Document Woodburn_doc_705283a984

Staff Report Project Title: Popeyes Louisiana Kitchen Project Location: 1560 Mt. Hood Ave. (Tax Lot 051W08DB01300) File Numbers: Design Review (DR) 25-04 Street Adjustment (SA) 25-02 Property Owner: Zoya Properties, Inc Applicant: Santosh Abraham, Timeless Foods Inc. Initial Hearing Date: September 11, 2025 Date of Report: September 4, 2025 Staff Reviewers: Heidi Hinshaw, AICP, Associate Planner Dan Handel, AICP, Senior Planner Staff Recommendation: Approval with Conditions Executive Summary The subject property is a 1.07-acre site in the Commercial General (CG) zoning district. The property is currently developed as a parking lot shared by a multi-lot commercial complex. The proposal before the Planning Commission is a Design Review application to develop the property with a 2,561-square-foot Popeyes Louisiana Kitchen drive-through fast food restaurant, parking lot, and site landscaping improvements. The applicant included a Street Adjustment application with a request to not add a bike lane to the already improved and ODOT-managed Mt. Hood Ave (OR Hwy 214). ---PAGE BREAK--- DR 25-04, SA 25-02 Staff Report Page 2 of 3 Aerial view of the subject property outlined in yellow (aerial image from 2025) Proposed site plan ---PAGE BREAK--- DR 25-04, SA 25-02 Staff Report Page 3 of 3 Compliance with Standards The Planning Commission is tasked with rendering a decision on this Type III land use application based on the applicable development standards in the Woodburn Development Ordinance (WDO) and a review of the evidence submitted into the record. The applicable standards are specifically cited in the Analyses & Findings (Attachment 103). They include, but are not limited to, structural characteristics like building height, setbacks to property lines, and architectural design; site improvements like parking, exterior lighting, and landscaping; pedestrian and vehicular access to the property; public infrastructure connections; and transportation impacts. Discretionary Reviews The applicant submitted a Street Adjustment application, which is the process for applicants to request to deviate from the street standards required by Section 3.01 for the classification of streets identified in the Woodburn Transportation System Plan. In this case, the applicant is requesting to deviate from standard requirements in the WDO by not constructing a bike lane (Figure 3.01B). The Planning Commission may approve or deny this discretionary request based upon the Street Adjustment approval criteria outlined in the WDO and a review of evidence submitted into the record. Recommendation: Approval with Conditions Staff recommends that the Planning Commission consider the staff report and its attachments and approve the application with the recommended conditions in Attachment 101. 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. Staff will prepare a final decision based on the action taken by the Planning Commission. Attachment List 101. Recommended Conditions of Approval 102. Notes to the Applicant 103. Analyses & Findings 104. Traffic Impact Letter (November 5, 2024) 105. Tax Map, marked 106. Site Plans ---PAGE BREAK--- DR 25-04, SA25-02 Recommended Conditions of Approval Attachment 101 Page 1 of 4 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: Prior to beginning any grading work on-site, the developer shall apply for and obtain a Grading Permit per WDO 5.01.04. 3. Fencing: 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 or walls. 4. Other Agency Permitting requirements: The applicant, not the City, is responsible for obtaining permits, prior to the start of work, from any City department, Independent District, County, State and/or Federal agencies that require approval or permits. Work must meet the satisfaction of the permit-issuing jurisdiction. • The Oregon Department of Transportation (ODOT) may 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. • Fire protection for the development shall comply with Woodburn Fire District standards and requirements. • 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. • Marion County electrical permits must be obtained for all on-site electrical work. Design Review DR 25-04 5. Street improvements: The following improvements to the Mt Hood Ave (OR Hwy 214) right-of-way (ROW) along the subject property frontage are due prior to building permit issuance, unless a performance guarantee is approved by the City pursuant to 4.02.08. Final design of these improvements shall be to the satisfaction of the Community Development Director and the Oregon Department of Transportation (ODOT). a. ROW: Pursuant to 3.01.01A., and Figure 3.01B, the developer shall dedicate right-of- way along the subject property frontage of Mt. Hood Ave to achieve 50 feet from street centerline. ---PAGE BREAK--- DR 25-04, SA25-02 Recommended Conditions of Approval Attachment 101 Page 2 of 4 b. Street trees: Pursuant to 3.06.03A, the developer shall plant a minimum of 10 large-size street trees within the landscape strip along the subject property frontage. A fee-in-lieu of planting may be paid for no more than 5 trees. Size category is defined in Table 3.06B. Fee-in-lieu is due prior to building permit issuance. c. Street lighting: The developer shall either provide documentation that existing street lighting meets the requirements of 3.02.03, or, if it doesn’t, install new lighting to meet this requirement. Location and fixture specifications shall comply with City of Woodburn, ODOT, and Portland General Electric (PGE) standards and specifications. 6. Easements: The developer shall grant the following easements prior to building permit issuance: a. Streetside public utilities: Pursuant to 3.02.01 and Figure 3.01B, a 10-foot-wide streetside public utility easement along the subject property frontage of Mt. Hood Ave (after accounting for right-of-way dedication). b. Cross Access: 1. A 2-foot-wide paved pedestrian access easement shown on SPS4 and C1.0; 2. A north/south shared cross-access easement along the private drive on the western side of the property meeting requirements in 3.04.03C4 to benefit adjacent properties; 3. An east/west shared cross-access easement along the drive aisle on the southern edge of the property meeting requirements in 3.04.03C4 to benefit adjacent properties. c. Utilities: If the development is required to provide a looped public water line system with additional fire hydrants on-site for fire protection, per 3.02.01, an easement centering on the public water line system shall be recorded before building permit issuance. 7. Transit development fee: Pursuant to 3.01.09, and 4.02.12, the developer shall pay to the City a transit development fee of $166 per parking stall to help implement the Transit Development Plan and Transportation System Plan (TSP) Transit Projects T4 - T8. Fee payment is due prior to building permit issuance. 8. Pedestrian walkway: The developer shall revise plans to illustrate an ADA-compliant internal walkway connection between the new development and the existing Mega Foods building to the southwest, complying with all the standards in 3.04.06 and 3.05.02N. This connection may follow at least one of the routes described and illustrated in the picture below, or the applicant may provide an alternative for review. This is due prior to building permit issuance. a. South across the drive aisle and then west to the edge of Mega Foods. b. West from the current sidewalk to meet the crosswalk in front of McDonald’s. ---PAGE BREAK--- DR 25-04, SA25-02 Recommended Conditions of Approval Attachment 101 Page 3 of 4 Route is the blue line; Route is the pink line 9. Parking: The developer shall address the following items prior to building permit issuance. a. Striping: Pursuant to 3.05.02K. and Figure 3.05C, parking stalls shall be delineated by double parallel line striping. b. Compact parking: Pursuant to 3.05.03C., each compact parking stall shall be identified with either a letter or the word ‘Compact’ painted onto the stall. c. Maximum spaces: Pursuant to 3.05.03C only 20 parking stalls are permitted. Revise plans accordingly before building permit issuance. 10. Drive-through delineation: In accordance with drive-through minimum buffering/screening depth in 3.04.02A.3, and to increase the safety of those navigating the drive-through lines and parking lot, revise plans to illustrate raised curbing, permanent bollards, or another permanent barrier separating the drive-through aisle from the parking lot aisle before building permit issuance. 11. Roof-mounted equipment: Pursuant to 3.07.06B.4., any roof-mounted equipment shall be screened from view. 12. Signage: 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 signage that is required by 3.10.05 to obtain such permit. 13. Landscape island tree: Consistent with Table 3.06A line 4, plant and irrigate a small-sized tree in the landscape island in the southwest corner of the property. ---PAGE BREAK--- DR 25-04, SA25-02 Recommended Conditions of Approval Attachment 101 Page 4 of 4 14. Expanded Landscape Island: Consistent with Table 3.06A line 4, expand the size of the mid- south-easterly landscape island to match the drawing below, and plant it at a density of 1 Plant Unit / 20 Square Feet; connect with the conditioned barricade (Cond. 10), which will connect to the north-easterly landscape island. Fig. 5: Conceptual drawing of an expanded landscape island (green), with raised curbing (orange) connecting to the other landscape island. Street Adjustment SA 25-02 15. Sidewalk & Landscape Strip: Per 5.02.04F, construct an 8-foot sidewalk, ramps, and 6- foot landscape strip to match applicable Public Works Department standard drawings, as illustrated on Sheets DR-100, C-030, & L-100, and ODOT standard drawings. 16. Crosswalks & ADA ramps: Upgrade the ramps of both sides of the southerly east-west crosswalk at the Mt Hood Ave/Highway 214 intersection with the shared driveway to comply with current ADA requirements, and re-stripe at least the south and east crosswalks in coordination with ODOT. 17. Relocate Signage: If deemed necessary by ODOT, relocate the state highway identification (OR 99E/211/214) and the traffic-signal-ahead pole signs to meet ODOT specifications. ---PAGE BREAK--- DR 25-04 & SA 25-02 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 and do not have the nearly immediate availability of building inspectors. 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 areas for 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 construction specifications, Standard Drawings, Standard Details, and General Conditions. All ---PAGE BREAK--- DR 25-04 & SA 25-02 Staff Report Attachment 102 Page 2 of 2 improvements/work within the right-of-way shall be completed prior to final building inspection. 7. ODOT review: Applicant is required to obtain a permit from ODOT for all work within ODOT jurisdiction. Applicant to provide a copy of the ODOT permit approval prior to building permit issuance. 8. Franchises: The applicant provides for the installation of all franchised utilities and any required easements. 9. 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 used with this new development must be abandoned at the main line. The City performs required abandonment of existing water facilities at the water main with payment by the property owner. All taps to existing water mains must be done by a “Hot Tap” method and by approved City of Woodburn Contractors. The applicant shall install the proper type of backflow preventer for all domestic, lawn irrigation and fire sprinkler services. The backflow devices and meters shall be located near the city water main within an easement, unless approved otherwise by Public Works. Contact Byron Brooks, City of Woodburn Water Superintendent, for proper type and installation requirements of the backflow device at (503) 982-5380. 10. 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. 11. 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. 12. SDCs: The developer pays System Development Charges prior to building permit issuance. 13. Mylar signature: The Community Development Director is the authority that signs plat Mylars (not the mayor, City Administrator, Public Works Director, or City Engineer). Only one City signature title block is necessary. 14. Plat Tracker: Marion County maintains a plat tracking tool at . Use it to check on the status of a recordation requests to the County. City staff does not track County plat recordation. ---PAGE BREAK--- “Popeyes” - DR 25-04 & SA 25-02 Staff Report Attachment 103 Page 1 of 44 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 Request to modify, adjust, or vary from a requirement Location & Legal Lot Status Address 1560 Mt Hood Ave Tax Lot 051W08DB01300 Nearest intersection Mt Hood Ave (OR 214) & N Pacific Hwy (OR 99E) The subject property is Parcel 2 of Partition Plat 1991-66, recorded on June 3, 1991; the lot is a legal lot of record. Land Use & Zoning Comprehensive Plan Land Use Designation Commercial Zoning District Commercial General (CG) Overlay Districts none Existing Use Parking lot For context, the subject property and adjacent zoning are illustrated and tabulated on the following page. ---PAGE BREAK--- DR 25-04, SA 25-02 Staff Report Attachment 103 Page 2 of 44 Zoning map excerpt Section references throughout this staff report are to the Woodburn Development Ordinance (WDO). Statutory Dates The application package was submitted on March 18, 2025 and deemed complete on July 10, 2025, making the 120-day decision deadline November 7, 2025. Cardinal Direction Adjacent Zoning North CG East CG South CG West CG ---PAGE BREAK--- DR 25-04, SA 25-02 Staff Report Attachment 103 Page 3 of 44 Applicable WDO Provisions 1.04 Nonconforming Uses and Development 3. Non-residential: New development that adds to or alters existing development shall conform. Regarding development nonconformities on the remainder of a site: b. Full Redevelopment: Thresholds: Where: Building gross floor area increases by more than either 500 square feet for non-industrial or 1,000 square feet for industrial, or by 25% or more from an existing amount, whichever is less; Staff Finding: The property is currently developed as a parking lot with landscaping. It is proposed to be fully redeveloped, thus no nonconforming items may remain. The findings throughout this staff report analyze how existing nonconformities are brought into conformance. The provisions are applicable. 2.01 General Provisions 2.01.05 Documents Electronic Copies A. Easements: Where any of extinguished, altered, or additional public easements are involved, a developer shall not apply for building permit until having completed recordations with the County and provided electronic copies of the recorded easement documents and drawings to the Director and the Public Works Director when and as any of them direct. B. Other document types: Including as-builts and the same as subsection A. Staff Finding: Because the City cannot control when a building permit application is submitted, staff adds Conditions of Approval 5a and 6a to require right-of-way dedication and public utility easements to be recorded prior to building permit issuance. The provision is met with Conditions of Approval 5a and 6a. 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. ---PAGE BREAK--- DR 25-04, SA 25-02 Staff Report Attachment 103 Page 4 of 44 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 23 Restaurants and drinking places P 7 P P P P Staff Finding: The subject property is within the CG zone and is developed with a parking lot and landscaping. The proposal is to develop the property with a Popeyes drive-through fast food limited service eating place totaling 2,561 square feet, a parking lot, and site landscaping improvements. The proposed use is a Permitted Use in the CG zone. C. Development Standards (Tables 2.03B-F) 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 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 25-04, SA 25-02 Staff Report Attachment 103 Page 5 of 44 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 Finding: There is no minimum lot area, lot width, lot depth, nor street frontage within the CG zone. There is one building proposed. Plans demonstrate that it will meet or exceed the front/street, sides, and rear setback requirements. There is no maximum lot coverage allowance in the CG zone. The height of the proposed building is less than 20 feet, therefore, the building height standard is met. The standards are met. 2.05 Overlay Districts None apply. 2.06 Accessory Structures 2.06.02 Fences and Walls Staff Finding: No fencing is proposed with this application. Staff adds Condition of Approval 3 to obtain a Fence Permit for any new fencing. Walls are addressed later in section 3.06.05. The provisions are met with Condition of Approval 3. 2.07 Special Uses None apply. 2.08 Specific Conditional Uses None apply. ---PAGE BREAK--- DR 25-04, SA 25-02 Staff Report Attachment 103 Page 6 of 44 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 Street 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; 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. ---PAGE BREAK--- DR 25-04, SA 25-02 Staff Report Attachment 103 Page 7 of 44 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. I. TSP and other adopted long-range plans: Where such plans identify improvements within a Boundary Street, on the subject property of a development, or abutting a side or rear boundary of the subject property, the improvement or a proportional share of the improvement shall apply as a public improvement standard for the development. Applying a proportionate share may necessitate a developer applying to modify, adjust, or vary from a standard where and as the WDO allows. 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. 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. Figure 3.01B – Major Arterial Staff Finding: The proposal is a commercial development, and the nonconformance provisions in 1.04.03 require full upgrades, therefore Chapter 3.01 is applicable. The subject property has frontage along Mt Hood Ave/Oregon Highway 214, a Major Arterial Street. The default cross-section is Figure 3.01B. Existing conditions along the site include: ---PAGE BREAK--- DR 25-04, SA 25-02 Staff Report Attachment 103 Page 8 of 44 • Approximately 90 feet of right-of-way (ROW); • Two 12-foot travel lanes in each direction; • A turn lane; • No bike lanes; • Two 6” curbs; • Two 6’ curb-tight sidewalks; and • No public utility easement (PUE). The existing ROW width is deficient; therefore, staff adds Condition of Approval 5a to dedicate right-of-way to achieve 50 feet from centerline (this appears to equate to 5 feet). The streetside public utility easement requirement is discussed further under the analysis for 3.02.01. Street trees are discussed further under the analysis for 3.06.03. The applicant applied for a Street Adjustment to not provide a bike lane as shown in Figure 3.01B, and this is discussed further in Section 5.03.03. Pursuant to 3.01.04B., staff adds Condition of Approval 1 to have the developer otherwise meet the requirements listed above, including a 6- foot landscape strip. Sheet C1.0 from the civil plans in Attachment 106 appears to illustrate these improvements. The state highway identification (OR 99E/211/214) and the traffic-signal-ahead pole signs may need to be relocated because of the changed sidewalk. Staff adds Condition of Approval 17 to ensure these improvements are constructed to ODOT specifications. The applicant submitted a Street Adjustment request; therefore, the street improvement requirements are discussed further in the findings for 5.03.03. The provisions are otherwise met with Conditions 1, 5A, & 17. 3.01.05 Street Layout C. Block Standards 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; a. Natural topography, wetlands, significant habitat areas or bodies of water, or pre-existing development; b. Blocks adjacent to arterial streets, limited-access highways, collectors or railroads; c. Residential blocks in which internal public circulation provides equivalent access. 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. ---PAGE BREAK--- DR 25-04, SA 25-02 Staff Report Attachment 103 Page 9 of 44 Staff Finding: The goal of this section is to improve pedestrian and bicycle connectivity through large blocks. A sidewalk is striped between Tax lot 051W08DB01400 (McDonald’s) and Mega Foods, but there is no way to safely cross between the proposed development or the bus stop and Mega Foods without going out of the way, as shown in Figure 1. Per subsection 1b, while blocks adjacent to arterial streets are presumed to be larger than residential blocks, the subject block is over 1,800 linear feet between public streets, thus there is reason to support this facility. To decrease the likelihood of pedestrian/vehicle conflict in the busy parking lot in question, staff adds Condition of Approval 8 to require a protected passage between these high-traffic areas. Fig. 1: Proposed development location to the left, photo shot looking south. 9/3/25 The provisions are met with Condition of Approval 8. 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 ---PAGE BREAK--- DR 25-04, SA 25-02 Staff Report Attachment 103 Page 10 of 44 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. C. ROW: Where ROW, whether existing or widened to a minimum per Section 3.01, cannot accommodate a bus shelter, a developer shall dedicate to the City additional width and extent of area to accommodate a shelter and a pad on which the developer is to install it. The developer shall dedicate any of additional ROW, additional width of streetside PUE, off-street PUE, other type of public easement, or combination that both meets the accommodation requirement and to which the Public Works Director does not in writing object. D. Improvements: Per the Director. E. Fees in-lieu: Per Section 4.02.12. 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 Routes A, B, and C all running along the subject property. ---PAGE BREAK--- DR 25-04, SA 25-02 Staff Report Attachment 103 Page 11 of 44 Preferred Service Plan (Transit Development Plan, page 75) Additionally, the Transportation System Plan (TSP) includes several transit projects that focus on service enhancements (projects T4 – T8). The enhancements include increasing frequency of buses, converting one-way routes to operate in both directions, and modifications to routes based on development activity. As part of development projects, the City collects proportionate share fees towards these projects identified within the TSP. Examples of past projects where proportionate shares were required include: • DR 2019-05 Allison Way Apartments • DR 22-02 Project Gamos (speculative industrial development, Evergreen Rd) • ANX 2019-01 Woodburn Place Apartments • ANX 2020-02 Valentina Estates No. 2 subdivision • DR 21-05 & MOC 22-03 Sprague Lane apartments • DR 21-07 Amazon warehouse • ANX 22-02 & PUD 22-02 Marion Pointe / Macadam at Tukwila subdivision • CU 22-02 Townsend Farms industrial addition • CU 22-04 Hardcastle Apartments • PUD 22-01 Mill Creek Meadows subdivision • DR 22-13 Unitus Community Credit Union office • DR 22-18 Boones Crossing Phase 6 • DR 22-26 Chick fil A Restaurant • DR 23-09 Salud Medical Center Renovation • DR 24-04 Siamak’s Car Company dealership • DR 25-01 Checkpoint 211 Food Cart Pod ---PAGE BREAK--- DR 25-04, SA 25-02 Staff Report Attachment 103 Page 12 of 44 Transportation System Plan (Transit Projects, pages 51-52) Based on past practice for prior land use approvals, a proportionate share fee of $166 per parking stall has been assessed to help implement the Transit Development Plan and TSP transit projects. The application materials show 21 parking stalls, however the maximum allowed number of parking stalls is 20; therefore, the fee would be $3,320. Staff adds Condition of Approval 7 to require this fee be paid prior to building permit issuance. The provisions are met with Condition of Approval 7. 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: 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. 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. Staff Finding: Regarding subsection A, there appear to be no public utility lines running through the property, thus no off-street easement is required for that purpose. If it is determined that additional hydrants are required on-site to serve the development, staff adds Condition of Approval 4 to ---PAGE BREAK--- DR 25-04, SA 25-02 Staff Report Attachment 103 Page 13 of 44 require a looped public water line system for these hydrants and Condition of Approval 6c to require a public utility easement centered over this line to meet 3.02.01C. Per 3.02.01B, staff adds Condition of Approval 6a to have the developer grant and record a 10- foot streetside public utility easement, following widened right-of-way (ROW). Sheet C1.0 from the civil plans in Attachment 106 appears to correctly illustrate this easement. Per 3.02.01E, staff adds Condition of Approval 6b to have the developer grant and record the easements shown on SPS4 and C1.0: 1. 2-foot-wide paved pedestrian easement shown on SPS4 and C1.0, which expands the pedestrian/bicycle path from 6 to 8 feet. 2. A north/south shared cross-access easement along the private drive on the western side of the property meeting requirements in 3.04.03C4 to benefit adjacent properties (shown on plans as 43-feet-wide); 3. An east/west shared cross-access easement along the drive aisle on the southern edge of the property meeting requirements in 3.04.03C4 to benefit adjacent properties (shown on plans as 24-feet-wide). The provisions are met with Conditions 4, 6A, 6B, 6C, 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: The subject property has frontage along Mt Hood Ave, a public street under the jurisdiction of ODOT. Staff adds Condition of Approval 5C to either provide documentation that existing street lighting meets the requirement, or, if it doesn’t, install new lighting to meet this requirement. The provision is met with Condition of Approval 5C. 3.02.04 Underground Utilities B. Street: All permanent utility service within ROW resulting from development shall be underground, except where overhead high-voltage (35,000 volts or more) electric facilities exist as the electric utility documents and the developer submits such documentation. 1. Developments along Boundary Streets shall remove existing electric power poles and lines and bury or underground lines where the following apply: a. A frontage with electric power poles and lines is or totals minimum 250 feet; and ---PAGE BREAK--- DR 25-04, SA 25-02 Staff Report Attachment 103 Page 14 of 44 b. Burial or undergrounding would either decrease or not increase the number of electric power poles. The developer shall submit documentation from the electric utility. Where the above are not applicable, a developer shall pay a fee in-lieu, excepting residential development that has 4 or fewer dwellings and involves no land division. 2. Fees in-lieu: Per Section 4.02.12. 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: Aboveground high-voltage power and communication lines are running along the frontage of Mt Hood Ave. Because these lines are high-voltage transmission lines that cannot be buried, there is also no fee to mitigate them. The standards are met. 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 street widening setback, vision clearance area standards, setbacks, and projections. The requirements are met. 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. 3.04.02 Drive-Throughs A. Drive-Through Lane Dimensions and Configuration 1. Minimum Lane Width: 10 feet 2. Minimum Lane Length: 50 feet, unobstructed by lateral vehicular access. Precluded lateral vehicular access shall include the access/maneuvering area for off-street parking and overlap onto public street right-of-way. The unobstructed length shall be measured from the drive-up window or stop line, whichever is greater. 3. Buffering/screening: A drive through in yard abutting a street shall be buffered or screened to the same standards as Section 3.06.05B and shall include a minimum number of trees equal to 1 ---PAGE BREAK--- DR 25-04, SA 25-02 Staff Report Attachment 103 Page 15 of 44 per 30 lineal feet of drive-through aisle. Where a streetside PUE per Section 3.02.01 applies such that it overlaps or exceeds a drive-through aisle proposed setback, and, per the Public Works Director this would preclude planting of new trees or construction or installation of screening within that area of yard that the PUE overlays, the drive-through aisle street setback shall increase to a minimum equal to the streetside PUE width plus 3 feet. Staff Finding: The lot has access to a public street by means of a shared private driveway with a public access easement and private maintenance agreement. Each of two drive-through lanes are proposed to be approximately 11 feet wide, thereby meeting the 10-foot minimum requirement for 1-way drive aisles. In accordance with drive-through minimum buffering/screening depth in 3.04.02A.3, staff adds Condition of Approval 10 to delineate the drive aisle more concretely and to break up the pavement on the parcel. Install a raised curb, permanent bollards, or other adequate barrier from the southerly landscaped island north-easterly up to connect with the north-eastern island as shown in orange in Figure 2. Fig. 2: Drive aisle delineation area shown in orange The provisions are met with Condition of Approval 10. ---PAGE BREAK--- DR 25-04, SA 25-02 Staff Report Attachment 103 Page 16 of 44 3.04.03 Access Management: Driveway Guidelines and Standards B. Number of Driveways 1. For residential uses, along streets the maximum number of driveways per lot frontage shall be as follows and if and as subsection D further limits: d. Multiple-family dwelling and all other residential uses not listed above: One driveway for every 100 feet of lot frontage. 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 1. Lots that access a Major Arterial, Minor Arterial, Service Collector, or Access Street should be accessed via a shared driveway or instead to an alley or shared rear lane. 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. 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. E. Interconnected Parking 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) ---PAGE BREAK--- DR 25-04, SA 25-02 Staff Report Attachment 103 Page 17 of 44 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 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 ---PAGE BREAK--- DR 25-04, SA 25-02 Staff Report Attachment 103 Page 18 of 44 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 Finding: The subject property has frontage along Mt Hood Ave, a public street under the jurisdiction of ODOT. The proposed development includes access via a shared driveway with a signal on Mt Hood Ave. Preliminary feedback from ODOT staff on the proposal was generally positive. The driveway into the shopping center does not match current ODOT standards, however a nexus of proportionality cannot be found to improve the entire area. Rather, adjustments are required to adequately improve safety and appeal based on the size of the development. As a proportionate upgrade to the driveway, staff adds Condition of Approval 16 to upgrade the ADA ramps to both sides of the southerly cross-walk of the Mt Hood Ave/Highway 214 intersection, and re-stripe at least the south and east cross-walks in coordination with ODOT (Local representative Brion Scott (503) 871-1411 [EMAIL REDACTED]). Fig. 3: Intersection of Mt. Hood Ave & private driveway to be improved. ---PAGE BREAK--- DR 25-04, SA 25-02 Staff Report Attachment 103 Page 19 of 44 The proposal provides interconnected off-street parking and circulation facilities for the development. The WDO requires that, per 3.04.01A2, 3.04.03B.3, and 3.04.03C.1, an access easement at least 20-feet-wide shall be recorded. The applicant shows a 43-foot-wide shared cross-access easement running north/south along the primary drive aisle, and a 24-foot-wide shared cross-access easement running east/west along the southern side of the property, stubbing to the west at the McDonald’s tax lot 051W08DB01400. These appear to be shown correctly on Sheet C1.0 of the civil plan set, Attachment 106. The provisions are met with Conditions 1, 4, 5, 6, & 16 3.04.04 Driveway & Drive Aisle Improvement Standards The portion of a driveway on private property shall be paved. Asphalt, brick, poured concrete, concrete pavers, and square or rectangular cobblestone pavers are allowed. Particularly within emergency-only fire lanes and lanes for maintenance vehicle access to private drainage and stormwater management facilities, but also anywhere on private property, reinforced cellular concrete (cast on-site) grass paving surface (“grasscrete”) is allowed also. Gravel is allowed only for property with residential zoning, where no land division is involved, and for existing development other than multiple-family dwelling. Gravel must be minimum 10 feet from the ROW of a street. Staff Finding: Plans illustrate on-site driveways and drive aisles paved with asphalt. The provisions are met. 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. 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. ---PAGE BREAK--- DR 25-04, SA 25-02 Staff Report Attachment 103 Page 20 of 44 Staff Finding: The applicant provided a traffic impact letter from a registered professional engineer that indicates a net increase of 14 PM peak-hour external trips which is less than the City thresholds requiring a TIA. The provisions are met. 3.04.06 Bicycle/Pedestrian Access between Sidewalk and Building Entrances A. Purpose: To provide for those who are not driving apparent, safe, and dignified access to developments from public streets and public off-street bicycle/pedestrian facilities, especially to include and be equitable toward Woodburn residents who cannot or do not own private vehicles or drive, and to implement Woodburn Comprehensive Plan policies. 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 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. ---PAGE BREAK--- DR 25-04, SA 25-02 Staff Report Attachment 103 Page 21 of 44 Staff Finding: Site plans illustrate one ADA accessible walkway connecting the public sidewalk to the building’s western entrance. Because the shared driveway functions like a public road, staff adds Condition of Approval 8 to add a dedicated walkway connection between the main building entrance and the sidewalk in front of Mega Foods to the south. The area where the connection should be is shown in Figure 4. This provides the opportunity to enlarge the southernmost parking lot island by expanding into the adjacent parking space as a safer mid-block pedestrian refuge. As one parking space must be removed from the current plan based on maximum parking standards per 3.05.03 C, this may be a convenient solution. Fig. 4: Pedestrian connection required The provisions are met with Condition of Approval 8. 3.05 Off-Street Parking and Loading 3.05.01 Applicability The provisions of this Section shall apply to the following types of development: A. All requirements and standards of Section 3.05 shall apply to any new building or structure constructed after the effective date of the Woodburn Development Ordinance (WDO). ---PAGE BREAK--- DR 25-04, SA 25-02 Staff Report Attachment 103 Page 22 of 44 Staff Finding: The proposal is a new restaurant development; therefore, the provisions of 3.05 apply. The provisions are applicable. 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 1. Off-street parking and loading spaces shall be provided on the same lot as the primary building or use except that: 2. Off-street parking shall be located either in the same zone, in a more intensive zone or in a zone where parking is allowed as a permitted use, or subject to approval as a conditional use. 3. In residential districts, off-street parking and storage shall be prohibited within a yard abutting a street, except within a driveway leading to a garage or carport. E. Setback 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 ---PAGE BREAK--- DR 25-04, SA 25-02 Staff Report Attachment 103 Page 23 of 44 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: 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. Staff Finding: Site plans illustrate the proposal meeting the general provisions. Staff adds Condition of Approval 9a to ensure parking stall striping conforms with subsection K. Follow the submitted plans and ensure all parking area lighting conforms with the standards in 3.11. Pursuant to subsection N, the shared driveway is another drive aisle within the site, requiring a walkway crossing. Staff adds Condition of Approval 8 to add a dedicated walkway connection between the main building entrance and the sidewalk in front of Mega Foods to the south. The area where the connection should be is shown in Figure 4. Fig. 4: Pedestrian connection required The provisions are met with Conditions 8 & 9a. ---PAGE BREAK--- DR 25-04, SA 25-02 Staff Report Attachment 103 Page 24 of 44 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). 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 COMMERCIAL / PUBLIC 7. General retail sales (such as food and beverages, clothing, sporting goods, health and personal care items, and motor vehicle parts) 8. Photo finishing 9. Ambulatory health services (such as doctors, dentists, optometrists, and chiropractors) 10. Postal service 11. Limited-service eating place 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 in the DDC zone per Section 3.07.07B.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). ---PAGE BREAK--- DR 25-04, SA 25-02 Staff Report Attachment 103 Page 25 of 44 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 45° Standard 9.0 12.7 28 19.8 15.0 24.0 8 Compact 7.5 10.6 22.5 15.9 Accessible/ADA 9.0 12.7 28 19.8 Car Accessible Aisle 6.0 8.5 25.0 17.7 Van Accessible Aisle 8.0 11.3 27.0 19.1 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 Finding: The proposal is for a limited-service eating place. Pursuant to Table 3.05A row 11, at 1/250 sq ft, a development of 2,561 feet has the minimum parking requirement of 10 spaces and the maximum allowed is 20. Plans illustrate 21 parking stalls; This exceeds the maximum allowed per 3.05.03C. The applicant must remove one parking stall, and this is addressed further in ---PAGE BREAK--- DR 25-04, SA 25-02 Staff Report Attachment 103 Page 26 of 44 3.06. Staff adds Condition of Approval 9c to memorialize the requirement to adjust the amount of parking stalls provided. Bicycle parking is analyzed further under Section 3.05.06. The accessible parking stalls and bicycle parking improvements shown on the submitted plans appear to meet the requirements and will be confirmed at Building Permit review. Staff adds Condition of Approval 9b to ensure any compact stalls are labeled appropriately, and Condition of Approval 9a to ensure stalls are striped correctly. The requirements are met with Conditions of Approval 1, 9A, 9B & 9C. H. Carpool/vanpool (C/V) stalls shall meet the following standards: 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 Other uses n/a 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. Per row 1, no carpool/vanpool parking spaces are required. The standards are met. I. Electric vehicle (EV) includes both electric vehicle and plug-in hybrid vehicle, and EV parking stalls shall meet the following standards: ---PAGE BREAK--- DR 25-04, SA 25-02 Staff Report Attachment 103 Page 27 of 44 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 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. Staff Finding: No EV parking is required, however, the developer should plan to conform at building permit with EV charging infrastructure through OAR [PHONE REDACTED] "Electric Vehicle Charging Station Infrastructure Requirements;" Power should be plumbed to dedicated stalls to allow for future equipment installation. The provisions are met. 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 the street right-of-way. The provisions are met. ---PAGE BREAK--- DR 25-04, SA 25-02 Staff Report Attachment 103 Page 28 of 44 3.05.05 Shared Parking No shared parking is proposed. The provisions do not apply. 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. 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. ---PAGE BREAK--- DR 25-04, SA 25-02 Staff Report Attachment 103 Page 29 of 44 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. 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 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. ---PAGE BREAK--- DR 25-04, SA 25-02 Staff Report Attachment 103 Page 30 of 44 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. Staff Finding: Per Table 3.05D, the proposal is required to provide 2 bicycle parking stalls, and plans illustrate a total of 2 stalls provided. The provisions are met. 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. ---PAGE BREAK--- DR 25-04, SA 25-02 Staff Report Attachment 103 Page 31 of 44 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. 2. Street trees shall be planted according to the Boundary Street classification per the Transportation System Plan: a. Large trees shall be planted along Major and Minor Arterial streets. Regardless of street classification, a developer shall plant large trees also along all streets that either are in the Neighborhood Conservation Overlay District (NCOD) or are boulevards, and for boulevards also in the medians; 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 ---PAGE BREAK--- DR 25-04, SA 25-02 Staff Report Attachment 103 Page 32 of 44 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 • 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. 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 25-04, SA 25-02 Staff Report Attachment 103 Page 33 of 44 3.06.01 Plant Unit Value 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 Finding: Street tree requirements are based on the functional classification of the abutting street. Mt Hood Ave is a Major Arterial; therefore, large-sized trees are required. The total amount of frontage for Parcel 1 is 316 feet; therefore, 10 street trees are required. The site landscaping plan illustrates 7 street trees. As part of the frontage is a private drive aisle, and planting trees there is impossible, the applicant shall pay a fee-in-lieu for the 3 remaining large trees. If planting 7 ---PAGE BREAK--- DR 25-04, SA 25-02 Staff Report Attachment 103 Page 34 of 44 street trees becomes impractical due to required infrastructure improvements, a fee may be paid for up to 2 additional trees, though the preference is for all 7 trees to be planted. Staff adds Condition of Approval 5b to memorialize this requirement. The fee is available on the Planning Fee Schedule. To ensure that right-of-way irrigation conforms with standard specifications and drawings of the Oregon Dept. of Transportation (ODOT), and/or City of Woodburn City Engineer, Conditions of Approval 1 and 4 are added. As ODOT is unable to provide maintenance for street trees in this area, maintenance of the right-of-way landscaping shall be the responsibility of the landowner of the adjacent parcel. The landscaping plans illustrate conformance with the general requirements in 3.06.02 and the planting requirements in Table 3.06A. However, looking more broadly at the commercial complex that includes Mega Foods, Bi-Mart, and Coastal Farm, the existing conditions fall far short of the 20 percent landscaping requirement within off-street parking areas per Table 3.06A line 4. As a way to lessen the expanse of asphalt, staff adds Condition of Approval 14 to expand the size of the south-westerly landscape island to match the conceptual drawing in Figure 5 and plant it at a density of 1 Plant Unit / 20 Square Feet (connecting with the conditioned barrier to the north- easterly landscape island [Cond. 10]). Fig. 5: Conceptual drawing of an expanded landscape island (green), with raised curbing (orange) connecting to the other landscape island. The requirements are met with Conditions of Approval 1, 4, 5b, & 14. ---PAGE BREAK--- DR 25-04, SA 25-02 Staff Report Attachment 103 Page 35 of 44 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. Staff Finding: The parking area landscaping plans illustrate general conformance with these requirements; however, one parking lot island is missing planned landscaping per subsection C3 and shown in Figure 6. Staff adds Condition of Approval 13 to require a tree be planted and irrigated in the most southwesterly landscape island shown in Figure 6. Fig. 6: Conditioned tree shown with green circle The requirements are met with Condition of Approval 13. ---PAGE BREAK--- DR 25-04, SA 25-02 Staff Report Attachment 103 Page 36 of 44 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 15. Refuse and recycling collection facilities except for single-family dwelling, duplex, child care facility, or group home W2, 6,7 W2, 6,7 W2, 6, 7 W2, 6,7 W2, 6,7 W2 , 6,7 W2, 6,7 W2,6,7 W2,6,7 W2,6,7 W2,6,7 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 Finding: The proposal is for a limited service eating place, therefore row 15 of Table 3.06D, which requires that the refuse and recycling area be screened from the street with an architectural wall, fence, or hedge. The detailed plans on Sheets SPS4 and SPS5 show this wall meeting the requirements. ---PAGE BREAK--- DR 25-04, SA 25-02 Staff Report Attachment 103 Page 37 of 44 Otherwise, the subject property abuts CG zoning to the north, south, east and west, and no other screening is conditioned. The requirements are met. 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 Finding: The submitted landscape plans appear to illustrate conformance. The provision is met. 3.06.06 Architectural Walls A. This Section shall apply to required architectural walls. B. Design Standards and Guidelines 1. An architectural wall shall meet the texture, color, and articulation requirements on the face away from the proposed development. 2. An architectural wall should meet the texture, color, and articulation requirements on the face toward the proposed development. 3. An architectural wall shall have a minimum three inch horizontal articulation of at least one linear foot of the wall of intervals not more than 40 feet; and 4. An architectural wall shall have a minimum six inch vertical articulation of at least one linear foot of the wall of intervals not more than 40 feet. 5. An architectural wall shall incorporate at least two colors. 6. An architectural wall shall have an earth tone coloration other than grey on at least eighty percent (80%) of the surface. 7. An architectural wall shall be architecturally treated with scoring, texture, or pattern on at least eighty percent (80%) of the surface. Staff Finding: The proposal is for a limited service eating place, and therefore row 15 of Table 3.06D applies. The proposed refuse collection facility is enclosed behind an architectural wall. The design detail on page SPS5 appears to meet the requirements in 3.06.06. Staff will review and confirm the wall’s placement and design characteristics at the time of building permit review. The provision is met. ---PAGE BREAK--- DR 25-04, SA 25-02 Staff Report Attachment 103 Page 38 of 44 3.06.07 Significant Tree Preservation and Removal Staff Finding: There are no Significant trees on the property. The provisions do not apply. 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 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. ---PAGE BREAK--- DR 25-04, SA 25-02 Staff Report Attachment 103 Page 39 of 44 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: The exterior elevations provided appear to meet the above requirements. The provisions are met. 3.08 Partitions and Subdivisions The proposal does not include a partition or subdivision. 3.09 Planned Unit Developments The proposal does not include a Planned Unit Development. ---PAGE BREAK--- DR 25-04, SA 25-02 Staff Report Attachment 103 Page 40 of 44 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. B. Sign maintenance, sign repair and the changing of a sign display surface is allowed without obtaining a sign permit, so long as structural alterations are not made and the sign display surface is not altered in shape or size. C. If a building permit is required to erect the sign, the sign permit approval shall expire at the same time the building permit expires. If a building permit is not required to erect the sign, the sign permit approval shall expire 180 days from the date of approval, unless substantial construction of the sign has occurred. Staff Finding: Because new signage is reviewed separately through the Sign Permit process, staff adds Condition of Approval 13 to apply for and obtain approved Sign Permits for any new signage. The requirements are met with Condition of Approval 13. 3.11 Lighting 3.11.01 Purpose and Applicability A. Purpose: To lessen glare and eyestrain interfering with walking, cycling, rolling along, and driving; to prevent nuisance and better protect nighttime sleepers’ circadian to reduce light pollution and advance “dark sky”; and to lessen off-street lighting from adding excess to or substituting for what street lights provide. B. Applicability: Applies outside ROW to all permanent exterior lighting for all development and uses, excepting residential that is other than multiple-family dwelling. Application includes the contexts of building exteriors, walkways and wide walkways, parking areas, signage, and off-street bicycle/pedestrian facilities. Where Section 3.11 might conflict with nuisance Ordinance No. 2338 (2003), Section 5A “Light Trespass” as is or as amended, the more stringent provision shall supersede. Strands of small electric lights known as any of holiday lights, mini lights, or twinkle lights are exempt. 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; ---PAGE BREAK--- DR 25-04, SA 25-02 Staff Report Attachment 103 Page 41 of 44 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. c. Uplighting: For purpose of accenting architecture, limited uplighting is allowed as follows: limited to wall-mounted or wall recessed track fixtures, allowed only below a building recess or projection such as a cornice, eave, or roof overhang, minimum 4 square feet and narrowest dimension 2 feet, fixture upside no lower than 6 feet from recess ceiling or projection bottom, and fixtures are full cut-off or fully shielded at and below the horizontal. 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 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. F. Plan review: The developer or contractor shall submit information, such as a site plan of fixture type installation locations and vendor cut or spec sheets, adequate to demonstrate conformance. Staff Finding: The submitted photometric plan appears to meet the requirements of 3.11. Ensure pole lights conform with the height limit in 3.11.02B.2. Wall lights are noted to be installed at a height of 8 feet, meeting the standard. All fixtures are illustrated to be full cut-off. The photometric plan illustrates that lighting will not shine onto adjacent properties or the street. The provision is met. 5.03 Type III (Quasi-Judicial) Decisions 5.03.02 Design Review, Type III B. Type III Design Review is required for the following: 3. Structures greater than 2,000 square feet in the CO, CG, MUV, DDC, and NNC zones ---PAGE BREAK--- DR 25-04, SA 25-02 Staff Report Attachment 103 Page 42 of 44 Staff Finding: As examined elsewhere throughout this staff report, the proposal either meets all relevant provisions, can through conditions of approval, or can through approval of the Street Adjustment request. The proposal is for the development of a 2,561 drive-through limited service eating place on a lot currently only used as overflow parking. Municipal water and sewer utilities are available within the Mt Hood Ave right-of-way. The property is generally flat with no topographical concerns and is outside of the 100-year flood plain and any wetlands. Regarding any potential unstable areas, a geotechnical report would be submitted and reviewed alongside a building permit for any future development on site. The provision is met. 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 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. ---PAGE BREAK--- DR 25-04, SA 25-02 Staff Report Attachment 103 Page 43 of 44 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. 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. 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 ---PAGE BREAK--- DR 25-04, SA 25-02 Staff Report Attachment 103 Page 44 of 44 distance beyond the boundaries of the subject property for fuller context. Staff Finding: The applicant submitted a Street Adjustment request to not include a dedicated bike lane in their update of the frontage along Mt Hood Ave. The subject property has frontage along Mt Hood Ave, a Major Arterial. The default cross-section is Figure 3.01B. Existing conditions of Mt Hood Ave along the subject property do not include a bike lane, and the applicant submitted a Street Adjustment application with a request to dedicate right-of-way and streetside public utility easement, build and plant a 6-foot-wide landscape strip, and pave an 8-foot-wide sidewalk, but not a bicycle lane. As bicycle lanes are not part of the ODOT construction of Mt Hood Ave until west of the Park Ave intersection and east of the intersection with Hwy 99, and the frontage will be greatly improved by the addition of a landscape strip and wide sidewalk, staff recommends approval of the Street Adjustment request and adds Conditions of Approval 5, 6, 7, 15, 16 & 17 to memorialize the right- of-way and streetside public utility easement dedications, and other street improvement requirements. Based on feedback from ODOT staff, there are two items for the applicant to address: 1. The sidewalk transitions going back to curb-tight at each end of the frontage must comply with ODOT standards. 2. The new sidewalk must also go around the bus stop, so that it is both behind the shelter and in front of the bus for safer loading. Staff adds Condition of Approval 4 to revise the civil plans accordingly before building permit issuance. Staff recommends approval of the Street Adjustment request with Conditions of Approval 4, 5, 6, 7, 15, 16 & 17. ---PAGE BREAK--- 2237 NW Torrey Pines Drive, Bend, Oregon [EMAIL REDACTED] November 5, 2024 City of Woodburn Attention: Dan Handel 270 Montgomery Street Woodburn, Oregon 97071 Oregon Department of Transportation (ODOT) Attention: Brion Scott 885 Airport Road SE, Building P Salem, Oregon 97301 Re: Popeye’s Restaurant – Shopping Center, Woodburn, Oregon Transportation Impact Letter (TIL) Woodburn File Number PRE 24-14 C&A Project Number 20241002.00 Dear Agency Staff, This Transportation Impact Letter (TIL) supports the proposed Popeye’s restaurant development and presents project information for the City of Woodburn and Oregon Department of Transportation (ODOT) review. The following items are addressed: 1. Proposed Development and Analysis Requirements 2. Development Trip Generation 3. Transportation Analysis 4. Scoping Summary 1. PROPOSED DEVELOPMENT AND ANALYSIS REQUIREMENTS The proposed Popeye’s restaurant is at tax lot 1300 on Marion County Assessor’s map 05-1W-08DB and totals approximately 1.07 acres. The subject tax lot is zoned Commercial General (CG), and the proposed development is an allowed use. The proposed restaurant is located within an existing shopping center with multiple access points to the public roadway system. Based on its location, most traffic is anticipated to use the signalized access to Mt. Hood Avenue (OR 214) immediately to the northwest. A copy of the draft site plan and the development location (Figure 1) are attached for reference. A Transportation Impact Letter (TIL) is necessary to support these land use actions and address Woodburn and Oregon Department of Transportation (ODOT) requirements. Sent via email to: [EMAIL REDACTED] [EMAIL REDACTED] Attachment 104 - Traffic Impact Letter ---PAGE BREAK--- Popeye’s Restaurant – Shopping Center, Woodburn, Oregon C&A Project Number 20241002.00 November 5, 2024 Page 2 ltr cmc Popeyes TIS Scoping Letter - final Woodburn Development Ordinance Section 3.04.05 – Transportation Impact Analysis states: A. This section establishes when a proposal must be reviewed for potential transportation impacts; when [the] developer must submit a transportation impact analysis (TIA) or transportation impact letter or memo with a development application in order to determine whether conditions are needed to mitigate impacts to transportation facilities; the methodology and scope of a TIA or letter or memo; who is qualified to prepare the analysis; and implements Woodburn Comprehensive Plan policies. Where the IMA Overlay District is relevant, see also Section 2.05.02. B. A transportation study known as a transportation impact analysis (TIA) is required for any of the following: 1. Comprehensive Plan Map Change or Zone Change or rezoning that is quasi-judicial, excepting upon annexation designation of zoning consistent with the Comprehensive Plan. 2. A development would increase vehicle trip generation by 50 peak hour trips or more or 500 average daily trips (ADT) or more. 3. A development would raise the volume-to-capacity (V/C) ratio of an intersection to 0.96 or more during the PM peak hour. 4. Operational or safety concerns documented by the City or an agency with jurisdiction, such as ODOT or the County, and submitted no earlier than a pre-application conference and no later than as written testimony entered into the record before the City makes a land use decision. 5. A development involves or affects streets and intersections documented by ODOT as having a high crash rate, having a high injury rate of persons walking or cycling, having any cyclist and pedestrian deaths, or that partly or wholly pass through school zones that ODOT recognizes. 6. Where ODOT has jurisdiction and ORS or OAR, including OAR 734-051, compels the agency to require. A developer shall submit a traffic impact letter or memo when the City or an agency with jurisdiction does not require a TIA. A development within the Downtown Development and Conservation (DDC) zoning district is exempt from TIA submittal. 2. DEVELOPMENT TRIP GENERATION The proposed 2,335-square-foot Popeye’s restaurant is located within an existing shopping center containing typical commercial uses, including a restaurant. Accordingly, the proposed development is also considered a shopping center use, where there will be internal trip capture and pass-by trip percentages similar to those of the existing shopping center. The attached Figure 1 illustrates the shopping center and its existing uses. Development trip generation is estimated using the Institute of Transportation Engineers (ITE) Trip Generation Manual, 11th Edition, and practices from the ITE Trip Generation Handbook, 3rd Edition, and is presented in the following table. ---PAGE BREAK--- Popeye’s Restaurant – Shopping Center, Woodburn, Oregon C&A Project Number 20241002.00 November 5, 2024 Page 3 ltr cmc Popeyes TIS Scoping Letter - final TABLE 1 – DEVELOPMENT TRIP GENERATION 1 Land Use (ITE Code) Size Daily AM Peak Hour PM Peak Hour Enter Exit Total Enter Exit Total Proposed Shopping Plaza (40-150k) - Supermarket - Yes (821) 126,330 SF 11,937 276 170 446 548 593 1,141 Pass-by (17% AM / 34% PM) (47) (29) (76) (186) (202) (388) Total Proposed External Trip Generation 229 141 370 362 391 753 Existing Shopping Plaza (40-150k) - Supermarket - Yes (821) 123,975 SF 11,713 271 167 438 537 582 1,119 Pass-by (17% AM / 34% PM) (46) (28) (74) (183) (197) (380) Total Existing External Trip Generation 225 139 364 354 385 739 Total External Change (Proposed – Existing) 2,355 SF 224 4 2 6 8 6 14 1 Trip generation determined using the Average Rate equation based on ITE Trip Generation Handbook, 3rd Edition recommended practice. As identified in the table above, the proposed development is anticipated to generate 224 daily, 6 AM peak hour, and 14 PM peak hour external trips. It is further noted that no pass-by reductions are assumed for the daily trip generation estimate. 3. TRANSPORTATION ANALYSIS As identified in the previous section of this letter, the proposed development is anticipated to generate a maximum of 14 (PM) peak hour and 224 daily external trips, which is less than the City thresholds requiring a TIA. Further, the development is part of a larger established shopping center where this development was anticipated to occur, and the shopping center accesses to the public roadway system were designed accordingly. Overall, the proposed development trip generation does not meet City thresholds requiring analysis. The proposed development is a small part (1.86%) of the total shopping center size, and any resulting transportation system impacts will be de minimus. As such, additional transportation analysis is not necessary. 4. SCOPING SUMMARY Following your review of this TIL, please let us know if any revisions, modifications, or specific transportation analyses are necessary so that we can begin our work effort. Sincerely, Christopher M. Clemow, PE, PTOE Transportation Engineer Attachments: Preliminary/Draft Site Plans Figure 1 ---PAGE BREAK--- 30'-7" 50'-0" DO NOT ENTER STOP PROPERTY EASEMENT 11 2355 SQ. FT. JAMES D. SMITH, ARCHITECTS PRELIMINARY NOT FOR CONSTRUCTION SPS3 0 2' 4' 1' 8' SITE PLAN - 2124 OPTION 1 SCALE: 3/32" = 1'-0" 1 AS1.1 NORTH ---PAGE BREAK--- Mega Foods Use: Retail Size: 40,875 SF Bi-Mart Use: Retail Size: 31,100 SF Aaron's Rent to Own Use: Retail Size: 16,800 SF Coastal Farm & Ranch Use: Retail Size: 28,500 SF Oregon State Credit Union Use: Bank Size: 2,700 SF McDonalds Use: Restaurant Size: 4,000 SF Popeye's Use: Restaurant Size: 2,355 SF SITE Mt Hood Avenue (OR 214) OR Highway 99E Mt Jefferson Avenue Alexandra Avenue Shopping Center Boundary LEGEND Local Functional Roadway Classifications Major Arterial 2237 NW Torrey Pines Drive Bend, Oregon 97703 [PHONE REDACTED] [EMAIL REDACTED] SITE AREA FIGURE Popeye's Restaurant - Woodburn, Oregon 1 C&A Project No. 20241002.00 clemow associates LLC ---PAGE BREAK--- ^ 1 1 1 1 1 1 1 1 1 1 Ð Ð Ð 3421-0193 220.00 316.51 105.04 177.53 (177) 77.05 137.74 ACCESS 1400A1 NW COR EASEMENT N89 55W 347.30 1001 1300 V43-351 1100 713-702 'GROUND LEASE' 3415-0418 PARCEL 2 PAR. 2 1945-0119 70 1.07 AC 78.19 0.21 AC 175.00 89.02 123.15 104.80 121.22 121.18 P.P. 2000-41 N59 40 30W 123.3 (123.15) 900 1000 202.43 36.90 300 PAR. 1 0.29 AC 70 176.97 (177) 77.05 273.06 67.85 S89 50 50E 140.24 (140.11) 174.74 215.42 10 1200 410.00 2.93 AC 70.63 500 1400 S33 45 05W 153.13 PARCEL 1 9 70 3.04 AC 1945-0119 67.40 P.P. 91-66 70 8 CS 34642 LENNER'S 173.94 430.00 65.44 N30 20 00E 383.00 NOTE: ASSESSED WITH TAX LOT 1501 500 ON MAP 05 1W 08DA 429.95 PARCEL 2 70 1.22 AC 400.19 3 65.67 30.56 400 59.14 70 1500 70 PARCEL 2 59.10 25.78 70 4 136.80 1945-0119 70 49.29 P.P. 97-106 25.93 70 3 956-0057 85.33 S88 13 52W 269.71 300 70 2 15.23 70 8.00 S89 49W 16.164 CH (1066.82) 1700 0.94 AC 1945-0038 300 70 901-0149 49.76 300 1 70 9.68 AC 27.62 27.48 70 NOTE - REMAINDER OF THIS 83.54 1800 PARCEL ON MAP 05 1W 08DA 300 9 70 915-0449 53.85 12.45 16.164 CH (1066.82) 8 S89 40E 486.31 132.5 HIGHWAY 70 2600 1901 N63 20W 308.20 0.43 AC 7 70 2700 70 213.79 300 2 226.24 972-0412 1900 70 0.53 AC 6 70 2200 0.95 AC 70 5 70 SUB. N31 50E 7.31 CH 965-0069 70 4 70 2300 256.55 296 70 3 N31 50E 310.00 256.55 300 70 2 70 2400 S89 40E 360.00 0.95 AC 8.082 CH (533.412) 70 300 1 1010.82 70 2800 1 S59 40 30E 300 3 70 70 2 931-0365 45 44 45 90 AVENUE 60 VAN LIEU CT 60 60 60 REET 60 JAMES ST. 60 95 90 MT HOOD AVE 50 (MR 57) SERVICE DR 44' MT JEFFERSON AVE 44' 60 52' PACIFIC HIGHWAY No.99E 44' ALEXANDRA AVE 84 60 50 GREENVIEW E CTR SEC 1/16 COR 1/16 COR 1/16 COR 1502 PARCEL 1 0.67 AC 4.44 AC P.P. 2019-010 35.00 409.87 558.16 400.17 30.60 316.09 30.00 121.00 121.00 243.00 243.00 88.23 645.18 173.47 3.39 AC 170.00 558.21 469.80 NOTE: THIS AREA IS ASSESSED WITH TAXLOT 100 ON MAP 05-1W-08DC NOTE: REMAINDER OF THIS TAXLOT ON MAP 05-1W-08DC 32' 26' 170.00 4287-0058 90 PARCEL 1 1.43 AC LENNERS HIGHWAY SUB P.P. 2020-026 295.95 210.00 210.00 296.03 03 93 9 03 03 9 03 93 9 03 03 9 03 93 9 03 93 9 SEE MAP 051W08CD SEE MAP 051W08DD SEE MAP 051W08DC SEE MAP 051W08A SEE MAP 051W08B SEE MAP 051W08DA SEE MAP 051W08CA MARION COUNTY, OREGON NW1/4 SE1/4 SEC8 T5S R1W W.M. WOODBURN WOODBURN 05 1W 08DB 05 1W 08DB SCALE 1" = 100' FOR ADDITIONAL MAPS VISIT OUR WEBSITE AT www.co.marion.or.us DISCLAIMER: THIS MAP WAS PREPARED FOR ASSESSMENT PURPOSES ONLY 05 1W 08DB 05 1W 08DB WOODBURN WOODBURN 05 1W 08DB 05 1W 08DB 05 1W 08DB 05 1W 08DB LEGEND LINE TYPES CORNER TYPES Section Corner <Ò 15 16 21 22 Waterline - Non Railroad Centerline Historical Boundary Easement Taxcode Line Map Boundary Road Right-of-Way Taxlot Boundary Railroad Right-of-Way Private Road ROW Subdivision/Plat Waterline - Taxlot NUMBERS Tax Code Number 00 00 0 All acres listed are Net Acres, excluding any portions of the taxlot within public ROWs Acreage Tick Marks: A tick mark in the road indicates that the labeled dimension extends into the public ROW 0.25 AC NOTES 200.00 175.00 PLOT DATE: 10/16/2020 CANCELLED NUMBERS 100 200 600 [PHONE REDACTED] 2100 2500 R ! DLC Corner <Ò 1/4 Section Cor. Ð 1/16TH Section Cor. ATTACHMENT 105 Attachment 105 - Tax Map ---PAGE BREAK--- DO NOT ENTER STOP MT HOOD AVENUE STATE HWY 214 11 PROPERTY LINE 8 PARKING SPACES 15'-0" EXISTING BUS STOP NEW SIDEWALK EXISTING SIDEWALK 5 9 9 3 7 4 6 18 8 10 10 8 10 17 12 16 2 1 9 13 14 15 24 23 22 21 22 21 25 EXISTING SIDEWALK EXISTING PAVED DRIVEWAY 27 27 27 28 29 29 30 19'-11" FIRE APPARATUS ACCESS 20'-0" FIRE APPARATUS ACCESS 2 1 9 13 14 24 23 20 19 13 PARKING SPACES 31 31 50'-0" 20 19 8 27 ACCESS DRIVE EAST-WEST DRIVE AISLE 24'-0" PROPOSED ACCESS EASEMENT 15 15 5'-0" 10'-0" R.O.W. DEDICATION 2'-0" PUBLIC PEDESTRIAN ACCESS EASEMENT PROPOSED PUE 43'-0" PROPOSED ACCESS EASEMENT 45'-0" PROPOSED ACCESS EASEMENT 30'-0" PROPOSED ACCESS EASEMENT 22'-0" PROPOSED ACCESS EASEMENT C JAMES D. SMITH, ARCHITECTS PRELIMINARY NOT FOR CONSTRUCTION SPS4 0 8' 16' 4' ENLARGED SITE PLAN (PROPOSED) SCALE: 3/32" = 1'-0" 1 SPS4 NORTH DT DIGITAL PRE-SELL MENU BOARD LOCATION. REFER TO INSTALLATION DETAILS ON SHEET 2/AS2.1. DT DIGITAL MENU BOARD LOCATION. REFER TO INSTALLATION DETAILS ON SHEET 3/AS2.1. POPEYE'S RESTAURANT DRIVE THRU WINDOW LOCATION. SEE FLOOR PLAN ON SHEET A1 FOR ADDITIONAL INFORMATION. 6"Ø￿ STEEL PIPE BOLLARD AT PULL-UP WINDOW. COORDINATE WITH THE GAS METER NEAR THIS LOCATION. REFER TO DETAIL 13/AS2.3, FLOOR PLAN A1 AND EXTERIOR ELEVATIONS A5.1. PATIO RAILING - SEE RAILING SCHEDULE. APPROXIMATE LOCATION OF GREASE INTERCEPTOR BELOW SITE PAVING. COORDINATE WITH PLUMBING & CIVIL DRAWINGS. REF: AS2.3. POPEYE'S DUMPSTER ENCLOSURE. COORDINATE EXACT LOCATION WITH CIVIL DRAWINGS. REFER TO ARCHITECTURAL SITE DETAILS AS2.2 FOR CONSTRUCTION. SIDEWALK / SLAB. REFER TO CIVIL SITE PLAN DRAWINGS FOR LOCATION AND DIMENSIONS. VEHICLE LOOP. REFER TO 5/AS2.1 FOR DETAIL. ALL PATIO AND LANDSCAPE DESIGN BY CIVIL ENGINEER TO BE APPROVED BY POPEYE'S DESIGN. PYLON SIGN / SIGN BASE. REFER TO SIGNAGE PACKAGE DRAWINGS. DRIVE THRU DIRECTIONAL SIGNAGE GRAPHIC. REFER TO DETAIL 9/AS2.1. SPEAKER POST. REFER TO DETAILS ON SHEET 7/AS2.1. DRIVE THRU CANOPY. REFER TO SIGNAGE PACKAGE DRAWINGS. LED LIGHT STANDARD TO CONFORM WITH WDO 3.11.02. CLEARANCE BAR. REFER TO DETAIL ON SHEET 6/AS2.1 PEDESTRIAN WALKWAY. DESIGN BY CIVIL ENGINEER TO BE APPROVED BY POPEYE'S DESIGN. PAVEMENT STRIPPING. ADD BOLLARDS AS NECESSARY. ACCESSIBLE PARKING SIGNAGE. SIGNAGE TO BE INSTALLED AS PER LOCAL JURISDICTION CODES. ACCESSIBLE PARKING STALLS. DIGITAL PARKING SIGNAGE. DIGITAL PARKING STALLS. PULL FORWARD PARKING SIGNAGE. PULL FORWARD PARKING STALLS. DO NOT ENTER SIGN. LOADING ZONE. NEW ADA COMPLIANT RAMP NEW STOP SIGN RE-STRIPE EXISTING LINES NEW HYDRANT EXISTING PARKING STRIPING TO BE REMOVED NOTES 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 * REFER TO LOCAL AUTHORITIES FOR SIGN PERMITS AND APPROVALS * DIGITAL MENU BOARDS AND PREVIEW BOARDS ARE REQUIRED FOR ALL SITES. * LED LOT LIGHTING IS REQUIRED ON ALL SITES * DIRECTIONAL SIGNAGE TO BE PLACED AT SITE PER SPECIFIC SITE REQUIREMENTS. * LOT SURFACE MUST BE SEALED AND STRIPED ACCORDING TO REQUIREMENTS. GENERAL NOTES 25 26 BUILDING FLOOR AREA (GROSS) - 2,561 SQ.FT. REQUIRED NUMBER OF PARKING SPACES - 2,561 / 250 = 10 PROVIDED NUMBER OF PARKING SPACES - 21 PARKING REQUIREMENTS 27 28 29 30 31 PROPOSED GROSS FLOOR AREA = 2356 SF Attachment 106: Site Plans, Site Plan ---PAGE BREAK--- EP-4 EP-4 EP-4 EP-4 EP-2 EP-3 EP-2 EP-2 EP-2 EP-2 EP-3 EP-3 EP-3 EP-3 EP-3 EP-3 EP-3 C B A D JAMES D. SMITH, ARCHITECTS PRELIMINARY NOT FOR CONSTRUCTION SPS5 0 2' 4' 1' 8' DUMPSTER ENCLOSURE ELEVATIONS SCALE: 1/4" = 1'-0" 2 SPS5 DUMPSTER ENCLOSURE PLAN SCALE: 1/4" = 1'-0" 1 SPS5 NORTH 0 2' 4' 1' 8' EXTERIOR FINISHES SCALE: N.T.S. 3 SPS5 ---PAGE BREAK--- 4875 SW Griffith Drive I Suite 100 I Beaverton, OR I 97005 [PHONE REDACTED] tel I [PHONE REDACTED] fax I www.aaieng.com PRELIMINARY Attachment 106: Site Plan, Civil Plans ---PAGE BREAK--- PARCEL 2 PARTITION PLAT 91-066 1.07 AC PARCEL 1 PARTITION PLAT 91-066 BI-MART CORP #643 TAX LOT 1300 TAX MAP 051W08DB LULU LLC TAX LOT 1200 TAX MAP 051W08DB POWELL-ROSEBERRY LLC TAX LOT 1400 TAX MAP 051W08DB POWELL-ROSEBERRY LLC TAX LOT 1400 TAX MAP 051W08DB ITEM #9 & #12 PERMANENT R/W & EASEMENT REEL 54, PAGE 631 (45') (45') EXCEPTION #11 REEL 733, PG 408 MT HOOD AVENUE STATE HWY 214 4875 SW Griffith Drive I Suite 100 I Beaverton, OR I 97005 [PHONE REDACTED] tel I [PHONE REDACTED] fax I www.aaieng.com ---PAGE BREAK--- MT HOOD AVENUE STATE HWY 214 4875 SW Griffith Drive I Suite 100 I Beaverton, OR I 97005 [PHONE REDACTED] tel I [PHONE REDACTED] fax I www.aaieng.com PRELIMINARY ---PAGE BREAK--- MT HOOD AVENUE STATE HWY 214 4875 SW Griffith Drive I Suite 100 I Beaverton, OR I 97005 [PHONE REDACTED] tel I [PHONE REDACTED] fax I www.aaieng.com PRELIMINARY ---PAGE BREAK--- MT HOOD AVENUE STATE HWY 214 4875 SW Griffith Drive I Suite 100 I Beaverton, OR I 97005 [PHONE REDACTED] tel I [PHONE REDACTED] fax I www.aaieng.com PRELIMINARY ---PAGE BREAK--- MT HOOD AVENUE STATE HWY 214 4875 SW Griffith Drive I Suite 100 I Beaverton, OR I 97005 [PHONE REDACTED] tel I [PHONE REDACTED] fax I www.aaieng.com PRELIMINARY ---PAGE BREAK--- 4875 SW Griffith Drive I Suite 100 I Beaverton, OR I 97005 [PHONE REDACTED] tel I [PHONE REDACTED] fax I www.aaieng.com PRELIMINARY ---PAGE BREAK--- 4875 SW Griffith Drive I Suite 100 I Beaverton, OR I 97005 [PHONE REDACTED] tel I [PHONE REDACTED] fax I www.aaieng.com PRELIMINARY ---PAGE BREAK--- T/O CONC. T/O PARAPET 18'-0" T/O TOWER 19'- 0" U/S OF DECK @ HIGH POINT 14'-0" U/S OF DECK @ LOW POINT 13'-5" PROPOSED DT ELEVATION 2 A5 SCALE: 1/4"=1' - 0" EP-1 1 EP-1 1 EP-1 5 EP-1 5 EP-1 5 10 13 EF-1 12 14 18 23 TYP. 25 29 TYP. 34 36 3 A6.1 3 A6.1 EP-4 22 9'-0" 19'-0 7/8" 9'-0" TYP. 2 TYP. 7 C-1 33 C-1 33 TYP. 7 0'-0" 11 SLAB BEYOND TYP. 9 TYP. 9 C-1 17 C-2 2 A6.3 1 4 1.1 SLIDE SLIDE SLIDE SLIDE 9" 9" 1'-6" EP-3 1/2" 1/2" EIFS 3'-0 1/4" 1'-0" 2'-0" 7'-10" 1'-0" 14'-6 7/8" 1'-10 1/4" LOUISIANA KITCHEN 3 A6.3 T/O CONC. SLAB 0'-0" T/O WINDOWS 9'-0" T/O PARAPET 18'-0" T/O TOWER 19'- 0" T/O LOW PARAPET 15'-0" U/S CANOPY 9'-0" U/S OF DECK @ HIGH POINT 14'-0" U/S OF DECK @ LOW POINT 13'-5" PROPOSED FRONT ELEVATION 1 A5 SCALE: 1/4"=1' - 0" EP-1 1 EP-2 1 EP-1 1 EB-1 4 EB-2 3 EP-1 TYP. 6 10 11 34 20 23 TYP. 25 33 17 SIM. 2 A6.2 SIM. 2'-2 3/4" T/O CONC. SLAB 0'-0" EP-1 5 EQ. EQ. C-2 DP-1 EP-3 16 BEYOND 5 13 EF-1 12 36 18 TYP. 9 TYP. 9 33 C-2 C-1 17 C-2 17 C-1 33 C-2 8" A D E F A.1 C B B.1 8'-0" 4'-0" 8" 27 A5 3 SECTION DETAIL @ TYPICAL SCALE: 2 12"=1'-0" EIFS REVEAL EXTERIOR ELEVATION NOTES PRE-FINISHED METAL CAP FLASHING C/W DRIP. G.C TO PROVIDE AND INSTALL DOUBLE LAYER OF REINFORCING MESH TO MIN. 2'-2" ABOVE GRADE AT ALL EIFS LOCATIONS (TYP.) IN ORDER TO ATTAIN ABUSE RESISTANCE STUCCO SYSTEM. NICHIHA VINTAGEBRICK, COLOR: ALEXANDRIA BUFF. REFER TO POPEYES MASTER SCHEDULE. NICHIHA VINTAGEBRICK, COLOR: WHITE WASH. REFER TO POPEYES MASTER SCHEDULE. EIFS. REFER TO POPEYES MASTER SCHEDULE. PRE-FINISHED 'BLACK ANODIZED' ALUMINUM STOREFRONT SYSTEM WITH INSULATED GLAZING. EXPOSED FOUNDATION TO BE PARGED AND FREE OF IMPERFECTIONS. GAS UTILITY METER. REFER TO STRUCTURAL DRAWINGS FOR FOUNDATION WALL AND FOOTING DETAILS. INTERNALLY ILLUMINATED BUILDING SIGNAGE PROVIDED AND INSTALLED BY SIGN COMPANY. G.C TO PROVIDE AND INSTALL 3 4" EXTERIOR GRADE PRESSURE TREATED PLYWOOD BACKING AND ALL FINAL ELECTRICAL CONNECTION. SIGN MANUFACTURER SHALL OBTAIN STRUCTURALLY SEALED DRAWINGS AND SIGNAGE PERMITS FROM THE CITY BASED ON LOCAL REQUIREMENTS. G.C SHALL VERIFY ACTUAL LOCATION & SIZE OF SIGNS WITH SIGN MANUFACTURER'S APPROVED DRAWINGS AND COORDINATE LOCATIONS OF BLOCKING AND UTILITIES. G.C TO COORDINATE WITH SIGN INSTALLER TO USE VHM DRILL BIT WHILE DRILLING FOR ELECTRICAL FEED LINES AND SIGNAGE FASTENERS. ALL ELEMENTS PROVIDED BY SIGNAGE FABRICATOR TO BE REVIEWED AND APPROVED BY POPEYES PRIOR TO PRODUCTION NON-ILLUMINATED BUILDING SIGNAGE PROVIDED AND INSTALLED BY SIGN COMPANY. G.C TO PROVIDE AND INSTALL 3 4" EXTERIOR GRADE PRESSURE TREATED PLYWOOD BACKING.. SIGN MANUFACTURER SHALL OBTAIN STRUCTURALLY SEALED DRAWINGS AND SIGNAGE PERMITS FROM THE CITY BASED ON LOCAL REQUIREMENTS. G.C SHALL VERIFY ACTUAL LOCATION & SIZE OF SIGNS WITH SIGN MANUFACTURER'S APPROVED DRAWINGS AND COORDINATE LOCATIONS OF BLOCKING AND UTILITIES. G.C TO COORDINATE WITH SIGN INSTALLER TO USE VHM DRILL BIT WHILE DRILLING FOR ELECTRICAL FEED LINES AND SIGNAGE FASTENERS. ALL ELEMENTS PROVIDED BY SIGNAGE FABRICATOR TO BE REVIEWED AND APPROVED BY POPEYES PRIOR TO PRODUCTION NICHIHA VINTAGE WOOD, COLOR: CEDAR. REFER TO POPEYES MASTER SCHEDULE. PROVIDE & INSTALL 6" DIAMETER STEEL PIPE BOLLARD TOP AT 4'-6" A.F.F. G.C. TO PAINT "SAFETY YELLOW". REFER TO POPEYES MASTER SCHEDULE. DRIVE-THRU WINDOW. REFER TO DRIVE-THRU WINDOW SCHEDULE ON SHEET A11. EXTERIOR ROOF LADDER. NEW EXTERIOR DOOR. COLOR: GRAY EP-3. REFER TO POPEYES MASTER SCHEDULE. NON ILLUMINATED 8" ALUMINUM FASCIA BAND. SUPPLY BY SIGN COMPANY AND INSTALLED BY G.C. DASHED LINE INDICATES T/O OF ROOF BEHIND PARAPET. C/T CABINET AND METER. LINE OF PARAPET WALLS BEYOND. GENERAL PURPOSE EXTERIOR LIGHTING FIXTURES. WALK-IN COOLER/FREEZER FINISH TO BE COMPLETED BY MANUFACTURER. METAL RAILING SUPPLIED AND INSTALLED BY G.C (ONLY IF REQUIRED) ARCHITECT TO COORDINATE WITH CIVIL ENGINEER ON THE SITE PLAN. REFER TO DETAIL 2/A8. PRE-FINISHED GALVANIZED STEEL DOWNSPOUT & COLLECTOR BOX. G.C. TO COORDINATE CIVIL ENGINEERS TO CONFIRM IF DOWNSPOUTS ARE SPLASHING ON CONCRETE PAD OR TIED TO THE STORM SEWER LINE. REFER TO MECHANICAL DRAWINGS. ALL BASE FLASHING TO MATCH ADJACENT MATERIAL COLORS. HOSE BIB. G.C. TO PAINT. COLOUR TO MATCH ADJACENT STUCCO COORDINATE EXACT LOCATION WITH G.C. REFER TO MECHANICAL DRAWINGS. PROPOSED BICYCLE PARKING. (2 SPACES, COVERED) DECORATIVE PANELS SUPPLY AND INSTALL BY SIGN COMPANY. G.C TO PROVIDE CONCRETE CURB ALONG DRIVE-THRU LANE. CURB TO PROJECT 8" FROM FACE OF PANELS AND LENGTH OF CURB IS EXTENT OF FEATURE WALL. N/A. REAR EXIT DOOR. REFER TO POPEYES MASTER SCHEDULE WALL SCONCE SUPPLY AND INSTALL BY SIGN COMPANY. ALUMINUM CANOPY WITH DOWNLIGHT LED LIGHT FIXTURE.SUPPLY BY SIGN COMPANY AND INSTALL BY G.C. ALL CANOPIES IN WALL SUPPORT BY G.C. REFER TO STRUCTURAL DRAWINGS. VERTICAL SIMULATED ALUMINUM SLATS. REFER TO POPEYES MASTER SCHEDULE. N/A. CONCRETE SIDEWALK (BY G.C). REFER TO SITE PLAN. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 SYMBOL LEGEND NOTE REFERENCE. REFER TO ELEVATION NOTES 1 FINISH TYPE FN# JAMES D. SMITH, ARCHITECTS PRELIMINARY NOT FOR CONSTRUCTION A5.0 GENERAL NOTES 1. PROVIDE SEALANT / CAULKING AROUND DOOR / WINDOW FRAMES. COLOR TO MATCH WINDOW / DOOR FRAMES. 2. THE GC SHALL BECOME FAMILIAR WITH AND FOLLOW ALL DRAWINGS AND SPECIFICATIONS. 3. PURCHASE OF WHITE/RED BRICK AND WOOD GRAIN SLATS TO BE PURCHASED VIA RESPECTIVE VENDOR (NICHIHA OR EQUAL) 4. WOOD GRAIN TOWER TO BE PURCHASED DIRECTLY VIA B+N 5. ANY DEVIATIONS MUST BE SUBMITTED AS AN EXCEPTION REQUEST 6. ALL PARAPETS SHALL BE PAINTED ACCORDING TO THE FACADE COLOR, IF FACADE COLOR IS WHITE, PARAPET SHALL BE WHITE. IF FACADE IS RED BRICK, PARAPET SHALL BE PAINTED BROWN 7. PLEASE MAKE SURE TO REFERENCE LATEST FINISH SCHEDULE IN THE DESIGN PORTAL ON A REGULAR BASES 8. ALL CANOPIES TO BE TEAL, EXCEPT AT DRIVE THRU WINDOW 9. ALL EXTERIOR GLASS DOORS TO BE ORANGE COLOR Attachment 106: Site Plans, Exterior Elevations ---PAGE BREAK--- 3'-0" 2 A6.1 2 A6 T/O CONC. SLAB 0'-0" U/S CANOPY 9'-0" T/O PARAPET 18'-0" U/S OF DECK @ HIGH POINT 14'-0" U/S OF DECK @ LOW POINT 13'-5" PROPOSED REAR ELEVATION 1 A5.1 SCALE: 1/4"=1' - 0" EP-1 1 17 EP-2 1 TYP. 2 EP-1 5 TYP. 7 18 20 9'-0" TYP. CL TYP. 25 33 36 31 22 C-1 C-1 EP-3 BEYOND 33 13 EP-4 6 TYP. 12 EF-1 5 EP-1 24 21 29 TYP. 9 2 TYP. TYP. 9 BEYOND 1 EP-1 15 EP-3 1 A6.3 A E F C-2 EB-2 EP-3 1'-0" EQ EQ 11'-2 3/8" 16'-2 3/4" 2 A6.2 3 A6.3 1 A6.2 1 A6.1 T/O CONC. SLAB 0'-0" T/O WINDOWS 9'-0" T/O PARAPET 18'-0" U/S OF DECK @ HIGH POINT 14'-0" U/S OF DECK @ LOW POINT 13'-5" PROPOSED SIDE ELEVATION 2 A5.1 SCALE: 1/4"=1' - 0" TYP. 2 EP-1 1 EP-2 1 1 EB-1 4 EP-1 5 TYP. 6 TYP. 7 TYP. 7 EB-2 3 11 10 18 TYP. 25 36 30 28 28 32 22 DP-1 EP-1 EQ EQ EQ EQ EQ EQ 4'-0" BEYOND 17 32 5'-10" 8'-0" EQ. EQ. EQ. EQ. CL CL TYP. 9 TYP. 9 18 C-2 33 C-2 17 BEYOND 1 4 2 3 1.1 2.1 1.3 1.2 C-2 LX-4 LX-4 3.1 3'-0" 1'-4" 3'-9 3/4" C-2 34 TYP. 6 7'-0" 25'-2" EP-3 27 EXTERIOR ELEVATION NOTES PRE-FINISHED METAL CAP FLASHING C/W DRIP. G.C TO PROVIDE AND INSTALL DOUBLE LAYER OF REINFORCING MESH TO MIN. 2'-2" ABOVE GRADE AT ALL EIFS LOCATIONS (TYP.) IN ORDER TO ATTAIN ABUSE RESISTANCE STUCCO SYSTEM. NICHIHA VINTAGEBRICK, COLOR: ALEXANDRIA BUFF. REFER TO POPEYES MASTER SCHEDULE. NICHIHA VINTAGEBRICK, COLOR: WHITE WASH. REFER TO POPEYES MASTER SCHEDULE. EIFS. REFER TO POPEYES MASTER SCHEDULE. PRE-FINISHED 'BLACK ANODIZED' ALUMINUM STOREFRONT SYSTEM WITH INSULATED GLAZING. EXPOSED FOUNDATION TO BE PARGED AND FREE OF IMPERFECTIONS. GAS UTILITY METER. REFER TO STRUCTURAL DRAWINGS FOR FOUNDATION WALL AND FOOTING DETAILS. INTERNALLY ILLUMINATED BUILDING SIGNAGE PROVIDED AND INSTALLED BY SIGN COMPANY. G.C TO PROVIDE AND INSTALL 3 4" EXTERIOR GRADE PRESSURE TREATED PLYWOOD BACKING AND ALL FINAL ELECTRICAL CONNECTION. SIGN MANUFACTURER SHALL OBTAIN STRUCTURALLY SEALED DRAWINGS AND SIGNAGE PERMITS FROM THE CITY BASED ON LOCAL REQUIREMENTS. G.C SHALL VERIFY ACTUAL LOCATION & SIZE OF SIGNS WITH SIGN MANUFACTURER'S APPROVED DRAWINGS AND COORDINATE LOCATIONS OF BLOCKING AND UTILITIES. G.C TO COORDINATE WITH SIGN INSTALLER TO USE VHM DRILL BIT WHILE DRILLING FOR ELECTRICAL FEED LINES AND SIGNAGE FASTENERS. ALL ELEMENTS PROVIDED BY SIGNAGE FABRICATOR TO BE REVIEWED AND APPROVED BY POPEYES PRIOR TO PRODUCTION NON-ILLUMINATED BUILDING SIGNAGE PROVIDED AND INSTALLED BY SIGN COMPANY. G.C TO PROVIDE AND INSTALL 3 4" EXTERIOR GRADE PRESSURE TREATED PLYWOOD BACKING.. SIGN MANUFACTURER SHALL OBTAIN STRUCTURALLY SEALED DRAWINGS AND SIGNAGE PERMITS FROM THE CITY BASED ON LOCAL REQUIREMENTS. G.C SHALL VERIFY ACTUAL LOCATION & SIZE OF SIGNS WITH SIGN MANUFACTURER'S APPROVED DRAWINGS AND COORDINATE LOCATIONS OF BLOCKING AND UTILITIES. G.C TO COORDINATE WITH SIGN INSTALLER TO USE VHM DRILL BIT WHILE DRILLING FOR ELECTRICAL FEED LINES AND SIGNAGE FASTENERS. ALL ELEMENTS PROVIDED BY SIGNAGE FABRICATOR TO BE REVIEWED AND APPROVED BY POPEYES PRIOR TO PRODUCTION NICHIHA VINTAGE WOOD, COLOR: CEDAR. REFER TO POPEYES MASTER SCHEDULE. PROVIDE & INSTALL 6" DIAMETER STEEL PIPE BOLLARD TOP AT 4'-6" A.F.F. G.C. TO PAINT "SAFETY YELLOW". REFER TO POPEYES MASTER SCHEDULE. DRIVE-THRU WINDOW. REFER TO DRIVE-THRU WINDOW SCHEDULE ON SHEET A11. EXTERIOR ROOF LADDER. NEW EXTERIOR DOOR. COLOR: GRAY EP-3. REFER TO POPEYES MASTER SCHEDULE. NON ILLUMINATED 8" ALUMINUM FASCIA BAND. SUPPLY BY SIGN COMPANY AND INSTALLED BY G.C. DASHED LINE INDICATES T/O OF ROOF BEHIND PARAPET. C/T CABINET AND METER. LINE OF PARAPET WALLS BEYOND. GENERAL PURPOSE EXTERIOR LIGHTING FIXTURES. WALK-IN COOLER/FREEZER FINISH TO BE COMPLETED BY MANUFACTURER. METAL RAILING SUPPLIED AND INSTALLED BY G.C (ONLY IF REQUIRED) ARCHITECT TO COORDINATE WITH CIVIL ENGINEER ON THE SITE PLAN. REFER TO DETAIL 2/A8. PRE-FINISHED GALVANIZED STEEL DOWNSPOUT & COLLECTOR BOX. G.C. TO COORDINATE CIVIL ENGINEERS TO CONFIRM IF DOWNSPOUTS ARE SPLASHING ON CONCRETE PAD OR TIED TO THE STORM SEWER LINE. REFER TO MECHANICAL DRAWINGS. ALL BASE FLASHING TO MATCH ADJACENT MATERIAL COLORS. HOSE BIB. G.C. TO PAINT. COLOUR TO MATCH ADJACENT STUCCO COORDINATE EXACT LOCATION WITH G.C. REFER TO MECHANICAL DRAWINGS. PROPOSED BICYCLE PARKING. (2 SPACES, COVERED) DECORATIVE PANELS SUPPLY AND INSTALL BY SIGN COMPANY. G.C TO PROVIDE CONCRETE CURB ALONG DRIVE-THRU LANE. CURB TO PROJECT 8" FROM FACE OF PANELS AND LENGTH OF CURB IS EXTENT OF FEATURE WALL. N/A. REAR EXIT DOOR. REFER TO POPEYES MASTER SCHEDULE WALL SCONCE SUPPLY AND INSTALL BY SIGN COMPANY. ALUMINUM CANOPY WITH DOWNLIGHT LED LIGHT FIXTURE.SUPPLY BY SIGN COMPANY AND INSTALL BY G.C. ALL CANOPIES IN WALL SUPPORT BY G.C. REFER TO STRUCTURAL DRAWINGS. VERTICAL SIMULATED ALUMINUM SLATS. REFER TO POPEYES MASTER SCHEDULE. N/A. CONCRETE SIDEWALK (BY G.C). REFER TO SITE PLAN. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 A5.1 JAMES D. SMITH, ARCHITECTS PRELIMINARY NOT FOR CONSTRUCTION SYMBOL LEGEND NOTE REFERENCE. REFER TO ELEVATION NOTES 1 FINISH TYPE FN# GENERAL NOTES 1. PROVIDE SEALANT / CAULKING AROUND DOOR / WINDOW FRAMES. COLOR TO MATCH WINDOW / DOOR FRAMES. 2. THE GC SHALL BECOME FAMILIAR WITH AND FOLLOW ALL DRAWINGS AND SPECIFICATIONS. 3. PURCHASE OF WHITE/RED BRICK AND WOOD GRAIN SLATS TO BE PURCHASED VIA RESPECTIVE VENDOR (NICHIHA OR EQUAL) 4. WOOD GRAIN TOWER TO BE PURCHASED DIRECTLY VIA B+N 5. ANY DEVIATIONS MUST BE SUBMITTED AS AN EXCEPTION REQUEST 6. ALL PARAPETS SHALL BE PAINTED ACCORDING TO THE FACADE COLOR, IF FACADE COLOR IS WHITE, PARAPET SHALL BE WHITE. IF FACADE IS RED BRICK, PARAPET SHALL BE PAINTED BROWN 7. PLEASE MAKE SURE TO REFERENCE LATEST FINISH SCHEDULE IN THE DESIGN PORTAL ON A REGULAR BASES 8. ALL CANOPIES TO BE TEAL, EXCEPT AT DRIVE THRU WINDOW 9. ALL EXTERIOR GLASS DOORS TO BE ORANGE COLOR ---PAGE BREAK--- STOP MT HOOD AVENUE STATE HWY 214 PROPERTY LINE ACCESS DRIVE EAST-WEST DRIVE AISLE R.O.W. DEDICATION 2'-0" PUBLIC PEDESTRIAN ACCESS EASEMENT PROPOSED PUE B-1/B-2 B-3/B-4 B-5/B-6 B-8/B-9 B-7 U/S OF CANOPY 9'-0" U/S OF CANOPY 7'-2" WP U/S OF LX-4 9'-6" U/S OF CANOPY 7'-2" LX-4 LX-2 LX-2 LX-4 LX-2 LX-2 LX-4 LX-6 U/S OF CANOPY 9'-0" LX-4 EM EM LX-6 U/S OF LX-4 8'-0" TOP OF POLE 14'-6" TOP OF POLE 14'-6" TOP OF POLE 14'-6" TOP OF POLE 14'-6" TOP OF POLE 14'-6" JAMES D. SMITH, ARCHITECTS PRELIMINARY NOT FOR CONSTRUCTION SPS6 0 8' 16' 4' EXTERIOR LIGHTING PLAN SCALE: 3/32" = 1'-0" 1 SPS6 NORTH PROPOSED Attachment 106: Site Plans, Exterior Light Plan ---PAGE BREAK--- DO NOT ENTER PROPERTY LINE 8 PARKING SPACES 13 PARKING SPACES ZS (14) CP PH BA PH CE (10) EA (13) CP JB (10) BA PROPOSED POPEYES RESTAURANT MT. HOOD AVENUE SJ (13) AK PP PP (14) AK PP PP AK PP (16) AK CE (14) BC (85) AU ZS BC BC CP BC ZS EXISTING SIDEWALK PROPERTY LINE REMODELED BUS STOP EXISTING SIDEWALK REMODELED SIDEWALK EXISTING PHONE STRUCTURE STEEL EDGING CP EA (16) PH (15) SG (12) BC (20) PH SG (13) BC EXISTING LANDSCAPING AC BC 3 DECORATIVE BOULDERS 2 DECORATIVE BOULDERS 3 DECORATIVE BOULDERS 5' R.O.W. 2' PUBLIC PEDESTRIAN ACCESS EASEMENT 10' P.U.E. MONUMENT SIGN (24) FC (290) FC ZS (62) FC CODE BOTANICAL / COMMON NAME SIZE CANOPY TREES AC Acer platanoides 'Crimson King' Crimson King Norway Maple 2" Cal. 30' SJ Styrax japonicus 'JFS-E' Snow Charm® Japanese Snowbell 2" Cal. 20' ZS Zelkova serrata 'JFS-KW1' City Sprite® Japanese Zelkova 2" Cal. 20' CODE BOTANICAL / COMMON NAME SIZE SPACING SHRUBS AK Abelia x grandiflora 'Kaleidoscope' Kaleidoscope Glossy Abelia 2 gal. 36" o.c. BA Berberis thunbergii 'Admiration' Admiration Japanese Barberry 1 gal. 24" o.c. BC Berberis thunbergii 'Crimson Crimson Japanese Barberry 2 gal. 36" o.c. EA Euonymus japonicus 'Aureo-marginatus' Golden Euonymus 2 gal. 36" o.c. JB Juniperus scopulorum 'Blue Arrow' Blue Arrow Juniper 2 gal. 24" o.c. PP Pieris japonica 'Purity' Purity Japanese Pieris 2 gal. 60" o.c. SG Spiraea japonica 'Goldflame' Goldflame Japanese Spirea 2 gal. 36" o.c. GRASSES, SEDGES, AND RUSHES CE Carex oshimensis 'Evergold' Evergold Japanese Sedge 1 gal. 18" o.c. CP Carex testacea 'Prairie Fire' Prairie Fire Orange Sedge 1 gal. 24" o.c. PH Pennisetum alopecuroides 'Hameln' Hameln Fountain Grass 1 gal. 36" o.c. GROUND COVERS AU Arctostaphylos uva-ursi Kinnikinnick 1 gal. 36" o.c. FC Fragaria chiloensis Beach Strawberry 1 gal. 18" o.c. TU Turf: Tall Fescue Tall Fescue: Sod or Seed sod PLANT CODE KEY June 5, 2025 2024-053 Checked by: Clement Walsh Drawn by: Danielle Street Project no. Scale: Noted Sheet size: 24" x 36" Plot date: Sheet no. 1 of 3 Project name: MT. HOOD AVENUE & US-214 WOODBURN, OR Project address: Sheet title: LANDSCAPE PLAN Drawing: L100 POPEYES RESTAURANT Revisions: Project Information: Issue Information: CLEMENT WALSH LANDSCAPE ARCHITECT, INC. 8215 SW Tualatin-Sherwood Rd. Suite #200 Tualatin, OR 97062 [PHONE REDACTED] ClementWalsh.com LANDSCAPE PLAN SEE SHEET L101 FOR FULL PLANT SCHEDULE & CODE TABLE ——¹½Î¹ÀÎÀp 1. CONTRACTOR SHALL VERIFY LOCATION OF ALL SITE UTILITIES PRIOR TO LANDSCAPE IMPLEMENTATION. 2. PROJECT IS TO BE IRRIGATED BY AN AUTOMATIC, UNDERGROUND SYSTEM. SEE SHEET IR100-IR102 FOR IRRIGATION PLANS, DETAILS, AND SPECIFICATIONS. 3. LANDSCAPE ARCHITECT OR OWNER'S REPRESENTATIVE SHALL APPROVE LAYOUT OF ALL PLANTS PRIOR TO INSTALLATION. 4. IF ANY CONFLICTS OR DISCREPANCIES ARE OBSERVED BETWEEN THE LANDSCAPE DRAWINGS, EXISTING CONDITIONS, AND/OR UTILITY LOCATIONS, NOTIFY THE LANDSCAPE ARCHITECT. 5. PLANT LOCATIONS ON THE PLAN ARE DIAGRAMMATIC AND MAY BE SUBJECT TO ADJUSTMENT IN THE FIELD BY THE CONTRACTOR TO AVOID CONFLICT. 6. ALL AREAS THAT ARE PLANTED WITH GROUNDCOVER ARE INDICATED ON THE PLAN WITH A HATCH PATTERN. SEE PLANT LIST FOR PLANT TYPE, SIZE AND SPACING ON SHEET L101. 7. CONTRACTOR IS TO: a. VERIFY PLANT COUNT. IF THERE IS A DISCREPANCY, THE PLANTING LAYOUT SHALL BE CONSULTED AS THE CORRECT SOURCE. ACTUAL PLANT QUANTITIES TO BE DETERMINED BY REQUIRED PLANT SPACING. b. ADJUST PLANTINGS IN THE FIELD AS NECESSARY. LANDSCAPE PLAN GENERAL NOTES: SETBACK: 85 PLANT UNITS IN THIS AREA DRIVE THRU SCREENING PLANTING Attachment 106: Site Plans, Landscape Plans ---PAGE BREAK--- SYMBOL CODE QTY BOTANICAL / COMMON NAME SIZE REMARKS TREES AC 7 Acer platanoides 'Crimson King' Crimson King Norway Maple 2" Cal. Large Tree (Street) 30' o.c. x 60' High SJ 3 Styrax japonicus 'JFS-E' Snow Charm® Japanese Snowbell 2" Cal. Small Tree 20' o.c. x 20' High ZS 6 Zelkova serrata 'JFS-KW1' City Sprite® Japanese Zelkova 2" Cal. Small Tree 20' o.c. x 24' High SYMBOL CODE QTY BOTANICAL / COMMON NAME SIZE SPACING REMARKS SHRUBS AK 52 Abelia x grandiflora 'Kaleidoscope' Kaleidoscope Glossy Abelia 2 gal. 36" o.c. Small to Medium Shrub BA 19 Berberis thunbergii 'Admiration' Admiration Japanese Barberry 1 gal. 24" o.c. Samll to Medium Shrub BC 68 Berberis thunbergii 'Crimson Crimson Japanese Barberry 2 gal. 36" o.c. Small to Medium Shrub EA 17 Euonymus japonicus 'Aureo-marginatus' Golden Euonymus 2 gal. 36" o.c. Small to Medium Shrub JB 5 Juniperus scopulorum 'Blue Arrow' Blue Arrow Juniper 2 gal. 24" o.c. Small to Medium Shrub PP 19 Pieris japonica 'Purity' Purity Japanese Pieris 2 gal. 60" o.c. Large Shrub SG 22 Spiraea japonica 'Goldflame' Goldflame Japanese Spirea 2 gal. 36" o.c. Small to Medium Shrub GRASSES, SEDGES, AND RUSHES CE 16 Carex oshimensis 'Evergold' Evergold Japanese Sedge 1 gal. 18" o.c. Small to Medium Shrub CP 39 Carex testacea 'Prairie Fire' Prairie Fire Orange Sedge 1 gal. 24" o.c. Small to Medium Shrub PH 46 Pennisetum alopecuroides 'Hameln' Hameln Fountain Grass 1 gal. 36" o.c. Small to Medium Shrub GROUND COVERS AU 85 Arctostaphylos uva-ursi Kinnikinnick 1 gal. 36" o.c. Living Groundcover FC 376 Fragaria chiloensis Beach Strawberry 1 gal. 18" o.c. TU 2,538 sf Turf: Tall Fescue Tall Fescue: Sod or Seed sod Lawn SYMBOL DESCRIPTION QTY Medium Fir Mulch 228 cy 1.5" - 3" Diameter River Rock 751 sf Steel Edging 295 lf 45 REFERENCE NOTES SCHEDULE June 5, 2025 2024-053 Checked by: Clement Walsh Drawn by: Danielle Street Project no. Scale: Noted Sheet size: 24" x 36" Plot date: Sheet no. 2 of 3 Project name: MT. HOOD AVENUE & US-214 WOODBURN, OR Project address: Sheet title: LANDSCAPE PLAN: SCHEDULE & DETAILS Drawing: L101 POPEYES RESTAURANT Revisions: Project Information: Issue Information: CLEMENT WALSH LANDSCAPE ARCHITECT, INC. 8215 SW Tualatin-Sherwood Rd. Suite #200 Tualatin, OR 97062 [PHONE REDACTED] ClementWalsh.com PLANTING SCHEDULE GROUNDCOVER 3/4" = 1'-0" PLAN SECTION VIEW EQ. EQ. 2-3" THICK LAYER OF MULCH FINISHED GRADE TILL 6" - 8" INTO NATIVE SOIL. AMEND SOIL WITH 2" - 3" OF COMPOST OR CLAY BUSTER. TILL AMENDMENT INTO NATIVE SOIL. EXISTING SOIL GROUNDCOVER PLANTS TO BE TRIANGULARLY SPACED MULCH PAVEMENT NOTES: 1- SEE PLANTING LEGEND FOR GROUNDCOVER SPECIES, SIZE, AND SPACING DIMENSION. 2- SMALL ROOTS (1/4" OR LESS) THAT GROW AROUND, UP, OR DOWN THE ROOT BALL PERIPHERY ARE CONSIDERED A NORMAL CONDITION IN CONTAINER PRODUCTION AND ARE ACCEPTABLE HOWEVER THEY SHOULD BE ELIMINATED AT THE TIME OF PLANTING. ROOTS ON THE PERIPHERY CAN BE REMOVED AT THE TIME OF PLANTING. (SEE ROOT BALL SHAVING CONTAINER DETAIL). 3- SETTLE SOIL AROUND ROOT BALL OF EACH GROUNDCOVER PRIOR TO MULCHING. URBAN TREE FOUNDATION © 6" MIN P-2025-COM-2024.053-01 1 URBAN TREE FOUNDATION © 2014 OPEN SOURCE FREE TO USE SECTION VIEW SHRUB - MODIFIED SOIL 3/4" = 1'-0" SHRUB 2" LAYER OF MULCH. (SEE SPECS FOR MULCH). FINISHED GRADE. MODIFIED SOIL. DEPTH VARIES. (SEE SPECS FOR SOIL MODIFICATION). LOOSEN ROOTS. ROOT BALL RESTS ON EXISTING OR RECOMPACTED SOIL AND MYCORRHIZAE BALANCED FERTILIZER LIKE MROOTS. ROOT BALL 2" ABOVE SOIL GRADE 4" HIGH X 8" WIDE ROUND - TOPPED SOIL BERM ABOVE ROOT BALL SHALL BE CONSTRUCTED AROUND THE ROOT BALL WITH 50% OF NATIVE SOIL AND 50% OF COMPOST OR CLAY BUSTER DEPENDING ON SOIL TYPE. BERM SHALL BEGIN AT ROOT BALL PERIPHERY. PRIOR TO MULCHING, TAMP SOIL AROUND THE ROOT BALL IN 6" LIFTS TO BRACE SHRUB. DO NOT OVER COMPACT. WHEN THE PLANTING HOLE HAS BEEN BACKFILLED, POUR WATER AROUND THE ROOT BALL TO SETTLE THE SOIL. EXISTING SOIL. P-2025-COM-2024.053-05 2 TREE TO BE SET PLUMB CHAINLOCK TREE TIES (OR AS APPROVED) 2"x2" D.F. STAKESPLACE OUTSIDE ROOTBALL ROOTBALL CROWN TO BE 2" ABOVE FINISHED GRADE 2" MOUND TO CREATE WATER BASIN FINISH GRADE BACKFILL SOIL, ADD FERTILIZER TO BOTTOM OF HOLE. USE ALL PURPOSE BALANCED FERTILIZER WITH MYCORRIZAE. (Like Dr. Earth's All Purpose 2-2-2 MIX) PLACE ROOTBALL ON NATURAL GRADE. IF B&B CUT TWINE AROUND TRUNK. LAY THE BURLAP JUST BELOW FINISHED GRADE EXISTING SUBGRADE 2-1/2" BARK MULCH 2-2.5 TIMES ROOTBALL 18" MIN. AS REQUIRED FOR SUPPORT 6" BELOW LOWEST BRANCH NOTE: WATER IN TREE TO CHECK FOR SOIL SETTLING. IF SETTLING, FILL WITH MORE COMPOST. IF TEMPERATURE DAY OF PLANTING IS ABOVE 85°F, WATER HOLE BEFORE PLACING TREE, THEN WATER THOROUGHLY AFTER PLANTING AND CHECK FOR SOIL SETTLING. SCARIFY SIDES & BOTTOM OF PIT BEFORE PLACEMENT. DO NOT CUT MAIN LEADER - PRUNE ONLY DAMAGED OR DEAD WOOD DECIDUOUS TREE PLANTING 1" = 5' P-2025-COM-2024.053-06 4 EVERGREEN TREE PLANTING N.T.S. TREE TO BE SET PLUMB HOSE: REINFORCED RUBBER OR GRO-STRAIGHT TREE TIES GUY WIRE:#10 GA. DBL STRAND, TWISTED, GALVANIZED 2 1/2" BARK MULCH FINISH GRADE WATER IN TREE TO CHECK FOR SOIL SETTLING. IF SETTLES, FILL WITH MORE COMPOST FOR FINISH GRADE. ACILL S IL, ADD ERTILI7ER T TT M  H LE. -SE ALL P-RP SE ALANCED ERTILI7ER WITH M5C RRI7AE. b E8±¼I°´ PÁ±œ´b À~À~À MI4Ÿ EXISTING SUBGRADE CUT BURLAP AROUND TRUNK. LAY BACK BURLAP JUST BELOW FINISHED GRADE. 2'x 2" DOUG FIR STAKES. 3 STAKES EQUALLY SPACED AROUND TREE 2" HIGH RING OF BARK MULCH TO RETAIN WATER 2-2.5 TIMES ROOTBALL WIDTH DO NOT CUT LEADER NOTE: IF TEMPERATURE DAY OF PLANTING IS ABOVE 85°F, WATER HOLE BEFORE PLACING TREE, THEN WATER THOROUGHLY AFTER PLANTING AND CHECK FOR SOIL SETTLING. 3 P-2025-COM-2024.053-03 (733 sf) ——¹½Î¹ÀÎÀp (810 sf) ---PAGE BREAK--- June 5, 2025 2024-053 Checked by: Clement Walsh Drawn by: Danielle Street Project no. Scale: Noted Sheet size: 24" x 36" Plot date: Sheet no. 3 of 3 Project name: MT. HOOD AVENUE & US-214 WOODBURN, OR Project address: Sheet title: LANDSCAPE PLAN: PLANTING SPECIFICATIONS Drawing: L102 POPEYES RESTAURANT Revisions: Project Information: Issue Information: CLEMENT WALSH LANDSCAPE ARCHITECT, INC. 8215 SW Tualatin-Sherwood Rd. Suite #200 Tualatin, OR 97062 [PHONE REDACTED] ClementWalsh.com A. QUALITY AND SIZE 1. Quality and size of plants should conform to the American Association of Nurserymen Standards for Nursery Stock. 2. The American Association of Nurserymen's guides to on-site plant selection should be used as a guideline for inspecting plants delivered to the job. 3. All specified plants should be reasonably uniform in size, texture, and color for the species, in relatively good health with no damage or diseases. 4. Groundcover plants: All rooted cuttings should be healthy vegetative material with well-established roots at one or more nodes. Container grown stock should have viable roots through at least 50% of the medium. B. PLANT HEALTH 1. All plants used should comply with Federal and State laws and quarantines that affect their use 2. In the absence or lack of clarity of details regarding the Specifications and Plans, best practice is always to be employed. All work is to be carried out to this level of workmanship, and with the highest quality of both materials and construction. C. SUBMITTALS Samples of materials including, but not limited to, plants, seed, staking materials, fertilizers and soil amendments may be required. Contractor should provide samples when called for by code, specifications, or client's representative. D. NOTIFICATION The Landscape Architect or the Owner's Representative is to be given a minimum of 3 days' advance notice of times for inspections. The LA or Owner's Representative maintains the right of rejection of sub-standard materials at project site, regardless of inspections at growing site. As a result, each plant that does not meet the standards outlined above, or in any way failing to meet the requirements shall be noted as rejected, removed from the site immediately, and replaced by the Contractor at his or her expense, and replaced with plants, shrubs, or trees which meet the needed requirements. E. SUBSTITUTIONS All substitutions of plants and/or materials specified should be approved in writing by the Landscape Architect or the Owner's Representative. Substitution requests should have similar characteristics to the original selections. F. ENVIRONMENTAL CONDITIONS When plantings have to take place in wet or muddy soils or in times of high temperatures, steps should be taken to minimize compaction in the planting areas and to assure adequate moisture levels for plant survival. Planting should not take place in freezing weather or in frozen ground. G. SCHEDULING Planting operations should be scheduled to allow the shortest possible time between plant delivery to job sites and actual planting. H. GUARANTEE AND REPLACEMENT 1. All plant material shall be: a. Guaranteed from the completion and final inspection of work for one full growing season or one year, whichever is longer. b. Replaced by the Contractor during this period, if any plant material is not in good condition and producing new growth with plants of the same quality, size, variety, and age as the original at no cost to the owner under guarantee by the Contractor. 2. Exceptions to this guarantee: include material damaged by severe weather conditions; due to Owner's negligence; normally unforeseen peculiarities of the planting site; or lost due to vandalism. 3. All receipts for soil amendment and topsoil delivery are to be kept on site for Owner's Representative's inspection. I. PROTECTION Existing roads, sidewalks, and curbs, landscaping, and other features are to be protected to remain as final work. Location of underground utilities to be verified prior to doing work. Any damage to service lines, existing features, etc. caused by landscaping installation are to be repaired to the original condition. J. PLANT QUALITY ASSURANCE 1. All plants should be properly stored to assure health at planting time. 2. Nursery stock shall be healthy, well branched and rooted, formed true to variety and species, full foliaged, free of disease, injury, defects, insects, scars, breaks, weeds, and weed roots. Trees shall have straight trunks, symmetrical tips, and have an intact single leader. Any trees with double leaders will be rejected upon inspection. All Plants: True to name, with one of each bundle or lot tagged with the common and botanical name and size of the plants in accordance with standards of practice of the American Association of Nurserymen, and shall conform to the Standardized Plant Names, 1942 Edition. 3. Container grown stock: Small container-grown plants, furnished in removable containers, shall be well-rooted to ensure healthy growth. Container plants grown in containers a minimum of one year prior to delivery, with roots filling container but not root bound. Bare root stock roots are to be well-branched and fibrous. Balled and burlapped (B&B) ball shall be of natural size and firmness to ensure healthy growth, and the burlap sound. K. TOPSOIL AND FINAL GRADES 1. Contractor may stockpile site topsoil for possible reuse in landscape beds. Stockpiled topsoil to be tested by a soil's laboratory for nursery or agricultural use and recommendations for amendments to be followed. 2. Site topsoil to be screened to remove all grass clods and debris larger than Existing site topsoil to be amended with compost at a ratio of 3:1, with 3 units of existing soil to one unit of compost. In lieu of amending site topsoil, contractors may choose to use imported 3-way topsoil. Topsoil to be placed at a minimum of 6" in all landscape bed areas and incorporated into existing subgrade. Topsoil to be placed at a minimum of 12" in all tree pit areas. In all instances, placed topsoil to be incorporated into existing grade. 3. Landscape contractor is to determine and verify with the general contractor the condition of the site topsoil. Landscape contractor is to budget 8"-12" imported soil depth for planting bed areas and 6" imported soil depth for lawn areas. 4. Landscaping shall include finished grades and even distribution of topsoil to meet planting requirements: a. Grades and slopes shall be as indicated. b. Planting bed grades shall be approximately 3” below adjacent walks, paving, finished grade lines etc., to allow for bark application. c. Finish grading shall remove all depressions or low areas to provide adequate drainage throughout the area. Outline Specifications Planting: Planting Specifications: A. HERBICIDES 1. Prior to soil preparation, all areas showing any undesirable weed or grass growth shall be treated with Roundup or Cheetah Pro in strict accordance with the manufacturer's instructions at least one week prior to planting. An alternative method of treating/removing undesirable weed or grass growth must be approved by the Landscape Architect or the Owner's Representative. 2. When used, herbicides should conform to national, state, and local codes; should only be used as per label instructions; and should be used in a safe and environmentally protective manner. Applications should only be made by individuals properly licensed by the ODA. B. SOIL PREPARATION 1. Soil should be reasonably free of rocks, debris, and noxious weeds. Soils should be tested and, if it is subsoil or of poor quality, sufficient topsoil or amendments should be brought in to assure plant health. 2. Work all areas by: a. Rototilling to a minimum depth of 8" b. Removing all stones (over 11/2" size), sticks, mortar, large clumps of vegetation, roots, debris, or extraneous matter turned up in working c. Leveling, smoothing and compacting area to plus or minus 0.10' (feet) of required grades. 3. Imported soils should be free of disease, weeds, pests, and debris. Soil amendments should be free of diseases, pests, weeds, and or chemicals including herbicides. C. PLANTING HOLE 1. PREPARATION: Should consist of laying out plant locations, digging holes, and adding amendments if called for. 3. LOCATIONS: Plants should be located as per plan or specification. Placement should be modified to avoid existing utilities, and irrigation equipment. Major movement of plants should be approved by owner or owner's representative. If the contractor recognizes problems with ultimate plant size for area specified, contractor should inform Landscape Architect or the Owner's Representative in writing about substituting or moving plant. 2. PLANT HOLES a. Planting holes should be dug with a width 2 to 2 1/2 times the root ball and to a depth 2”-4” less than the original root ball's depth in the container or ball. The depth of the root ball in the planting hole should leave the root crown 2” above the finished grade to allow for settling after planting and mulch application. b. Planting holes should be dug with the sides as vertical as the soil will allow. In heavy soils the sides taper away from the center of the planting pit. The base of the planting hole should be left undisturbed if possible and should be firmed prior to planting. c. In heavy soils, if the sides of the planting hole are glazed, the sides of the hole should be scarified. d. For planting bare root trees and shrubs, a cone shaped mound should be created in the base of the planting hole to support the roots. D. SOIL MIX Prepare soil mix in each planting hole by mixing: § 2-part native topsoil (no subsoil) § 1 part compost (as approved) For groundcovers areas add 2” of compost (or as approved) and rototill in to the top 6” of soil. Thoroughly mix in planting hole and add fertilizers at the following rates: § 2-part native topsoil (no subsoil) § Small shrubs: 1/8 pound per plant § Shrubs: 1/3 to ½ pounds per plant § Trees: 1/3 to 1.0 pounds per plant E. FERTILIZER Fertilizers may be organic or and can be in pellet, tabular, granular, or liquid form. All fertilizers used must have labeling that conforms to environmental and safety requirements set forth by state and national regulations. All fertilizers should be applied as per label instructions, as indicated by soil tests and in a manner that is environmentally safe. F. PLANTING TREES AND SHRUBS 1. MOVING: As trees and shrubs are moved to position on the site, the container and/or root ball should be always supported. Do not carry plants by trunks/branches only. 2. Container plants should be removed carefully from containers, checked for circling or girdling roots, and placed plumb in the planting hole. If there are circling and/or girdling roots, they should be pulled outward and straightened or pruned prior to planting. 3. Balled and bur lapped plants should be placed in the planting hole, then the ties should be removed completely. Burlap should be cut off at least from the top half the ball and if treated, should be removed entirely. Care should be taken to tuck burlap deep into planting hole so that it cannot wick moisture to the soil surface after planting. 4. TREES WITH WIRE BASKETS, the wire grids should be cut down completely to the base, unless the nursery guide says otherwise. 5. BAREROOT: Trees and shrubs should only be planted in the bareroot season for the area being planted. Damaged and/or dead roots should be removed prior to planting and the crown should remain un-pruned. Roots should be placed over a compacted mound in the planting hole and carefully filled over to remove large air pockets. Care should be taken to ensure graft is no lower than soil level. 6. BACKFILL: Prior to backfilling, the soil and backfill should be moist but not wet. In heavy soils, planting should take place in native soil removed from the hole. In light soils the backfill should be mixed with soil amendments as specified. Amendments with high carbon to nitrogen ratios should not be used when planting new plants. Planting holes should be backfilled in layers to firmly surround the plant's roots. Large air pockets should all be removed. If planting holes are settled using water, care should be taken to avoid over compaction and subsequent loss of structure. 7. WATERING: Plants should be thoroughly watered in after back fill. In light soils or situations where water will not stay in plant root zone area, water basins should be created to facilitate watering until the plants are established. 8. FINISH GRADING: All planting areas should be graded to a smooth finish and mulched to a 2”-4” depth as specified to complete the work. For planting bare root trees and shrubs, a cone shaped mound should be created in the base of the planting hole to support the roots. 9. PRUNING: At planting time, pruning should be kept to a minimum. Damaged, diseased and/or dead material should be removed. G. PLANTING GROUNDCOVER, AND PERENNIAL PLANTS For groundcover, and/or perennial plantings, entire beds should be prepared and amended as specified prior to planting. Plants should be planted at the spacing and pattern specified and then watered in. H. STAKING OF TREES Stake or guy all trees. Stakes shall be 2" X 2" (nom.) quality tree stakes with point. They shall be of Douglas Fir, clear and sturdy. Stake to be minimum 2/3 the height of the tree, not to exceed Drive stake firmly 1'-6” below the planting hole. Tree ties for deciduous trees shall be "Chainlock" (or better). For Evergreen trees use "Gro-Strait" Tree Ties (or a reinforced rubber hose and guy wires) with guy wires of a minimum 2 strand twisted 12 ga. wire. Staking and guying shall be loose enough to allow movement of tree while holding tree upright. Staking should be removed after installation about a season and a half. If special circumstances warrant it, staking may remain on for longer periods, but ties should be checked every three months to prevent binding or girdling of trunks. I. MULCHING OF PLANTINGS Mulch should be free of disease and insects. Mulch planting areas with a fine dark bark to a depth of 2" in ground cover areas and 2 1/2" in shrub beds. Apply evenly, not higher than grade of plant as it came from the nursery, and rake to a smooth finish. Water thoroughly, then hose down planting area with fine spray to wash leaves of plants. J. SODDING TURFGRASS: SOIL PREPARATION 1. Soil should be prepared as in Section B: Soil Preparation 2. Finish grade should be a minimum of 1” below surface of adjoining hardscapes. 3. Prior to seeding or sodding, soil should be evenly moistened. 4. Fertilization should be based on soil tests and low amounts of soluble nitrogen should be applied prior to planting. 5. Prior to seeding or sodding, entire area should be rolled with a drum roller to firmly compact the grade. K. SODDING 1. Sod used should be compatible with the microclimate being landscaped. 2. Sod delivered to installation sites should be used within 24 hours, or special precautions should be taken to avoid drying and/or burning. 3. Sod should be laid in straight rows with the ends of sod strips making close contact with each other and end joints staggered. Sod should make firm contact with the soil. 4. After sod is laid, and prior to initial watering, it should be rolled. 5. On steep slopes, sod should be laid perpendicular to the slope and should be fastened with turf staples. 6. Sod and soil bed should be kept moist throughout the planting operation. Upon completion of planting, sod should be thoroughly watered and placed under irrigation or watered regularly. 7. First mowing of sod should take place as soon as sod has rooted in. No more than 1/3 of leaf height should be removed at anyone mowing. L. GENERAL MAINTENANCE Work described in these specifications is to be consistently maintained and protected against all defects of materials and workmanship, through final acceptance. Plants not in normal healthy condition at the end of this period are to be replaced. Plants are to be watered, weeded, cultivated, mulched and/or reset to proper grade or upright position, dead wood removed, and necessary standard operations maintained. Irrigate when necessary to avoid drying out of plant materials, and to promote healthy growth. M. CLEAN-UP At completion of each stage of work all extra material, supplies, equipment, etc., shall be removed from the site. All walks, paving, or other surfaces shall be swept clean, mulch areas shall have debris removed. All areas of the project shall be kept tidy. NOTE: ANY PROPOSED CHANGES TO OUR SPECIFICATION OR DETAILS SHOULD BE APPROVED BY THE LANDSCAPE ARCHITECT. LIKEWISE, IN ACCORDANCE WITH BEST PRACTICES OF LOCAL LANDSCAPE INSTALLATION, SHOULD THE LANDSCAPE ARCHITECT BE SO ADVISED. ——¹½Î¹ÀÎÀp