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May 10, 2018 Clatsop County Community Development 800 Exchange Street, Suite 100 Astoria, Oregon 97103 RE: Knappa Dollar General – Criteria for Approval Dear Community Development, The following is the Criteria for Approval for our Conditional Use Permit submittal. In addition to the other applicable standards of this ordinance, the hearing body must determine that the development will comply with the following criteria to approve a conditional development and use.

1. The proposed use does not conflict with any provision, goal, or policy of the Comprehensive Plan.

Applicant Response: As a retail development, the use itself is Zoned by Right in the RCC-LI Zoning.

However, the proposed 9,100 Square Foot building size does require an amendment to the Comprehensive plan. The current

2. The proposed use meets the requirements and standards of the Clatsop County Land and Water Development and Use Ordinance (Ordinance 80-14)

Response: This application complies with the following applicable criteria noted in the above document:

Section 2.025. A Type II A Conditional Use Permit is required. The Application with supporting documents are submitted by Applicant. The Applicant is aware of the six (6) protocol items listed in this Ordinance.

Section 2.045. Pre-Application Conference. On April 23, 2018, a Pre-Application Conference was held in Room 430 of the 800 Exchange Building. Attendees included Members of Clatsop County:

o Gail Henrikson – Community Development Director

o Julia Decker – Planner

o Michael J Summers, PE, Public Works Director

o Ted McLean, Assistant Public Works Director

o David D Kloss, MCP, CBO, Building Official

o Paul Olheiser, Fire Chief, Knappa Fire District

o Patricia Adams Hill, Project Representative for Cross Development

Section 2.050. Development Permit Required. Applicant shall procure all Local, State, and/or Federal Permits required. Prior to commencing any construction, the Applicant will secure approvals from entities with Judicial Authority. This will include permits with DEQ, ODOT, Knappa Fire District and Clatsop County. Once all Permitting is secured, the Applicant will initiate construction no later than 180 days after receipt.

Section 2.060 Procedures for Processing Development Permits. The Applicant shall follow the procedures outlined for Type IIA Conditional Use Permit.

Section 2.070 Development Permit Application. The Applicant is currently submitting this package.

NOTE: Cross Development is under contract to purchase this property by September 30, 2018. A copy of the Recorded Purchase Agreement is attached. During the timeframe of Development Application and Reviews, the ownership of the property shall remain shall as:

RT&T, Inc., PO Box 1028, Astoria, OR 97103. Owner’s Authorized Representative, Rod Zweber – 503-440-0832.

Under no circumstance shall any of the proposed development occur prior to Permit Release and Property Exchange to Cross Development.

Prior to Property Exchange to Cross Development, consent and signed application by Rod Zweber shall be used.

Section 2.111 – 2.12, Mailed Notice of Public Hearing. Applicant shall follow all prescribed procedures outlined.

Section 2.180 Burden and Nature of Proof. Applicant acknowledges and submits the burden of proof.

Article 3.

o The proposed site falls under Comprehensive Plan Designation – Development Zone RCC – LI.

o The site does not fall under a Special Purpose District.

o Transportation. The Applicant is in touch with Jeff Hazen, Executive Director of Sunset Empire Transportation District (jeff@ridethebus.org) and Ken Shonkwiler, ODOT Senior Region Planner (Kenneth.d.Shonkwiler@odot.state.or.us). At this time, the Applicant is anticipating receipt of newly Proposed Bus Stop Shelter that may or may not affect this property. The Applicant is compelled to cooperate directly with ODOT to find a solution for their requested bus-shelter. This may or may not require dedication of private property to help achieve the County’s goals.

Section 3.266 Rural Community Commercial and Light Industrial. Please reference below compliance:

Section 3.266. Rural Community Commercial and Light Industrial zone (RCC-LI). Section 3.268. Purpose and Intent (RCC-LI). This zone is located in the Rural Community of Knappa and Westport. The RCC-LI zone is intended to: (1) provide support for existing small concentrations of retail and commercial services mixed with light industrial; (2) contribute to community identity; (3) provide necessary retail services to the community; (4) provide job opportunities within the community; (5) allow only those uses that are compatible with the surrounding uses considering varying environmental and other site constraints, and the availability of community water, sewer, or if such services are not available, such uses do not exceed the carrying capacity of the property to provide potable water and absorb waste; and (6) provide services for the community, surrounding rural, farm and forest areas, and traveling public. New commercial uses are those defined under state law as “small-scale, low impact” with building or buildings not to exceed 4,000 square feet of floor area, unless determined that large buildings are intended to serve the rural community, surrounding rural area or the travel needs of the people passing through the area. Expansion of an existing commercial use resulting in building or buildings exceeding 4,000 square feet of floor area are appropriate when the use is intended to serve the rural community, surrounding rural area or the travel needs of people passing through the area. Applicant Finding: The site is One (1) acre parcel located along Hwy 30. It contains an existing 4,252 SF Commercial Facility. The proposed Dollar General is 9,100 SF retail use that strongly complies with the Criteria Highlighted above. While this ordinance permits the existing building to be expanded, a better solution would be to demo and completely re-build (Ground-Up) a new use. Listed below are the Applicant’s Considerations for compliance –

The Dollar General Store will provide much-needed miscellaneous items and necessities for tourists, and local residents (including Crescent, Gilchrist and beyond). These items include daily household goods for nearby residents and items that would greatly benefit tourist or recreation destinations.

Dollar General will enhance accommodates to Logger’s Restaurant, Chevron/Knappa Market, Big Break Coffeehouse, Columbia Moto Parts and Hardware, and Woody’s Wabbits Pet Supplies.

Dollar General will hire local residents. The total number will be approximately 8 to 10, with possibly 3 -4 being part time.

By offering local amenities used in every household and passerby, the Dollar General will also greatly reduce the carbon-footprint created by the required remote travel to obtain the same products elsewhere. The impact on all local residents will include: cost reduction on daily/weekly purchases, reduced gas consumption, reduction of Hwy traffic congestion, decrease in automobile maintenance, and time-savings that can be better utilized outside of commuting.

The illustration below demonstrates the high-quality offerings at a significantly discounted rate that is offered by Dollar General:

Knappa, OR Decision Logic – Why is this a GREAT Site for Dollar General? The proposed location is in Knappa, OR. Knappa is a small community along the South bank of the Columbia River that is approximately 1 hour and 45 minutes West of Portland, and 30 minutes from the Oregon Coast. Currently, customers are driving to Astoria or Warrenton where select national retailers are located. The subject site is located along Hwy 30 at the main intersection of town, and offers strong visibility. Hwy 30 is the primary commercial arterial for the trade area and communities along the Columbia River. In addition to the existing residential base, this store would attract tourist traffic heading West to the Coast. There’s no competition in the immediate trade area. While the site is in an area with other established commercial and retail activity, including a Chevron, pet store, hardware store, restaurant, etc., the only close option is the Knappa Market, a +/-4,000 square foot store that’s more accurately described as a convenience store providing travelers with convenience items such as beer, soda, chips, and is part of the Chevron gas station. For a traditional grocery store and other basic household staples, one would have to travel 20 minutes West to Astoria where Safeway is located. Approximately 30 minutes West is Warrenton where you can find a Fred Meyer and a new Wal Mart under construction. Due to the large amount of Coastal traffic during the tourist season it would require additional drive time to get through Astoria to Warrenton due to congestion. This is a vastly underserved area with limited competition, where we will become well known. With a centralized location in the community, and presence to the Highway customers should quickly become familiar with and rely on the goods offered by Dollar General.

Data to Support Successful Strategy In Oregon, the expansion plan is to target small underserved communities throughout the state. Dollar General has identified Knappa as a strategic location along the Hwy 30 corridor. This community fits the profile of what DG has pursued in Oregon thus far and has seen strong success. The Trade Area is similar to other markets where Dollar General has been successful. For comparative purposes, the following are examples of existing stores that have met or exceeded the Dollar General Sales Plan:

City Population 3-mi

Radius Estimated Traffic Counts Per ODOT

Knappa 2,112 (2007 Census) Approx. 11,900 daily – Hwy 30

Average 2016

Grants Pass 3,863 10,600 – Hwy 238

Average 2016

6530 Williams Hwy.

Glide 2,113 3,600 – Hwy 138 – Average 2016

19604 N. Umpqua Hwy

Lakeside 2,101

8,000 – 1.09 mi. South. of Douglas County Line

Average 2016

1215 N. 8th Street

Merrill 1,293 4,600 -- .02 mi. West of Main St.

Average 2016

W. Front Street

Port Orford 1,996 4,600 -- .02 mi. South of 19th St.

Average 2016

2140 Oregon Street

Canyonville 3,031 21,000 – N. of Site

Average 2016

350 N. Main Street

Shady Cove 3,853 6,400 -- .02 mi. N. of Rogue River

Average 2016

22281 Highway 62

Lakeview 3,289 3,900 -- .02 mi. W. of Fremont .

Average 2016

716 N. 4th Street

Dollar General is a proven operator with over 13,000 stores with extensive data, so its market planning has the resources to carefully plan its growth based on comparable data. Svenson fits the model and is part of the strategic plan for growth.

Section 3.270. Development and Use Permitted. The following uses and their accessory uses are permitted under a Type I permit procedure subject to applicable development standards. (1) Splitting and sale of firewood. (2) Roadside stand, which shall be less than 120 sq. ft. in size, subject to provides S5.032-S5.033.

(3) Low intensity recreation. (4) Utilities, maximum utilization of existing easements and rights-of-way shall be made. (5) Handicapped housing facility. (6) Land transportation facilities as specified in Section 3.035. Applicant Finding: The Proposed Use of this project is Retail, which does not fall under the above Uses. Therefore, a Type I permit procedure as prescribed in this section does not apply. Section 3.272. Commercial Uses Conditional Development and Use. The following commercial uses and their accessory uses are permitted under a Type II permit procedure subject to applicable development standards provided that commercial uses occur in a building or buildings that do not exceed the following area standards: (1) A retail grocery, bakery, delicatessen, confectionary or similar store including the preparation of foodstuffs for sale primarily on the premises, provided building or buildings for each commercial use does not exceed 4,000 square foot of floor area. (2) A retail drug, variety, gift, antique, hardware, sporting goods, dry goods, music, florist, book, stationery, art gallery, or similar store provided building or buildings for each commercial use does not exceed 4,000 square foot of floor area. (3) A barber, beauty, tailor, shoe repair, laundromat, cleaners, photographic shop or similar personal service business provided building or buildings for each commercial use does not exceed 4,000 square foot of floor area. (4) Sporting equipment and other recreational equipment rental service provided building or buildings for each commercial use does not exceed 4,000 square foot of floor area. (5) An eating or drinking establishment provided building or buildings for each commercial use does not exceed 4,000 square foot of floor area. (6) An automobile service station, including auto fuel, towing and minor repair, excluding auto sales and auto storage provided building or buildings for each commercial use does not exceed 4,000 square foot of floor area. (7) Professional offices provided building or buildings for each commercial use does not exceed 4,000 square foot of floor area. (8) Park, or playground, ball fields, or community center. (9) Churches or similar places of worship. (10) Veterinary clinic provided the square footage of the building or buildings devoted to the care of household pets does not exceed 4,000 square feet of floor area. (11) Medical and dental offices provided building or buildings for each commercial use does not exceed 4,000 square foot of floor area. (12) Buildings and uses of a public works, public service, or public utility nature, that may include equipment storage, repair yards, warehouses, or related activities. (13) Instructional or vocational schools, such as dance studio, karate, theatre, music, computer science provided building or buildings for each commercial use does not exceed 4,000 square foot of floor area. (14) Communication Facilities subject to the provisions of Clatsop County Standards Document S4.700. (15) Farm or garden supply, equipment sales and repair. (16) Retail lumberyards, provided building or buildings for each commercial use does not exceed 4,000 square foot of floor area. (17) By a Type III procedure, any uses determined by the Planning Commission to be similar in use and compatibility to those uses described under sections 1-16 above, subject to the provisions of section 5.060 provided building or buildings for each commercial use does not exceed 4,000 square feet of floor area.

Applicant Finding: The proposed use is a Retail Building over 4,000 SF. Therefore, a Type II permit procedure as prescribed in this section does not apply. Section 3.273. Light Industrial Uses Conditional Development and Use. The following light industrial uses and their accessory uses are permitted under a Type II permit procedure subject to applicable development standards provided that industrial uses occur in a building or buildings that do not exceed the following area standards: Light Industrial Uses provided the building or buildings associated with the use do not exceed 40,000 square feet of floor area: (1) Machine shops. (2) Bottling works. (3) Equipment storage yard. (4) Hauling, freighting and trucking yard terminal. (5) Logging operations, including accessory uses such an office or watchman’s quarters. (6) Welding shop. (7) Wholesale storage business or warehouse. (8) Manufacturing, compounding, assembling, or treating products. (9) Recycling collection center. (10) Legally existing and allowed uses (as of the effective date of this ordinance) may continue as permitted uses. (11) Communications Facilities, subject to provisions in Clatsop County Standards Document S4.700. (12) By a Type III procedure, any uses determined by the Planning Commission to be similar in use and compatibility to those uses described under sections 1-11 above, subject to the provisions of section 5.060, provided building or buildings for each commercial use does not exceed 4,000 square feet of floor area. Applicant Finding: The Proposed Use of this project is Retail, which does not fall under the above Uses. Therefore, a Type II permit procedure as prescribed in this section does not apply. Section 3.274. Conditional Development and Use. The following uses and their accessory uses are permitted under a Type II-a permit procedure subject to applicable development standards and site plan review. (1) Expansion of commercial building or buildings, existing on (date of this ordinance) where the total floor area for the commercial use exceeds 4,000 square feet provided the commercial use, intended to occupy more than 4,000 square feet of floor area, is intended to serve the rural community, the surrounding rural area, or the traveling needs of people passing through the area. (2) Residential developments in association with a development that is permitted or conditional, such as a dwelling for the owner or operator of a commercial development. (3) A hotel, motel, lodge, resort, inn, or other enclosed tourist/traveler accommodations, provided:

(A) It is served by a community sewer system, (B) Does not have over 35 units, and (C) Each commercial use associated with the lodging shall not occur in a building or buildings that exceed 4,000 square feet.

(4) Mini-storage. (5) Recreational Vehicle (RV) Park subject to the following provisions:

(A) Density, Maximum fifteen (15) RV spaces per acre. (B) Minimum 30-foot setback to any adjoining residential zone. (C) Minimum 50-foot setback to any adjoining resource zone.

(D) Subject to meeting the State Building Code requirements; and (E) Subject to provisions of S.3.550 – S3.552(2)(A)(F)(I)(J)(K) and (3)-(10) inclusive.

Applicant Finding: The site is One (1) acre parcel located along Hwy 30. It contains an existing 4,252 SF Commercial Facility. The proposed Dollar General is 9,100 SF retail use that strongly complies with the Criteria Highlighted above. While this ordinance permits the existing building to be expanded, a better solution would be to demo and completely re-build (Ground-Up) a new use. Section 3.276. Conditional Development and Use. The following Light Industrial uses and their accessory uses are permitted under a Type III permit procedure subject to applicable development standards and site plan review, provided building or buildings associated with the use do not exceed 40,000 square feet of floor area: (1) Solid waste transfer station. (2) Automobile wrecking yard. (3) Food products manufacturing. (4) Concrete, ready-mix or asphalt batching plant. (5) Any uses determined by the Planning Commission to be similar in use and compatibility to those uses described under sections 1-4 above, subject to the provisions of section 5.060 provided building or buildings for each commercial use does not exceed 4,000 square feet of floor area. Applicant Finding: N/A. The proposed use is Retail. Section 3.278. Development and Use Standards. The following standards are applicable to all permitted uses in this zone. (1) Plan review and approval:

(A) No building permit or other permit for construction or alteration of any building structure or use in this zone shall be issued until plans have been reviewed and approved by the Community Development Director in order to evaluate the conformity with the performance standards of this zone and the Comprehensive Plan and the compatibility of vehicular access, signs, lighting, building placement and designs, landscaping, adjoining uses and location of water and sewage facilities or waste water treatment.

Applicant Finding: Applicant shall comply.

(2) Standards:

(A) Air quality: The air standards set by the Department of Environmental Quality shall be the guiding standards in this zone, except that open burning is prohibited in any case. Applicant Finding: Applicant complies. The proposed Retail facility neither generates nor carries merchandise for sale that would impact Air Quality. (B) Noise: As permitted under all laws and regulations. Applicant Finding: Applicant complies. The proposed Retail facility neither generates nor carries merchandise for sale that produce unwanted noise. The Store Hours are 9:00 am to 9:00 pm, which would not impact nearby uses.

(C) Storage: Materials and or equipment shall be enclosed within a structure or concealed behind sight-obscuring screening. Applicant Finding: Applicant complies. The proposed Retail facility neither generates nor carries merchandise for sale that produce unwanted noise. The Store Hours are 9:00 am to 9:00 pm, which would not impact nearby uses.

(D) Fencing: Allowed inside a boundary planting screen and where it is necessary to protect property or to protect the public from a dangerous condition. The proposed fence locations and design will be subject to Community Development Director review and approval. Applicant Finding: Applicant complies. Six (6) foot high Cedar Fencing with Heavy-Duty Metal Gates shall be installed around the proposed dumpster enclosure. This will provide both a visual screening and security. (E) Buffer: Where the RCC- LI zone adjoins a zone other than RCC-LI, there shall be a buffer area of depth adequate to provide for a dense evergreen landscape buffer which attains a minimum height of 8-10 feet, or such other screening measures as may be prescribed by the Community Development Director in the event differences in elevation or other circumstances should defeat the purpose of this requirement. In no case shall the buffer area have less width than the required 50-foot setback of this zone. Applicant Finding: Applicant shall comply. The adjacent property is RCC-LI zone. (F) Vibration: No vibration other than that caused by highway vehicles, trains and aircraft shall be permitted which is discernible without instruments at the property line of the use concerned. Applicant Finding: Applicant complies. The proposed Retail facility neither generates nor carries merchandise for sale that generate Vibration. (G) Heat and glare: Except for exterior lighting, operations producing heat or glare shall be constructed entirely within an enclosed building. Applicant Finding: Applicant complies. The proposed Retail facility neither generates nor carries merchandise for sale that would generate heat and glare. (H) Lighting: Exterior lighting shall be directed away from adjacent property, with cutoff lighting required, when adjacent to a residential zone. Applicant Finding: Applicant complies. During Design Review, a Site Lighting Photometric Plan will be provided to ensure no on-site lighting will bleed onto adjacent properties.

(3) Density Provisions: (A) The minimum lot width shall be 75 feet. Applicant Finding: Applicant complies. (B) Other permitted development standards as required to meet State sanitation requirements and local setback and ordinance requirements. Applicant Finding: Applicant complies. Applicant has contracted with the following Oregon Licensed Consultant to Design and Secure County Permits for the proposed on-site Septic Sewage System:

Aqua Resource Design & Consulting, LLC 3439 NE Sandy Blvd. #165 Portland, OR 97232 v: 503-922-2149 (OR) e: brannon@aqua-resource.com Brannon Lamp, REHS

(C) Lot width/depth dimension shall not exceed a 1:3 ratio. Applicant Finding: Applicant Complies. At +/- 1:1.917 ratio, the site falls well below the 1:3 max.

Average site width = 298.89

Average site depth = 155.92.

(4) Setback requirements:

(A) Front yard setbacks: twenty-five feet (25). Applicant Finding: Applicant complies. Our front yard Building Setback is approx. 48’.

(B) Side and rear yard when abutting a residence or residential zone: ten feet (10). Applicant Finding: Applicant complies. Adjacent Property is non-residential. Our side and rear yard setbacks are over 10’.

(C) For lots of record created prior to September 30, 1980 that are less than minimum lot size required side yards shall be five feet (5).

Applicant Finding: Applicant complies. Our side and rear yard setbacks are over 10’.

(D) The setbacks for all structures shall be thirty-five feet (35) from the line of non- aquatic vegetation.

Applicant Finding: Applicant complies. No Vegetation exists within adjacent properties within less than thirty-five feet (35’).

(E) All structures shall be a minimum of fifty-feet (50) from adjacent resource zones. Applicant Finding: Applicant complies. The Site lies within surrounding properties Zoned as RCC-LI. No resource zones are within fifty-feet (50’) proximity.

The RCC-LI Zone is not identified in Clatsop County’s Resource Zones (excerpt below).

(5) Building height:

(A) The maximum building height for commercial uses shall be thirty-five feet (35). Applicant Finding: Applicant complies. The Proposed Peak Bldg height is approx. 22’.

(B) The maximum building height for light industrial uses shall be forty-five feet (45), except when within 100 feet of a residential zone, the height shall be thirty- five feet (35).

Applicant Finding: This does not apply. The applicant’s use is not light industrial, and is not within 100 feet of a residential zone. (6) Building size:

(A) The maximum building size for new commercial uses shall not exceed the floor area standards listed in Section 3.272 unless:

1) The findings approving the use are included in an amendment to the comprehensive plan, processed under post acknowledgement procedures (ORS 197.610 through 197.625); Applicant Finding: The applicant requests approval. 2) The use is limited pursuant to Section 5.025 to a size of building or buildings that is intended to serve the rural community, surrounding rural area of the travel needs of people passing through the area; and Applicant Finding: The applicant requests approval via explanation above siting significant service to rural community, surrounding rural area and travel needs of people passing through. 3) The total floor area of building or buildings does not exceed 12,000 square feet. Applicant Finding: The applicant complies. The proposed building size is less than 12,000 square feet.

(B) The maximum building size for light industrial uses shall not exceed 40,000 square feet of floor area unless authorized pursuant to 197.713 or 197.719. Applicant Finding: The applicant complies. The proposed building size is neither Light Industrial nor over 40,000 SF of floor area.

(7) Off-street parking requirements: Off-street parking shall be subject to Section S2.200 of the Development and Use Standards Document. Applicant Finding: Applicant complies. 1000:350 Ratio required by code.

Building GFA = 9,100 SF

Minimum Required = 32

Parking Count Provided = 32 Stalls.

(8) An accessory structure separated from the main building may be located in the required rear or side yard, except in the required street side of a corner lot, provided that it is not less than ten feet (10) to a property line. Applicant Finding: The applicant proposes no Accessory Structure. However, a fenced-in concrete pad for a dumpster enclosure is proposed at the rear of the property. As a double-bin enclosure, the fence lies

approximately five feet (5’) from the rear property line. If the County were to consider this fenced-area asn accessory structure, the Applicant can reduce the total bin-count to one single unit. This would reduce the overall required dimensions of the dumpster enclosure to permit a full ten foot (10’) setback from the rear property line. To better suite the needs of the User, the Applicant requests that a dumpster enclosure not be considered a separate accessory structure (it is not a covered or occupied space). (9) All new developments and cumulative or incremental expansion of an existing footprint greater than twenty-five percent shall indicate on the building permit how storm water is to be drained from the property or retained on site. The Building Official or County Engineer may require the installation of culverts, dry wells, retention facilities, or other mitigation measures where development may create adverse storm drainage impacts on surrounding properties, adjacent streams or wetlands, and particularly on low lands or on slopes twenty-five percent or greater. Applicant Finding: Applicant shall comply. Full drainage study shall accommodate and show compliance with proposed grading/drainage and utility plans. At this time, storm water drainage is anticipated to flow into and be retained via underground collection pipe storage under the proposed paved areas. The site shall comply with all Local, State and Federal guidelines which govern storm water drainage. (10) Developments adjacent to or across the street from residential zones shall be contained within an enclosed building or screened from the residential district with a sight obscuring fence or vegetation. Applicant Finding: n/a. No residential zones exist in proximity or across the street from subject site. (11) In areas where the parcel or lot has the potential to be further partitioned or subdivided, the Community Development Director shall, where practicable, require that roads be designated and located so as to facilitate the future division of land in a manner that accommodates smaller lot sizes and the extension of street and utilities and may require a potential development plat showing the location of potential lots, and the rights-of-way improvements, to include those identified in the County Transportation System Plan (TSP). Applicant Finding: n/a. No subdivision, partition map or property line adjustment is required. (12) All standards as set forth in the Clatsop County Standards Document, as amended. Section 3.280 State and Federal Permits If any state or federal permit is required for a development or use, an applicant, prior to issuance of a development permit or action, shall submit to the Planning Department a copy of the state or federal permit. Applicant Finding: Applicant shall comply. At this time, the Applicant has already secured ODOT Indenture of Access. ODOT review of all ROW improvements shall be secured via new ODOT ROW Improvements Permit. An Oregon DEQ 1200C (NDPES/SWPPP) Permit shall be secured. SIGNAGE. Applicant NOTE: The Signage Installation Company shall secure a Signage Permit independent of the Applicant’s Building Permit. The findings below are to represent application of prototypical signage that comply with County Design Guidelines.

1. Sign placement: No permanent sign or temporary sign in excess of six (6) square feet may be placed in or extend over a required non-street side yard or a street right-of-way, or within 10 feet of the front property line in a required front yard. Temporary signs of no larger than six (6) square feet may feet may be placed in or extend over a required non-street side yard or a street right-of-way, or within 10 feet of the front property line in a required front yard. No sign may be located in a manner that will impair the use of an existing solar energy system on adjoining property. A minimum of 8 feet above sidewalks and 15 feet above driveways shall be provided under free standing signs.

Applicant Finding: Applicant Complies. The Freestanding sign shall be placed at a minimum 10’ setback from both the front property line, sideyard, street right away and shall not extend over any vehicular or pedestrian route. No use of on-site or neighboring existing solar energy system is proposed or known.

2. Sign lighting/Movement: Any lighting of signs must be directed away from adjacent residential uses and so shielded, installed and aimed that the lighting does not project past the object being illuminated. Illumination of billboards shall be limited to commercial and industrial zoning districts. Except for traffic control signs or traffic hazard warning signs, no sign shall include or be illuminated by a flashing, intermittent, revolving, rotating or moving light or move or have any animated or moving parts.

Applicant Finding: Applicant complies. No residential uses exist on neighboring properties. No proposed signage shall have flashing, intermittent, revolving, rotating or moving light. No proposed signage shall move or have any animated or moving parts.

3. Signs in any zone: The following signs are permitted in any zoning district without the need for a permit: (a) City limits signs and public notice signs. (b) Directional signs for public facilities. (c) Traffic control and safety signs. (d) Signs placed by the owner to restrict or limit trespassing, hunting or fishing.

Applicant Finding: Applicant acknowledges and shall comply. Typical signs to be installed on the site include traffic controls (stop sign), handicapped parking signage and pavement markings.

4. Signs in Commercial and Industrial zones: The following signs are permitted in Commercial and Industrial zones for activities occurring on the property upon which the sign is located:

a. Signage not exceeding 200 square feet for commercial establishments. Individual signs may not exceed thirty-two square feet, unless otherwise provided by these regulations.

Applicant Finding: Applicant shall comply with 200 square feet maximum for commercial establishments. The Two (2) Proposed Building Signs and Single Freestanding Pole Sign = 87.44 Square Feet.

- Freestanding Sign = 32 square feet. - Building Sign Facing North (toward Hwy) = 27.72 square feet. - Building Sign Facing West (toward Hillcrest Loop Road) = 27.72 square feet.

a. Signage not exceeding 32 square feet. A temporary sign not exceeding thirty-two square feet

in area pertaining either to the lease, rental or sale of the property or to a construction project.

Applicant Finding: No signs proposed are over 32 square feet. S2.012. Clear Vision Area. A clear vision area shall be maintained on the corners of all property at the intersection of two streets or a street and a railroad.

(1) A clear vision area shall consist of a triangular areas, two sides of which are lot lines measured from the corner intersection of the street lot lines for a distance specified in this regulation, or, where the lot lines have rounded corners, the lot lines extended in a straight line to a point of intersection and so measured, and the third side of which is a line across the corner of the lot joining the non-intersecting ends of the other two sides.

Applicant Finding: Applicant acknowledges.

(2) A clear vision area shall contain no planting, fence, wall, structure or temporary or permanent obstruction exceeding 2.5 feet in height, measured from the top of the curb or, where no curb exists, from the established street center line grade, except that trees exceeding this height may be located in this area, provided all branches and foliage are removed to a height of eight (8) feet above the grade.

Applicant Finding: Applicant acknowledges. No vegetation that will grow over 2.5’ in height shall be placed in this zone. A single pole sign shall be installed within the vicinity. The pole sign shall consist of a 10” wide Steel Tube, with a clearance of 14’-11 ½” to the underside of the Can Sign above the surrounding finished grade. Applicants further notes that proposed sign location falls well outside their visibility triangle of the actual adjacent drive lanes on Hillcrest Loop Road and Hwy 30.

(3) The following measurements shall establish clear vision areas: a. In an agricultural or residential zone the minimum distance shall be thirty (30) feet or, at

intersections including an alley, ten (10) feet. b. In all other zones where yards are required, the minimum distance shall be fifteen (15) feet

or, at intersections including an alley, ten (10) feet, except that when the angle of intersection between streets, other than an alley, is less than thirty (30) degrees, the distance shall be twenty-five (25) feet.

Applicant Finding: Applicant complies. The proposed freestanding sign shall be placed at a minimum of 10’ from adjacent property lines. The actual distance from adjacent streets shall be more than 25’ feet from paved surfaces.

3. The site under consideration is suitable for the proposed use considering:

i. The size, design, and operating characteristics of the use, including but not limited to off-street parking, fencing/buffering, lighting, signage, and building location. Response: The criteria listed in this consideration is outlined above and summarized below:

Property Size – 1.0 Acres

o Project Type – Build to Suite/Ground Up Development. Shall include demo of existing unoccupied/abandoned 4,252 SF Former Restaurant.

o Building Design – 9,100 SF (4,000 SF Exception required). o Use Proposed – Commercial Retail. General Mercantile with discount pricing on everyday

Household Goods and Services (Health/Beauty, Food, Drink and Dining Supplies, Interior and Exterior Home Supplies, Entertainment, Limited Clothing, Seasonal, etc.).

o Off-Street Parking. 32 Parking stalls required and supplied. Truck delivery stall with ample Off-Street maneuvering included.

o Fencing/buffering. The adjacent lots are zoned similarly, undeveloped and with no current Residential use. All required property setbacks are achieved. No screened privacy fencing is required or proposed.

o Lighting. Site Plan C2.1, Construction Note 16 depicts a single light pole with double-fixture lamp

assembly positioned inside site entrance. This serves as beacon for vehicular entry while providing safe illumination into parking field.

Exterior Elevations Sheet A02, depict building-mounted wall-packs and decorative flood lamp fixtures on all four (4) building elevations. The location of each fixture offers safe pedestrian/vehicular circulation in all public areas outside the building. The specified fixture shielding prevents light-bleed from spilling across property lines.

o Signage: Code compliance is identified in above narrative. Site Signage: Site Plan C2.1, Construction Note identifies proposed freestanding pole sign

location (at NW Corner of property, within landscape field). Building Signage: Exterior Elevations Sheet A02 Depict two (2) building signs. Placement

shall be on Elevations facing Hwy 30 and Hillcrest Loop Road. o Building Location. Building is strategically placed as far East as Possible on the property.

Allows the minimum square footage necessary for the Private Septic Field, while offering maximum vehicular entry stacking from Hillcrest Loop Road. This will offer a conservable traffic-flow improvement over the previously occupied Restaurant building.

Allows maximum interior drive-aisle maneuverability (delivery truck do not require use of Hillcrest Loop Road for turn-around), and vehicular parking stall size (average proposed = 9’ x 20’.

Drainage. Site Grading and Storm-water Control strictly comply with DEQ regulations, including 1200-C (SWPPP Permit) and rules concerning detention and discharge.

ii. The adequacy of transportation access to the site, including street capacity and ingress and egress to adjoining streets. Response: Enclosed is an in-depth Traffic Impact Analysis performed by Access Engineering, Michael Weisher, P.E. All Conclusion and Recommendations (page 8 of report) support the Development and Site no modifications necessary to surrounding streets and/or on-site facilities: “The operational analyses of the study area finds no capacity problems after the development.”

iii. The adequacy of public facilities and services necessary to serve the use. Response:

The Knappa Water District has confirmed Water Supply is available to the site. An existing water supply enters the property from the previous Restaurant Use. We propose to re-connect to this line without any concern for proposed usage. The average daily water usage for Dollar General is 75 gallons: two (2) Water Closets, two (2) sinks and one (1) mop sink.

A Private Septic Design is complete and ready for required County review.

Power is available to the Site via Pacific Power overhead power and easement along Hwy 30 ROW. iv. The natural and physical features of the site such as topography, natural hazards, natural resource

values, and other features.

Response:

Existing Improvements. The site contains an abandoned Building with surrounding parking and underground septic field. There is Evidence of previous flooding/ponding around the existing building footprint. No underground irrigation system or substantial landscaping features are evident. None of the existing improvements (including parking lot) shall be spared during initial demolition.

Prior to demo, Abatement of Asbestos Containing Material identified in Asbestos Survey will be performed. Post-Property Purchase and prior to new site construction, Cross shall offer Knappa Fire District use of the existing facilities for fire-safety and training drills.

A Phase I/Environmental Site Assessment Survey was performed. No Recognized Environmental Conditions (RECs) exist. No Underground Storage Tanks use for petroleum are known to exist. No endangered species or wildlife are known to be connected with property.

ALTA Survey revealed no existence of wetlands, water-ways or floodways. 4. The proposed use is compatible with existing and projected uses on surrounding lands, considering the

factors in (C) above. Response: Yes. The proposed use (Retail) is zoned by right and is not restricted by other land agreements on or near the site (CCR’s, Deed Restrictions, Family Trusts, Planned Use Development Criteria, etc.).

5. The proposed use will not interfere with normal use of coastal shorelands. Response: Correct. No part of the site is located within proximity of coastal shorelands or activities associated with any private/public body of water.

6. The proposed use will cause no unreasonably adverse effects to aquatic or coastal shoreland areas and; Response: Correct. Neither the proposed elements of construction, use of facilities by the proposed Tenant (Dollar General) nor the activities of the public at this facility shall any known hazard to wildlife, the community of Knappa, or coastal shoreland beyond.

7. The use is consistent with the maintenance of peripheral and major big game habitat on lands identified in the Comprehensive Plan as Agricultural Lands or Conservation Forest Lands. In making this determination, consideration shall be given to the cumulative effects of the proposed action and other development in the area on big game habitat. Response: The use is Zoned by Right and has no direct/indirect affiliation with big game habitat.

Section 5.025 Requirements for Conditional Development and Use. In permitting a conditional development and use, the hearing body may impose any of the following conditions as provided by Section 5.015:

1. Limit the manner in which the use is conducted, including restricting the time an activity may take place and restraints to minimize such environmental effects as noise, vibration, air pollution, glare and odor.

Response:

Typical Store Hours: 9:00 am to 9:00 pm. NOTE that the Store Manager may choose to modify these hours (i.e., 8:00 am to 8:00 pm).

Dollar General neither uses nor stocks any machinery, tools, devices or products that produce noise, vibration, air pollution, glare or odor.

2. Establish a special yard or other open space or lot area or dimension.

Response:

The building are parking lot configuration provides excellent separation of vehicular and

pedestrian circulation.

ADA Routes, separation of Customer and Delivery Truck parking zones are easy to

detect.

3. Limit the height, size or location of a building or other structure.

Response:

The building dimensions and on-site placement offer great economy of scale. Points of entry, setback and maximum efficiency of the site is achieved.

4. Designate the size, number, location or nature of vehicle access points.

Response:

The Proposed single entry-point onto the property is via ODOT Indenture of Access that has been assigned to the property along Hillcrest Loop Road. The anticipated circulation shall be full-access (ingress and egress). No other access to public right of way is proposed, required or permittable.

5. Increase the amount of street dedication, roadway width or improvements within the street right-of-way.

Response: Not increase in street dedication is anticipated or proposed. HOWEVER, Applicant is to maintain

correspondence and will work in good faith with ODOT to help facilitate Bus-Transit goals.

6. Designate the size, location, screening, drainage, surfacing or other improvement of a parking or truck loading areas.

Response: Yes. These are depicted in the supporting application Civil Designs.

7. Limit or otherwise designate the number, size, location, height or lighting of signs.

Response: The number of signs, locations, illumination etc. comply with ordinance.

8. Limit the location and intensity of outdoor lighting or require its shielding.

Response: The location of outdoor lighting are provided on the Site Lighting Plan (ES1) and Bldg Elevations. All lighting fixtures shall be specified/installed with manufacture’s shielding devices to ensure no detectable foot-candle reading or glare will cross onto adjacent property.

9. Require diking, screening, landscaping or another facility to protect adjacent or nearby property and designate standards for installation or maintenance of the facility.

Response: Landscaping and Irrigation is shown on Sheet L1.01. Respect to protect adjacent or nearby

Property is ensured via proper setbacks and permanent erosion control measures. These shall all be in-place prior to store opening.

10. Designate the size, height, location or materials for a fence.

Response: Fence Screening of the Dumpster Enclosure is to be provided. The location of the enclosure

will be out of the general public-view, but will contain a fully-compliant 6’ high enclosure with solid gates. Below is the detail.

11. Require the protection of existing trees, vegetation, water resources, wildlife habitat or other significant

natural resources.

Response: No trees, vegetation, water resources, etc. exist on-site that would require protection.

12. Require provisions for public access (physical and visual) to natural, scenic and recreational resources.

Response: The property does not provide a physical or visual barrier to these items.

13. Specify other conditions to permit the development of the County in conformity with the intent and purpose of the classification of development.

Response: Dollar General will be a GREAT benefit to the Community of Knappa. It’s entire business model thrives on the conditions of the town:

Citizens with very limited nearby resources for everyday household goods.

High-traffic count on Hwy with tourists and/daily commuters who purchase their daily needs elsewhere, because there are no viable options.

Feel free to call with any questions. Thank you. Sincerely, Tectonics Design Group

Matthew K. Rasmussen, P.E., LEED AP