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Woodburn Development Ordinance Section 2.05 Page 1 ATTACHMENT 103 PROPOSED WDO AMENDMENT 2.05.01 Interchange Management Area Overlay District A. Purpose The purpose of the Interchange Management Area Overlay District (IMA) is to preserve the long-term capacity of the I-5/Highway 214 Interchange. Preserving the capacity of the interchange is essential for the City’s future. Continued access to I-5 is critical for existing businesses and for attracting new businesses and development to the community. The IMA complements the provisions of the Southwest Industrial Reserve (SWIR) Zoning District by ensuring that industrial land is retained for the development envisioned in the Woodburn Comprehensive Plan. The IMA also ensures that needed industrial, commercial and residential lands within the IMA are protected from incompatible development generating excessive vehicle trips. The vehicle trip budget (Table 2.05A) identifies by parcel the maximum amount of peak hour trips for each parcel within the IMA and is intended to be high enough to accommodate peak hour trips anticipated by the Woodburn Comprehensive Plan and the Transportation Systems Plan (TSP), but low enough to restrict unplanned vehicle trips that could adversely affect the I-5/Hwy 214 Interchange. B. Applicability The provisions of this Section apply to all Type II – V land use applications that propose to allow development that will generate more than 20 peak hour vehicle trips (based on the latest Institute of Transportation Engineers Trip Generation Manual) on parcels identified in Table 2.05A. The provisions of Section 2.05.02F apply to all properties within the boundary of the IMA. C. Vehicle Trip Budgets This Section establishes a total peak hour trip generation budget for planned employment (commercial and industrial) land uses within the IMA. 1. The IMA trip budget for vacant commercial and industrial parcels identified in Table 2.05A is 2,500 peak hour vehicle trips. An estimated 1,500 additional peak hour residential trips are planned within the IMA. The IMA vehicle trip budget is allocated to parcels identified in Table 2.05A on a first-developed, first-served basis. 2. Parcel budgets are based on 11 peak hour trips per developed industrial acre, and 33 peak hour trips per developed commercial acre. 3. The parcel budget for each parcel will be reduced in proportion to actual peak hour vehicle trips generated by new development on any portion of the parcel. 4. The City may allow development that exceeds the parcel budget for any parcel in accordance with this Section. Commented [CK1]: The 2,500 peak hour trips were only applicable during the 20 year planning period ---PAGE BREAK--- Woodburn Development Ordinance Section 2.05 Page 2 Figure 2.05B – Interchange Management Area Boundary and Subareas ---PAGE BREAK--- Woodburn Development Ordinance Section 2.05 Page 3 Vehicle Trip Budget by Parcel (Parcel Budget) Table 2.05A Subarea Assessor’s Tax Lot Number Comprehensive Plan Designation Buildable Acres Maximum Peak Hour Vehicle Trips A 052W11 00300 SWIR 88 968 B 052W14 00200 052W14 00600 SWIR 22 242 C 052W1400700 SWIR Exempt Exempt D 052W14 00800 052W14 00900 052W14 01000 052W14 01100 SWIR 106 1,199 E 052W14 01200 SWIR 4 44 F 052W13 01100 052W14 01500 052W14 01600 SWIR 96 1,056 G 052W23 00100 SWIR 46 506 H 052W12AC 04301 Commercial 2 66 I 052W12C 00604 Commercial 1 33 052W12C 00605 3 99 J 052W12C 02300 Commercial 7 231 052W12C 02400 2 66 K 052W12C 02100 Commercial 7 231 052W12C 02200 6 198 052W13 01600 5 165 052W14 02300 6 198 L 052W14 02000 Commercial 8 264 052W14 02100 5 165 M 052W13BD 00900 (westerly portion) 052W13BD 01500 052W13BD 01600 052W13BD 01700 052W13BD 01800 Nodal Commercial 9 297 D. Administration This Section delineates responsibilities of the City and ODOT to monitor and evaluate vehicle trip generation impacts on the I-5 interchange from development approved under this Section. Commented [CK2]: This totals 6,028 maximum peak hour trips ---PAGE BREAK--- Woodburn Development Ordinance Section 2.05 Page 4 1. TIA: In addition to Section 3.04.05, the following applies: A Transportation Impact Analysis (TIA) is required for all land use applications subject to the provisions of this Section. The TIA must meet City and ODOT administrative rule (OAR Chapter 734, Division 51) requirements and shall include an evaluation and recommendation of feasible Transportation Demand Management (TDM) measures that will minimize peak hour vehicle trips generated by the proposed development. 2. For a land use application subject to the provisions of this Section: a. The City shall not deem the land use application complete unless it includes a TIA prepared in accordance with TIA Requirements; b. The City shall provide written notification to ODOT when the application is deemed complete. This notice shall include an invitation to ODOT to participate in the City’s review process; c. ODOT shall have at least 20 days to provide written comments to the City, measured from the date the completion notice was mailed. If ODOT does not provide written comments during this 20-day period, the City’s decision may be issued without consideration of ODOT comments. 3. The details of City and ODOT monitoring and coordination responsibilities are found in the Woodburn – ODOT Intergovernmental Agreement (IGA). a. The City shall be responsible for maintaining a current ledger documenting the cumulative peak hour trip generation impact from development approved under this Section, compared with the IMA trip budget. b. The City may adjust the ledger based on actual development and employment data, subject to review and concurrence by ODOT. c. The City will provide written notification to ODOT when land use applications approved under this Section, combined with approved building permits, result in traffic generation estimates that exceed 33% and 67% of the IMA trip budget. 4. This Section recognizes that vehicle trip allocations may become scarce towards the end of the planning period, as the I-5 Interchange nears capacity. The following rules apply to allocations of vehicle trips against the IMA trip budget: a. Vehicle trip allocations are vested at the time of design review approval. b. Vehicle trips shall not be allocated based solely on approval of a comprehensive plan amendment or zone change, unless consolidated with a subdivision or design review application. c. Vesting of vehicle trip allocations shall expire at the same time as the development decision expires. E. Allowed Uses Uses allowed in the underlying zoning district are allowed, subject to other applicable provisions of the Woodburn Development Ordinance and this Section. F. Comprehensive Plan and Zoning Map Amendments 1. The provisions of this Section (2.05.02.F) apply to all Comprehensive Plan Map amendments within the IMA. This Section does not apply to Zoning Map amendments Commented [CK3]: Note: this reference to the “end of the planning period” makes it clear that the trip allocation was not supposed to last in perpetuity. It expires at the end of the “planning period” (20 years) ---PAGE BREAK--- Woodburn Development Ordinance Section 2.05 Page 5 that result in conformance with the applicable Comprehensive Plan Map designation, such as Zoning Map amendments that occur when land is annexed to the City. 2. Applications for Comprehensive Plan Map amendments and for Zoning Map amendments shall determine whether the proposed change will significantly affect a collector or arterial transportation facility. 3. To ensure that the remaining capacity of the I-5 Interchange is reserved for targeted employment opportunities and needed housing, this section imposes the following prohibitions on Comprehensive Plan Map amendments within the IMA: a. Comprehensive Plan Map amendments that will increase the net commercial land area within the IMA shall be prohibited. b. Comprehensive Plan Map amendments that allow land uses that will generate traffic in excess of the IMA trip budget shall be prohibited. G. Interchange Capacity Preservation Standards Land use applications subject to the provisions of this Section shall comply with the following: 1. Peak hour vehicle trips generated by the proposed development shall not, in combination with other approved developments subject to this Section, exceed the IMA trip budget of 2,500. 2.1. Peak hour vehicle trips generated by the proposed development shall not exceed the maximum peak hour vehicle trips specified in Table 2.05A for the subject parcel, except: a. Development may be allowed to exceed the maximum, if the development will contribute substantially to the economic objectives found in the Comprehensive Plan. b. Residential development on a parcel zoned Commercial shall be allowed to exceed the maximum. 3.2. Transportation Demand Management (TDM) measures shall be required to minimize peak hour vehicle trips and shall be subject to annual review by the City. A. Commented [CK4]: Note: All TDM, rezoning prohibitions, TIA, tracking, notice, etc. requirements are still applicable. Formatted: Normal, No bullets or numbering