certain limitations. One such limitation, under EC 9.2451(4) requires convenience stores (up to <br />5,000 square feet) in the 1-2 zone to be located on development sites with frontage on an <br />arterial street (major or minor). However, this site does not front an arterial street. Railroad <br />Boulevard, the highest classification street fronting the subject property, is classified as a major <br />collector. Therefore, a "convenience store" cannot be reasonably be considered as an allowed <br />use on the subject property as part of the applicant's TPR assumptions. <br />The applicant's traffic engineer provided revised reasonable worst-case scenario findings on <br />March 1, 2021 (Sandow Engineering TPR Trip Cap Memorandum). The applicant's revised <br />assumptions eliminated the convenience store use and decreased the percentage of lot <br />coverage committed to landscaping, stormwater facilities, and setbacks. The applicant also <br />added "car repair, paint, and body shop" as a proposed use which is permitted in the 1-2 zone. <br />The revised worst-case peak hour trip generation count decreased from 453 PM peak hour trips <br />to 328 PM peak hour trips. The revisions to the reasonable worst-case scenario under current <br />zoning more accurately reflect a reasonable worst-case scenario considering the 1-2 permitted <br />uses and development standards. The applicant's traffic engineer further defends the revised <br />assumptions by comparing local precedents in their March 15, 2021 memorandum. <br />The proposed amendments and zone change continue to result in a "significant effect" under <br />OAR 660-012-0060(1)(c)(C) due to impact to the intersection at River Road and Railroad <br />Boulevard (also NW Expressway) and Railroad Boulevard and Polk Street, as discussed further <br />below. <br />The City uses Level of Service (LOS) as our performance standard to determine significant effect <br />and the adopted performance standard is a minimum LOS E, at all intersections outside of the <br />downtown area. LOS can be generally described as a measure of the amount of time delay <br />expected at a given intersection. LOS ranges from A to F, with A indicating the most desirable <br />condition and F indicating the most unsatisfactory condition. The applicant's traffic study <br />identified two intersections within the study area that do not meet the minimum LOS standard <br />at the end of the planning period for the current designation or the amended designation. The <br />intersection of River Road and Railroad Boulevard (also NW Expressway) is projected to <br />perform at LOS "F" at the end of the planning period. The intersection of Railroad Boulevard <br />and Polk Street is also projected to perform at LOS "F" at the end of the planning period. <br />Therefore, the increased number of vehicle trips generated by the proposed amendment will <br />further degrade the performance of an existing facility such that it would not meet the <br />performance standards identified in the TSP. Based on these facts, the requested change <br />triggers a significant effect under TPR subsection (1)(c)(C). When a significant effect is <br />determined, a remedy to mitigate increased degradation is required to ensure compliance with <br />the TPR's subsection (2). <br />OAR 660-012-0060(2) If a local government determines that there would be a significant <br />effect, then the local government must ensure that allowed land uses are consistent with <br />the identified function, capacity, and performance standards of the facility measured at <br />Findings <br />MA-20-2 / RA 20-2 / Z-20-8 <br />