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November 26, 2025 Conner Hayes, Director Blitz Holdings 506 Second Ave, Ste 1009 Seattle WA 98104 RE: Status of DR 25-13 “Thoroughbred Car Wash” at 1299 N Pacific Hwy (Tax Lot051W08DB02400) Dear Mr. Hayes: Thank you for submitting a Design Review (DR) application on October 29, 2025 for the subject property. Staff reviewed the application for completeness and determined it to be incomplete as of November 26, 2025. You are receiving this letter in compliance with Oregon Revised Statutes (ORS) 227.178(2). Needed items to deem the application complete are outlined below. Section references are to the Woodburn Development Ordinance (WDO). Part 1- Necessary additions/changes • Provide a Traffic Impact Analysis (TIA). The City uses a third-party transportation planning consultant, DKS Associates, for TIA reviews. Please refer to the attached memo from DKS and respond to the comments. • Narrative: describe who Nick Ciero is to the property, provide context for architectural choices • Respond to and revise plans per ODOT’s comments. o Either realign the sidewalk along N. Pacific Hwy to either be entirely within the ROW dedication (not in the PUE), or be prepared to dedicate a permanent access easement or to dedicate more ROW in that location. o ODOT has suggested a revision to the curb bump out on Alexandra. (See image below) Be prepared to meet their requirements. ---PAGE BREAK--- Letter of Completeness – Salud Medical Center Renovation – DR 23-09, SA 23-07, & VAR 23-07 Page 2 of 3 • Show and be prepared to dedicate a Public Utility Easement (PUE) 5-feet wide along Alexandra Ave. • Show vision clearance triangle on site plan (30’ corner VCA). • Show pedestrian access from streets- wide sidewalks from each street (3.04.06B). (To not do this would require a Variance) • Update site plan & landscape plan to match (landscape islands are not the same size). • Confirm and clearly indicate 2 bike parking stalls. • Clarify on plans if each façade meets 30% glazing (in area not lineal feet) (discuss in narrative). • Include note regarding awnings on front of building- materials/dimensions (discuss in narrative). • Provide a deed showing ownership of the property. • Indicate sidewalk and landscape strips are 6-feet wide. Public Works General Requirements: • Provide an erosion control plan. • Provide a copy of an approved DEQ 1200C permit, if required. • Provide street light plans for both Alexandra Ave and Highway 99E, if required. • Provide notes on plans to "abandon existing water, sewer and storm service lines up to the main lines" if they are not going to be used for this development. • The City requests that the applicant construct curb extensions on the north side of the intersection of Alexandra Ave and Hwy 99E, to match the south side. Traffic SDC credits are applicable for the city's request to construct curb extensions on the north side only. • Applicant to obtain permits from ODOT for all work within Hwy 99E rights-of-way. • Applicant to obtain permits from Marion County Plumbing division for all work within private property. • Make edits from the notes on attached “Public Works Comments” such as: o Install Continental Striping at the Alexandra Ave. crosswalk. o Follow storm drainage report for installation of Type 2 manhole. o Recommended ductile iron pipe, traffic rate (See note on attached C3.0) ---PAGE BREAK--- Letter of Completeness – Salud Medical Center Renovation – DR 23-09, SA 23-07, & VAR 23-07 Page 3 of 3 Part 2- These items can be changed at this phase or staff will condition them during final review • Photometric plan to include any street lighting per 3.02.03A and all exterior lighting per 3.11 (outdoor lighting has height limits 3.11.02) • Staff will send this application to the Fire Marshal to review. Staff will send you his response as soon as possible. He may require a Fire Access Plan as described in the Pre-App notes. • Show plan for wheel stops and striping per 3.05.02 • Check building code to determine if Electric Vehicle parking is required. • 9 street trees are required along Alexandra Ave, but 6 are shown. Either change Landscape Plan or be prepared to pay a fee in lieu. • 4 trees are required along N Pacific Hwy, but 3 are shown. Either change or be prepared to pay a fee in lieu. • Street trees along N Pacific Hwy must be LARGE trees 60-120’ tall at maturity. Revise Landscape Plan. • Show detail of the architectural wall screening the property from the Residential zone to the West. • Amend architectural lighting detail to show cover(s) meeting dark sky requirements (3.11). • Ensure rooftop equipment will be screened. • Signs will be reviewed separately, not part of this Land Use approval. Ensure no neon or neon-like signs/lighting, as it is prohibited by 3.10.08F. Please contact me at [PHONE REDACTED] or <[EMAIL REDACTED]> with questions. Sincerely, Heidi Hinshaw, AICP Associate Planner cc: Brion Scott, ODOT Region 2 Dago Garcia, City Engineer Omar Ortiz, Fire Marshal Keana Poach, Assistant Planner, Core States Group, [EMAIL REDACTED] Logan Piburn, Senior Project Architect, [EMAIL REDACTED] Nathan Machiela, Senior Civil Project Manager, Core States Group, [EMAIL REDACTED] Jeff Varley, Senior Landscape Architect, Core States Group, [EMAIL REDACTED] Attachments: 101 TIA memo from DKS Associates 102 Public Works Comments ---PAGE BREAK--- TRANSPORTATION REVIEW COMMENTS DATE: November 26, 2025 TO: Heidi Hinshaw and Dan Handel I City of Woodburn FROM: Reah Flisakowski, PE and Hallie Turk, EI, RSP1 I DKS Associates SUBJECT: Woodburn Thoroughbred Express Car Wash Traffic Memorandum Review (DR 25-13) Project #24150-001 INTRODUCTION DKS has reviewed the traffic memorandum1 for the proposed Woodburn Thoroughbred Express Car Wash prepared by Transpo Group. The proposed development would construct a car wash service with one car wash tunnel and 10 vacuum stations. The purpose of this review is to determine whether the submitted traffic memorandum meets the requirements of Section 3.04.05 in the Woodburn Development Ordinance. TRAFFIC MEMORANDUM COMMENTS 1. DKS notes that the trip generation estimate is based on data collected from one existing Thoroughbred Express car wash site in Russellville, Kentucky. Trip generation estimates are typically developed based on trip generation rates provided by the Institute of Transportation Engineers (ITE) Trip Generation Manual.2 This manual provides trip generation rates that are based on data collected using methodology outlined in the ITE Trip Generation Handbook.3 Chapter 9 of the Trip Generation Handbook states that local trip generation data should only be used to estimate trip generation if the characteristics or setting of the proposed development and study site are not covered by land uses in the Trip Generation Manual. DKS believes that trip generation for this proposed development can and should be estimated using ITE rates. Upon initial research, DKS suggests using trip generation rates provided for Land Use Code (LUC) 948 for Automated Car Wash. The ITE definition for LUC 948 is “An automated car wash is a facility that allows for the mechanical cleaning of the 1 Woodburn Thoroughbred Express Car Wash – Traffic Study, Transpo Group, September 16, 2025. 2 Trip Generation Manual, 12th Edition. Institute of Transportation Engineers, 2025. 3 Trip Generation Handbook, 3rd Edition. Institute of Transportation Engineers, 2017. ---PAGE BREAK--- THOROUGHBRED EXPRESS CAR WASH • TRANSPORTATION REVIEW • NOVEMBER 26, 2025 2 exterior of vehicles. Manual cleaning service may also be available at the facility.” The proposed development meets this description. 2. According to the proposed architectural plans, the car wash building area is approximately 3,070 square feet. There are also 10 outdoor manual cleaning stalls, which are encompassed in the ITE trip generation rate per the LUC 948 description provided by the Manual. The potential trip generation for a development of this size is shown in Table 1 below. It should be noted the most recent edition of the ITE Trip Generation Manual does not provide a pass-by trip rate for this land use. Therefore, no pass-by trip reduction should be applied to the development’s trip generation estimate. TABLE 1: POTENTIAL TRIP GENERATION ESTIMATE FOR PROPOSED DEVELOPMENT Land Use Daily AM Peak Hour PM Peak Hour In Out Total In Out Total Automated Car Wash (948) Size: 3,070 square feet 778 25 21 46 37 38 75 Note: This table provides a potential trip generation estimate for the proposed development. The developer’s traffic engineer should independently confirm this estimate to ensure the correct land use description and building size. 3. If the developer believes that the ITE land use description for Automated Car Wash (948) is not applicable to the proposed development, the traffic memorandum must include the following: • An explanation for why the national Trip Generation Manual data is not appropriate for local applications. Chapter 9 of the ITE Trip Generation Handbook states, “It is critical that the analyst document a common-sense rationale for the local trip generation characteristics to be significantly different from that presented in the Manual”. • A description of the data collection process that satisfies the methodology outlined in Chapter 9 of the ITE Trip Generation Handbook. The handbook states data should be collected at a minimum of three local sites (five or more sites is preferable). Please have the applicant revise the trip generation estimate to address these comments. 4. Section 3.04.05 of the Woodburn Development Ordinance (WDO)4 states that a transportation impact analysis (TIA) is required for a development with an estimated trip generation of at least 50 peak hour trips or 500 average daily trips. According to the initial estimate shown in Table 1, the revised trip generation estimate is likely to require a TIA. The submitted TIA must include all required elements outlined in WDO Section 3.04.05. 4 Section 3.04: Vehicular & Bicycle/Pedestrian Access, City of Woodburn Development Ordinance. Last amended July 2024. ---PAGE BREAK--- VAC VAC VAC VAC VAC VAC VAC VAC VAC S56°14'35"E 273.52' S14°28'24"E 30.01' S33°45'59"W 120.01' N56°14'35"W 295.88' N33°45'13"E 140.00' Sheet Job Number of Horizontal Designed Drawn Checked Scale: For: Vertical Approved Date Title: P:\23000s\23947\engineering\23947-O.dwg 10/3/2025 10:55 AM RGAUL 6 23947 BLITZ HOLDINGS 506 SECOND AVE, SUITE 1009 SEATTLE, WA 98104 1299 N. PACIFIC HIGHWAY WOODBURN, OR, 97071 10/16/25 NJM NJM RSG RSG WOODBURN THOROUGHBRED EXPRESS WASH Revision No. Date By Ckd. Appr. PRELIMINARY NORTH PACIFIC HWY (99 E) Dial 811 Callbefore you dig. below. Know what's COVER SHEET SCALE: 1"=20' 0 40' 20' 10' ALEXANDRA AVE C1.0 1"=20' N/A COVER SHEET VICINITY MAP GENERAL SITE NOTES: GEOTECHNICAL REPORT NOTES SITE INFORMATION HORIZONTAL CONTROL NOTE: MONUMENT PROTECTION NOTE: SURVEY INFORMATION OWNER/APPLICANT ENGINEER SURVEYOR GEOTECHNICAL ENGINEER SITE INFO LEGAL DESCRIPTION ST X EXISTING PROPOSED LEGEND: 432 G W P UTILITY CONFLICT NOTE: NOT TO SCALE SITE E HARDCASTLE AVE N PACIFIC HWY MT. HOOD AVE PARK AVE JAMES ST ALEXANDRA AVE Sheet Number Sheet Title THOROUGHBRED CARWASH General Requirements: 1. Provide an erosion control plan 2. Provide a copy of an approved DEQ 1200C permit, if required 3. Provide street light plans for both Alexandra Ave and Highway 99E, if required 4.Provide notes on plans to "abandon existing water, sewer and storm service lines up to the main lines" if they are not going to be use for this development. 5. The City is requesting the applicant to construct curb extensions on the north side of the intersection of Alexandra Ave and Hwy 99E, to match the south side. Traffic SDC credits are applicable for the city's request to construct curb extension on the north side only. 6. Applicant to obtain permits from ODOT for all work with in Hwy 99E right-of-ways. 6. Applicant to obtain permits from Marion County Plumbing division for all work within private property. ---PAGE BREAK--- ---PAGE BREAK--- VAC VAC VAC VAC VAC VAC VAC VAC VAC S56°14'35"E 273.52' S14°28'24"E 30.01' S33°45'59"W 120.01' N56°14'35"W 295.88' N33°45'13"E 140.00' Sheet Job Number of Horizontal Designed Drawn Checked Scale: For: Vertical Approved Date Title: P:\23000s\23947\engineering\23947-A.dwg 10/16/2025 11:18 AM RGAUL 6 23947 BLITZ HOLDINGS 506 SECOND AVE, SUITE 1009 SEATTLE, WA 98104 1299 N. PACIFIC HIGHWAY WOODBURN, OR, 97071 10/16/25 NJM NJM RSG RSG WOODBURN THOROUGHBRED EXPRESS WASH Revision No. Date By Ckd. Appr. PRELIMINARY THOROUGHBRED CARWASH NORTH PACIFIC HWY (99 E) Dial 811 Callbefore you dig. below. Know what's PRELIMINARY SITE PLAN ALEXANDRA AVE 1 2 4 5 6 7 8 9 10 11 12 13 14 15 16 17 19 18 C2.0 1"=20' N/A PRELIMINARY SITE PLAN 2 2 5 6 7 7 7 7 7 7 7 8 8 11 12 16 17 17 17 17 17 16 20 21 21 22 22 22 22 22 NAPA AUTO PARTS O'CONNELL'S SHOE STORE SCALE: 1"=20' 0 40' 20' 10' 3 23 SITE PLAN KEYNOTES: 24 8 19 25 ZONING: RS ZONING: CG 8 16 26 Install curb extension on the north side of the intersection, City to provide traffic sdc credits. Install Continental Striping at the crosswalk ---PAGE BREAK--- VAC VAC VAC VAC VAC VAC VAC VAC VAC S56°14'35"E 273.52' S14°28'24"E 30.01' S33°45'59"W 120.01' N56°14'35"W 295.88' N33°45'13"E 140.00' SDCB-2 RIM=182.55 IE=180.88 NW) IE=180.50 N) IE=180.45 E) SDCB-1 RIM=183.10 IE=181.50 SE) 126 LF 6" CPEP PIPE SD @ 0.20% 1.33% 1.39% 1.64% 1.23% 1.37% 2.48% 1.54% 2.02% 1.27% 2.53% 2.13% 1.72% 2.35% 2.71% 5.26% 1.87% 1.00% 1.50% 183 SDCB-3 RIM=183.74 IE=180.20 W) IE=180.20 NE) 58 LF 8" CPEP PIPE SD @ 0.20% 124 LF 6" DUCTILE IRON PIPE SD @ 0.50% SDCB-4 RIM=181.72 IE=180.08 SW) 184 184 184 183 183 184 184 184 59 LF 6" CPEP PIPE SD @ 3.42% SDCO-1 RIM=183.97 IE=182.50 S) Sheet Job Number of Horizontal Designed Drawn Checked Scale: For: Vertical Approved Date Title: P:\23000s\23947\engineering\23947-G.dwg 10/16/2025 1:03 PM RGAUL 6 23947 BLITZ HOLDINGS 506 SECOND AVE, SUITE 1009 SEATTLE, WA 98104 1299 N. PACIFIC HIGHWAY WOODBURN, OR, 97071 10/16/25 NJM NJM RSG RSG WOODBURN THOROUGHBRED EXPRESS WASH Revision No. Date By Ckd. Appr. PRELIMINARY THOROUGHBRED CARWASH NORTH PACIFIC HWY (99 E) FF= 184.00 Dial 811 Callbefore you dig. below. Know what's GRADING AND STORM DRAINAGE PLAN ALEXANDRA AVE C3.0 1"=20' N/A GRADING AND STORM DRAINAGE PLAN NAPA AUTO PARTS O'CONNELL'S SHOE STORE SCALE: 1"=20' 0 40' 20' 10' # 1.00% STORM DRAIN GENERAL NOTES: UTILITY CROSSING NOTE: 1 1 1 GRADING NOTES: STORM DRAINAGE CONSTRUCTION NOTES: 4 2 3 3 3 3 5 recommended ductile iron pipe, traffic rate follow storm drainage report for installation of Type 2 manhole Provide an erosion control plan install a type 2 manhole as per storm drainage report ---PAGE BREAK--- SD SD SD SD SD SD SD SD SD VAC VAC VAC VAC VAC VAC VAC VAC VAC SD SD SD SD S56°14'35"E 273.52' S14°28'24"E 30.01' S33°45'59"W 120.01' N56°14'35"W 295.88' N33°45'13"E 140.00' SS CB RIM=184.16 IE=181.15 E) SSCO-4 RIM=184.07 IE=179.37 NE) IE=179.37 E) IE=179.37 SW) SSCO-5 RIM=183.96 IE=178.60 NE) IE=178.60 SE) SSCO-3 RIM=183.93 IE=179.73 SE) IE=179.73 W) SSCO-2 RIM=183.92 IE=179.73 SE) IE=179.73 NW) IE=179.73 SW) SSCO-1 RIM=183.82 IE=179.92 W) IE=179.92 SE) SSCO-6 RIM=183.73 IE=177.60 NW) IE=177.60 SE) 25 LF 6" SS @ 5.02% 77 LF 6" SS @ 1.00% 100 LF 6" SS @ 1.00% 97 LF 6" SS @ 1.00% 11 LF 6" SS @ 2.35% 18 LF 6" SS @ 2.00% 82 LF 6" SS @ 1.50% 19 LF 6" SS @ 1.00% Sheet Job Number of Horizontal Designed Drawn Checked Scale: For: Vertical Approved Date Title: P:\23000s\23947\engineering\23947-U.dwg 10/6/2025 9:05 AM RGAUL 6 23947 BLITZ HOLDINGS 506 SECOND AVE, SUITE 1009 SEATTLE, WA 98104 1299 N. PACIFIC HIGHWAY WOODBURN, OR, 97071 10/16/25 NJM NJM RSG RSG WOODBURN THOROUGHBRED EXPRESS WASH Revision No. Date By Ckd. Appr. PRELIMINARY THOROUGHBRED CARWASH NORTH PACIFIC HWY (99 E) Dial 811 Callbefore you dig. below. Know what's PRELIMINARY UTILITY PLAN SCALE: 1"=20' 0 40' 20' 10' ALEXANDRA AVE C4.0 1"=20' N/A PRELIMINARY UTILITY PLAN NAPA AUTO PARTS O'CONNELL'S SHOE STORE 1 # 2 3 4 5 5 5 8 8 5 6 6 6 6 6 6 6 6 6 7 1 2 3 1 2 3 4 5 6 UTILITY POTHOLING NOTE: DRY UTILITY CONSTRUCTION NOTES: SEWER CONSTRUCTION NOTES: IRRIGATION CONSTRUCTION NOTES: WATER CONSTRUCTION NOTES: GENERAL UTILITY NOTES: meter location behind the sidewalk (within the right of way), see city detail or developer contractor Pending review and approval by the city's wastewater coordinator. Install a cleanout as per city's standard drawing