Exhibit B1 - Applicants Narrative

Wilsonville Audi
Stage II Final Plan and Site Design Review
Application
Prepared by:
March 3, 2015
WILSONVILLE AUDI
Stage II Final Plan and Site Design Review
Application
Prepared for:
Rebco Properties, LLC
122 NE 122nd Avenue
Portland, Oregon 97230
Prepared by:
Rubicon Design Group, LLC
100 California Avenue, Suite 202
Reno, Nevada 89509
(775) 425-4800
March 3, 2015
Wilsonville Audi
Table of Contents
Introduction ..................................................................................................... 1
Project Location ................................................................................................ 1
Existing Conditions ............................................................................................ 4
Project Summary ............................................................................................... 5
Commercial Building Area ................................................................................. 5
Existing Master Plan Approval .......................................................................... 5
Zoning Code Review .......................................................................................... 6
Project Layout and Impacts ............................................................................... 9
Existing Approved Plan ...................................................................................... 10
Consultant Team ............................................................................................... 11
Application Materials ........................................................................................ 11
Adjoining Property List ...................................................................................... 12
Property Ownership .......................................................................................... 12
List of Figures:
Figure 1 – Vicinity Map .............................................................................. 1
Figure 2 – Aerial Site Plan .......................................................................... 2
Figure 3 – Proposed Building Addition ...................................................... 3
Figure 4 – Existing Conditions ................................................................... 5
Figure 5 – Approved Commercial Development ....................................... 10
Appendices:
City of Wilsonville Application Form
Traffic Memorandum (by DKS)
Property Deed
Map Pocket:
Site and Utility Plan
Site Details
Addition Floor Plan
Elevations
Wilsonville Audi
Introduction
This application includes the following request:

An expansion of an existing commercial building within the approved REBCO Master Plan.
Specifically, this request is an amendment to DB09-0020 Stage II Final Plan and to DB09-0021 Site
Design, for the Wilsonville Audi dealership building. This request seeks to expand the existing
building with an additional 7,075 square feet of enclosed service area.
Project Location
The project site identified with this request is Tax Lot 800 of Township 3S, Range 1W, Section 11A; Clackamas
County; Wilsonville, Oregon and is currently occupied by Wilsonville Audi. The site address is 2660 SW 95th
Avenue. The property is located between 95th Avenue and SW Boones Ferry Road, just north of the Camping
World site and near Wentworth Chevrolet. Tonkin Wilsonville Nissan adjoins the Audi dealership to the
south.
Figure 1 (below) depicts the project location.
Figure 1 – Vicinity Map
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Wilsonville Audi
Surrounding land uses include vehicle dealerships and industrial/commercial uses. The existing approval lists
adjacent land uses as:
North – industrial
East – Tonkin Wilsonville Nissan, SW Boones Ferry Road and Interstate 5
South – Camping World and Wilsonville Business Center
West – 95th Avenue, Industrial and RV Storage
Comprehensive Plan Designation and Zoning
The site has a Comprehensive Plan designation of Industrial and a Zoning designation of Planned
Development Industrial (PDI). Additional commercial building area is allowed under the approved Master
Plan for the site (Case 95PC17).
Figure 2 (below) provides an enlarged aerial view of the project site.
Figure 2 – Aerial Site Plan
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Wilsonville Audi
Figure 3 (below) shows the new site plan with the building addition. The new building space will be
additional service area, to be attached to the existing service area of the car dealership. The new
construction will match the existing in mass, design, and color. Note that this addition is located at the rear
of the dealership, away from the entryway. It is heavily screened by landscaping that was installed as part of
earlier permits. It will be difficult, and perhaps impossible, to see the new building from the main entry area.
Figure 3 – Proposed Building Addition
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Wilsonville Audi
Existing Conditions
The site complies with current design standards, including landscaping, setbacks, and screening. The
proposed addition is located towards 95th Avenue, on the western side of the site. The photos below show
the existing building, as well as the view to the site from 95th Avenue.
Figure 4 (below) depicts existing site conditions.
Existing Audi building showing location of proposed addition.
Parking and trash enclosure to be relocated.
View toward site from southwest, across 95th Avenue,
depicting existing site screening.
Figure 4 – Existing Conditions
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Wilsonville Audi
Project Summary
Wilsonville Audi has been an approved operation at this site since 2009. This use has proven to be
compatible with the area and is not creating excessive impacts to neighboring properties. The business
operator has found that additional demand exists for vehicle servicing and so wishes to expand the enclosed
service area of the Audi dealership. The proposed project is a simple addition of 7,075 square feet of service
area to the rear of the existing building. Overall site usage, circulation, and impacts will remain largely the
same.
Commercial Building Area
This project has completed the pre-application review process as required by the Wilsonville Planning
Department. Planning staff provided knowledgable and informed comments and direction during this
process and every effort has been made to incorporate their expertise.
During this pre-application process, the site was reviewed to ensure that additional commercial building area
was allowed under the existing REBCO Master Plan approval. Based on the terms of the approved Master
Plan and an examination of currently built space, there is a remaining balance of just over 90,000 square feet
of additional commercial space allowed. This request seeks to add only 7,075 square feet of building, well
within the remaining allowance. With this approval, there would still be over 80,000 square feet of allowable
building space remaining. This issue is comprehensively explained in the following “Existing Master Plan
Approval” section.
Existing Master Plan Approval
The site is zoned PDI – Planned Development Industrial. A Planned Development Approval, Case 95PC17,
was obtained for the site by REBCO prior to the building of the first car dealership (originally intended to
be Honda but subsequently changed to Nissan). This approval established the cap on commercial area
for the entire site.
The cap for commercial building space is set at 20% of total site acreage. The approved site plan for this
development contains 152,885 square feet of commercial building. This is based on a site size of 17.25
acres. This was shown on the plan as three auto dealership buildings and a warehouse. There were no
restrictions placed on the actual distribution of this commercial space. In other words, the approval
contains an upper limit, but within that limit the building space may be moved as needed.
Additional approval documents relating to the site are:
Exhibit A1 Planning Division Staff Report Wilsonville Audi, June 22, 2009 – This report identifies the Audi
commercial site as 25,348 square feet, of which 22,425 square feet is building space.
Wilsonville Audi Phase 2 – Final Site and Building Plans, approved by Wilsonville Planning on November
30, 2009. These plans reference the above building/adjoining area total when evaluating the site’s
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Wilsonville Audi
compliance with the commercial cap.
For reasons not explained in the document, the site size is now listed as 17.05 acres instead of the
original 17.25. The analysis below is based on the more recent 17.05 figure.
A summary of existing and remaining commercial development is therefore:
Building Summary
Total site area
Commercial Allowance (20%)
Nissan Dealership
Existing Audi Dealership
Existing Commercial Total
Allowable Commercial Area
Existing Commercial Area
Proposed Addition
Remaining Commercial Allowance
Square Feet
743,070
148,614
33,153
25,348
58,501
148,614
58,501
7,075
83,038
Including this request, there still exists an unbuilt commercial allowance for the site of just over 83,000
square feet.
Zoning Code Review
The following Code sections were addressed during previous review of this site and so are updated here with
regard to the new project.
Sections 4.008-4.015
This request will follow the required application process as determined by City of Wilsonville staff. This
includes, fee payment, review and hearing process, and presentation of required findings.
Sections 4.116 and 4.117
This request is subject to the conditions described in Section 4.116 and has been designed to conform with
these standards. The proposed project meets setback requirements, floor area standards, and screening
standards. The adjacent property to the west (across 95th Avenue) is industrial and storage space. Therefore,
no impacts to residential property will occur.
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Wilsonville Audi
Section 4.117 (Standards applying to industrial developments in any zone) applies to the existing approved
uses on site but is not relevant to this request.
Section 4.118
(.01) Building height will not exceed that of the existing structure.
(.02) All utilities to the site are already in place and their overall layout will not be altered with this project.
(.03) This project does not require the waiving of any standards.
(.04) and (.05) Conditions of approval consistent with the existing approval are likely to be acceptable to the
applicant.
(.06) – (.08) Not applicable
(.09) The proposed expansion area is already paved and in use by the business as parking and drive area. It is
not suitable wildlife area. Therefore, additional impacts to wildlife from this project are not likely.
Section 4.135
(.01) – (.04) The existing approval was reviewed under PDI standards. This request does not alter the overall
uses and layout of the site.
(.05) – (.06) This request would not change the performance standards of the site. It would simply be an
expansion of existing activities. Coverage and setback standards would continue to be met.
Section 4.135.5
The proposed project either meets the identified standards or complies with the conditions of the existing
approval.
Section 4.140
The existing project was approved through the process described in this Code section. This request will
adhere to the same process, as defined by Wilsonville Planning staff. In particular, Section 4.140 (.09) L
describes modification of an approved plan, and indicates a comparable review and approval process is to be
applied.
Section 4.154
Pedestrian access and circulation is in place with the original permitting and construction and will not be
altered with this project. The existing sidewalk provides a safe and logical connection between the site and
the adjoining street. Sidewalks on site exceed the code minimum of 5’width.
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Wilsonville Audi
Section 4.155
(.01) – (.02) The general standards of this section will continue to be met. This request will not change overall
loading and bicycle parking functions. The site will continue to meet current code requirements. Through
more efficient site design, some parking spaces will be relocated from the new building area to other parts of
the site. Existing paved area will be re-striped to accommodate more parking spaces. This is possible because
the current site layout contains generous drive aisles and is currently not optimized in terms of parking
striping.
Total existing parking is 80 spaces, a surplus of 10 over the required amount. With the project, a total of 99
spaces will be required. The revised site plan provides 100 spaces for the use of the Audi dealership. ADA
spaces and bicycle parking is also included.
Table 5 of the General Development Regulations provides on-site parking minimums and this provided the
basis for the required parking calculations. Service and repair shops are required to provide parking at a rate
of 4.1 spaces per 1,000 square feet of gross building area. The proposed service area addition of 7,075
square feet results in a requirement of 29 additional parking spaces (7.075 x 4.1 = 29.0 parking spaces). The
existing requirement of 70 plus the new addition equals 99 spaces.
(.03) Access and site design will not be significantly changed with this project. Vehicle and pedestrian
patterns will remain in place, as is, with this project. The pedestrian areas are obvious, logical, and safe.
Parking and loading areas are dispersed around the site and this serves to minimize their visual impact.
Provided parking meets ADA requirements.
Site landscaping and buffering will not be significantly altered with this request.
(.04) Two new bicycle parking spaces are included at the existing bicycle parking area near the dealership
entrance.
(.05) The existing building is designed to allow vehicles to drive inside. Deliveries related to the service
operation are accomplished by bringing the delivery vehicle fully inside the building. This practice will
continue with the proposed addition. Total building size with the project is 29,925 square feet which requires
one loading dock.
(.06) – (.07) These provisions are written to apply to new development. As an existing use within a partially
built-out planned site, these provisions do not strictly apply. However, the site is sufficiently sized to allow
comfortable circulation and parking for van pool-type vehicles.
Section 4.156
Signage for this use is permitted and installed. It will not change with this request.
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Wilsonville Audi
Section 4.176
Site landscaping and screening is permitted and in place for this use. It will not be altered with this request.
The proposed building addition is attached to the existing building and will match it in height and
appearance. The building addition is located at the west side of the property, away from the more visible
area fronting Interstate 5. The closest property to the building addition is primarily industrial/commercial.
New visual impacts are therefore minimal.
Section 4.199
Site lighting is already approved and installed for this site. No overall changes to the existing lighting plan is
included with this request. There are two parking lot light poles that will probably be relocated to another
nearby area of the parking lot. It may be possible to eliminate one of these poles and therefore reduce the
amount of outdoor lighting with this project.
Sections 4.400-4.450
Overall appearance and architectural character of the site is addressed under existing approvals. This request
includes a building addition that will match the existing building in terms of height, materials, and
architectural character.
Overall site layout, drive circulation, and use pattern will not change with this request.
Project Layout and Impacts
Overall, the project site is well suited for additional service area as the site is approved for more commercial
development. This additional area will be fully enclosed, is heavily screened, and will not introduce any new
uses to the area.
Traffic
A traffic study was performed per City of Wilsonville requirements and the results of this study are included
in the Appendix of this report. In summary, traffic from this project is expected to be minimal and not
sufficient to trigger any further study or mitigation. In general, the road network in the area is sized for
additional commercial development and this building addition is small relative to potential development at
the site.
Noise
The new service area will be fully enclosed, comparable to what exists on the site now. No new sound level
impacts will be created.
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Wilsonville Audi
Visual
Site screening will remain in place with the building addition. As shown in the site photos, the property is
heavily screened from 95th Avenue. Additionally, the new building is well separated from the freeway and
will be difficult to see from that vantage.
Parking
The site is suitably sized for a building addition. With this project, the site will remain in compliance with the
parking code. Parking can therefore continue to operate properly without pushing parking impacts onto
surrounding streets or properties.
Existing Approved Plan
Figure 5 below provides a view of the approved PDI plan for the site (Case 95PC17 Approved 8/19/95),
showing 152,885 square feet of commercial building area, across three auto dealerships and a warehouse.
Note that the third dealership and the warehouse remain unbuilt.
Figure 5 Approved Commercial Development
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Wilsonville Audi
Consultant Team
The property owner has assembled a comprehensive design and construction team for this project.
Team members are identified below.
Planning Contact:
Derek Wilson
Rubicon Design Group
100 California Avenue, Suite 202
Reno, NV 89509
Architecture Contact:
Brandt Kennedy
K2 Engineering
3100 Mill Street #107, Reno, NV 89502
(775) 355-0505
Civil Engineering Contact:
Brandt Kennedy
K2 Engineering
3100 Mill Street #107, Reno, NV 89502
(775) 355-0505
Construction Contact:
Casey Solum
Dennis Banks Construction
835 Maestro Drive, Reno, NV 89511
(775) 827-0545
Application Materials
This application package includes 4 printed copies and one electronic copy (on CD). In an effort to avoid
waste, additional copies will be provided as needed following certification of completeness by reviewing
staff.
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Wilsonville Audi
Adjoining Property List
Per the submittal requirements, the following is a list of properties and owners within 250 feet of the
subject property.
Parcel
Street Address
Owner
Number
01636929
26100-26300 SW 95TH AVE
PRECISION COUNTERTOPS INC
01636938
26099-26277 SW 95TH AVE
ALDIS MANUFACTURING LTD
01420028
26725 SW 95TH AVE
RANDY A KOMLOFSKE
01420000
26755 SW 95TH AVE
NORTH WILSONVILLE ASSOCIATES
01455375
9760 SW FREEMAN DR
SHREDDING SYSTEMS INC
00805472
27255 SW 95TH AVE
PROLOGIS
01455384
27120-27180 SW 95TH AVE
PML MICROBIOLOGICALS INC
01455366
26994 SW 95TH AVE
AB MAURI FOOD INC
01379911
26875 SW BOONES FERRY RD
CAMPING WORLD INC
00805061
26600 SW PARKWAY AVE
CORPORATION XEROX
05025757
26440 SW PARKWAY AVE
HP ENTERPRISE SERVICES LLC
00805043
26120 SW PARKWAY AVE
R.H. ELLIGSEN & S.L. ELLIGSEN
Source: Clackamas County CMAP; City-data.com
Property Ownership
Per the submittal requirements, the current owner, REBCO, obtained title to the property in 1994, as
recorded on Document 1994-035198, with the Clackamas County Recording Office. A copy of this deed is
included in the appendix.
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