or development on the public infrastructure system of which the rights-of-way and improvements will be a part; 4. The estimated level, on a quantitative basis, of rights-of-way and improvements needed to mitigate the estimated impact on the public infrastructure system. 5. The application is not based primarily on convenience for a developer or reducing civil engineering or public improvements construction costs to a developer. 6. The application is not based primarily on the existence of adjacent or nearby nonconforming Boundary Street frontages. 7. Narrowing of ROW minimum width, if proposed, is not to a degree more than necessary to meet other criteria. In no case shall ROW total fewer than 35 feet, whether or not the total is allocated across centerline or to its side, except that this base requirement would not apply if subsection H below applies. 8. A Street Adjustment would provide a customized cross section alternative to the standard or standards and that meets the relevant purposes of Section 3.01, or the City reasonably can condition approval to achieve such. D. Minimum Standards: To ensure a safe and functional street with capacity to meet current demands and to ensure safety for vehicles, bicyclists and pedestrians, as well as other forms of non- vehicular traffic, the minimum standards for rights-of-way and improvements for Boundary and Connecting Streets per Sections 3.01.03C & D continue to apply. Exempting from or lessening or lowering those standards shall require a Variance. Deviation from applicable public works construction code specifications would be separate from the WDO through process that the Public Works Department might establish. E. Factors: Street Adjustment applications, where and if approved, shall have conditions that customize improvements and secure accommodations for persons walking and cycling, not only driving, that meet the purposes of Section 3.01. The City may through approval with conditions require wider additional ROW dedication along the part or the whole of an extent of the subject frontage to accommodate either adjusted improvements or improvements that vary from standards. F. Bicycle/pedestrian facility: If and where a Street Adjustment application requests to substitute or omit one or more required bicycle facilities, such as bicycle lanes, and the City approves the application, then the following should apply: For each substitute or omitted facility, the developer would construct a minimum width 8 feet bicycle/pedestrian facility on the same side of street centerline as the substituted or omitted facility. The City may condition wider. G. Landscape strip: If and where a Street Adjustment application requests to adjust one or more required landscape strips from between curb and sidewalk, and the City approves the application, then the list below should apply. This subsection is not applicable to bridge / culvert crossing. ---PAGE BREAK--- DR 25-14, PLA 25-04, SA 26-01 & VAR 25-06 WinCo Staff Report Attachment 103 Page 49 of 56 1. Sidewalk: Construction of sidewalk minimum width 8 feet on the same side of street centerline as the adjusted landscape strip. The City may condition wider. 2. Planting corridor: For each landscape strip that is relocated, delineation and establishment of a street tree planting corridor along the back of sidewalk in such a way as to allow newly planted trees to not conflict with any required streetside PUE to the extent that the Public Works Department Engineering Division in writing defines what constitutes a conflict. To give enough room for root growth, the corridor minimum width would be either 6 feet where along open yard or 7 ft where it would be flush with a building foundation. This would include installation of root barriers between the trees and street centerline to public works construction code specification. 3. ROW: Where necessary to meet the above standards, dedication of additional ROW even if the additional is more than the minimum additional dedication that Section 3.01 requires. 4. Planting in ROW required: Street trees would not be planted in the yard outside ROW. H. If the applicable Boundary Street minimums are the lesser minimums for residential development of 4 or fewer dwellings and where no land division is applicable, as Section 3.01.03C.2 allows, then allowed adjustment is: 1. ROW: Relating to Section 3.01.03C.2a, to lower ROW minimum dedication either from a number greater than 5 feet to no fewer than 5 feet or from a number equal to or fewer than 5 feet to no dedication. Greater deviation requires Variance. 2. PUE, streetside: Relating to Section 3.01.03C.2b, to lower streetside PUE minimum dedication to no fewer than 3 feet. Greater deviation requires Variance. This subsection is not relevant to deviation from improvements. I. Plan review: An applicant shall submit among other administratively required application materials scaled drawings, including plan and cross section views, of proposed street improvement widths, extents, and details as well as existing conditions and proposed development site plans that include property and easement lines and physical features some distance beyond the boundaries of the subject property for fuller context. Staff Finding: Stacy Allison Way is unique in that the City Council previously approved a modified ‘preferred’ cross-section for this roadway when the apartments (Allison Way apartments) just south of this proposal were previously approved. Therefore, when the current applicant (WinCo) initially discussed developing this site, City Staff directed them to use the ‘modified’ cross-section. The classification of Stacy Allison Way is Service Collector with a specific cross-section that is required per the City’s TSP. Unfortunately, the only way to use a cross-section that doesn’t align with the TSP (even if requested to do so by Staff) is through the Street Exception process. Needless to say, staff strongly supports the proposed modified cross section and recommends its approval. The application provided a detailed description of the request, as well as the differences between the TSP cross-section and modified one: ---PAGE BREAK--- DR 25-14, PLA 25-04, SA 26-01 & VAR 25-06 WinCo Staff Report Attachment 103 Page 50 of 56 “We are requesting to maintain the current street section for Stacy Allison Way across the entirety of the project frontage. This request is consistent with guidance from City Engineering staff. The project proposes mitigating frontage improvements, including a 5-foot ROW dedication, removal and replacement of the existing sidewalk with a new 6-foot detached sidewalk, and a 5.5-foot landscape strip located between the detached sidewalk and the existing 6-foot bike lane. The proposed improvements have been designed to meet the City’s current Service Collector Standard to the maximum extent practicable and improve pedestrian safety through the installation of a detached sidewalk, while maintaining the alignment of Stacy Allison Way and preserving the 6-foot bike lane and underground utilities along the east side of the road.” Proposed Stacey Allison Way cross-section “In summary, we are proposing a 0.5-foot reduction of the planter strip as a reasonable deviation from the City’s current Service Collector standard. This deviation will maintain the current constructed section of Stacy Allison Way, including the 6-foot northbound bike lane, which is 1 foot wider than the City’s ---PAGE BREAK--- DR 25-14, PLA 25-04, SA 26-01 & VAR 25-06 WinCo Staff Report Attachment 103 Page 51 of 56 current Service Collector standard. It is our belief that the combination of the existing 6-foot bike lane, 5-foot ROW dedication, new 5.5-foot planter strip, and a 6-foot detached sidewalk provides safety enhancements for pedestrians, cyclists, and vehicles along WinCo’s frontage, while limiting impacts to the existing stormwater, water, power, and natural gas utility infrastructure.” Staff recommends approval of the Street Adjustment request. 5.03.12 Variance A. Purpose: The purpose of this Type III Variance is to allow use of a property in a way that would otherwise be prohibited by this Ordinance. Uses not allowed in a particular zone are not subject to the variance process. Standards set by statute relating to siting of manufactured homes on individual lots; siding and roof of manufactured homes; and manufactured home and dwelling park improvements are non-variable. B. Criteria: A variance may be granted to allow a deviation from development standard of this ordinance where the following criteria are met: 1. Strict adherence to the standards of this ordinance is not possible or imposes an excessive burden on the property owner, and 2. Variance to the standards will not unreasonably impact existing or potential uses or development on the subject property or adjacent properties. C. Factors to Consider: A determination of whether the criteria are satisfied involves balancing competing and conflicting interests. The factors that are listed below are not criteria and are not intended to be an exclusive list and are used as a guide in determining whether the criteria are met. 1. The variance is necessary to prevent unnecessary hardship relating to the land or structure, which would cause the property to be unbuildable by application of this Ordinance. Factors to consider in determining whether hardship exists, include: a. Physical circumstances over which the applicant has no control related to the piece of property involved that distinguish it from other land in the zone, including but not limited to, lot size, shape, and topography. b. Whether reasonable use similar to other properties can be made of the property without the variance. c. Whether the hardship was created by the person requesting the variance. 2. Development consistent with the request will not be materially injurious to adjacent properties. Factors to be considered in determining whether development consistent with the variance materially injurious include, but are not limited to: a. Physical impacts such development will have because of the variance, such as visual, noise, traffic and drainage, erosion and landslide hazards. b. Incremental impacts occurring as a result of the proposed variance. 3. Existing physical and natural systems, such as but not limited to traffic, drainage, dramatic land forms or parks will not be adversely affected because of the variance. 4. Whether the variance is the minimum deviation necessary to make reasonable economic use of the property; 5. Whether the variance conflicts with the Woodburn Comprehensive Plan. ---PAGE BREAK--- DR 25-14, PLA 25-04, SA 26-01 & VAR 25-06 WinCo Staff Report Attachment 103 Page 52 of 56 6. If and where a variance includes a request to vary from minimum public improvements per Section 3.01, from Section 5.02.04E about Street Adjustment factors, those factors are applicable as Variance additional factors. Staff Findings: The applicant submitted three Variance applications: Variance Request 1: Number of Electric Vehicle parking spaces Per WDO Table 3.05E, for commercial developments at least 5% of the total number of parking stalls must be allocated for EV charging with a minimum Level 2 charger. This means that 17 spaces with chargers are required for the proposed WinCo. The applicant asserts that this is an excessive number and creates an unnecessary burden. They are proposing instead to provide eight spaces with Tesla’s Level 3 superchargers. Quoting from their application narrative: “Installation of eight Level 3 charges in lieu of 17 Level 2 chargers provides more charging power, would not unreasonably impact the subject property or adjacent properties and should be considered an upgrade to the WDO EV parking requirement. Tesla, one of the nation's largest EV charging manufacturers and providers, has recommended eight Level 3 charging spaces for this site and has described and justified this recommendation in the attached letter. If EV charging demand increases, additional stalls would be added later as warranted. Level 3 charging provides up to two hundred miles of range in 15 minutes vs. 7-10 miles per 15 minutes of charge time with Level 2 chargers (20x faster charging).” 45) At the City’s request, the applicant provided a letter from the manufacturer (Tesla) outlining their anticipated EV charging needs for this site (Attachment 106) . They agree that eight Level 3 Superchargers are adequate and state that their technology can “serve more vehicles with fewer stalls”. EV charging is still a relatively new and evolving technology. The EV parking provisions were adopted as part of the City’s WDO just four years ago. Staff believes that it’s important that the Code be able to provide flexibility to allow for reasonable modifications to the code in response to shifting market and technological forces. Staff gives broad deference to the manufacturer’s recommendations on the number of EV stations that will be required. It’s reasonable to assume that the manufacturer's goal would be provide as many EV stations as are necessary to serve their customers. Based on the type of chargers ---PAGE BREAK--- DR 25-14, PLA 25-04, SA 26-01 & VAR 25-06 WinCo Staff Report Attachment 103 Page 53 of 56 proposed, and the use being considered, Staff agrees that eight Level 3 Superchargers will adequately address the needs of the public. It is also fair to note that the WDO's metric for measuring the required number of EV stalls is based on the zoning district; all “non-residential development within commercial zoning districts”. In essence, this means that the required number of EV stalls is based on the parking requirements of a zone as opposed to the EV charging needs for an individual use. This fails to take into account that different uses may have different needs for EV chargers. For example, an office or warehouse may have more employees staying in their spaces for a longer period; whereas a fast food restaurant or florist has much faster turnover and would likely have less need for EV chargers. Yet the WDO has the same minimum requirements for both. It also doesn’t consider that different chargers (speed) impact the number of spaces required. Level 3 chargers charge much faster than Level 2 chargers, so it is reasonable to assume that there will be more turnover of these spaces and the need for less. The request would have no negative impact on adjacent properties and in any case, the applicant can always add to the number of EV chargers in the future. In fact, it would be financially advantageous for them (Tesla) to do so if demand increases. Staff recommends approval of Variance EV parking space variance. Variance Request 2: Wall signage area The applicable sign requirements are found in WDO Table 3.10.10B. For this proposal, the Code allows wall signage on the front of the building to be up to 300 SF in area. The applicant is requesting that this be increased by 143 SF which allow them to have wall signage on the front of their building that would be 453 SF in area. Their elevations depict the front elevation with the proposed increased signage: ---PAGE BREAK--- DR 25-14, PLA 25-04, SA 26-01 & VAR 25-06 WinCo Staff Report Attachment 103 Page 54 of 56 The Applicant submitted the following justification for this variance request: “Strict adherence to WDO Table 3.10.10B and section 3.10 would allow 300 square feet of signage on the front and left (facing Center St.) building elevations because those facades are more than 200-feet from the public right-of-way. It would allow 200 square feet of signage on the rear elevation. The Applicant is meeting this standard on the left and rear elevations but is requesting a variance to increase the front elevation signage by 153 square feet to 453 square feet to ensure readability from both Stacey Allison Way and Interstate 5. The front of the proposed building is approximately 380 feet from the center of Stacey Allison, 560- feet from the center of northbound I-5 and 660-feet from the center of southbound I-5. Strict compliance with the front elevation signage limit imposes an excessive burden on the Applicant because it forces signage to be reduced to the point that it will not be legible from I-5 and likely even difficult to identify from Stacey Allison for some customers. The proposed increase in signage area would not unreasonably impact the subject property or adjacent properties. The front of the building and associated signage face directly toward both Stacey Allison Way and I-5. It will be visible only from those public roadways and will not be visible from any neighboring residential properties. The signage is proposed in just two locations of the front elevation as shown on the Front Elevation drawing. The largest letters of the primary, ‘WinCo Foods’ sign are proposed as 66-inches in height. While this may seem large, the general rule of thumb for optimal readability is 1-inch of letter height for every 10- feet of distance. This means that letters need to be 38-inches high at minimum to ensure recognition from Stacey Allison and 66-inches in height to be legible from southbound I-5. The proposed 66-inch-high letters ensure the building signage can be read from I-5 allowing customers and passersby to quickly and safely identify and locate the building. This benefits both the development and surrounding community.” (Pg. 46) There are several unique circumstances specific to this property and use that need to be discussed. It’s true that this property is located along I-5 and therefore the signage (visibility) requirements for uses in this area may be different from those of rest of the community. However, the City WDO specifically makes an accommodation (exception) for uses along I-5. The sign provisions of the WDO include an overlay (“Freeway Overlay”) that permits users in this area (including WinCo) to have pole signs that are both larger in area and taller in height that the rest of the City. Specifically, WinCo will be permitted a pole sign that is 45 feet tall with a maximum sign area of 300 feet. In all other locations in the City, WinCo would be limited to a 20 foot high pole sign that is 100 SF in area. Staff believes ---PAGE BREAK--- DR 25-14, PLA 25-04, SA 26-01 & VAR 25-06 WinCo Staff Report Attachment 103 Page 55 of 56 that the “Freeway Overlay” provisions of the WDO serve to adequately address the unique locational dynamics of this site. It’s also important to note that other similar properties in the area have operated successfully without the need for a variance from the sign code requirements. The WalMart supercenter along Stacey Allison is operating under the same sign code provisions that will be applied to WinCo and it did not receive any variances. Allowing larger signage would be unfair to other properties in the area, and would have a deleterious effect on the aesthetics of the area, hence the need for detailed signage requirements in the first place. Based on the above findings, Staff recommends denial of Variance to increase the allowable wall signage. Variance Request Parking Light pole height increase Per WDO 3.11.02, parking area light poles are restricted to 14.5 feet in height. During the pre-application conference, the applicant indicated that they wanted to install parking lot lighting poles that were 24.5 feet in height. Staff indicated that we would be amenable to allowing some of the lighting to exceed the code maximum, but that under no circumstances should the lighting along the south property (adjacent to the apartments) exceed the code. The applicant modified ---PAGE BREAK--- DR 25-14, PLA 25-04, SA 26-01 & VAR 25-06 WinCo Staff Report Attachment 103 Page 56 of 56 plans to include this restriction; as described in their justification for the variance request: “Strict adherence to WDO 3.11.02 would require the Applicant to restrict parking area light poles to 14.5 feet above grade. Doing so imposes an excessive burden because it would necessitate nearly double the number of site lighting poles and fixtures. The additional poles would encroach into parking stalls necessary to meet customer parking demand. The Applicant proposes 24.5-foot-tall light fixtures (to underside of fixture) throughout the main parking area west (in front of) the building. Shorter poles meeting the 14.5-foot restriction are proposed in the parking area southwest of the building, adjacent to the Cascade Meadow Apartments.” 46) Several variances to the City’s parking lot lighting height requirements have been granted since these code provisions were adopted three years ago. In fact, Staff has identified this Section of the Code as one that the City should consider modifying to allow for more flexibility to developers. Staff contends that lower light poles near residential properties can be an appropriate mitigation and that allowing higher poles within a large parking lot has few, if any negative impacts. In fact, requiring lower lights, means more light poles need to be installed, resulting in higher costs and more potential conflicts for little benefit. Staff concurs with the applicants arguments and, with the limitations on the pole heights near the apartments as shown in the plans, recommends approval of Variance Parking light pole height. ---PAGE BREAK--- Prepared For: JSA Civil, LLC Prepared By: GVC Transportation Solutions January 2026 Traffic Impact Analysis WinCo Foods Woodburn, Oregon GVC Transportation Solutions Attachment 104 ---PAGE BREAK--- This page intentionally blank. ---PAGE BREAK--- Traffic Impact Analysis Project Information Project: WinCo Foods – Woodburn, OR Prepared for: JSA Civil, LLC Reviewing Agency Jurisdiction: City of Woodburn Project Representative Prepared by: GVC Transportation Solutions Contact: Ryan Shea, PTP, Senior Project Manager Project Reference: GVC #0520.020 Path: GVC Management Company, Inc\GVC Transportation Solutions (Non Gondola Projects Only)\0520 - JSA Civil\0520.020 Woodburn, OR WinCo Foods\04 - Dels\TIA\2026.0109 Woodburn WinCo TIA.docx ---PAGE BREAK--- Traffic Impact Analysis WinCo Foods - Woodburn, OR SIGNATURE The technical material and data contained in the Traffic Impact Analysis were prepared under the supervision and direction of the undersigned, whose seal, as a professional engineer licensed to practice as such, is affixed below. 310 Prepared by Ryan Shea, PTP Senior Project Manager PROFESSIONA 15657 fery G EQISTEREDEE OREGON PERRY A. SHEA Sept. 17, 1991 Approved by Perry Shea, PE, Senior Principal ---PAGE BREAK--- Traffic Impact Analysis WinCo Foods – Woodburn, OR GVC Transportation Solutions January 2026 I Page i Table of Contents 1 Introduction 1 1.1 Project Overview 1 2 Proposed Development 2 2.1 Site Development 2 2.2 Study Context 2 3 Existing Conditions 4 3.1 Area Land Uses 4 3.2 Roadway Inventory 4 3.3 Traffic Volume Data 5 3.4 Other transportation modes 5 3.5 Crash History 6 4 Project Traffic Characteristics 12 4.1 Site-Generated Traffic Volumes 12 4.2 Interchange Management Area Overlay District 13 4.3 Site Traffic Sitribution and Assignment 14 5 Future Traffic Conditions 17 5.1 Roadway Network 17 5.2 Future Traffic Volumes 17 6 Traffic Operations Analysis 27 6.1 Level of Service 27 6.2 Intersection 27 6.3 Intersection Analysis 28 6.4 Intersection analysis Summary 34 6.5 Site Access 35 6.6 Transportation Demand Management 35 7 Summary and Mitagation 38 7.1 38 7.2 Mitigation 38 ---PAGE BREAK--- Traffic Impact Analysis WinCo Foods – Woodburn, OR GVC Transportation Solutions January 2026 I Page ii List of Tables Table 1. Seasonal Adjustment Factor Calculations 5 Table 2. Existing Crashes by Type and Severity at Intersections, 2019 through 6 Table 3. Crash Rates by Study Intersection 7 Table 4. ITE Trip Generation Rates for Supermarket 12 Table 5. Project Trip Generation 13 Table 6. Level of Service Criteria for Intersections 28 Table 7. 2025 Existing AM Peak Hour Intersection Operations – ODOT 29 Table 8. 2025 Existing PM Peak Hour Intersection Operations – ODOT Intersections 29 Table 9. 2026 AM Peak Hour Intersection Operations – ODOT Intersections 30 Table 10. 2026 PM Peak Hour Intersection Operations – ODOT Intersections 30 Table 11. 2040 AM Peak Hour Intersection Operations – ODOT Intersections 31 Table 12. 2040 PM Peak Hour Intersection Operations – ODOT Intersections 31 Table 13. 2025 Existing AM Peak Hour Intersection Operations –Woodburn Intersections 32 Table 14. 2025 Existing PM Peak Hour Intersection Operations –Woodburn Intersections 32 Table 15. 2026 AM Peak Hour Intersection Operations – Woodburn Intersections 33 Table 16. 2026 PM Peak Hour Intersection Operations – Woodburn Intersections 34 ---PAGE BREAK--- Traffic Impact Analysis WinCo Foods – Woodburn, OR GVC Transportation Solutions January 2026 I Page iii List of Figures Figure 1. Site Vicinity Map 1 Figure 2. Preliminary Site Plan 3 Figure 3. Intersection Channelization and Control 9 Figure 4. Existing 2025 AM Peak Hour Traffic Volumes 10 Figure 5. Existing 2025 PM Peak Hour Traffic Volumes 11 Figure 6. AM Peak Hour Site-Generated Traffic Volumes 15 Figure 7. PM Peak Hour Site-Generated Traffic Volumes 16 Figure 8. Projected 2026 AM Peak Hour Traffic Volumes without Project 19 Figure 9. Projected 2026 PM Peak Hour Traffic Volumes without Project 20 Figure 10. Projected 2040 AM Peak Hour Traffic Volumes without 21 Figure 11. Projected 2040 PM Peak Hour Traffic Volumes without Project 22 Figure 12. Projected 2026 AM Peak Hour Traffic Volumes with Project 23 Figure 13. Projected 2026 PM Peak Hour Traffic Volumes with Project 24 Figure 14. Projected 2040 AM Peak Hour Traffic Volumes with Project 25 Figure 15. Projected 2040 PM Peak Hour Traffic Volumes with Project 26 List of Appendices Appendix A Traffic Volume Counts Appendix B Traffic Volume Calculation Worksheets Appendix C Operations Analysis Worksheets ---PAGE BREAK--- Traffic Impact Analysis WinCo Foods – Woodburn, OR GVC Transportation Solutions January 2026 I Page 1 1 INTRODUCTION 1.1 PROJECT OVERVIEW WinCo Foods is proposing to construct a 84,073 square foot WinCo Foods store to be located on vacant land in Woodburn, Oregon. The purpose of this Traffic Impact Analysis (TIA) is to evaluate existing and future traffic conditions in the vicinity of this site and to determine what, if any, potential traffic impacts might be associated with the development of this project. This TIA will form the basis for determining the need for any traffic-related project mitigation. It has been prepared in accordance with City of Woodburn and ODOT standards and guidance as provided in the ODOT Analysis Procedures Manual. Figure 1 illustrates the site vicinity and the transportation network serving the project area. FIGURE 1. SITE VICINITY MAP . ---PAGE BREAK--- Traffic Impact Analysis WinCo Foods – Woodburn, OR GVC Transportation Solutions January 2026 I Page 2 2 PROPOSED DEVELOPMENT 2.1 SITE DEVELOPMENT The proposed project will construct a new 84,073-sf building located on vacant land along Stacy Allison Way. The WinCo Foods project will be developed on two vacant lots, totaling approximately 14 acres. Access to the project will be provided by four full access driveways, two along Stacy Allison Way, one along Center Street and one along Evergreen Road. It is expected that the proposed WinCo Foods project will be developed in a single phase to be opened in 2026. A preliminary site plan for the project presented in Figure 2. 2.2 STUDY CONTEXT A Traffic Methodology Memo was prepared for the proposed project and was submitted to City of Woodburn, which outlined the proposed study intersections, time periods, horizon years, volume adjustment methodologies and growth rates. Based on comments from City and ODOT staff, the following off-site intersections will be included in the Traffic Impact Analysis: ODOT Intersections • I-5 SB Ramps at Highway 219 • I-5 NB Ramps at Highway 219 • Highway 214 at Evergreen Road • Highway 214 at Oregon Way • Highway 214 at Boones Ferry Road City of Woodburn Intersections • Stacy Allison Way at Evergreen Road • Hayes Street at Evergreen Road • Harvard Drive at Evergreen Road • Hooper Street at Evergreen Road • Hayes Street at Settlemier Avenue • Parr Road at Settlemier Avenue • Evergreen Road at Parr Road • Parr Road at Butteville Road Operational analysis included in this report has been prepared during the AM and PM peak hour conditions. The study intersection located on City facilities will include analysis for the existing 2025 and forecasted operations in the 2026 without and with the proposed project. The study intersections on ODOT facilities will include analysis for the existing 2025 and forecasted operations in the 2026 and 2040 horizon years without and with the proposed project. ---PAGE BREAK--- Traffic Impact Analysis WinCo Foods – Woodburn, OR GVC Transportation Solutions January 2026 I Page 3 FIGURE 2. PRELIMINARY SITE PLAN ---PAGE BREAK--- Traffic Impact Analysis WinCo Foods – Woodburn, OR GVC Transportation Solutions January 2026 I Page 4 3 EXISTING CONDITIONS 3.1 AREA LAND USES The proposed WinCo Foods will be located on undeveloped property within the Interchange Management Overlay District along Stacy Allison Way. The project site has a land use designation of Commercial. The adjacent land uses include commercial and residential. 3.2 ROADWAY INVENTORY 3.2.1 OR 214/OR 219 OR 214/216 is classified by ODOT as district highway. Within the study area, this roadway has a posted speed limit of 30 mph. This roadway provides two travel lanes in each direction between Butteville Road and Oregon Way, east of Oregon Way the road narrows to provide one travel lane in each direction with a two-way-left-turn-lane 3.2.1 EVERGREEN ROAD Evergreen Road is a north-south minor arterial that provides one lane in each direction with a two-way- left-turn-lane This roadway has a posted speed limit of 25 mph. 3.2.2 BOONES FERRY ROAD/SETTLEMIER AVENUE Boones Ferry Road/Settlemier Avenue is a north-south minor arterial that provides one lane in each direction with a speed limit of 25 mph. 3.2.3 STACY ALLISON WAY Stacy Allison Way is a north-south service collector with a speed limit of 25 mph. This roadway provides one travel lane in each direction with a two-way-left-turn-lane 3.2.4 HAYES STREET Hayes Street is an east-west service collector providing one travel lane in each direction. This roadway has a posted speed limit of 25 mph. 3.2.5 PARR ROAD Parr Road is an east-west service collector/minor arterial with a speed limit of 25 mph. This roadway provides one travel lane in each direction, a two-way-left-turn-lane is provided between Stubb Road and Boones Ferry Road/Settlemier Avenue. 3.2.6 HARVARD DRIVE Harvard Drive is north-south access street with a speed limit of 25 mph. This roadway provides one travel lane in each direction. 3.2.7 BUTTEVILLE ROAD Butteville Road is north-south minor arterial with a speed limit of 55 mph. This roadway provides one travel lane in each direction. ---PAGE BREAK--- Traffic Impact Analysis WinCo Foods – Woodburn, OR GVC Transportation Solutions January 2026 I Page 5 A summary of the existing intersection channelization and control type for each of the study intersections is provided in Figure 3. 3.3 TRAFFIC VOLUME DATA TC2 Traffic Count Consultants, a transportation data collection service, provided AM and PM peak period turning movement counts at the study area intersections. The counts were conducted on Tuesday, July 22, 2025, and Wednesday, July 23, 2025, between 7:00 AM and 9:00 AM for the morning peak and between 4:00 PM and 6:00 PM for the evening peak period. The turning movement count diagrams are provided in Appendix A. 3.3.1 SEASONAL ADJUSTMENT The Oregon DOT Analysis Procedures Manual (APM) Chapter 5 provides guidance for performing seasonal adjustments to traffic volume data to develop 30th highest hourly design volumes (30 HV). Data from the seasonal trend table (updated 8/13/2024) was reviewed to identify the appropriate traffic count seasonal adjustment factors. The seasonal trend data for Commuter and Summer were used. Following procedures in the APM, the data month (July 15th) and the seasonal trend peak period factor were used to calculate the adjustment values. The seasonal adjustment factor of 1.015, which is the average of the Commuter and Summer adjustment values, was applied to the raw traffic counts at the ODOT study intersections to develop the seasonally adjusted volumes that are used in this Traffic Impact Analysis. Table 1 provides seasonal adjustment calculations. TABLE 1. SEASONAL ADJUSTMENT FACTOR CALCULATIONS Trend Data Month (July 15) Seasonal Trend Peak Period Factor Adjustment Factor Commuter 0.9666 0.9376 1.030 Summer 0.8449 0.8449 1.000 Average - - 1.015 3.3.2 SCHOOL ADJUSTMENT Due to the counts being collected while schools were not in session, a review of traffic volumes collected in September 2024, as part of the Mill Creek Meadows TIA, was conducted to calculate an adjustment factor to apply to the existing counts at the City study intersections. The existing count volumes at the intersection of Parr Road/Settlemier Avenue and Hayes Street/Settlemier Avenue were compared to the 2024 counts. Based on this comparison, an adjustment factor of 2.0 was applied to the AM counts and 1.1 to the PM counts to develop the school adjusted volumes. The school adjustment growth was then reviewed and, for select movements along Evergreen Road in the AM peak hour, adjusted based on the existing volume counts and the reduced impact of school traffic activity. 3.4 OTHER TRANSPORTATION MODES 3.4.1 TRANSIT SERVICE Woodburn Transit Systems (WTS) provides public transportation within the City of Woodburn. Service is typically provided Monday through Friday from 8:00am to 6:00pm with shorter operating hours on the ---PAGE BREAK--- Traffic Impact Analysis WinCo Foods – Woodburn, OR GVC Transportation Solutions January 2026 I Page 6 weekend. The closest transit stop is located near Walmart along Harvard Drive, approximately 0.40 miles east of the project site. 3.4.2 PEDESTRIAN AND BICYCLE FACILITIES Sidewalks and bike lanes are currently provided along the project frontages on Evergreen Road, Center Street and Stacy Allison Way and along most roadways within the study area. 3.5 CRASH HISTORY 3.5.1 CRASH ANALYSIS ODOT crash data records were reviewed to determine if any crashes had occurred in the study area over the five-year period from January 1, 2019 to December 31, 2023. The total crashes by severity and type are provided in Table 2. A crash frequency rate per Millions of Entering Vehicles (MEV) was calculated for the study intersections. The average daily traffic entering the study intersection was estimated by adding the entering PM peak hour turning movements and multiplying by a factor of 10. We have summarized the crash data for the study intersections in Table 3. TABLE 2. EXISTING CRASHES BY TYPE AND SEVERITY AT INTERSECTIONS, 2019 THROUGH 2023 Intersection Fatal/ Serious Bike/Ped Fixed Object Rear End Sideswipe Turn Angle Total Crashes I-5 SB Ramps at Highway 219 0/0 0/0 0 33 1 2 0 36 I-5 NB Ramps at Highway 219 0/0 0/0 1 11 1 15 0 28 Highway 214 at Evergreen Road 0/2 0/0 0 11 0 29 3 43 Highway 214 at Oregon Way 0/1 0/0 0 3 0 10 4 17 Highway 214 at Boones Ferry Road 0/0 0/0 0 3 0 1 1 5 Stacy Allison Way at Evergreen Road 0/0 0/0 0 1 0 5 0 6 Hayes Street at Evergreen Road 0/0 0/0 0 0 1 0 2 3 Harvard Drive at Evergreen Road 0/0 0/0 0 1 0 3 10 14 Hayes Street at Settlemier Avenue 0/0 0/1 1 5 0 0 0 7 Hooper Street at Evergreen Road 0/0 0/0 1 0 0 1 0 2 Evergreen Road at Parr Road 0/0 0/0 0 0 0 0 0 0 Parr Road at Settlemier Avenue 0/0 0/0 1 1 0 3 4 9 Parr Road at Butteville Road 0/0 0/0 2 0 0 0 0 2 Total Crashes 0/3 0/1 6 69 3 69 24 172 ---PAGE BREAK--- Traffic Impact Analysis WinCo Foods – Woodburn, OR GVC Transportation Solutions January 2026 I Page 7 TABLE 3. CRASH RATES BY STUDY INTERSECTION Intersection Total Number of Reported Crashes Total Daily Entering Traffic Crashes per MEV ODOT 90th Percentile Rate I-5 SB Ramps at Highway 219 36 32,000 0.616 0.509 I-5 NB Ramps at Highway 219 28 32,630 0.470 0.509 Highway 214 at Evergreen Road 43 29,970 0.786 0.860 Highway 214 at Oregon Way 17 22,310 0.418 0.860 Highway 214 at Boones Ferry Road 5 25,310 0.108 0.860 Stacy Allison Way at Evergreen Road 6 11,390 0.289 0.293 Hayes Street at Evergreen Road 3 11,130 0.148 0.408 Harvard Drive at Evergreen Road 14 8,370 0.917 0.408 Hayes Street at Settlemier Avenue 7 12,660 0.303 0.509 Hooper Street at Evergreen Road 2 1,430 0.766 0.293 Evergreen Road at Parr Road 0 2,550 0.000 0.408 Parr Road at Settlemier Avenue 9 8,110 0.608 0.408 Parr Road at Butteville Road 2 6,380 0.172 0.475 Within the study area, there are four intersections that have a crash rate greater than ODOT’s 90th percentile crash rate. There were no fatal crashes reported in the study area. The intersections exceeding ODOT’s 90th percentile crash rates are described below: • I-5 SB Ramps at Highway 219 This intersection experienced 36 crashes over the 5 year period and has a crash rate of 0.616, which is over ODOT’s 90th percentile rate of 0.509 for this intersection type. Over 90% of the crashes were reported as rear-end crashes, which is a typical collision type for off ramps. • Harvard Drive at Evergreen Road This intersection experienced 14 crashes over the 5 year period and has a crash rate of 0.917 which is exceeds ODOT’s 90th percentile rate of 0.408 for this intersection type. Over 70% of the crashes were reported as angle collisions. No serious injury or fatal crashes were reported. The City has identified intersection improvements, such as installing a traffic signal. • Hooper Street at Evergreen Road This intersection experienced 2 crashes over the 5 year period and has a crash rate of 0.766 which is exceeds ODOT’s 90th percentile rate of 0.293 for this intersection type. One crash involved turning movements and one involved a vehicle hitting an object. No serious injury or ---PAGE BREAK--- Traffic Impact Analysis WinCo Foods – Woodburn, OR GVC Transportation Solutions January 2026 I Page 8 fatal crashes were reported. Due to the minimal crashes, and low traffic volumes, no crash pattern was identified. • Parr Road at Settlemier Avenue This intersection experienced 9 crashes over the 5 year period and has a crash rate of 0.608 which exceeds ODOT’s 90th percentile rate of 0.408 for this intersection type. Approximately 75% of the crashes were reported as either angle crashes (4 crashes) or turning movements (3 crashes). No serious injury or fatal crashes were reported. The City of Woodburn TSP identities intersection capacity improvement such as traffic signal (if warranted), turn lanes, or roundabout at this location. 3.5.2 ODOT SPIS SUMMARY The ODOT Region 2 2023 SPIS list, which includes data from 2020, 2021 and 2022, was reviewed for the study intersections. Two locations are listed in the top 15% SPIS groups: Evergreen Road at Highway 214 and Oregon Way at Highway 214. The crashes reported at these locations are summarized below: Evergreen Road at Highway 214 This intersection experienced 43 crashes over the 5-year period. Of the 43 crashes, 2 resulted in a serious injury. There were no fatal injuries reported. The serious injury crashes occurred in 2022 and involved turning movements. Approximately 65% of reported crashes involved turning movements, the remaining crashes were reported as angle and rear-end. There were no bike or pedestrian crashes reported. Oregon Way at Highway 214 This intersection experienced 17 crashes over the 5-year period. Of the 17 crashes, 1 resulted in a serious injury. There were no fatal injuries reported. The serious injury crash occurred in 2019 and involved turning movements. Approximately 60% of reported crashes involved turning movements, the remaining crashes were reported as angle and rear-end. There were no bike or pedestrian crashes reported. ---PAGE BREAK--- WinCo Foods Woodburn, OR Traffic Impact Analysis GVC Transportation Solutions Project Site Figure 3 Intersection Channelization and Control Traffic Signal Stop Sign Travel Lane/Channelization LEGEND 2) I-5 NB Ramps at Highway 219 1) I-5 SB Ramps at Highway 219 6) Stacy Allison Way at Evergreen Rd 3) Highway 214 at Evergreen Rd 8) Harvard Dr at Evergreen Rd 7) Hayes St at Evergreen Rd 4) Highway 214 at Oregon Way 5) Highway 214 at Boones Ferry Rd 9) Hayes St at SeƩlemier Ave 13) Parr Rd at BuƩerville Rd 11) Parr Rd at Evergreen Rd 10) Hopper St at Evergreen Rd 12) Parr Rd at SeƩlemier Ave 2 3 1 5 6 4 7 8 10 13 11 9 12 Center St Stacy Allison Way 214 Hayes St Harvard Dr Ever g r e e n Rd 219 Parr Rd Settlemier Ave Butteville Rd Oregon Way Boones Ferry Rd Hooper St N ---PAGE BREAK--- WinCo Foods Woodburn, OR Traffic Impact Analysis GVC Transportation Solutions Project Site Figure 4 ExisƟng 2025 AM Peak Hour Traffic Volumes 475 380 170 340 165 195 2) I-5 NB Ramps at Highway 219 1) I-5 SB Ramps at Highway 219 6) Stacy Allison Way at Evergreen Rd 3) Highway 214 at Evergreen Rd 8) Harvard Dr at Evergreen Rd 7) Hayes St at Evergreen Rd 4) Highway 214 at Oregon Way 5) Highway 214 at Boones Ferry Rd 9) Hayes St at SeƩlemier Ave 13) Parr Rd at BuƩerville Rd 11) Parr Rd at Evergreen Rd 10) Hopper St at Evergreen Rd 12) Parr Rd at SeƩlemier Ave 595 535 175 355 455 255 665 5 55 585 50 110 25 410 90 20 25 10 365 30 100 405 55 70 95 240 35 60 80 40 15 165 445 30 160 55 40 140 5 20 25 70 315 5 60 90 5 75 60 5 20 135 10 165 60 5 55 70 15 5 10 50 45 5 15 25 0 25 0 0 0 75 10 0 145 20 0 15 130 5 100 140 125 30 135 140 20 75 75 5 140 40 350 35 150 60 100 145 450 145 265 50 50 5 700 15 5 660 15 10 10 10 5 5 50 10 10 0 2 3 1 5 6 4 7 8 10 13 11 9 12 Legend Peak Hour Traffic Volume XXX Center St Stacy Allison Way 214 Hayes St Harvard Dr Ever g r e e n Rd 219 Parr Rd Settlemier Ave Butteville Rd Oregon Way Boones Ferry Rd Hooper St N ---PAGE BREAK--- WinCo Foods Woodburn, OR Traffic Impact Analysis GVC Transportation Solutions Project Site Figure 5 ExisƟng 2025 PM Peak Hour Traffic Volumes 910 395 410 695 315 475 2) I-5 NB Ramps at Highway 219 1) I-5 SB Ramps at Highway 219 6) Stacy Allison Way at Evergreen Rd 3) Highway 214 at Evergreen Rd 8) Harvard Dr at Evergreen Rd 7) Hayes St at Evergreen Rd 4) Highway 214 at Oregon Way 5) Highway 214 at Boones Ferry Rd 9) Hayes St at SeƩlemier Ave 13) Parr Rd at BuƩerville Rd 11) Parr Rd at Evergreen Rd 10) Hopper St at Evergreen Rd 12) Parr Rd at SeƩlemier Ave 955 270 195 975 515 350 750 10 240 900 75 135 45 425 190 45 75 35 590 85 290 560 85 90 110 230 85 210 120 80 65 245 335 30 350 95 70 155 0 55 10 100 230 5 110 180 20 180 120 0 35 150 15 105 60 5 110 160 70 10 10 25 30 5 45 30 0 20 0 0 0 105 15 0 90 15 0 15 85 5 90 50 45 45 150 65 60 170 45 5 50 55 160 55 235 85 170 85 370 165 400 70 45 10 890 55 35 955 75 5 30 20 10 30 60 60 15 0 2 3 1 5 6 4 7 8 10 13 11 9 12 Legend Peak Hour Traffic Volume XXX Center St Stacy Allison Way 214 Hayes St Harvard Dr Ever g r e e n Rd 219 Parr Rd Settlemier Ave Butteville Rd Oregon Way Boones Ferry Rd Hooper St N ---PAGE BREAK--- Traffic Impact Analysis WinCo Foods – Woodburn, OR GVC Transportation Solutions January 2026 I Page 12 4 PROJECT TRAFFIC CHARACTERISTICS The project-related characteristics having the most effect on area traffic conditions are peak hour trip generation and the directional distribution of traffic volumes on the surrounding roadway network. 4.1 SITE-GENERATED TRAFFIC VOLUMES Vehicle trip generation was estimated using the rates contained in the 11th edition of the Trip Generation Manual published by the Institute of Transportation Engineers (ITE). For the proposed Woodburn WinCo Foods project, the land-use category “Supermarket” (land use code 850) was used. Pass-By It is anticipated that this project will attract some traffic from people already driving on the area roadways. These trips are not new trips added to the local roadways (primary trips) but represent “pass- by” trips according to the following definition: Pass-by trips: Pass-by trips are trips made as an intermediate stop from an origin to a primary destination stopping to shop on the way home from work) by vehicles passing directly by the project driveway. The 11th edition of the Trip Generation Manual by ITE provides data on pass-by characteristics for certain land use categories. The pass-by percentage for Supermarket during the PM peak hour is 24%. The trip generation rates, as contained in the 11th edition of the Trip Generation Manual, used for the proposed project are shown in Table 3. For this analysis, the “fitted-curve” equation was used when available to estimate trips in preference to using the average trip rate as this approach was recommended by ITE. 4.1.1 TRIP GENERATION RATES The trip generation rates used for the Supermarket land use category are shown in Table 4. TABLE 4. ITE TRIP GENERATION RATES FOR SUPERMARKET Peak Period Unit Trip Rate Pass-by % Enter % Exit % AM Peak Hour 1,000 sq ft 2.86 0% 59% 41% PM Peak Hour 1,000 sq ft 7.991 24% 50% 50% Daily 1,000 sq ft 89.801 2%2 50% 50% 1. Fitted curve equation rate 2. Equivalent to the PM peak hour pass by volume 4.1.2 ESTIMATED TRIP GENERATION The total trip generation expected from this project is calculated by applying the unit measure for the land use category to the appropriate trip generation rate. The trip generation for the proposed WinCo Foods project is shown in Table 5 below. ---PAGE BREAK--- Traffic Impact Analysis WinCo Foods – Woodburn, OR GVC Transportation Solutions January 2026 I Page 13 TABLE 5. PROJECT TRIP GENERATION Peak Period Size Total Trips Pass-by New-to-Network Trips Total Enter Enter AM Peak Hour 84.10 241 0 241 142 99 PM Peak Hour 84.10 672 161 511 256 255 Daily 84.10 7,552 1611 7,391 3,696 3,695 1. This is equal to the PM peak hour pass-by volumes. The total daily pass-by volume is expected to be higher. 4.2 INTERCHANGE MANAGEMENT AREA OVERLAY DISTRICT The Woodburn Development Ordinance (WDO), section 2.05.02 describes the purpose and applicability of the Interchange Management Area Overlay District (IMA). The IMA is intended to preserve the long- term capacity of the I-5/Highway 214 interchange. Peak hour vehicle trip budgets were allocated to the parcels within the IMA. The trip budgets are based on 11 peak hour trips per developed industrial acre and 33 peak hour trips per developed commercial acre. The IMA boundary and subareas are shown below. The proposed WinCo Foods project is located within subarea K on lots 052W12C02100 and 052W12C02200. Per the Vehicle Trip Budget by Parcel (Parcel Budget) Table 2.05A of the WDO, the WinCo project site has 429 maximum peak hour vehicle trips, which includes the WinCo site and the adjacent future commercial pads. Pursuant to WDO section 2.05.02 G.2(a), development may exceed the identified Parcel Budget. The proposed project will continue to coordinate with City staff regarding the available trip allocation for the project. ---PAGE BREAK--- Traffic Impact Analysis WinCo Foods – Woodburn, OR GVC Transportation Solutions January 2026 I Page 14 4.3 SITE TRAFFIC SITRIBUTION AND ASSIGNMENT For this study, the regional distribution of traffic to and from the proposed project was estimated based on locations and densities of the existing residential neighborhoods and employment areas. The regional traffic distribution percentages and site traffic assignment for the proposed development are shown in Figure 6 for the AM peak hour and Figure 7 for the PM peak hour. ---PAGE BREAK--- WinCo Foods Woodburn, OR Traffic Impact Analysis GVC Transportation Solutions Project Site Figure 6 AM Peak Hour Site Generated Traffic Volumes Project Trips Primary Trips Inbound Outbound Total 142 99 241 Pass-By Trips Inbound Outbound Total 0 0 0 Total Trips Inbound Outbound Total 142 99 241 Legend XX% Primary Trip Distribution Percentage (XX) Pass-By Traffic Volumes (XX%) Pass-By Trip Distribution Percentage XX Primary Traffic Volumes 10% 5% 10% 10% 14% 2) I-5 NB Ramps at Highway 219 1) I-5 SB Ramps at Highway 219 14 7 5 14 5% 6) Stacy Allison Way at Evergreen Rd 3) Highway 214 at Evergreen Rd 51 0 8) Harvard Dr at Evergreen Rd 34 48 7) Hayes St at Evergreen Rd 15) Stacy Allison Way at South Site Drwy 5 (50%) (50%) 10 21 15 10 35 0 29 19 25 13 35 9 35 13 9 25 5 7 5 10% 15% 5% 5% 4) Highway 214 at Oregon Way 7 5 5) Highway 214 at Boones Ferry Rd 14 22 7 5 9 15 14) Stacy Allison Way at North Site Drwy 5 30 5 46 7 5 9) Hayes St at SeƩlemier Ave 14 10 13) Parr Rd at BuƩerville Rd 11) Parr Rd at Evergreen Rd 10) Hopper St at Evergreen Rd 16) Evergreen Rd at Site Drwy 12) Parr Rd at SeƩlemier Ave 7 5 1% 1 2 24 34 14 20 20 10 14 25 36 55 39 5% 5% 5 7 14 10 14 2 3 1 5 6 4 7 8 10 13 11 9 12 14 15 16 2 3 1 5 4 Legend Peak Hour Traffic Volume XXX Center St Stacy Allison Way 214 Hayes St Harvard Dr Ever g r e e n Rd 219 Parr Rd Settlemier Ave Butteville Rd Oregon Way Boones Ferry Rd Hooper St N ---PAGE BREAK--- WinCo Foods Woodburn, OR Traffic Impact Analysis GVC Transportation Solutions Project Site Figure 7 PM Peak Hour Site Generated Traffic Volumes 10% 5% 10% 10% 14% 25 13 13 25 5% 91 (64) 0 (-40) (16) 88 88 (16) 5 (50%) (50%) 25 38 38 25 (40) 63 (-40) 0 52 (40) (40) 51 (41) 63 24 (16) (65) 90 (16) 24 64 24 (16) (16) 24 64 13 13 5 10% 15% 5% 5% 13 13 38 39 13 13 25 26 5 85 (65) 5 86 (64) 12 12 25 25 25 13 13 1% 3 3 61 61 36 36 36 36 25 25 64 64 101 (16) (16) 101 5% 5% 13 13 2) I-5 NB Ramps at Highway 219 1) I-5 SB Ramps at Highway 219 6) Stacy Allison Way at Evergreen Rd 3) Highway 214 at Evergreen Rd 8) Harvard Dr at Evergreen Rd 7) Hayes St at Evergreen Rd 15) Stacy Allison Way at South Site Drwy 4) Highway 214 at Oregon Way 5) Highway 214 at Boones Ferry Rd 14) Stacy Allison Way at North Site Drwy 9) Hayes St at SeƩlemier Ave 13) Parr Rd at BuƩerville Rd 11) Parr Rd at Evergreen Rd 10) Hopper St at Evergreen Rd 16) Evergreen Rd at Site Drwy 12) Parr Rd at SeƩlemier Ave Project Trips Primary Trips Inbound Outbound Total 256 255 511 Pass-By Trips Inbound Outbound Total 80 81 165 Total Trips Inbound Outbound Total 336 336 672 Legend XX% Primary Trip Distribution Percentage (XX) Pass-By Traffic Volumes (XX%) Pass-By Trip Distribution Percentage XX Primary Traffic Volumes 25 2 3 1 5 6 4 7 8 10 13 11 9 12 14 15 16 2 3 1 5 4 Legend Peak Hour Traffic Volume XXX Center St Stacy Allison Way 214 Hayes St Harvard Dr Ever g r e e n Rd 219 Parr Rd Settlemier Ave Butteville Rd Oregon Way Boones Ferry Rd Hooper St N ---PAGE BREAK--- Traffic Impact Analysis WinCo Foods – Woodburn, OR GVC Transportation Solutions January 2026 I Page 17 5 FUTURE TRAFFIC CONDITIONS 5.1 ROADWAY NETWORK IMPROVEMENTS The City of Woodland Transportation System Plan (2019-2039) identifies the following roadway improvements within the project vicinity: • R3 – OR 214 from Cascade Drive to OR 99E. Widen roadway to include two lanes in each direction and a two-way left-turn lane, including changes to signal timing as appropriate, in coordination with ODOT (and in conjunction with bicycle facility improvements) • R6 – Butteville Road from OR 219 to southern UGB. Upgrade to Minor Arterial urban standards including bicycle and pedestrian enhancements. • R8 – OR 214/I-5 SB Ramp Intersection. Investigate corridor signal timing and coordination adjustments in coordination with ODOT. • R9 - OR 214/I-5 NB Ramp Intersection. Investigate corridor signal timing and coordination adjustments in coordination with ODOT. • R10 - OR 214/Evergreen Road Intersection. Investigate corridor signal timing and coordination adjustments in coordination with ODOT. • R11 - - OR 214/Oregon Way/Country Club Road Intersection. Investigate corridor signal timing and coordination adjustments in coordination with ODOT. • R15 – Parr Road/Settlemier Avenue intersection. Install intersection capacity improvement such as traffic signal (if warranted), turn lanes, or roundabout. • S8 – Butteville Road/Parr Road. Modify intersection to address existing sight distance and geometric limitations. In addition to the projects listed above, City staff have identified intersection improvements for the following locations: • Evergreen Road at Stacy Allison Way – Install intersection capacity improvement such as traffic signal. • Evergreen Road at Hayes Street – Install intersection capacity improvement such as traffic signal. • Evergreen Road at Harvard Drive – Install intersection capacity improvement such as traffic signal. • Stacy Allison Way. Upgrade roadway to better accommodate truck freight traffic as a designated Truck Way. 5.2 FUTURE TRAFFIC VOLUMES Traffic volume forecasts were prepared for weekday AM peak hour and PM peak hour conditions for the 2026 and 2040 horizon years for ODOT intersections and for the 2026 horizon year for City of Woodburn intersections. The future traffic volume forecast includes non-specific background traffic growth, pipeline development projects and estimated traffic generated by the proposed WinCo Foods project. Future year non-project related traffic volumes were estimated based on a background traffic growth rate of 0.50% for City streets, which was provided by City Staff, and 0.50% for ODOT facilities which was calculated using ODOT’s future volume table. ---PAGE BREAK--- Traffic Impact Analysis WinCo Foods – Woodburn, OR GVC Transportation Solutions January 2026 I Page 18 In addition to the background traffic growth, the following pipeline development projects have been identified near the study area and have been included in the forecast: • Allison Way Apartments (Phases 1 & 2) • Specht Industrial Development • Brighton Pointe Subdivision (Phases 1 & 2) • 9008 Parr Rd Subdivision (assumed 75% complete) • Smith Creek Development (assumed 75% complete) • Unitus Community Credit Union • US Market Gas Station (Newberg Hwy location) • Mill Creek Meadows subdivision • Mill Creek Meadows II subdivision • Dove Landing subdivision (assumed 50% complete) • Marion Pointe subdivision (assumed 50% complete) • Commerce Way Industrial Park • Boones Crossing Townhouses • Parr Rd Cottages In addition to these two sources of traffic volume growth, the recently completed extension of Evergreen Road south to Parr Road was incorporated. It is expected that this connection will result in a shift in traffic for existing volumes as well as the pipeline development projects located along Evergreen Road and south of the project. To account for this connection 10% of the volume travelling to/from Evergreen Road from west OR 214 was shifted to this southern connection, presumed to use Parr Road and Butteville Road to travel west. The projected 2026 and 2040 traffic volumes without the WinCo Foods project are shown in Figures 8 - 11. The 2026 and 2040 traffic volumes including project traffic are shown in Figures 12-15. The traffic volume calculations for the study intersections are included in Appendix B. ---PAGE BREAK--- WinCo Foods Woodburn, OR Traffic Impact Analysis GVC Transportation Solutions Project Site Figure 8 Projected 2026 AM Peak Hour Traffic Volumes without Project 445 460 245 370 205 310 2) I-5 NB Ramps at Highway 219 1) I-5 SB Ramps at Highway 219 6) Stacy Allison Way at Evergreen Rd 3) Highway 214 at Evergreen Rd 8) Harvard Dr at Evergreen Rd 7) Hayes St at Evergreen Rd 4) Highway 214 at Oregon Way 5) Highway 214 at Boones Ferry Rd 9) Hayes St at SeƩlemier Ave 13) Parr Rd at BuƩerville Rd 11) Parr Rd at Evergreen Rd 10) Hopper St at Evergreen Rd 12) Parr Rd at SeƩlemier Ave 645 780 205 480 555 270 780 20 160 705 50 140 25 605 110 20 30 15 390 40 135 445 65 85 115 310 40 85 105 60 20 195 700 35 290 75 40 145 5 20 45 80 545 5 65 210 10 75 75 5 20 170 10 245 60 5 80 70 15 5 10 160 115 5 80 65 10 50 30 10 10 75 65 30 155 55 15 30 140 5 110 160 150 45 205 165 25 100 95 5 230 50 350 45 150 125 100 145 535 150 335 50 50 5 730 15 5 710 15 80 10 100 75 5 50 10 10 0 2 3 1 5 6 4 7 8 10 13 11 9 12 Legend Peak Hour Traffic Volume XXX Center St Stacy Allison Way 214 Hayes St Harvard Dr Ever g r e e n Rd 219 Parr Rd Settlemier Ave Butteville Rd Oregon Way Boones Ferry Rd Hooper St N ---PAGE BREAK--- WinCo Foods Woodburn, OR Traffic Impact Analysis GVC Transportation Solutions Project Site Figure 9 Projected 2026 PM Peak Hour Traffic Volumes without Project 895 465 470 695 370 710 2) I-5 NB Ramps at Highway 219 1) I-5 SB Ramps at Highway 219 6) Stacy Allison Way at Evergreen Rd 3) Highway 214 at Evergreen Rd 8) Harvard Dr at Evergreen Rd 7) Hayes St at Evergreen Rd 4) Highway 214 at Oregon Way 5) Highway 214 at Boones Ferry Rd 9) Hayes St at SeƩlemier Ave 13) Parr Rd at BuƩerville Rd 11) Parr Rd at Evergreen Rd 10) Hopper St at Evergreen Rd 12) Parr Rd at SeƩlemier Ave 995 465 215 1,205 650 365 860 45 465 1,065 75 180 45 565 220 45 75 35 630 120 355 590 110 100 140 280 105 235 135 95 75 305 510 35 635 130 70 155 0 55 25 105 390 5 120 445 40 185 165 0 35 180 20 145 60 5 200 160 70 10 10 95 85 5 135 140 15 45 30 10 10 110 60 30 95 65 15 40 195 5 115 65 60 50 195 80 75 245 70 5 120 65 160 60 235 170 180 90 445 170 515 75 45 10 955 55 35 1,015 75 65 30 105 65 30 60 60 15 0 2 3 1 5 6 4 7 8 10 13 11 9 12 Legend Peak Hour Traffic Volume XXX Center St Stacy Allison Way 214 Hayes St Harvard Dr Ever g r e e n Rd 219 Parr Rd Settlemier Ave Butteville Rd Oregon Way Boones Ferry Rd Hooper St N ---PAGE BREAK--- WinCo Foods Woodburn, OR Traffic Impact Analysis GVC Transportation Solutions Project Site Figure 10 Projected 2040 AM Peak Hour Traffic Volumes without Project 475 490 255 390 215 325 2) I-5 NB Ramps at Highway 219 1) I-5 SB Ramps at Highway 219 3) Highway 214 at Evergreen Rd 4) Highway 214 at Oregon Way 5) Highway 214 at Boones Ferry Rd 685 815 215 505 585 285 825 20 160 745 55 150 25 630 115 20 30 15 415 45 140 475 70 90 120 325 45 90 110 65 55 5 775 15 5 755 20 80 10 100 75 5 55 10 10 0 2 3 1 5 4 Legend Peak Hour Traffic Volume XXX Center St Stacy Allison Way 214 Hayes St Harvard Dr Ever g r e e n Rd 219 Parr Rd Settlemier Ave Butteville Rd Oregon Way Boones Ferry Rd Hooper St N ---PAGE BREAK--- WinCo Foods Woodburn, OR Traffic Impact Analysis GVC Transportation Solutions Project Site Figure 11 Projected 2040 PM Peak Hour Traffic Volumes without Project 960 490 500 745 390 740 2) I-5 NB Ramps at Highway 219 1) I-5 SB Ramps at Highway 219 3) Highway 214 at Evergreen Rd 4) Highway 214 at Oregon Way 5) Highway 214 at Boones Ferry Rd 1,065 485 225 1,270 685 390 915 45 480 1,125 80 190 50 595 235 50 80 40 670 125 375 630 115 110 145 295 110 250 145 100 50 15 1,020 55 40 1,080 80 65 35 105 65 35 60 60 15 0 2 3 1 5 4 Legend Peak Hour Traffic Volume XXX Center St Stacy Allison Way 214 Hayes St Harvard Dr Ever g r e e n Rd 219 Parr Rd Settlemier Ave Butteville Rd Oregon Way Boones Ferry Rd Hooper St N ---PAGE BREAK--- WinCo Foods Woodburn, OR Traffic Impact Analysis GVC Transportation Solutions Project Site Figure 12 Projected 2026 AM Peak Hour Traffic Volumes with Project 450 470 245 375 205 325 2) I-5 NB Ramps at Highway 219 1) I-5 SB Ramps at Highway 219 6) Stacy Allison Way at Evergreen Rd 3) Highway 214 at Evergreen Rd 8) Harvard Dr at Evergreen Rd 7) Hayes St at Evergreen Rd 4) Highway 214 at Oregon Way 5) Highway 214 at Boones Ferry Rd 9) Hayes St at SeƩlemier Ave 13) Parr Rd at BuƩerville Rd 11) Parr Rd at Evergreen Rd 10) Hopper St at Evergreen Rd 12) Parr Rd at SeƩlemier Ave 660 790 205 500 570 270 780 20 195 705 50 165 25 630 140 20 30 15 405 40 135 460 70 90 120 310 50 95 110 60 20 235 705 35 300 130 40 145 5 20 45 105 555 5 100 225 10 75 120 5 25 205 10 245 60 15 80 70 15 5 10 160 150 5 105 65 10 70 30 10 10 75 80 30 155 65 15 45 140 5 125 160 150 45 205 185 25 100 95 5 230 65 350 55 150 125 105 155 535 160 335 65 50 5 750 15 5 725 20 80 10 100 75 5 60 10 10 0 14) Stacy Allison Way at North Site Drwy 30 30 15 50 15) Stacy Allison Way at South Site Drwy 16) Evergreen Rd at Site Drwy 25 35 55 40 0 0 25 5 10 5 0 0 165 105 2 3 1 5 6 4 7 8 10 13 11 9 12 14 15 16 Legend Peak Hour Traffic Volume XXX Center St Stacy Allison Way 214 Hayes St Harvard Dr Ever g r e e n Rd 219 Parr Rd Settlemier Ave Butteville Rd Oregon Way Boones Ferry Rd Hooper St N ---PAGE BREAK--- WinCo Foods Woodburn, OR Traffic Impact Analysis GVC Transportation Solutions Project Site Figure 13 Projected 2026 PM Peak Hour Traffic Volumes with Project 910 490 470 710 370 735 2) I-5 NB Ramps at Highway 219 1) I-5 SB Ramps at Highway 219 6) Stacy Allison Way at Evergreen Rd 3) Highway 214 at Evergreen Rd 8) Harvard Dr at Evergreen Rd 7) Hayes St at Evergreen Rd 4) Highway 214 at Oregon Way 5) Highway 214 at Boones Ferry Rd 9) Hayes St at SeƩlemier Ave 13) Parr Rd at BuƩerville Rd 11) Parr Rd at Evergreen Rd 10) Hopper St at Evergreen Rd 12) Parr Rd at SeƩlemier Ave 1,035 495 215 1,245 675 365 820 45 570 1,025 75 270 45 670 315 45 75 35 660 120 355 615 125 115 150 280 115 250 150 95 75 465 550 35 675 290 70 155 0 55 25 105 430 5 185 485 40 185 270 0 45 285 20 145 60 20 200 160 70 10 10 100 145 5 200 145 15 80 30 10 10 110 85 30 95 90 15 75 105 5 150 65 60 50 195 115 75 245 70 5 120 90 160 85 235 170 190 115 445 185 515 100 45 10 955 55 35 1,055 85 65 30 105 65 30 70 60 15 0 14) Stacy Allison Way at North Site Drwy 20 155 30 155 15) Stacy Allison Way at South Site Drwy 16) Evergreen Rd at Site Drwy 65 65 120 120 0 0 15 5 25 5 0 0 105 170 2 3 1 5 6 4 7 8 10 13 11 9 12 14 15 16 Legend Peak Hour Traffic Volume XXX Center St Stacy Allison Way 214 Hayes St Harvard Dr Ever g r e e n Rd 219 Parr Rd Settlemier Ave Butteville Rd Oregon Way Boones Ferry Rd Hooper St N ---PAGE BREAK--- WinCo Foods Woodburn, OR Traffic Impact Analysis GVC Transportation Solutions Project Site Figure 14 Projected 2040 AM Peak Hour Traffic Volumes with Project 480 500 255 400 215 340 2) I-5 NB Ramps at Highway 219 1) I-5 SB Ramps at Highway 219 3) Highway 214 at Evergreen Rd 4) Highway 214 at Oregon Way 5) Highway 214 at Boones Ferry Rd 700 825 215 525 600 285 825 20 200 745 55 170 25 655 145 20 30 15 430 45 140 485 75 95 125 325 50 95 115 65 55 5 800 15 5 770 25 80 10 100 75 5 60 10 10 0 2 3 1 5 4 Legend Peak Hour Traffic Volume XXX Center St Stacy Allison Way 214 Hayes St Harvard Dr Ever g r e e n Rd 219 Parr Rd Settlemier Ave Butteville Rd Oregon Way Boones Ferry Rd Hooper St N ---PAGE BREAK--- WinCo Foods Woodburn, OR Traffic Impact Analysis GVC Transportation Solutions Project Site Figure 15 Projected 2040 PM Peak Hour Traffic Volumes with Project 970 520 500 755 390 770 2) I-5 NB Ramps at Highway 219 1) I-5 SB Ramps at Highway 219 3) Highway 214 at Evergreen Rd 4) Highway 214 at Oregon Way 5) Highway 214 at Boones Ferry Rd 1,100 510 225 1,310 710 390 870 45 585 1,085 80 280 50 700 325 50 80 40 700 125 375 655 130 120 160 295 125 260 160 100 50 15 1,060 55 40 1,120 90 65 35 105 65 35 75 60 15 0 2 3 1 5 4 Legend Peak Hour Traffic Volume XXX Center St Stacy Allison Way 214 Hayes St Harvard Dr Ever g r e e n Rd 219 Parr Rd Settlemier Ave Butteville Rd Oregon Way Boones Ferry Rd Hooper St N ---PAGE BREAK--- Traffic Impact Analysis WinCo Foods – Woodburn, OR GVC Transportation Solutions January 2026 I Page 27 6 TRAFFIC OPERATIONS ANALYSIS Traffic analyses were conducted to identify any deficiencies within the study area for the PM peak hour in the 2025 base year and the 2026 and 2040 horizon years. The AM and PM peak hours were selected as the traffic analysis periods that represent the highest potential traffic conditions on area roadways. 6.1 LEVEL OF SERVICE The acknowledged source for determining operational performance for arterial segments and independent intersections is the current edition of the Highway Capacity Manual (HCM). Intersection analysis was performed using the software package (version 12). This software implements the methods of the 7th edition HCM. Since the HCM7. . Operations analysis results are described in terms of Level of Service (LOS). LOS is a qualitative term describing operating conditions a driver will experience while traveling on a particular street or highway during a specific time interval. It ranges from A (very little delay) to F (long delays and congestion). The following operating standards apply to the study intersections: ODOT Intersections: • OR 214/219 is a district highway which has a v/c target of 0.95. City of Woodburn Intersections: • 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. • 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. • For an unsignalized intersection, the minimum V/C shall be 0.95 or lower for the major movement through the intersection, or, if pre-development already operating at higher V/C, then at no higher V/C. 6.2 INTERSECTION OPERATIONS For signalized, all-way stop, and roundabout controlled intersections, the overall LOS grade represents the weighted average of all movements at the intersection. For intersections under minor street stop- sign control, the LOS of the most difficult movement (typically the minor street left turn) represents the intersection level of service. The LOS/delay criteria for stop sign-controlled intersections are different than for signalized intersections because driver expectation is that a signalized intersection is designed to carry higher traffic volumes and experience greater delay. Table 6 shows the Level of Service criteria for stop-controlled intersections and signalized intersections. ---PAGE BREAK--- Traffic Impact Analysis WinCo Foods – Woodburn, OR GVC Transportation Solutions January 2026 I Page 28 TABLE 6. LEVEL OF SERVICE CRITERIA FOR INTERSECTIONS Level of Service Signalized/Roundabout Intersection Average Control Delay (seconds/vehicle) Stop-Controlled Intersection Average Control Delay (seconds/vehicle) A ≤ 10 ≤ 10 B > 10-20 > 10-15 C > 20-35 > 15-25 D > 35-55 > 25-35 E > 55-80 > 35-50 F > 80 > 50 6.3 INTERSECTION ANALYSIS The analysis was conducted during the AM peak hour and PM peak hour for the following scenarios: ODOT intersections • Existing 2025 traffic volumes • Projected 2026 traffic volumes without and with the Project • Projected 2040 traffic volumes without and with the Project City of Woodburn intersections • Existing 2025 traffic volumes • Projected 2026 traffic volumes without and with the Project Prior site plans showed a higher building footprint. The future volumes forecasts and analysis reflect the higher square footage which provides a conservative assessment of the study area. The intersection control and channelization are documented earlier in this report in Figure 3. The LOS analysis worksheets and v/c ratio calculations are included in Appendix C. 6.3.1 ODOT INTERSECTION OPERATIONS ANALYSIS 2025 INTERSECTION OPERATIONS ANALYSIS Table 7 presents a summary of traffic operations analysis results for the ODOT study intersections in the 2025 base year AM peak hour. As indicated in the table, all study area intersections are currently operating within their LOS standard. ---PAGE BREAK--- Traffic Impact Analysis WinCo Foods – Woodburn, OR GVC Transportation Solutions January 2026 I Page 29 TABLE 7. 2025 EXISTING AM PEAK HOUR INTERSECTION OPERATIONS – ODOT INTERSECTIONS No Intersection Traffic Control Mobility Standard V/C 1 I-5 SB Ramps at Highway 219 Signal V/C 0.95 0.31 2 I-5 NB Ramps at Highway 219 Signal V/C 0.95 0.43 3 Highway 214 at Evergreen Road Signal V/C 0.95 0.53 4 Highway 214 at Oregon Way Signal V/C 0.95 0.35 5 Highway 214 at Boones Ferry Road Signal V/C 0.95 0.59 Table 8 presents a summary of traffic operations analysis results for the ODOT study intersections in the 2025 base year PM peak hour. As indicated in the table, all study area intersections are currently operating within their LOS standard. TABLE 8. 2025 EXISTING PM PEAK HOUR INTERSECTION OPERATIONS – ODOT INTERSECTIONS No Intersection Traffic Control Mobility Standard V/C 1 I-5 SB Ramps at Highway 219 Signal V/C 0.95 0.56 2 I-5 NB Ramps at Highway 219 Signal V/C 0.95 0.60 3 Highway 214 at Evergreen Road Signal V/C 0.95 0.71 4 Highway 214 at Oregon Way Signal V/C 0.95 0.53 5 Highway 214 at Boones Ferry Road Signal V/C 0.95 0.79 2026 INTERSECTION OPERATIONS ANALYSIS Table 9 presents a summary of traffic operations analysis results for the ODOT study intersections for the AM peak in the 2026 horizon year without and with project traffic. As indicated in the table, all study area intersections are projected to operate within their LOS standard. ---PAGE BREAK--- Traffic Impact Analysis WinCo Foods – Woodburn, OR GVC Transportation Solutions January 2026 I Page 30 TABLE 9. 2026 AM PEAK HOUR INTERSECTION OPERATIONS – ODOT INTERSECTIONS No Intersection Traffic Control Mobility Standard Without Project With Project V/C V/C 1 I-5 SB Ramps at Highway 219 Signal V/C 0.95 0.34 0.34 2 I-5 NB Ramps at Highway 219 Signal V/C 0.95 0.49 0.50 3 Highway 214 at Evergreen Road Signal V/C 0.95 0.66 0.67 4 Highway 214 at Oregon Way Signal V/C 0.95 0.46 0.47 5 Highway 214 at Boones Ferry Road Signal V/C 0.95 0.71 0.73 Table 10 presents a summary of traffic operations analysis results for the ODOT study intersections for the PM peak in the 2026 horizon year without and with project traffic. As indicated in the table, all study area intersections are projected to operate within their LOS standard. TABLE 10. 2026 PM PEAK HOUR INTERSECTION OPERATIONS – ODOT INTERSECTIONS No Intersection Traffic Control Mobility Standard Without Project With Project V/C V/C 1 I-5 SB Ramps at Highway 219 Signal V/C 0.95 0.60 0.60 2 I-5 NB Ramps at Highway 219 Signal V/C 0.95 0.74 0.77 3 Highway 214 at Evergreen Road Signal V/C 0.95 0.84 0.94 4 Highway 214 at Oregon Way Signal V/C 0.95 0.61 0.64 5 Highway 214 at Boones Ferry Road Signal V/C 0.95 0.89 0.94 2040 INTERSECTION OPERATIONS ANALYSIS Table 11 presents a summary of traffic operations analysis results for the ODOT study intersections for the AM peak in the 2040 horizon year without and with project traffic. As indicated in the table, all study area intersections are projected to operate within their LOS standard. ---PAGE BREAK--- Traffic Impact Analysis WinCo Foods – Woodburn, OR GVC Transportation Solutions January 2026 I Page 31 TABLE 11. 2040 AM PEAK HOUR INTERSECTION OPERATIONS – ODOT INTERSECTIONS No Intersection Traffic Control Mobility Standard Without Project With Project V/C V/C 1 I-5 SB Ramps at Highway 219 Signal V/C 0.95 0.36 0.36 2 I-5 NB Ramps at Highway 219 Signal V/C 0.95 0.52 0.53 3 Highway 214 at Evergreen Road Signal V/C 0.95 0.69 0.70 4 Highway 214 at Oregon Way Signal V/C 0.95 0.48 0.49 5 Highway 214 at Boones Ferry Road Signal V/C 0.95 0.75 0.76 Table 12 presents a summary of traffic operations analysis results for the ODOT study intersections for the PM peak in the 2040 horizon year without and with project traffic. As indicated in the table, two intersections are projected to exceed their operating standard in the 2040 horizon with the addition of project traffic. Highway 214 at Evergreen Road is currently identified as R10 in the City’s Transportation System Plan, which states: “Investigate corridor signal timing and coordination adjustments in coordination with ODOT”. There is currently no identified improvement planned for the Highway 214/Boones Ferry intersection. However, as intersection timing is evaluated along Highway 214 west of this location, the entire corridor should be analyzed. Preliminary analysis suggests that with a longer cycle length this location would operate within the LOS standard. TABLE 12. 2040 PM PEAK HOUR INTERSECTION OPERATIONS – ODOT INTERSECTIONS No Intersection Traffic Control Mobility Standard Without Project With Project V/C V/C 1 I-5 SB Ramps at Highway 219 Signal V/C 0.95 0.64 0.64 2 I-5 NB Ramps at Highway 219 Signal V/C 0.95 0.78 0.81 3 Highway 214 at Evergreen Road Signal V/C 0.95 0.89 0.99 4 Highway 214 at Oregon Way Signal V/C 0.95 0.64 0.68 5 Highway 214 at Boones Ferry Road Signal V/C 0.95 0.95 0.99 6.3.2 CITY OF WOODBURN INTERSECTION OPERATIONS ANALYSIS 2025 INTERSECTION OPERATIONS ANALYSIS Table 13 presents a summary of traffic operations analysis results for the City of Woodburn study intersections in the 2025 base year AM peak hour. As indicated in the table, all study area intersections are currently operating within their LOS standard. ---PAGE BREAK--- Traffic Impact Analysis WinCo Foods – Woodburn, OR GVC Transportation Solutions January 2026 I Page 32 TABLE 13. 2025 EXISTING AM PEAK HOUR INTERSECTION OPERATIONS –WOODBURN INTERSECTIONS No Intersection Traffic Control Mobility Standard V/C Delay LOS 6 Stacy Allison Way at Evergreen Road TWSC1 V/C 0.95 0.40 18.1 C 7 Hayes Street at Evergreen Road AWSC2 LOS E 0.66 15.3 C 8 Harvard Drive at Evergreen Road TWSC1 V/C 0.95 0.36 13.2 B 9 Hayes Street at Settlemier Avenue Signal LOS E V/C 1.00 0.79 10.4 B 10 Hooper Street at Evergreen Road TWSC1 V/C 0.95 0.08 9.4 A 11 Parr Road at Evergreen Road AWSC2 LOS E 0.24 8.2 A 12 Parr Road at Settlemier Avenue AWSC2 LOS E 0.61 14.8 B 13 Parr Road at Butteville Road TWSC1 V/C 0.95 0.36 15.1 C 1. Two-way-stop-control 2. All-way-stop-control Table 14 presents a summary of traffic operations analysis results for the City of Woodburn study intersections in the 2025 base year PM peak hour. As indicated in the table, all study area intersections are currently operating within their LOS standard. TABLE 14. 2025 EXISTING PM PEAK HOUR INTERSECTION OPERATIONS –WOODBURN INTERSECTIONS No Intersection Traffic Control Mobility Standard V/C Delay LOS 6 Stacy Allison Way at Evergreen Road TWSC1 V/C 0.95 0.58 23.7 C 7 Hayes Street at Evergreen Road AWSC2 LOS E 0.61 15.9 C 8 Harvard Drive at Evergreen Road TWSC1 V/C 0.95 0.34 24.7 C 9 Hayes Street at Settlemier Avenue Signal LOS E V/C 1.00 0.84 16.1 B 10 Hooper Street at Evergreen Road TWSC1 V/C 0.95 0.05 9.4 A 11 Parr Road at Evergreen Road AWSC2 LOS E 0.17 7.8 A 12 Evergreen Road at Settlemier Avenue AWSC2 LOS E 0.39 11.0 B 13 Parr Road at Butteville Road TWSC1 V/C 0.95 0.25 14.6 B 1. Two-way-stop-control 2. All-way-stop-control ---PAGE BREAK--- Traffic Impact Analysis WinCo Foods – Woodburn, OR GVC Transportation Solutions January 2026 I Page 33 2026 INTERSECTION OPERATIONS ANALYSIS Table 15 presents a summary of traffic operations analysis results for the City of Woodburn study intersections for the AM peak hour in the 2026 horizon year without and with project traffic. As indicated in the table, all study area intersections are projected to operate within their LOS standard, except for the intersection of Hayes Street with Evergreen Road which operates below its standard without and with project traffic. This intersection has been identified by the City of Woodburn as needing intersection capacity improvements such as traffic a signal. TABLE 15. 2026 AM PEAK HOUR INTERSECTION OPERATIONS – WOODBURN INTERSECTIONS No Intersection Traffic Control Mobility Standard Without Project With Project V/C Delay LOS V/C Delay LOS 6 Stacy Allison Way at Evergreen Road TWSC1 V/C 0.95 0.69 38.2 E 0.85 58.3 F 7 Hayes Street at Evergreen Road AWSC2 LOS E 1.24 79.7 F 1.33 103.6 F 8 Harvard Drive at Evergreen Road TWSC1 V/C 0.95 0.50 15.3 C 0.83 34.1 D 9 Hayes Street at Settlemier Avenue Signal LOS E V/C 1.00 0.79 10.8 B 0.79 11.3 B 10 Hooper Street at Evergreen Road TWSC1 V/C 0.95 0.26 11.5 B 0.28 12.1 B 11 Parr Road at Evergreen Road AWSC2 LOS E 0.32 10.0 A 0.36 10.5 B 12 Evergreen Road at Settlemier Avenue AWSC2 LOS E 0.87 24.5 C 0.93 28.8 D 13 Parr Road at Butteville Road TWSC1 V/C 0.95 0.60 21.8 C 0.65 24.7 C 14 North Site Driveway at Stacy Allison Way TWSC1 V/C 0.95 - - - 0.03 8.6 A 15 South Site Driveway at Stacy Allison Way TWSC1 V/C 0.95 - - - 0.01 8.6 A 16 Site Driveway at Evergreen Road TWSC1 V/C 0.95 - - - 0.10 10.5 B 1. Two-way-stop-control 2. All-way-stop-control ---PAGE BREAK--- Traffic Impact Analysis WinCo Foods – Woodburn, OR GVC Transportation Solutions January 2026 I Page 34 Table 16 presents a summary of traffic operations analysis results for the City of Woodburn study intersections for the PM peak hour in the 2026 horizon year without and with project traffic. As indicated in the table, three intersections are projected to exceed their operating standard in the 2026 horizon. Two of these intersections, Stacy Allison Way at Evergreen Road and Hayes Street at Evergreen Road, exceed their standard without and with project while the Harvard Drive at Evergreen Road intersection exceeds its standard with the addition of project traffic. These three intersections have been identified by the City of Woodburn as needing intersection capacity improvements such as traffic signals. TABLE 16. 2026 PM PEAK HOUR INTERSECTION OPERATIONS – WOODBURN INTERSECTIONS No Intersection Traffic Control Mobility Standard Without Project With Project V/C Delay LOS V/C Delay LOS 6 Stacy Allison Way at Evergreen Road TWSC1 V/C 0.95 1.10 121.1 F 1.93 400+ F 7 Hayes Street at Evergreen Road AWSC2 LOS E 1.09 60.1 F 1.25 98.5 F 8 Harvard Drive at Evergreen Road TWSC1 V/C 0.95 0.94 79.1 F 1.34 230.3 F 9 Hayes Street at Settlemier Avenue Signal LOS E V/C 1.00 0.92 24.4 C 1.00 31.8 C 10 Hooper Street at Evergreen Road TWSC1 V/C 0.95 0.17 11.3 B 0.20 12.3 B 11 Parr Road at Evergreen Road AWSC2 LOS E 0.28 9.2 A 0.33 9.8 A 12 Evergreen Road at Settlemier Avenue AWSC2 LOS E 0.56 14.4 B 0.65 16.3 C 13 Parr Road at Butteville Road TWSC1 V/C 0.95 0.42 17.7 C 0.54 22.7 C 14 North Site Driveway at Stacy Allison Way TWSC1 V/C 0.95 - - - 0.16 9.1 A 15 South Site Driveway at Stacy Allison Way TWSC1 V/C 0.95 - - - 0.01 8.5 A 16 Site Driveway at Evergreen Road TWSC1 V/C 0.95 - - - 0.06 13.3 B 1. Two-way-stop-control 2. All-way-stop-control 6.4 INTERSECTION ANALYSIS SUMMARY ODOT INTERSECTIONS Based on the AM and PM peak hour intersection analysis for the study area, all study intersections are projected to operate within the identified standard in the 2026 opening year and 2040 horizon year without project traffic. During the PM peak hour in the 2040 with project scenario two intersections are expected to exceed the LOS standard: Highway 214 at Evergreen Road and Highway 214 at Boones Ferry Road. The City has identified in their Transportation System Plan the need to: “Investigate corridor signal timing and coordination adjustments in coordination with ODOT” for the Highway 214 at Evergreen intersection This action should provide benefit to the intersection. Investigation of Highway 214 corridor timings should extend to Boones Ferry Road, which should also benefit from timing adjustments. ---PAGE BREAK--- Traffic Impact Analysis WinCo Foods – Woodburn, OR GVC Transportation Solutions January 2026 I Page 35 CITY OF WOODBURN INTERSECTIONS Based on the AM and PM peak hour intersection analysis for the study area, three intersections are projected to exceed their operating standard in the 2026 horizon: Stacy Allison Way at Evergreen Road Hayes Street at Evergreen Road, and Harvard Drive at Evergreen Road. These three intersections have been identified by the City of Woodburn as needing intersection capacity improvements such as traffic signals. Analysis of traffic signal control was conducted at each location for the 2026 with project alternative and each location would improve to operate within the identified standards with traffic signal control added to the existing channelization. 6.5 SITE ACCESS The Woodburn Development Ordinance (WDO), section 3.04 Table 3.04A summarizes access requirements by land use and roadway classification. The four proposed site driveways were reviewed for concurrency with the minimum spacing standards. 6.5.1 EVERGREEN ROAD SITE DRIVEWAY According to the access requirements identified within the WDO Table 3.04A, Evergreen Road, which is a minor arterial, has a minimum driveway separation of 245 feet. The proposed driveway location provides more than 245 feet to the north (Stacy Allison Way). To the south, it provides approximately 162 feet measured from edge to edge. The project will work with city staff to provide the necessary variance documentation for the proposed driveway location. 6.5.2 CENTER STREET SITE DRIVEWAY According to the access requirements identified within the WDO Table 3.04A, Center Street, which is a service collector, has a minimum driveway separation of 50 feet. The proposed driveway is located more than 50 feet from both Evergreen Road and Stacy Allison Way intersections. The minimum access spacing is met. 6.5.3 STACY ALLISON WAY SITE DRIVEWAYS According to the access requirements identified within the WDO Table 3.04A, Stacy Allison Way, which is a service collector, has a minimum driveway separation of 50 feet. The two driveways proposed along Stacy Allsion Way are both located more than 50 feet from existing intersections. The minimum access spacing is met. 6.6 TRANSPORTATION DEMAND MANAGEMENT The City of Woodburn has identified the need for the proposed WinCo Foods project to prepare a transportation demand management plan. This plan would identify strategies for promoting people travelling to/from the project site to use transportation options other than single occupancy vehicles, such as walking, biking, and using transit. Below is a description of how the project will accommodate and/or encourage these different transportation options. 6.6.1 WALKING The project site is bounded by Stacy Allison Way, Center Street, and Evergreen Road, which all currently provide sidewalks on both sides of the road. These provide safe walking routes to and from the existing neighborhoods located east and south of the project site. To accommodate these existing pedestrian routes, the project is proposing to provide three on-site pedestrian pathways: ---PAGE BREAK--- Traffic Impact Analysis WinCo Foods – Woodburn, OR GVC Transportation Solutions January 2026 I Page 36 • A pathway with crosswalk striping across drive aisles will be provided at the east driveway on Stacey Allison Way, connecting the road with the store entrance and travelling through a parking aisle, to minimize intersection with circulating vehicles. • A sidewalk along the eastern side of the building that will extend to Evergreen Road and provide a striped crossing of the rear drive aisle. This path will connect Evergreen Road to the front of the store • A sidewalk will be provided along the western edge of the property, connecting Stacey Allison Way with Evergreen Road. With these on-site pedestrian pathways the project is fully supporting pedestrian access to the site. Additionally, WinCo will be installing RFFB’s (or similar) at an existing crosswalk on Evergreen Road to provide a safe crossing of Evergreen Road to/from the project site and the existing residential properties to the east. 6.6.2 BIKING Currently Evergreen Road and Center Street provide on-street bicycle lanes in each direction. Additionally, each of the adjacent roadways have a posted travel speed of 25 mph, which can reasonably accommodate bicycles within the vehicle travel lane. As a grocery store, customers typically make purchases that would not be accommodated by bicycle travel, but employees and customers making small purchases could utilize this travel mode. To accommodate and promote bicycle travel the project proposes to provide 50 on-site bicycle parking stalls, which is what is required by the City code. The bicycle parking area will also have a striped crossing for safe access to and from the store entrance. 6.6.3 TRANSIT Woodburn Transit Systems currently provides one transit stop in the vicinity of the project site, located approximately 0.40 miles north, near the Walmart store. This stop is served by both the express route and fixed route buses. As part of the proposed project WinCo Foods plans to construct a new bus shelter on Evergreen Road, to accommodate the use of transit if/when service is extended to this portion of Woodburn. 6.6.4 TRANSPORTATION DEMAND MANAGEMENT (TDM) PLAN In addition to providing enhancements to the pedestrian and transit network, WinCo Foods will prepare and provide to the city, within six months of receiving a certificate of occupancy, a Transportation Demand Management Plan. This plan will identify strategies for encouraging employees to commute to/from the project site using methods other than a single-occupant vehicle. This plan will include elements such as: • Providing an information board for employees that will have the city transit schedule posted • Potential employee rewards for use of transit and/or bike/walk • Identify a TDM manager on site, who will be a point of contact for City staff • Potential carpool-only parking spaces • Providing employees with bus passes • Periodic updates to the posted information, based on feedback from City staff or changes to travel options. ---PAGE BREAK--- Traffic Impact Analysis WinCo Foods – Woodburn, OR GVC Transportation Solutions January 2026 I Page 37 6.6.5 SUMMARY As part of the proposed WinCo Foods project, multiple pedestrian pathways will be constructed on-site to provide safe access to the major frontage roads for pedestrians to reach the store entrance. An existing sidewalk gap on Evergreen Road will also be constructed to complete the adjacent sidewalk network and RRFB’s will be installed at an existing crosswalk on Evergreen Road to provide a safe crossing point. There are 50 bike parking stalls proposed, with a striped pedestrian path to the store entrance. With these improvements, the project is providing safe and reasonable accommodation for alternative travel modes. WinCo Foods also proposed to construct a new bus shelter at the site, to accommodate the use of transit if/when service is extended to this portion of Woodburn. To further guide and incentivize employees, WinCo Foods will prepare a Transportation Demand Management Plan that will outline policies and practices WinCo Foods will implement to encourage employees to use other travel modes. Overall, these improvements and strategies will meaningfully support alternative travel modes to and from the project site for customers and employees and should reduce the daily and peak period vehicle traffic generated by the site. ---PAGE BREAK--- Traffic Impact Analysis WinCo Foods – Woodburn, OR GVC Transportation Solutions January 2026 I Page 38 7 SUMMARY AND MITAGATION 7.1 SUMMARY WinCo Foods is proposing to construct a new approximately 84,073-sf building located on vacant land along Stacy Allison Way. The WinCo Foods project will be developed on two vacant lots, totaling approximately 14 acres. Access to the project will be provided by four full access driveways, two along Stacy Allison Way, one along Evergreen Road, and one along Center Street. It is expected that the proposed WinCo Foods project will be developed in a single phase to be opened in 2026. Based on the analysis described in this report, the following key findings have been identified: • There were no reported fatal injury crashes within the study area. • The safety analysis identified four locations that exceed ODOT’s crash rate threshold. In each instance there is already a plan to construct improvements that should reduce the observed crashes or the crash frequency is low, with no clear pattern amongst the reported crashes. • All study locations will operate within the identified performance standard for the 2026 opening year, after completion of the project. • Two ODOT intersection are projected to operate below the LOS threshold during the 2040 PM peak hour: Highway 214 at Evergreen Road and Highway 214 at Boones Ferry Road. The City has identified Highway 214 at Evergreen Road in their current Transportation System Plan as project R10, calling to “Investigate corridor signal timing and coordination adjustments in coordination with ODOT”. This Highway 214 corridor timing investigation should also include the Boones Ferry Road intersection. • Three City of Woodburn intersections are projected to operate below the LOS threshold during the 2026 opening year: Stacy Allison Way at Evergreen Road, Hayes Street at Evergreen Road, and Harvard Drive at Evergreen Road. The City has identified intersection capacity improvements such as traffic signals at these three locations. An analysis of traffic signal control at each location indicates that each will operate within the identified performance standard with the improvement. 7.2 MITIGATION WinCo Foods will pay the city of Woodburn Transportation System Development Charge. Additionally, WinCo Foods will coordinate with City staff to determine what specific improvements described above, if any, will be required. Any required improvements would be credited against the Transportation System Development Charge. ---PAGE BREAK--- 1 of 2 Department of Transportation Region 2 Tech Center 455 Airport Road SE, Building B Salem, Oregon 97301-5397 Telephone (503) 986-2990 Fax (503) 986-2839 DATE: February 6, 2026 TO: Brion Scott, PE Development Review Coordinator FROM: Arielle Childress, PE Traffic Analysis Engineer SUBJECT: WinCo Foods Development (Woodburn, OR) – Outright Use TIA Review Comments ODOT Region 2 Traffic has completed our review of the submitted updated traffic impact analysis (dated January 2026) to address traffic impacts due to development on the southwest quadrant of Evergreen Rd and Center St in the city of Woodburn, with respect to consistency and compliance with ODOT’s Analysis Procedures Manual, Version 2 (APM). The APM was most recently updated in December 2025. The current version is published online at: As a result, we submit the following comments for consideration: Proposed mitigation comments: 1. ODOT maintains jurisdiction of the Hillsboro-Silverton Highway No. 140 (OR 214/OR 219) and Pacific Hwy No. 001 (I-5) and ODOT approval shall be required for all proposed mitigation measures to this facility. 2. No mitigation measures to any state facility have been proposed. However, the study shows the development impacting the OR 214 at Evergreen Road intersection, projecting the intersection operating above mobility target in the future PM peak hour condition. Region 2 Traffic recommends mitigation at the intersection by signalizing the eastbound and northbound right-turn lanes which are currently yield and stop controlled, respectively. Please note that these modifications require ODOT approval and no approvals have been issued at this time. Approval request will need to be submitted to Region 2 Traffic and accompanied by the appropriate analysis justifying such request and preliminary design layout. The approval process takes time and any approval could possibly have added features required to obtain such approval. Thank you for the opportunity to review this traffic impact analysis. As the analysis software files were not provided, Region 2 Traffic has only reviewed the submitted report. Arielle S. Childress 2026.02.06 09:04:43 -08'00' Attachment 105 ---PAGE BREAK--- 2 of 2 This traffic impact study has been prepared in accordance with ODOT analysis procedures and methodologies. No further analysis work should be required. However, ODOT recommends mitigation measures, as noted above in comment to mitigate traffic effects of the proposed development. Additional work may be required to accompany approval requests for proposed mitigation measures (i.e. preliminary design layout, preliminary signal operations design, etc.). If there are any questions regarding these comments, please contact me at (971) 208-1290 or [EMAIL REDACTED]. ---PAGE BREAK--- WinCo Foods 52 Project Narrative EXHIBIT C – EV CHARGING STALL REDUCTION JUSTIFICATION LETTER FROM TESLA Attachment 106 ---PAGE BREAK--- 3/5/26, 9:02 AM Mail - Outlook 1/3 This email is from an EXTERNAL sender. Exercise caution when opening attachments or click links from unknown senders or unexpected email. Outlook Fw: Winco build objection From: Deirdre Totten <[EMAIL REDACTED]> Sent: Thursday, January 22, 2026 3:17 PM To: Chris Kerr <[EMAIL REDACTED]> Subject: Winco build objection Dear Mr. Kerr, Planning Commission and City Council I am writing to formally and strongly object to the proposed construction of the WinCo grocery store planned near my residence. My husband and I reside directly across the street from the proposed development at 3234 Jonah Place, Woodburn, Oregon 97071. Due to the immediate proximity of this project to our home, we will be directly and significantly impacted. Our objections are based on the following concerns: First, the proposed construction period—anticipated to last approximately a year and a half—will create sustained and excessive noise, disruption, and disturbance. This will substantially interfere with our ability to enjoy our home, our property, and our quality of life. Second, once construction is complete, the building and associated lighting will have permanent impacts. Bright exterior and security lighting will shine directly into our bedroom and living room, disrupting privacy and nighttime living conditions. In addition, increased noise from deliveries, vehicles, and general commercial operations will create an ongoing disturbance. Third, the development will result in increased traffic in the immediate residential area, leading to greater congestion, noise, and safety concerns for nearby homeowners. Attachment 107 ---PAGE BREAK--- 3/5/26, 9:02 AM Mail - Outlook 2/3 Fourth, the structure itself will completely block our existing view. Instead of open space, we will be faced with the rear of a large commercial building and a solid wall, fundamentally changing the character and livability of our property. In addition, we believe this development will significantly diminish surrounding residential property values, which is a grave and very serious concern for homeowners who have invested in this neighborhood. Finally, due to all of the above factors, we believe the proposed development will negatively impact surrounding residential properties and diminish overall neighborhood character. For these reasons, we respectfully request that the City reconsider and not move forward with this development at the proposed location. The impact on nearby homeowners is substantial and long-lasting, and we believe these concerns warrant serious consideration by the City Planning Department and City Council. Thank you for your time and attention to this matter. We appreciate your willingness to forward this letter for review and consideration. Sincerely, Matthew Rickard Deirdre Rickard 3234 Jonah Place Woodburn, OR 97071 Deirdre Rickard Real Estate Broker MORE Realty [PHONE REDACTED] [EMAIL REDACTED] Licensed in the state of Oregon ---PAGE BREAK--- WINCO FOODS STORE 20' - 0" 26' - 0" 40' - 0" 26' - 0" 40' - 0" 26' - 0" 40' - 0" 26' - 0" 48' - 0" 26' - 0" 40' - 0" 36' - 0" 40' - 0" 33' - 0" 40' - 0" 26' - 0" 40' - 0" 26' - 0" 40' - 0" 46' - 0" 22' - 6" 20' - 0" 26' - 0" 8' - 0" 36' - 0" R 30' - 0" 30' - 0" 247' - 6" 30' - 0" EVERGREEN RD STACEY ALLISON WAY CENTER STREET TYP. 9' - 6" TYP. 9' - 6" (38) COVERED BIKE PARKING STALLS, RE: DETAIL 2 R 18' - 0" COVERED ENTRY/ EXIT & CART STORAGE GENERATOR ENCLOSURE TRUCK DOCK COVERED DECK W/ 72" HIGH CHAIN LINK FENCE DRY & WET COMPACTOR DOCK EXISTING LOT LINE TO BE RELOCATED 76' - 4" PROPERTY LINE 94' - 7" PROPERTY LINE FLAGPOLE 19 33 10 41 40 34 34 40 40 40 36 36 10 10 10 10 7 6 10 10 10 10 3 TYP. 9' - 6" 26' - 0" 15' - 0" 5 48' - 0" FUTURE DRIVE AISLE RELOCATE STREET LIGHT 30' - 0" 47' - 0" 30' - 0" 36' - 0" R 30' - 0" R 30' - 0" R 16' - 0" R 30' - 0" AS-01 1 EV CHARGING STATION, TYP. SITE LIGHT, TYP. SITE LIGHT, TYP. SITE LIGHT, TYP. SITE LIGHT, TYP. TESLA SUPERCHARGER CABINET FIRE DEPARTMENT CONNECTION SETBACK 10' - 0" SETBACK 5' - 0" PROPERTY LINE SETBACK PROPERTY LINE 5' - 0" PROPERTY LINE BUS STOP SHELTER. FINAL LOCATION TO BE COORDINATED W/CITY OF WOODBURN AS-01 2 EXISTING LOT 11 EXISTING LOT 12 NEW LOT 11 NEW LOT 12 NEW LOT LINE 8' - 0" 8' - 0" 10' - 0" EV CHARGING SIGN, TYP. 36" HIGH CHAIN LINK FENCE 36" HIGH CHAIN LINK FENCE 8' - 0" 6' - 0" CARPOOL/ VANPOOL SIGN, TYP. WHEEL STOP, TYP. 45'-10" THROAT LENGTH 57'-2" THROAT LENGTH 42'-2" THROAT LENGTH 61'-3" THROAT LENGTH MID-BLOCK BIKE/ PEDESTRIAN CONNECTION 6' - 0" PEDESTRIAN ACCESS 8' - 0" PEDESTRIAN ACCESS 6' - 0" SIDEWALK (12) BIKE PARKING STALLS FUTURE DRIVE AISLE MID BLOCK CROSSING WITH RRFB @ INTERSECTION OF OXFORD ST. & EVERGREEN RD., RE: CIVIL IN CITY OF WOODBURN, OREGON DESIGN REVIEW DRAWINGS FOR PROPOSED NEW WINCO FOODS GROCERY STORE NORTH VICINITY MAP EVERGREEN RD PROJECT SITE I-5 STACY ALLISON WAY CENTER ST. 9' - 0" 6' - 0" 9' - 0" 8' - 0" 9' - 0" 9' - 0" 8' - 0" 9' - 0" 9' - 0" 6' - 0" 9' - 0" 8' - 0" 9' - 0" 9' - 0" 8' - 0" 9' - 0" 20' - 0" 8' - 0" 20' - 0" 27' - 0" 5' - 0" 6' - 0" 6" 6' - 0" 5' - 0" 6' - 0" 5' - 0" 6' - 0" 5' - 0" 6' - 0" TYP. 2' - 6" TYP. 2' - 6" 2' - 0" 2' - 0" PIPE BOLLARDS LINE OF ROOF 1" = 60'-0" ARCHITECTURAL SITE PLAN b OTB DATE SHEET TITLE SHEET THESE DRAWINGS AND SPECIFICATIONS ARE INSTRUMENTS OF SERVICE FOR THE PROJECT FOR WHICH THEY ARE MADE AND SHALL REMAIN THE PROPERTY OF THE ARCHITECT REGARDLESS IF THE PROJECT IS COMPLETED. THESE DRAWINGS AND SPECIFICATIONS SHALL NOT BE REPRODUCED OR USED BY ANYONE FOR OTHER PROJECTS OR ADDITIONS TO THIS PROJECT WITHOUT THE WRITTEN CONSENT OF b.hills architecture, P.C. COPYRIGHT © 2025 SUBMITTAL DATES CHECKED DRAWN ARCH. PROJECT NO. REVISIONS b.hills architecture, PC 3156 south bown way boise I idaho I 83706 p.[PHONE REDACTED] ww com bhillsarch w. . hill . architecture s 1/20/2026 10:37:38 AM COVER SHEET/ ARCHITECTURAL SITE PLAN AS-01 STACY ALLISON WAY & CENTER ST. WOODBURN, OREGON BTH RB 25014 01/20/2026 10/10/2025 WINCO FOODS NORTH PARKING TOTAL PARKING REQUIRED: (84,073 S.F./250) 336 STALLS TOTAL PARKING PROVIDED: 504 STALLS TOTAL ACCESSIBLE PARKING REQUIRED: (OSSC TABLE 1106.2) 10 STALLS TOTAL ACCESSIBLE PARKING PROVIDED: 10 STALLS VAN-ACCESSIBLE PARKING REQUIRED: (OSSC 1106.6) 2 STALLS VAN-ACCESSIBLE PARKING PROVIDED: 2 STALLS TOTAL CARPOOL/VANPOOL PARKING REQUIRED: (336 x .03) 10 STALLS TOTAL CARPOOL/VANPOOL PARKING PROVIDED: 10 STALLS TOTAL BICYCLE PARKING REQUIRED: (336 x .15) 50 STALLS TOTAL BICYCLE PARKING PROVIDED: 50 STALLS TOTAL EV PARKING STALLS REQUIRED: (336 x .05) 17 STALLS TOTAL EV PARKING STALLS PROVIDED: 8 STALLS CONTACTS CONTACTS CIVIL ENGINEER: JSA CIVIL, LLC 111 TUMWATER BLVD SE, SUITE B203 TUMWATER, WASHINGTON 98512 PHONE: [PHONE REDACTED] CONTACT: BRANDON JOHNSON, PE EMAIL: [EMAIL REDACTED] ARCHITECT: b.hills architecture, PC 3156 SOUTH BOWN WAY BOISE, IDAHO 83706 PHONE: [PHONE REDACTED] CONTACT: BYRON HILLS EMAIL: [EMAIL REDACTED] LANDSCAPE ARCHITECT: SCJ ALLIANCE 8370 TALLON LN NE., STE. 200 LACEY, WASHINGTON 98516 PHONE: [PHONE REDACTED] CONTACT: TRENT GRANTHAM EMAIL: [EMAIL REDACTED] OWNER: WINCO FOODS, LLC 650 N. PLACE BOISE, IDAHO 83704 PHONE: [PHONE REDACTED] FAX: [PHONE REDACTED] CONTACT: RON SCHRIEBER, SR. PROJECT MANAGER ELECTRICAL ENGINEER: DC ENGINEERING 440 E. CORPORATE DR., STE. 103 MERIDIAN, IDAHO 83642 PHONE: [PHONE REDACTED] CONTACT: BILL CRABB EMAIL: [EMAIL REDACTED] SURVEYOR: WEDDLE SURVEYING, INC 6950 SW HAMPTON STREET SUITE 170 TIGARD, OR 97223 PHONE: [PHONE REDACTED] CONTACT: ANTHONY RYAN GEOTECH: TERRACON CONSULTANTS, INC. 700 NE 55TH AVENUE PORTLAND, OR 97203 PHONE: [PHONE REDACTED] CONTACT: BRICE PLOUSE SHEET INDEX SHEET INDEX AS-01 COVER SHEET/ARCHITECTURAL SITE PLAN AE-01 EXTERIOR BUILDING ELEVATIONS AE-02 BUILDING RENDERINGS AE-03 R.O.W. BUILDING VIEWS SD3 SITE PHOTOMETRIC DETAILS SD4 SITE PHOTOMETRIC PLAN CV-01 COVER SHEET SV-01 ALTA NSPS LAND TITLE SURVEY SV-02 ALTA NSPS LAND TITLE SURVEY SV-03 ALTA NSPS LAND TITLE SURVEY SV-04 ALTA NSPS LAND TITLE SURVEY SV-05 ALTA NSPS LAND TITLE SURVEY SP-01 PRELIMINARY SITE & PAVING PLAN SP-02 ABUTTING STREET CROSS SECTIONS FA-01 FIRE ACCESS PLAN UT-00 PRELIMINARY OVERALL UTILITY PLAN SD-00 PRELIMINARY STORM PLAN WT-00 PRELIMINARY WATER PLAN SS-00 PRELIMINARY SEWER PLAN LS-01 OVERALL LANDSCAPE PLAN LS-02 LANDSCAPE PLAN LS-03 LANDSCAPE PLAN LS-04 LANDSCAPE PLAN LS-05 LANDSCAPE PLAN LS-06 LANDSCAPE PLAN LS-07 LANDSCAPE PLAN 1/16" = 1'-0" ACCESSIBLE PARKING ENLARGED PLAN 1 SITE DATA TABLE SITE DATA TABLE CURRENT PARCEL NOS.: 052W12C002100 & 052W12C002200 ZONING: COMMERCIAL GENERAL (CG) SETBACKS: 5' FRONT/0' SIDE/0' REAR MAX. ACTUAL BUILDING HEIGHT: 42' BUILDING AREA: 84,073 S.F. NEW LOT 11 AREA: 461,857 S.F./ 10.6 AC. EXISTING LOT 11 AREA: 326,816 S.F./ 7.503 AC. NEW LOT 12 AREA: 148,712 S.F./ 3.42 AC. EXISTING LOT 12 AREA: 283,753 S.F./ 6.514 AC. 1/16" = 1'-0" BIKE PARKING ENLARGED PLAN 2 BIKE RACKS TO BE SECURELY ANCHORED STYLE TO ALLOW BICYCLE FRAME & ONE WHEEL TO BE LOCKED TO RACK W/U-SHAPED SHACKLE LOCK WHEN BOTH WHEELS LEFT ON BIKE ALL PARKING SPACES, EXCEPT THOSE FOR RESIDENTIAL DEVELOPMENT OTHER THAN MULTIPLE-FAMILY DWELLINGS, SHALL BE CONSTRUCTED WITH CONCRETE OR RUBBER BUMPER GUARDS OR WHEEL BARRIERS MAXIMUM 4 INCHES HIGH THAT PREVENT VEHICLES FROM DAMAGING STRUCTURES, PROJECTING OVER WALKWAYS SO AS TO LEAVE LESS THAN 4.5 FEET OF UNOBSTRUCTED PASSAGE, OR PROJECTING OVER WIDE WALKWAYS, ABUTTING PROPERTIES, OR RIGHTS-OF-WAY. ---PAGE BREAK--- PRE-FINISHED TAPERED-RIB-PROFILE METAL PANEL, MBCI COLOR 'MIDNIGHT BRONZE' PRECAST STRUCTURAL CONC. PANEL, 4" O.C. HORIZONTAL SCORE LINE FINISH. PAINT TO MATCH MBCI COLOR 'SNOW WHITE' PRECAST STRUCTURAL CONC. PANEL, RANDOM VERTICAL RAKE FINISH. PAINT TO MATCH MBCI COLOR 'MIDNIGHT BRONZE' PRECAST STRUCTURAL CONC. PANEL, 4" O.C. HORIZONTAL SCORE LINE FINISH. PAINT TO MATCH MBCI COLOR 'MIDNIGHT BRONZE' PRECAST STRUCTURAL CONC. PANEL, EXPOSED AGGREGATE FINISH. PAINT TO MATCH MBCI COLOR 'DESERT SAND' PRE-FINISHED REVERSE-RIB-PROFILE HORIZONTAL LAP METAL PANELS, SW COLOR 'REAL RED' PRECAST STRUCTURAL CONC. PANEL, RANDOM VERTICAL RAKE FINISH. PAINT TO MATCH MBCI COLOR 'MIDNIGHT BRONZE' PRECAST STRUCTURAL CONC. PANEL, 4" O.C. HORIZONTAL SCORE LINE FINISH. PAINT TO MATCH MBCI COLOR 'MIDNIGHT BRONZE' PRE-FINISHED TAPERED-RIB- PROFILE METAL PANEL, MBCI COLOR 'MIDNIGHT BRONZE' @ CART STORAGE ROOF PRECAST STRUCTURAL CONC. PANEL, EXPOSED AGGREGATE FINISH. PAINT TO MATCH MBCI COLOR 'DESERT SAND' PRECAST STRUCTURAL CONC. PANEL, RANDOM VERTICAL RAKE FINISH. PAINT TO MATCH MBCI COLOR 'MIDNIGHT BRONZE' 3' - 6" 44' - 0" 28' - 6" 10' - 4" PRE-FINISHED TAPERED-RIB-PROFILE METAL PANEL, MBCI COLOR 'MIDNIGHT BRONZE' WALL MOUNTED LIGHT FIXTURE, RE: SD4 4' - 5" REFERENCE DATUM 42' - 0" 100' - 0" 14' - 6" LOADING DOCK GRADE 96' - 0" PRECAST STRUCTURAL CONC. PANEL, 4" O.C. HORIZONTAL SCORE LINE FINISH. PAINT TO MATCH MBCI COLOR 'MIDNIGHT BRONZE' PRECAST STRUCTURAL CONC. PANEL, EXPOSED AGGREGATE FINISH. PAINT TO MATCH MBCI COLOR 'DESERT SAND' PRECAST STRUCTURAL CONC. PANEL, RANDOM VERTICAL RAKE FINISH. PAINT TO MATCH MBCI COLOR 'MIDNIGHT BRONZE' PRECAST STRUCTURAL CONC. PANEL, RANDOM VERTICAL RAKE FINISH. PAINT TO MATCH MBCI COLOR 'MIDNIGHT BRONZE' 51' - 7" 5' - 0" PRE-FINISHED REVERSE-RIB-PROFILE HORIZONTAL LAP METAL PANELS, MBCI COLOR 'DESERT SAND' TOP OF ROOF TOP EQUIPMENT SCREEN WALL WALL MOUNTED LIGHT FIXTURE, RE: SD4 100' - 0" REFERENCE DATUM 37' - 0" REFERENCE DATUM 100' - 0" 8' - 0" 42' - 0" PRECAST STRUCTURAL CONC. PANEL, 4" O.C. HORIZONTAL SCORE LINE FINISH. PAINT TO MATCH MBCI COLOR 'MIDNIGHT BRONZE' PRECAST STRUCTURAL CONC. PANEL, EXPOSED AGGREGATE FINISH. PAINT TO MATCH MBCI COLOR 'DESERT SAND' PRECAST STRUCTURAL CONC. PANEL, RANDOM VERTICAL RAKE FINISH. PAINT TO MATCH MBCI COLOR 'MIDNIGHT BRONZE' PRECAST STRUCTURAL CONC. PANEL, RANDOM VERTICAL RAKE FINISH. PAINT TO MATCH MBCI COLOR 'MIDNIGHT BRONZE' PRE-FINISHED REVERSE-RIB-PROFILE HORIZONTAL LAP METAL PANELS, SW COLOR 'REAL RED' PRE-FINISHED TAPERED-RIB-PROFILE METAL PANELS, MBCI COLOR 'MIDNIGHT BRONZE' @ COVERED DECK ROOF PRECAST STRUCTURAL CONC. PANEL, 4" O.C. HORIZONTAL SCORE LINE FINISH. PAINT TO MATCH MBCI COLOR 'MIDNIGHT BRONZE' CHAINLINK FENCING WITH VINYL SLATS, COLOR TO MATCH MBCI 'MIDNIGHT BRONZE' PRE-FINISHED REVERSE-RIB-PROFILE HORIZONTAL LAP METAL PANELS, MBCI COLOR 'DESERT SAND' TOP OF ROOF TOP EQUIPMENT SCREEN WALL WALL MOUNTED LIGHT FIXTURE, RE: SD4 REFERENCE DATUM 100' - 0" 42' - 0" 8' - 0" 96' - 0" LOADING DOCK GRADE 14' - 6" 37' - 0" 100' - 0" REFERENCE DATUM LOADING DOCK GRADE 96' - 0" 14' - 6" PRECAST STRUCTURAL CONC. PANEL, RANDOM VERTICAL RAKE FINISH. PAINT TO MATCH MBCI COLOR 'MIDNIGHT BRONZE' PRECAST STRUCTURAL CONC. PANEL, RANDOM VERTICAL RAKE FINISH. PAINT TO MATCH MBCI COLOR 'MIDNIGHT BRONZE' PRECAST STRUCTURAL CONC. PANEL, EXPOSED AGGREGATE FINISH. PAINT TO MATCH MBCI COLOR 'DESERT SAND' PRECAST STRUCTURAL CONC. PANEL, RANDOM VERTICAL RAKE FINISH. PAINT TO MATCH MBCI COLOR 'MIDNIGHT BRONZE' PRECAST STRUCTURAL CONC. PANEL, 4" O.C. HORIZONTAL SCORE LINE FINISH. PAINT TO MATCH MBCI COLOR 'MIDNIGHT BRONZE' PRECAST STRUCTURAL CONC. PANEL, 4" O.C. HORIZONTAL SCORE LINE FINISH. PAINT TO MATCH MBCI COLOR 'MIDNIGHT BRONZE' PRECAST STRUCTURAL CONC. PANEL, EXPOSED AGGREGATE FINISH. PAINT TO MATCH MBCI COLOR 'DESERT SAND' CHAINLINK FENCING WITH VINYL SLATS, COLOR TO MATCH MBCI 'MIDNIGHT BRONZE' PRE-FINISHED REVERSE-RIB-PROFILE HORIZONTAL LAP METAL PANELS, MBCI COLOR 'DESERT SAND' TOP OF ROOF TOP EQUIPMENT SCREEN WALL WALL MOUNTED LIGHT FIXTURE, RE: SD4 41' - 3" 4' - 0" 37' - 0" 100' - 0" REFERENCE DATUM 8' - 0" PRE-FINISHED TAPERED-RIB-PROFILE METAL PANELS, MBCI COLOR 'MIDNIGHT BRONZE' MATERIALS & FINISHES MATERIALS & FINISHES PRECAST STRUCTURAL CONC. PANEL, 4" O.C. HORIZONTAL SCORE LINE FINISH. PAINT TO MATCH MBCI COLOR 'MIDNIGHT BRONZE' PRECAST STRUCTURAL CONC. PANEL, RANDOM VERTICAL RACK FINISH. PAINT TO MATCH MBCI COLOR 'MIDNIGHT BRONZE' PRECAST STRUCTURAL CONC. PANEL, EXPOSED AGGREGATE FINISH. PAINT TO MATCH MBCI COLOR 'DESERT SAND' PRECAST STRUCTURAL CONC. PANEL, 4" O.C. HORIZONTAL SCORE LINE FINISH. PAINT TO MATCH MBCI COLOR 'SNOW WHITE' PRE-FINISHED REVERSE-RIB-PROFILE HORIZONTAL METAL PANELS, SHERWIN WILLIAMS (SW) COLOR 'REAL RED' PRE-FINISHED REVERSE-RIB-PROFILE HORIZONTAL METAL PANELS, MBCI COLOR 'DESERT SAND' b OTB DATE SHEET TITLE SHEET THESE DRAWINGS AND SPECIFICATIONS ARE INSTRUMENTS OF SERVICE FOR THE PROJECT FOR WHICH THEY ARE MADE AND SHALL REMAIN THE PROPERTY OF THE ARCHITECT REGARDLESS IF THE PROJECT IS COMPLETED. THESE DRAWINGS AND SPECIFICATIONS SHALL NOT BE REPRODUCED OR USED BY ANYONE FOR OTHER PROJECTS OR ADDITIONS TO THIS PROJECT WITHOUT THE WRITTEN CONSENT OF b.hills architecture, P.C. COPYRIGHT © 2025 SUBMITTAL DATES CHECKED DRAWN ARCH. PROJECT NO. REVISIONS b.hills architecture, PC 3156 south bown way boise I idaho I 83706 p.[PHONE REDACTED] ww com bhillsarch w. . hill . architecture s 1/19/2026 11:22:17 AM EXTERIOR BULDING ELEVATIONS AE-01 STACY ALLISON WAY & CENTER ST. WOODBURN, OREGON BTH MM, RB 25014 01/20/2026 10/10/2025 WINCO FOODS 1/16" = 1'-0" FRONT ELEVATION 1/16" = 1'-0" LEFT ELEVATION 1/16" = 1'-0" RIGHT ELEVATION 1/16" = 1'-0" REAR ELEVATION ---PAGE BREAK--- b OTB DATE SHEET TITLE SHEET THESE DRAWINGS AND SPECIFICATIONS ARE INSTRUMENTS OF SERVICE FOR THE PROJECT FOR WHICH THEY ARE MADE AND SHALL REMAIN THE PROPERTY OF THE ARCHITECT REGARDLESS IF THE PROJECT IS COMPLETED. THESE DRAWINGS AND SPECIFICATIONS SHALL NOT BE REPRODUCED OR USED BY ANYONE FOR OTHER PROJECTS OR ADDITIONS TO THIS PROJECT WITHOUT THE WRITTEN CONSENT OF b.hills architecture, P.C. COPYRIGHT © 2025 SUBMITTAL DATES CHECKED DRAWN ARCH. PROJECT NO. REVISIONS b.hills architecture, PC 3156 south bown way boise I idaho I 83706 p.[PHONE REDACTED] ww com bhillsarch w. . hill . architecture s 10/27/2025 10:34:08 AM BUILDING RENDERINGS AE-02 STACY ALLISON WAY & CENTER ST. WOODBURN, OREGON BTH MM, RB 25014 10/10/2025 WINCO FOODS WEST PERSPECTIVE NORTH PERSPECTIVE ---PAGE BREAK--- WINCO FOODS STORE EVERGREEN RD STACEY ALLISON WAY CENTER STREET COVERD ENTRY/ EXIT & CART STORAGE TRUCK DOCK PROPERTY LINE VIEW 1 VIEW 2 VIEW 3 VIEW 4 VIEW 5 VIEW 6 PROPERTY LINE LOT LINE b OTB DATE SHEET TITLE SHEET THESE DRAWINGS AND SPECIFICATIONS ARE INSTRUMENTS OF SERVICE FOR THE PROJECT FOR WHICH THEY ARE MADE AND SHALL REMAIN THE PROPERTY OF THE ARCHITECT REGARDLESS IF THE PROJECT IS COMPLETED. THESE DRAWINGS AND SPECIFICATIONS SHALL NOT BE REPRODUCED OR USED BY ANYONE FOR OTHER PROJECTS OR ADDITIONS TO THIS PROJECT WITHOUT THE WRITTEN CONSENT OF b.hills architecture, P.C. COPYRIGHT © 2025 SUBMITTAL DATES CHECKED DRAWN ARCH. PROJECT NO. REVISIONS b.hills architecture, PC 3156 south bown way boise I idaho I 83706 p.[PHONE REDACTED] ww com bhillsarch w. . hill . architecture s 11/20/2025 10:13:14 AM R.O.W. BUILDING VIEWS AE-03 STACY ALLISON WAY & CENTER ST. WOODBURN, OREGON BTH MM 25014 10/10/2025 WINCO FOODS 1" = 60'-0" SITE PLAN KEY NORTH STACEY ALLISON WAY 1 STACEY ALLISON WAY & CENTER STREET 2 CENTER STREET 3 1/4" = 1'-0" EVERGREEN ROAD & CENTER STREET 4 1/4" = 1'-0" EVERGREEN ROAD 6 WEST LOT LINE 5 ---PAGE BREAK--- One Lithonia Way • Conyers, Georgia 30012 • Phone: 1-800-705-SERV (7378) • www.acuitybrands.com © 2018-2025 Acuity Brands Lighting, Inc. All rights reserved. Lithonia RSX3 Area LED Rev. 04/02/25 Page 1 of 9 COMMERCIAL OUTDOOR RSX3 LED Area Luminaire Specifications Catalog Number Notes Type Introduction The new RSX LED Area family delivers maximum value by providing significant energy savings, long life and outstanding photometric performance at an affordable price. The RSX3 delivers 25,000 to 41,000 lumens allowing it to replace 400W to 1000W HID luminaires. The RSX features an integral universal mounting mechanism that allows the luminaire to be mounted on most existing drill hole patterns. This “no-drill” solution provides significant labor savings. An easy-access door on the bottom of mounting arm allows for wiring without opening the electrical compartment. A mast arm adaptor, adjustable integral slipfitter and other mounting configurations are available. EPA (ft2@0°): 0.70 ft2 (0.07 m2) Length: 33.8" (85.9 cm) (SPA mount) Width: 16.1" (40.9 cm) Height: 3.0" (7.6 cm) Main Body 7.2" (18.3 cm) Arm Weight (max): 48.0 lbs (21.8 kg) Hit the Tab key or mouse over the page to see all interactive elements. L W H Options Finish Shipped Installed HS House-side shield 7 PE Photocontrol, button style 8,9 PER7 Seven-wire twist-lock receptacle only (no controls) 9, 10, 11 SF Single fuse (120, 277, 347) 3 DF Double fuse (208, 240, 480) 3 SPD20KV 20KV Surge pack (10KV standard) FAO Field adjustable output 9 DMG 0-10V dimming extend out back of housing for external control (control ordered separate) 9 Shipped Installed *Standalone and Networked Sensors/Controls (factory default settings, see table page 9) NLTAIR2 PIRHN nLight AIR generation 2, with Networked Bi-Level motion/ambient sensor 9, 12, 13, 14 BAA Buy America(n) Act and/or Build America Buy America Qualified CCE Coastal Construction15 *Note: PIRHN with nLight Air can be used as a standalone or networked solution. Sensor coverage pattern is affected when luminaire is tilted. Shipped Separately (requires some field assembly) EGS External glare shield 7 EGFV External glare full visor (360° around light aperture) 7 BS Bird spikes 16 Dark Bronze Black DNAXD Natural Aluminum White Textured Dark Bronze Textured Black DNATXD Textured Natural Aluminum Textured White WW Ordering Information EXAMPLE: RSX3 LED P4 40K R3 MVOLT SPA RSX3 LED Series Performance Package Color Temperature Distribution Voltage Mounting RSX3 LED P1 P2 P3 P4 30K 3000K 40K 4000K 50K 5000K R2 Type 2 Wide R3 Type 3 Wide R3S Type 3 Short R4 Type 4 Wide R4S Type 4 Short R5 Type 5 Wide 1 R5S Type 5 Short 1 AFR Automotive Front Row AFRR90 Automotive Front Row Right Rotated AFRL90 Automotive Front Row Left Rotated MVOLT (120V-277V) 2 HVOLT (347V-480V) 3 XVOLT (277V-480V) 4 (use specific voltage for options as noted) 120 2 277 5 208 2 347 5 240 2 480 5 SPA Square pole mounting (3.0" min. SQ pole for 1 at 90°, 3.5" min. SQ pole for 2, 3, 4 at 90°) RPA Round pole mounting (3.2" min. dia. RND pole for 2, 3, 4 at 90°, 3.0" min. dia. RND pole for 1 at 90°, 2 at 180°, 3 at 120°) MA Mast arm adaptor (fits 2-3/8" OD horizontal tenon) IS Adjustable slipfitter (fits 2-3/8" OD tenon) 6 WBA Wall bracket WBASC Wall bracket with surface conduit box AASP Adjustable tilt arm square pole mounting 6 AARP Adjustable tilt arm round pole mounting 6 AAWB Adjustable tilt arm with wall bracket 6 AAWSC Adjustable tilt arm wall bracket and surface conduit box 6 Items marked by a shaded background qualify for the Design Select program and ship in 15 days or less. To learn more about Design Select, visit www.acuitybrands.com/designselect. *See ordering tree for details Design Select options indicated by this color background. DSXW2-LED Rev. 12/12/24 Page 1 of 4 One Lithonia Way • Conyers, Georgia 30012 • Phone: 1-800-705-SERV (7378) • www.lithonia.com © 2012-2024 Acuity Brands Lighting, Inc. All rights reserved. COMMERCIAL OUTDOOR D-Series Size 2 LED Wall Luminaire Ordering Information EXAMPLE: DSXW2 LED P2 40K 70CRI T3M MVOLT SRM Catalog Number Notes Type Hit the Tab key or mouse over the page to see all interactive elements. Luminaire Specifications H D W 5-1/2 4H W 1-1/2D For 3/4” NPT side-entry conduit Back Box (BBW) Width: 5-1/2” (14.0 cm) Depth: 1-1/2” (3.8 cm) Height: 4” (10.2 cm) BBW Weight: 1 lbs (0.5 kg) Width: 18-1/2” (47.0 cm) Depth: 10” (25.4 cm) Height: 7-5/8” (19.4 cm) Weight: 21 lbs (9.5 kg) DSXW2 LED Series Lumen Package CCT CRI Distribution Voltage Mounting Control Options DSXW2 LED P1 4200 Lumens P2 5300 Lumens P3 6100 Lumens P4 7200 Lumens P5 8200 Lumens P6 10000 Lumens P7 14300 Lumens 27K 2700K 30K 3000K 35K 3500K 40K 4000K 50K 5000K 57K 5700K AMBPC Amber PC 1 AMBLW Amber LW 2 70CRI 70CRI 80CRI 80CRI 3 AMCRI Amber CRI T2S Type 2 Short T2M Type 2 Medium T3LG Type 3 Low Glare 4 T3M Type 3 Medium T4M Type 4 Medium TFTM Forward Throw Medium BLC3 Back Light Control Type 3 4 BLC4 Back Light Control Type 4 4 MVOLT 120 5 208 5 240 5 277 5 347 5,6 480 5,6 HVOLT 6 Shipped included SRM Surface mounting bracket Shipped separately 15 BBW Surface- mounted back box (for conduit entry) Shipped installed PE Photoelectric cell, button type 7 PER NEMA twist-lock receptacle only (control ordered separate) 8 PER5 Five-wire receptacle only (control ordered separate) 8, 9 PER7 Seven-wire receptacle only (control ordered separate) 8, 9 DMG 0-10v dimming wires pulled outside fixture (for use with an external control, ordered separately) PIR 180º motion/ambient light sensor,<15' mtg ht 10, 11 PIRH 180° motion/ambient light sensor, 15-30' mtg ht 10, 11 PIR1FC3V Motion/ambient sensor, 8-15' mounting height, ambient sensor enabled at 1fc 11, 12 PIRH1FC3V Motion/ambient sensor, 15-30' mounting height, ambient sensor enabled at 1fc 11, 12 Other Options Finish (required) Shipped installed Shipped separately 15 SF Single fuse (120, 277, 347V) 5 BSW Bird-deterrent spikes DF Double fuse (208, 240, 480V) 5 VG Vandal guard HS House-side shield SPD Separate surge protection 13 Dark bronze Sandstone Textured white Black Textured dark bronze Textured sandstone DNAXD Natural aluminum Textured black White DNATXD Textured natural aluminum A+ Capable options indicated by this color background. Capable Luminaire This item is an A+ capable luminaire, which has been designed and tested to provide consistent color appearance and system-level interoperability. • All configurations of this luminaire meet the Acuity Brands’ specification for chromatic consistency • This luminaire is A+ Certified when ordered with DTL® controls marked by a shaded background. DTL DLL equipped luminaires meet the A+ specification for luminaire to photocontrol interoperability1 • This luminaire is part of an A+ Certified solution for ROAM® or XPoint™ Wireless control networks, providing out-of-the-box control compatibility with simple commissioning, when ordered with drivers and control options marked by a shaded background1 To learn more about visit www.acuitybrands.com/aplus. 1. See ordering tree for details. 2. A+ Certified Solutions for ROAM require the order of one ROAM node per luminaire. Sold Separately: Link to Roam; Link to DTL DLL 0.4 0.7 1.1 1.4 1.6 1.5 1.1 0.7 0.4 0.2 0.1 0.1 0.2 0.4 0.7 0.9 1.0 1.0 0.8 0.5 0.3 0.1 0.1 0.1 0.1 0.3 0.4 0.5 0.6 0.6 0.5 0.3 0.2 0.1 0.1 0.1 0.2 0.3 0.3 0.3 0.3 0.3 0.2 0.1 0.1 0.1 0.1 0.1 0.2 0.2 0.2 0.2 0.2 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.2 0.2 0.2 0.2 0.2 0.2 0.2 1 1 1 Schedule Symbol Label Image QTY Manufacturer Catalog Description Number Lamps Lamp Output LLF Input Power Polar Plot P 14 Lithonia Lighting RSX3 LED P1 40K R5 RSX Area Fixture Size 3 P1 Lumen Package 4000K CCT Type R5 Distribution 1 28009 0.8 389.42 PR 14 Lithonia Lighting RSX3 LED P1 40K R3 RSX Area Fixture Size 3 P1 Lumen Package 4000K CCT Type R3 Distribution 1 27281 0.8 194.71 PR- HS 6 Lithonia Lighting RSX3 LED P1 40K R3S HS RSX LED Area Luminaire Size 3 P1 Lumen Package 4000K CCT Type R3S Distribution with HS shield 1 19616 0.8 194.71 WB 15 Lithonia Lighting DSXW2 P2 40K T3LG 5000 4000K 70CRI Type 3 Low Glare 1 4663 0.8 34.84 A 7 Lithonia Lighting RSX2 LED P3 50K R5 RSX Area Fixture Size 2 P3 Lumen Package 5000K CCT Type R5 Distribution 1 22316 0.8 299.96 TYPE P LIGHT POLE DETAIL TYPE A LIGHT POLE DETAIL 11'-6" TYP 11'-0" TYP OREGON 93241PE R EXPIRATION DATE:12/31/27 E N G I N E E R E G I S T E R E D P R O F E S S I O N A L W I L L M B. C R A B B J A N. 9, 2 0 1 8 A I 01.15.26 ---PAGE BREAK--- OREGON 93241PE R EXPIRATION DATE:12/31/27 E N G I N E E R E G I S T E R E D P R O F E S S I O N A L W I L L M B. C R A B B J A N. 9, 2 0 1 8 A I 01.15.26 ---PAGE BREAK--- BIKE BIKE BIKE BIKE WINCO FOODS FFE: 186.50 STACY ALLISON WAY CENTER STREET EVERGREEN ROAD PROJECT NO. DRAWN CHECKED SUBMITTAL DATES OTB DATE REVISIONS SHEET TITLE SHEET STAMP Jan 19, 2026 4:33:35pm - User JasonBruhn N:\2 - PROJECTS\119 B HILLS ARCHITECTURE\119.008 WOODBURN, OR WINCO FOODS\ACAD\119.008 CV-01.DWG WINCO FOODS STACY ALLISON WAY & CENTER ST. WOODBURN, OREGON 119.008 R. SATAK J. BRUHN - 1/20/2026- 111 TUMWATER BLVD SE, SUITE B203 TUMWATER, WA 98501 88145PE OREGON R E G I S T E R E D P R O F E S S I O N A L B R A N D O N L . J O H N S O N J U N E 3 0 , 2 0 2 5 E N G I N E E R PRELIMINARY 1/20/2026 _CV-01 _COVER SHEET COVER SHEET CV-01 PRELIMINARY CIVIL CONSTRUCTION DOCUMENTS WOODBURN, OR LANDSCAPE ARCHITECT SCJ ALLIANCE 8730 TALLON LANE NE SUITE 200 LACEY, WA 98516 PHONE: [PHONE REDACTED] CONTACT: TRENT GRANTHAM GEOTECHNICAL TERRACON CONSULTANTS INC. 700 NE 55TH AVENUE PORTLAND, OR 97203 PHONE: [PHONE REDACTED] CONTACT: BRICE PLOUSE SURVEYOR WEDDLE SURVEYING, INC 6950 SW HAMPTON STREET SUITE 170 TIGARD, OR 97223 PHONE: [PHONE REDACTED] CONTACT: ANTHONY RYAN GOVERNING AGENCY CITY OF WOODBURN PHONE: [PHONE REDACTED] CONTACT: DAGO GARCIA UTILITIES SEWER CITY OF WOODBURN PHONE: [PHONE REDACTED] STORM CITY OF WOODBURN PHONE: [PHONE REDACTED] WATER CITY OF WOODBURN PHONE: [PHONE REDACTED] POWER PORTLAND GENERAL ELECTRIC PHONE: [PHONE REDACTED] NATURAL GAS NW NATURAL PHONE: [PHONE REDACTED] PHONE/CABLE/DATA CENTURY LINK PHONE: [PHONE REDACTED] SITE INFORMATION ADDRESS: NOT ASSIGNED PARCEL: 052W12C002100, 052W12C002200 ACRES: ±14.11 ZONING: COMMERCIAL GENERAL (CG) LEGAL DESCRIPTION SEE ALTA HORIZONTAL DATUM NAD83 VERTICAL DATUM ELEVATION 185.43' NAVD88 (GEOID18) APPLICANT WINCO FOODS, LLC 650 N PLACE BOISE, ID 83704 PHONE: [PHONE REDACTED] ENGINEER JSA CIVIL, LLC 111 TUMWATER BLVD SE, SUITE B203 TUMWATER, WA 98512 PHONE: [PHONE REDACTED] CONTACT: BRANDON JOHNSON ARCHITECT B. HILLS ARCHITECTURE, PC 3156 SOUTH BOWN WAY BOISE, ID 83706 PHONE: [PHONE REDACTED] CONTACT: BYRON HILLS TRAFFIC GVC TRANSPORTATION SOLUTIONS P.O. BOX 1268 TENINO, WA 98589 PHONE: [PHONE REDACTED] CONTACT: RYAN SHEA NTS OREGON PROJECT LOCATION WOODBURN CENTER ST N DEWATERING NOTE THE CONTRACTOR SHALL UTILIZE APPROPRIATE DEWATERING SYSTEMS AND TECHNIQUES TO MAINTAIN THE EXCAVATED AREA SUFFICIENTLY DRY FROM GROUNDWATER AND/OR SURFACE RUNOFF SO AS NOT TO ADVERSELY AFFECT CONSTRUCTION PROCEDURES OR CAUSE EXCESSIVE DISTURBANCE OF UNDERLYING NATURAL GROUND. THE CONTRACTOR SHALL REPAIR ANY DAMAGE RESULTING FROM THE FAILURE OF THE DEWATERING OPERATIONS OR FROM A FAILURE TO MAINTAIN ALL THE AREAS OF WORK IN A SUITABLE DRY CONDITION. UNLESS OTHERWISE SPECIFIED, CONTINUE DEWATERING UNINTERRUPTED UNTIL THE STRUCTURES, PIPES, AND APPURTENANCES TO BE BUILT HAVE BEEN PROPERLY INSTALLED, BACKFILLED, AND COMPACTED. WHERE SUBGRADE MATERIALS ARE UNABLE TO MEET THE SUBGRADE DENSITY REQUIREMENTS DUE TO IMPROPER DEWATERING TECHNIQUES, REMOVE AND REPLACE THE MATERIALS AS DIRECTED BY THE ENGINEER. TRAFFIC CONTROL NOTE THE CONTRACTOR SHALL PROVIDE ALL FLAGGERS, SIGNS, AND OTHER TRAFFIC CONTROL DEVICES AS NECESSARY TO COMPLETE THE WORK. THE CONTRACTOR SHALL ERECT AND MAINTAIN ALL CONSTRUCTION SIGNS, WARNING SIGNS, DETOUR SIGNS, AND OTHER TRAFFIC CONTROL DEVICES NECESSARY TO WARN AND PROTECT THE PUBLIC AT ALL TIMES FROM INJURY OR DAMAGE AS A RESULT OF THE CONTRACTOR'S OPERATIONS THAT MAY OCCUR IN HIGHWAYS, ROADS, OR STREETS. NO WORK SHALL BE DONE ON OR ADJACENT TO THE ROADWAY UNTIL ALL NECESSARY SIGNS AND TRAFFIC CONTROL DEVICES ARE IN-PLACE. THE CONTRACTOR SHALL NOT CLOSE DOWN THROUGH TRAFFIC ON CITY/COUNTY/STATE ROADS. ACCESS FOR BOTH VEHICULAR AND PEDESTRIAN TRAFFIC SHALL BE MAINTAINED AT ALL TIMES, EXCEPT WHERE THE CONTRACTOR OBTAINS PERMISSION TO TEMPORARILY CLOSE A SIDEWALK. THE CONTRACTOR SHALL SUBMIT A TRAFFIC CONTROL PLAN TO CITY OF WOODBURN FOR REVIEW AND APPROVAL PRIOR TO STARTING ANY WORK IN THE RIGHT-OF-WAY. 1"=80' DETAIL TITLE EVERGREEN RD STACY ALLISON WAY I-5 N A 1200-C NATIONAL POLLUTANT DISCHARGE ELIMINATION SYSTEM (NPDES) SHALL BE OBTAINED AS REQUIRED. 1200-C PERMIT NOTE SHEET INDEX SHEET TITLE CV-01 COVER SHEET SV-01 ALTA NSPS LAND TITLE SURVEY SV-02 ALTA NSPS LAND TITLE SURVEY SV-03 ALTA NSPS LAND TITLE SURVEY SV-04 ALTA NSPS LAND TITLE SURVEY SV-05 ALTA NSPS LAND TITLE SURVEY SP-01 PRELIMINARY SITE & PAVING PLAN FA-01 FIRE ACCESS PLAN UT-00 PRELIMINARY OVERALL UTILITY PLAN SD-00 PRELIMINARY STORM PLAN WT-00 PRELIMINARY WATER PLAN SS-00 PRELIMINARY SEWER PLAN LS-01 OVERALL LANDSCAPE PLAN LS-02 LANDSCAPE PLAN LS-03 LANDSCAPE PLAN LS-04 LANDSCAPE PLAN LS-05 LANDSCAPE PLAN LS-06 LANDSCAPE PLAN & DETAIL LS-07 LANDSCAPE PLAN & DETAILS ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- BIKE BIKE BIKE BIKE S S S S S S S S S D D D D D D D WV WV WV WV WV WV WV WV WV WV WV WV WV WV E E E E E E E E E LP LP LP LP LP LP LP LP LP LP E E E E T T T T T T T T T T T TV TV TV TV G G WINCO FOODS FFE: 186.50 STACY ALLISON WAY CENTER STREET EVERGREEN ROAD 1 2 2 TYP 3 6 8 8 9 11 14 15 TYP 16 12 13 R : 3 5 . 0 0 ' R :5 5 .0 0 ' R :3 5 .0 0 ' R :5 5 .0 0 ' R : 3 5 .0 0 ' R :5 5 .0 0 ' R :3 5 .0 0 ' R :5 5 .0 0 ' R : 3 5 .0 0 ' R : 3 5 .0 0 ' R : 3 5 .0 0 ' R :5 5 .0 0 ' R :5 5 .0 0 ' R :3 5 .0 0 ' R : 5 5 .0 0 ' TYP 7 4 EXISTING PROPERTY LINE TO BE ADJUSTED ADJUSTED PROPERTY LINE 5 R :5 5 .0 0 ' R : 3 5 .0 0 ' R :5 5 .0 0 ' 17 R :3 5 .0 0 ' R :5 5 .0 0 ' 10.00' PUBLIC UTILITY EASEMENT 18 10 6 10 10 10 10 36 40 40 40 34 34 40 41 19 33 36 10 7 10 10 10 10 5 3 5.00' PROPOSED R/W DEDICAITON LEGEND PROPERTY LINE PROPOSED PROPERTY LINE PROPOSED R/W DEDICATION EXISTING CURB & GUTTER PROPOSED BUILDING CEMENT CONCRETE CURB & GUTTER CEMENT CONCRETE SIDEWALK CEMENT CONCRETE PAVING WITHIN BUILDING/SITE LINE: SEE BUILDING PLANS ASPHALT PAVEMENT CART CORRAL STALL COUNT XX PROJECT NO. DRAWN CHECKED SUBMITTAL DATES OTB DATE REVISIONS SHEET TITLE SHEET STAMP Jan 19, 2026 4:38:07pm - User JasonBruhn N:\2 - PROJECTS\119 B HILLS ARCHITECTURE\119.008 WOODBURN, OR WINCO FOODS\ACAD\119.008 SP-01.DWG CALL BEFORE YOU DIG THE CONTRACTOR SHALL BE FULLY RESPONSIBLE FOR THE LOCATION AND PROTECTION OF ALL EXISTING UTILITIES. THE CONTRACTOR SHALL VERIFY ALL UTILITY LOCATIONS PRIOR TO CONSTRUCTION BY CALLING THE UNDERGROUND LOCATE LINE AT 811 A MINIMUM OF 48 HOURS PRIOR TO ANY EXCAVATION. WINCO FOODS STACY ALLISON WAY & CENTER ST. WOODBURN, OREGON 119.008 R. SATAK J. BRUHN - 1/20/2026- 111 TUMWATER BLVD SE, SUITE B203 TUMWATER, WA 98501 VERTICAL DATUM NAVD 88 88145PE OREGON R E G I S T E R E D P R O F E S S I O N A L B R A N D O N L . J O H N S O N J U N E 3 0 , 2 0 2 5 E N G I N E E R PRELIMINARY 1/20/2026 _SP-01 _PRELIMINARY SITE & PAVING PLAN PRELIMINARY SITE & PAVING PLAN SP-01 SCALE IN FEET 0 50 100 N CONSTRUCTION NOTES 1. PARKING LOT STRIPING: SEE ARCHITECTURAL SITE PLAN FOR ALL PARKING LOT STRIPING DIMENSIONS AND DETAILS 2. SCREEN WALL: SEE BUILDING PLANS 3. CART CORRALS: PROVIDED BY OWNER AND INSTALLED BY GENERAL CONTRACTOR 4. FIRE LANE REQUIRED TURNING RADIUS 5. ELECTRIC VEHICLE PARKING 6. BUILDING MOUNTED FIRE DEPARTMENT CONNECTION: SEE BUILDING PLANS 7. PIPE BOLLARDS (TYP): SEE BUILDING PLANS 8. SPEED BUMP 9. ADA ACCESSIBLE PARKING 10.CONSTRUCT ±350' OF 6' WIDE CEMENT CONCRETE SIDEWALK BETWEEN WALMART SOUTH ENTRANCE AND HARVARD DRIVE 11.30' FLAG POLE: APPROVED BY WINCO 12. GENERATOR ENCLOSURE: SEE BUILDING PLANS 13. PRECAST CEMENT CONCRETE WHEEL STOP 14.DRY AND WET COMPACTORS: SEE BUILDING PLANS 15.LOADING DOCKS: SEE BUILDING PLANS 16.LANDSCAPE ISLAND (TYP) 17.CARPOOL PARKING 18.MID BLOCK CROSSING WITH RRFB AT THE INTERSECTION OF OXFORD ST AND EVERGREEN RD X A SP-02 A SP-02 B SP-02 B SP-02 C SP-02 C SP-02 ---PAGE BREAK--- STACEY ALLISON WAY (A-A) 1"=5' ℄ 6.00' SHOULDER 12.00' TRAVEL LANE 12.00' CENTER TURN LANE 12.00' TRAVEL LANE 6.00' SHOULDER R/W R/W 74.00' 6.00' LANDSCAPE R/W DEDICATION 5.00' LANDSCAPE 6.00' PROPOSED SIDEWALK 5.00' ROW DEDICATION 48.00' EXISTING ROAD SECTION CENTER STREET (B-B) 1"=5' ℄ 14.00' CENTER TURN LANE 12.00' TRAVEL LANE 6.00' BIKE LANE R/W R/W 74.00' 5.50' LANDSCAPE 6.00' EX. SIDEWALK 12.00' TRAVEL LANE 6.00' BIKE LANE 5.50' LANDSCAPE 6.00' EX. SIDEWALK 50.00' EXISTING ROAD SECTION EVERGREEN ROAD (C-C) 1"=5' ℄ 14.00' CENTER TURN LANE 12.00' TRAVEL LANE 6.00' BIKE LANE R/W R/W 74.00' 5.50' LANDSCAPE 6.00' EX. SIDEWALK 12.00' TRAVEL LANE 6.00' BIKE LANE 5.50' LANDSCAPE 6.00' PROPOSED SIDEWALK 50.00' EXISTING ROAD SECTION PROJECT NO. DRAWN CHECKED SUBMITTAL DATES OTB DATE REVISIONS SHEET TITLE SHEET STAMP Jan 19, 2026 4:40:13pm - User JasonBruhn N:\2 - PROJECTS\119 B HILLS ARCHITECTURE\119.008 WOODBURN, OR WINCO FOODS\ACAD\119.008 SP-01.DWG CALL BEFORE YOU DIG THE CONTRACTOR SHALL BE FULLY RESPONSIBLE FOR THE LOCATION AND PROTECTION OF ALL EXISTING UTILITIES. THE CONTRACTOR SHALL VERIFY ALL UTILITY LOCATIONS PRIOR TO CONSTRUCTION BY CALLING THE UNDERGROUND LOCATE LINE AT 811 A MINIMUM OF 48 HOURS PRIOR TO ANY EXCAVATION. WINCO FOODS STACY ALLISON WAY & CENTER ST. WOODBURN, OREGON 119.008 R. SATAK J. BRUHN - 1/20/2026- 111 TUMWATER BLVD SE, SUITE B203 TUMWATER, WA 98501 VERTICAL DATUM NAVD 88 88145PE OREGON R E G I S T E R E D P R O F E S S I O N A L B R A N D O N L . J O H N S O N J U N E 3 0 , 2 0 2 5 E N G I N E E R PRELIMINARY 1/20/2026 _SP-02 _ABUTTING STREET CROSS SECTIONS ABUTTING STREET CROSS SECTIONS SP-02 ---PAGE BREAK--- BIKE BIKE BIKE BIKE S S S S S S S S S D D D D D D D WV WV WV WV WV WV WV WV WV WV WV WV WV WV E E E E E E E E E LP LP LP LP LP LP LP LP LP LP E E E E T T T T T T T T T T T TV TV TV TV G G WINCO FOODS FFE: 186.50 STACY ALLISON WAY CENTER STREET EVERGREEN ROAD R :3 5 .0 0 ' R :5 5 .0 0 ' R :3 5 .0 0 ' R :5 5 .0 0 ' R :5 5 .0 0 ' R :3 5 .0 0 ' R :5 5 .0 0 ' R : 3 5 .0 0 ' R :3 5 .0 0 ' R : 3 5 .0 0 ' R :5 5 .0 0 ' R :5 5 .0 0 ' R : 5 5 .0 0 ' R :5 5 .0 0 ' R : 3 5 .0 0 ' R :5 5 .0 0 ' 1 N:547867.09, E:7586949.69 1-FIRE HYDRANT ASSEMBLY N:548079.98, E:7587113.22 1-FIRE HYDRANT ASSEMBLY N:547650.34, E:7586974.24 1-FIRE HYDRANT ASSEMBLY N:547950.81, E:7587384.99 1-FIRE HYDRANT ASSEMBLY N:547682.47, E:7587040.74 WALL MOUNTED FDC SEE FIRE PROTECTION PLANS EX. FIRE HYDRANT EX. FIRE HYDRANT EX. FIRE HYDRANT EX. FIRE HYDRANT R :3 5 .0 0 ' R : 3 5 . 0 0 ' EX. FIRE HYDRANT LEGEND PROPERTY LINE PROPOSED PROPERTY LINE PROPOSED R/W DEDICATION EXISTING CURB & GUTTER PROPOSED BUILDING PROJECT NO. DRAWN CHECKED SUBMITTAL DATES OTB DATE REVISIONS SHEET TITLE SHEET STAMP Jan 19, 2026 4:36:41pm - User JasonBruhn N:\2 - PROJECTS\119 B HILLS ARCHITECTURE\119.008 WOODBURN, OR WINCO FOODS\ACAD\119.008 FIRE ACCESS PLAN.DWG CALL BEFORE YOU DIG THE CONTRACTOR SHALL BE FULLY RESPONSIBLE FOR THE LOCATION AND PROTECTION OF ALL EXISTING UTILITIES. THE CONTRACTOR SHALL VERIFY ALL UTILITY LOCATIONS PRIOR TO CONSTRUCTION BY CALLING THE UNDERGROUND LOCATE LINE AT 811 A MINIMUM OF 48 HOURS PRIOR TO ANY EXCAVATION. WINCO FOODS STACY ALLISON WAY & CENTER ST. WOODBURN, OREGON 119.008 R. SATAK J. BRUHN - 1/20/2026- 111 TUMWATER BLVD SE, SUITE B203 TUMWATER, WA 98501 VERTICAL DATUM NAVD 88 88145PE OREGON R E G I S T E R E D P R O F E S S I O N A L B R A N D O N L . J O H N S O N J U N E 3 0 , 2 0 2 5 E N G I N E E R PRELIMINARY 1/20/2026 _FA-01 _FIRE ACCESS PLAN FIRE ACCESS PLAN FA-01 SCALE IN FEET 0 50 100 N CONSTRUCTION NOTES 1. FIRE ACCESS LANE X 20.00' ---PAGE BREAK--- S S S S S S S S S D D D D D D D WV WV WV WV WV WV WV WV WV WV WV WV WV WV E E E E E E E E E LP LP LP LP LP LP LP LP LP LP E E E E T T T T T T T T T T T TV TV TV TV G G WINCO FOODS FFE: 186.50 STACY ALLISON WAY CENTER STREET EVERGREEN ROAD CONNECT TO EXISTING WATER LINE SEE WT-00 CONNECT TO EXISTING WATER LINE SEE WT-00 CONNECT TO EXISTING SEWER LINE SEE SS-00 EXISTING STREET LIGHT TO BE RELOCATED EXISTING STREET LIGHT AND CABLE BOXES TO BE RELOCATED CONNECT TO EXISTING STORM LINE SEE SD-00 10.00' PUBLIC UTILITY EASEMENT LEGEND PROPERTY LINE PROPOSED PROPERTY LINE PROPOSED R/W DEDICATION EASEMENT LINE EXISTING CURB & GUTTER EXISTING SEWER LINE EXISTING STORM LINE EXISTING WATER LINE EXISTING SEWER MANHOLE EXISTING CATCH BASIN EXISTING STORM MANHOLE EXISTING WATER VALVE EXISTING FIRE HYDRANT *SEE ALTA FOR ADDITIONAL UTILITY INFORMATION PROPOSED BUILDING CEMENT CONCRETE CURB & GUTTER STORM LINE WATER LINE WATER SERVICE LINE SEWER LINE D S WV PROJECT NO. DRAWN CHECKED SUBMITTAL DATES OTB DATE REVISIONS SHEET TITLE SHEET STAMP Jan 19, 2026 4:42:27pm - User JasonBruhn N:\2 - PROJECTS\119 B HILLS ARCHITECTURE\119.008 WOODBURN, OR WINCO FOODS\ACAD\119.008 UT-00.DWG CALL BEFORE YOU DIG THE CONTRACTOR SHALL BE FULLY RESPONSIBLE FOR THE LOCATION AND PROTECTION OF ALL EXISTING UTILITIES. THE CONTRACTOR SHALL VERIFY ALL UTILITY LOCATIONS PRIOR TO CONSTRUCTION BY CALLING THE UNDERGROUND LOCATE LINE AT 811 A MINIMUM OF 48 HOURS PRIOR TO ANY EXCAVATION. WINCO FOODS STACY ALLISON WAY & CENTER ST. WOODBURN, OREGON 119.008 R. SATAK J. BRUHN - 1/20/2026- 111 TUMWATER BLVD SE, SUITE B203 TUMWATER, WA 98501 VERTICAL DATUM NAVD 88 88145PE OREGON R E G I S T E R E D P R O F E S S I O N A L B R A N D O N L . J O H N S O N J U N E 3 0 , 2 0 2 5 E N G I N E E R PRELIMINARY 1/20/2026 _UT-00 _PRELIMINARY OVERALL UTILITY PLAN PRELIMINARY OVERALL UTILITY PLAN UT-00 SCALE IN FEET 0 50 100 N ---PAGE BREAK--- 182 183 184 185 186 183 184 185 186 184 184 185 185 186 186 187 187 184 185 185 186 186 185 186 182 183 184 184 184 185 182 183 184 185 185 186 186 185 184 184 185 185 185 183 184 182 183 184 185 S S S S S S S S S D D D D D D D WV WV WV WV WV WV WV WV WV WV WV WV WV WV E E E E E E E E E LP LP LP LP LP LP LP LP LP LP E E E E T T T T T T T T T T T TV TV TV TV G G WINCO FOODS FFE: 186.50 STACY ALLISON WAY CENTER STREET EVERGREEN ROAD 261 LF OF 18" @ 0.51% 207 LF OF 18" @ 0.50% 10.00' PUBLIC UTILITY EASEMENT N:547751.51, E:7586884.87 STORMWATER STRUCTURE RIM:186.67 IE:178.85 (18" SE) IE:178.85 (18" NE) N:547859.52, E:7586967.84 STORMWATER STRUCTURE RIM:186.20 IE:179.16 SE) IE:178.17 (18" SW) IE:178.17 (18" NE) N:547939.26, E:7587357.66 STORMWATER STRUCTURE RIM:185.97 IE:179.30 (18" NE) IE:179.30 (18" NW) N:547624.26, E:7587149.50 STORMWATER STRUCTURE RIM:185.92 IE:180.59 NW) IE:180.59 (18" SW) N:548098.73, E:7587151.57 STORMWATER STRUCTURE RIM:185.92 IE:177.96 (18" SE) IE:177.96 (18" SW) N:547625.59, E:7587048.78 STORMWATER STRUCTURE RIM:185.81 IE:179.89 (18" SE) IE:179.89 (18" SW) IE:179.89 (18" NW) N:547576.44, E:7587112.77 STORMWATER STRUCTURE RIM:185.59 IE:180.29 (18" NE) IE:180.29 (18" NW) N:547945.15, E:7587334.97 CONNECT TO ROOF DOWNSPOUT (TYP) SEE BUILDING PLANS FOR CONTINUATION IE:183.90 NE) N:547844.29, E:7586987.66 CONNECT TO CART DRAIN SEE PLUMBING PLANS FOR CONTINUATION IE:183.33 NW) N:547886.80, E:7586595.80 STORMWATER STRUCTURE RIM:183.79 IE:180.27 (18" NE) N:547532.97, E:7586973.04 STORMWATER STRUCTURE RIM:183.73 IE:180.23 (18" NE) N:548051.75, E:7586722.50 STORMWATER STRUCTURE RIM:182.75 IE:178.48 (18" SW) IE:178.48 (18" NE) N:548184.86, E:7586825.33 STORMWATER STRUCTURE RIM:181.92 IE:176.77 (18" SW) IE:176.77 (18" NE) IE:176.67 (18" SE) IE:176.67 (18" NW) N:548297.08, E:7586911.52 STORMWATER STRUCTURE RIM:181.21 IE:177.05 (18" NE) IE:177.05 (18" SW) N:547714.39, E:7587014.40 CONNECT TO TRENCH DRAIN SEE PLUMBING PLANS FOR CONTINUATION IE:180.63 SW) N:547611.28, E:7587128.55 CONNECT TO TRENCH DRAIN SEE PLUMBING PLANS FOR CONTINUATION IE:180.63 SE) N:547629.57, E:7587142.59 CONNECT TO TRENCH DRAIN SEE PLUMBING PLANS FOR CONTINUATION IE:180.63 SE) 23 LF OF 18" @ 0.50% 81 LF OF 18" @ 0.50% 136 LF OF 18" @ 0.50% 172 LF OF 18" @ 0.50% 9 LF OF 6" @ 0.50% 9 LF OF 6" @ 1.84% 207 LF OF 18" @ 0.86% 168 LF OF 18" @ 1.02% 141 LF OF 18" @ 0.20% 25 LF OF 6" @ 16.68% 120 LF OF 18" @ 0.28% 49 LF OF 6" @ 1.27% 37 LF OF 18" @ 0.50% 14 LF OF 18" @ 2.03% 311 LF OF 18" @ 0.21% 130 LF OF 18" @ 0.50% N:547995.95, E:7587072.63 STORMWATER STRUCTURE RIM:186.10 IE:177.31 (18" SW) IE:177.31 (18" NE) IE:177.31 (18" NW) N:548320.18, E:7586928.90 FOR FUTURE CONNECTION 1-18" CAP IE:177.19 (18" SW) 29 LF OF 18" @ 0.50% 38 LF OF 18" @ 0.45% N:547969.80, E:7587380.97 STORMWATER STRUCTURE RIM:184.45 IE:179.47 (18" NE) IE:179.47 (18" SW) 13 LF OF 18" @ 0.60% N:547979.67, E:7587388.70 FOR FUTURE CONNECTION 1-18" CAP IE:179.54 (18" SW) N:548195.44, E:7586816.59 STORM STRUCTURE CONNECT TO EXISTING STORM LINE IE:176.39 (18" W) IE:176.39 (18" SE) LEGEND PROPERTY LINE PROPOSED PROPERTY LINE PROPOSED R/W DEDICATION EASEMENT LINE EXISTING CURB & GUTTER EXISTING CONTOURS PROPOSED CONTOURS EXISTING STORM LINE EXISTING CATCH BASIN EXISTING STORM MANHOLE PROPOSED BUILDING CEMENT CONCRETE CURB & GUTTER WATER LINE WATER SERVICE LINE SEWER LINE STORM LINE 18" AND SMALLER UNLESS OTHERWISE NOTED STORM LINE 18" AND LARGER UNLESS OTHERWISE NOTED STORMWATER STRUCTURES XX XX XX XX D PROJECT NO. DRAWN CHECKED SUBMITTAL DATES OTB DATE REVISIONS SHEET TITLE SHEET STAMP Jan 19, 2026 4:36:21pm - User JasonBruhn N:\2 - PROJECTS\119 B HILLS ARCHITECTURE\119.008 WOODBURN, OR WINCO FOODS\ACAD\119.008 SD-00.DWG CALL BEFORE YOU DIG THE CONTRACTOR SHALL BE FULLY RESPONSIBLE FOR THE LOCATION AND PROTECTION OF ALL EXISTING UTILITIES. THE CONTRACTOR SHALL VERIFY ALL UTILITY LOCATIONS PRIOR TO CONSTRUCTION BY CALLING THE UNDERGROUND LOCATE LINE AT 811 A MINIMUM OF 48 HOURS PRIOR TO ANY EXCAVATION. WINCO FOODS STACY ALLISON WAY & CENTER ST. WOODBURN, OREGON 119.008 R. SATAK J. BRUHN - 1/20/2026- 111 TUMWATER BLVD SE, SUITE B203 TUMWATER, WA 98501 VERTICAL DATUM NAVD 88 88145PE OREGON R E G I S T E R E D P R O F E S S I O N A L B R A N D O N L . J O H N S O N J U N E 3 0 , 2 0 2 5 E N G I N E E R PRELIMINARY 1/20/2026 _SD-00 _PRELIMINARY STORM PLAN PRELIMINARY STORM PLAN SD-00 SCALE IN FEET 0 50 100 N ---PAGE BREAK--- S S S S S S S S S D D D D D D D WV WV WV WV WV WV WV WV WV WV WV WV WV WV E E E E E E E E E LP LP LP LP LP LP LP LP LP LP E E E E T T T T T T T T T T T TV TV TV TV G G WINCO FOODS FFE: 186.50 STACY ALLISON WAY CENTER STREET EVERGREEN ROAD 10.00' PUBLIC UTILITY EASEMENT 16.00' PROPOSED WATER EASEMENT N:547673.59, E:7586969.40 1-2" WATER METER (IRRIGATION) N:547867.09, E:7586949.69 1-FIRE HYDRANT ASSEMBLY N:548079.98, E:7587113.22 1-FIRE HYDRANT ASSEMBLY N:547670.55, E:7586973.37 1-2" WATER METER (DOMESTIC) N:547650.34, E:7586974.24 1-FIRE HYDRANT ASSEMBLY N:547721.89, E:7586848.25 1-8" 90° BEND 1-8" GATE VALVE THRUST BLOCKING N:547862.22, E:7586956.04 1-8"x6" TEE 1-6" GATE VALVE THRUST BLOCKING N:547634.47, E:7586962.05 1-8"x6" TEE 1-6" GATE VALVE THRUST BLOCKING N:547614.26, E:7586988.37 1-8"x6" TEE 1-8" GATE VALVE 1-6" GATE VALVE THRUST BLOCKING N:548075.11, E:7587119.56 1-8"x6" TEE 1-6" GATE VALVE THRUST BLOCKING N:547540.87, E:7587083.92 1-8" 45° BEND THRUST BLOCKING N:547547.44, E:7587134.06 1-8" 45° BEND 1-8" GATE VALVE THRUST BLOCKING N:547616.76, E:7587187.31 1-8" TEE 2-8" GATE VALVES THRUST BLOCKING N:547595.24, E:7587215.32 CONNECT TO EXISTING 12" WATER LINE 1-8" GATE VALVE THRUST BLOCKING N:547939.10, E:7587375.94 1-8"x6" TEE 1-6" GATE VALVE THRUST BLOCKING N:547668.59, E:7587050.62 CONNECT TO 3" DOMESTIC WATER LINE STUB BACKFLOW DEVICE LOCATED INSIDE BUILDING SEE PLUMBING PLANS FOR CONTINUATION N:548114.19, E:7587149.58 1-8" 90° BEND 1-8" GATE VALVE THRUST BLOCKING N:547886.64, E:7587443.76 CONNECT TO EXISTING 12" WATER LINE 1-8" GATE VALVE THRUST BLOCKING N:547678.51, E:7587037.70 CONNECT TO 6" FIRE LINE STUB BACKFLOW DEVICE LOCATED INSIDE BUILDING SEE FIRE PROTECTION PLANS FOR CONTINUATION N:547982.87, E:7587555.80 EX. FIRE HYDRANT N:547682.47, E:7587040.74 WALL MOUNTED FDC SEE FIRE PROTECTION PLANS N:548283.48, E:7587340.87 EX. FIRE HYDRANT N:548255.70, E:7586853.92 EX. FIRE HYDRANT N:547858.93, E:7586549.58 EX. FIRE HYDRANT N:547625.03, E:7587238.42 EX. FIRE HYDRANT 39 LF OF 8" 47 LF OF 8" 49 LF OF 8" 143 LF OF 8" 33 LF OF 8" 120 LF OF 8" 51 LF OF 8" 87 LF OF 8" 81 LF OF 6" 62 LF OF 3" 45 LF OF 3" 370 LF OF 8" 35 LF OF 8" 177 LF OF 8" 268 LF OF 8" 286 LF OF 8" N:547950.81, E:7587384.99 1-FIRE HYDRANT ASSEMBLY N:547910.48, E:7587412.94 1-8" TEE 2-8" GATE VALVES THRUST BLOCKING LEGEND PROPERTY LINE PROPOSED PROPERTY LINE PROPOSED R/W DEDICATION EASEMENT LINE EXISTING CURB & GUTTER EXISTING WATER LINE EXISTING WATER VALVE EXISTING FIRE HYDRANT PROPOSED BUILDING CEMENT CONCRETE CURB & GUTTER STORM LINE SEWER LINE WATER LINE UNLESS OTHERWISE NOTED WATER SERVICE LINE UNLESS OTHERWISE NOTED WATER METER FIRE HYDRANT FIRE DEPARTMENT CONNECTION GATE VALVE WV PROJECT NO. DRAWN CHECKED SUBMITTAL DATES OTB DATE REVISIONS SHEET TITLE SHEET STAMP Jan 19, 2026 4:37:03pm - User JasonBruhn N:\2 - PROJECTS\119 B HILLS ARCHITECTURE\119.008 WOODBURN, OR WINCO FOODS\ACAD\119.008 WT-00.DWG CALL BEFORE YOU DIG THE CONTRACTOR SHALL BE FULLY RESPONSIBLE FOR THE LOCATION AND PROTECTION OF ALL EXISTING UTILITIES. THE CONTRACTOR SHALL VERIFY ALL UTILITY LOCATIONS PRIOR TO CONSTRUCTION BY CALLING THE UNDERGROUND LOCATE LINE AT 811 A MINIMUM OF 48 HOURS PRIOR TO ANY EXCAVATION. WINCO FOODS STACY ALLISON WAY & CENTER ST. WOODBURN, OREGON 119.008 R. SATAK J. BRUHN - 1/20/2026- 111 TUMWATER BLVD SE, SUITE B203 TUMWATER, WA 98501 VERTICAL DATUM NAVD 88 88145PE OREGON R E G I S T E R E D P R O F E S S I O N A L B R A N D O N L . J O H N S O N J U N E 3 0 , 2 0 2 5 E N G I N E E R PRELIMINARY 1/20/2026 _WT-00 _PRELIMINARY WATER PLAN PRELIMINARY WATER PLAN WT-00 SCALE IN FEET 0 50 100 N ---PAGE BREAK--- S S S S S S S S S D D D D D D D WV WV WV WV WV WV WV WV WV WV WV WV WV WV E E E E E E E E E LP LP LP LP LP LP LP LP LP LP E E E E T T T T T T T T T T T TV TV TV TV G G WINCO FOODS FFE: 186.50 STACY ALLISON WAY CENTER STREET EVERGREEN ROAD 10.00' PUBLIC UTILITY EASEMENT N:547889.18, E:7587385.55 CONNECT TO 6" SEWER STUB IE OUT:175.67 SE) N:547825.86, E:7587447.40 SEWER LATERAL IE IN:165.68 NW) 89 LF OF 6" @ 0.1129 FT/FT LEGEND PROPERTY LINE PROPOSED PROPERTY LINE PROPOSED R/W DEDICATION EASEMENT LINE EXISTING CURB & GUTTER EXISTING SEWER LINE EXISTING SEWER MANHOLE PROPOSED BUILDING CEMENT CONCRETE CURB & GUTTER STORM LINE WATER LINE WATER SERVICE LINE SEWER LINE UNLESS OTHERWISE NOTED GREASE INTERCEPTOR SEE BUILDING PLANS S PROJECT NO. DRAWN CHECKED SUBMITTAL DATES OTB DATE REVISIONS SHEET TITLE SHEET STAMP Jan 19, 2026 4:37:47pm - User JasonBruhn N:\2 - PROJECTS\119 B HILLS ARCHITECTURE\119.008 WOODBURN, OR WINCO FOODS\ACAD\119.008 SS-00.DWG CALL BEFORE YOU DIG THE CONTRACTOR SHALL BE FULLY RESPONSIBLE FOR THE LOCATION AND PROTECTION OF ALL EXISTING UTILITIES. THE CONTRACTOR SHALL VERIFY ALL UTILITY LOCATIONS PRIOR TO CONSTRUCTION BY CALLING THE UNDERGROUND LOCATE LINE AT 811 A MINIMUM OF 48 HOURS PRIOR TO ANY EXCAVATION. WINCO FOODS STACY ALLISON WAY & CENTER ST. WOODBURN, OREGON 119.008 R. SATAK J. BRUHN - 1/20/2026- 111 TUMWATER BLVD SE, SUITE B203 TUMWATER, WA 98501 VERTICAL DATUM NAVD 88 88145PE OREGON R E G I S T E R E D P R O F E S S I O N A L B R A N D O N L . J O H N S O N J U N E 3 0 , 2 0 2 5 E N G I N E E R PRELIMINARY 1/20/2026 _SS-00 _PRELIMINARY SEWER PLAN PRELIMINARY SEWER PLAN SS-00 SCALE IN FEET 0 50 100 N ---PAGE BREAK--- _LS-01 _OVERALL LANDSCAPE PLAN ---PAGE BREAK--- _LS-02 _LANDSCAPE PLAN ---PAGE BREAK--- _LS-03 _LANDSCAPE PLAN ---PAGE BREAK--- _LS-04 _LANDSCAPE PLAN ---PAGE BREAK--- _LS-05 _LANDSCAPE PLAN ---PAGE BREAK--- _LS-06 _LANDSCAPE PLAN & DETAIL ---PAGE BREAK--- _LS-07 _LANDSCAPE PLAN & DETAILS