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Res. 2110 - Master Plan for SWIR in conjuction with Annexation (Specht) COUNCIL BILL NO. 3050 RESOLUTION NO. 2110 A RESOLUTION APPROVING A MASTER PLAN FOR THE SOUTHWEST INDUSTRIAL AREA. IN CONJUNCTION WITH AN' ANNEXATION APPLICATION SUBMITTED BY SPECHT WOODBUR'N LLC WHEREAS, Section 2.05.06D of the Woodburn Development Ordinance ("WHO") requires that the City Council approve a Master Plan for the entire area designated Southwest Industrial Reserve ("SWIR") on the Comprehensive Land Use plan Map prior to annexation of any property in the area designated as SWIR; and WHEREAS, the SWIR Master Plan is conceptual and non-binding in nature; and WHEREAS, a Master Plan application has been submitted to the City by Specht Woodburn LLC in conjunction with an annexation request for property located in the SWIR; NOW, THEREFORE, THE CITY OF WOODBURN RESOLVES AS FOLLOWS: Section 1. The City of Woodburn Southwest Industrial Reserve Master Plan, as depicted in Exhibit "A", is approved and shall serve as a general guide for development in the SWIR. The Master Plan provides for all of the requirements found in Section 2.05.4 6 G(2) of the WDO, Section 2, The City Council adopts the Analysis and Findings, affixed hereto as Exhibit "B" and by this reference incorporated herein. Approved as to form: 2z, 2!Q /Z////-Z City Attorney Cha e Approve ': Kathryn 1= gle , M or Page 1 - Council Bill No. 3050 Resolution No, 2110 Passed by the Council Submitted to the Mayor e Approved by the Mayor Filed in the Office of the Recorder ATTEST: Heather Pierson, City Recorder Page 2 - Council Bill No, 3050 Resoluflon No, 2110 EXHIBIT A � Y7 T' i� d Y SmR pAf2CEL5 'SPECH T./MAHAN MROPERTY. - 0TH€R -may 5?K is.-.i - •� T A .....,..n 4' kr.+E Tei�;sj WOO©BURN SWIR MASTER PLAN wMz �b AL FIGURE I. ORIENTATION MAP + �■ 1 EXHIBIT A 1 IvI: VI Exrb�Tlhi wRbeExT.SIN yvROPpSED EX.Tiryc wmnwr WOODBURN SWIR MASTER PLAN FIGURE 2. LOT SIZES EXHIBIT A l bEND °j EREEWAY�- r11rr.:' "� - MAJOR ARTERfAL - �' FdINOR;iAR7"ERfAI r - 5 ' SERVICE:CCLL�CTCR -_ FUTURE N'.�INOR ARTERIAL FUTURE SE'RUICE COLLECTOR ' Ft,fTURE ACCESS 5YREET „ _ 3o4TENTIAL PYt3iCEL ' MAJOR TCAN3POR7ATtON rt? �,, `� ` fMPROVEME. T - �y yp. ' R Wdan'&, Ig I es to enable ,' s t ., ' tractar/t eie ngs h' *9 srp(e curve B EExtend xtu d:W Wod!sa tl stub to int rsect 8 Yt lI€ R d.pppps Ye' � _sly Stafney Larte - a y � Improverir t C p (hut nA{6ath) it 1 Y; are 'red.byd Iog ent est"of L S r 7 in the SVAR'qwer alingvmore than 240 PM j. 33,*`C Add,a r—1 north oath e a Sti, K t"v between 31 qh y 2t9 a t rmined) ' O Re strut / den3rrg of Htgirway - g -t`*' .°e .:R OW wn.• w4••wr. s.m.„ WOODBURN SWfR MASTER PLAN FIGURE 3. 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'/r/.ori /r//,: r,/i r r rr,/ / r � r ✓ / � /,/.�W,. � 1 r,.. i / n�r✓iN, ��,,//,i/ /fp r/1/f r< rrr, ✓/ //r , / / /. /%/ / / /,,� � rr: ,r a 1 W �,. r///�i r/a, /�,.,,.'%f✓✓..<,,"/, /// ,Nu /// , ,��lJ///rfl��r��l r/�,;: � r,,//„rv�,. . �„ .,/,� !.f/�ql 1i ii,// �/// Jr /r/� „„"",p � �f,«re✓�rl,o,nr,�i/ / ��»,� r I�rcv/ rl� r:� JJ 1( f/i/,.,,rr/i �/ /.,,�//%����,/Oa>%/r '�� ,�✓�, /, ., , ,� ,.,,�. 1,/,l r,� „4. ,vr I! ,,., ,,,,rr.//// // , ,J i,/�i .� //✓�, /r'/ .�r ,rrr r,�i,, /_ u ./ r Y // � / /r r/�� ,r /,.��/! Wil ✓ / f ✓ frim � l f / ,r � ��< /, y, s r r / / „,,,,:,,, „,r ///,....� ��/.,� /// ,:. r ,,,,,,,,�,,�„„„.;;;;��rrir/,/ �;.. r ;/ l,�/i r r/ ,1.�/, �r I /„ /,r//r/,.J,, �,�.,,�n✓1/6,..,, WOODBURN SWNR MASTER PLAN !l�' _•� �BfBbus FIGURE 4. PEDESTRIAN AND BICYCLE CONNECTIONS � �� EXH BIT A / r /m / r d. r r , / r d, /, !/I�� �/l i�/�✓, �/K d2, / / r4, r,�/� .orf✓ ///r r 1 1°.... =�K' r.� r ,�/(✓, K ,,.=/,,JJ,., ,,1J,/Il/F/r,�/�/ /�r�K1/, r�:::4 � /�,r,. ,fit7 XEAR FLQG3 F°LA6fW, EXs rac 5TREAM ,.., ExzS INC;'JMANuS"BUFFER, _.. ,. a F.S �1. :alITE:: M4QR ./ r ✓ / a , r % / / � fir /,f /a r / / r , / ✓�Y a f% ,i�qlag, WOODBURN SWIR MASTER PLAN � � w� ^� FIGURE 5. RIPARIAN CORRIDOR &WETLANDS OVERLAY DISTRICT RCWQD � ��� � � . EXHIBIT A Page 6 of 10 NCLFES I WET[-AND DELINEATION PROVIDED BY PACIFIC HABITAT SERVICES ON CSt OCTOBER 30, 2015. cli 2. TOPOGRAPHIC SURVEY PREPARED BY KC DEVELOPMENT- ON z DECEMBER 4, 2011 3, 100-YR FLOODPAI LN PROVIDED BY CASCADE WATER RESOURCES, 0 LLC. SEE'SENEGAL CREEK FLOOD STUDY, MARCH 30, 2017 FOR ca MORE INFORMATION. z 4. ALLOWED FILL NECESSARY FOR PERMITTED USE (STREETS PER ui COMPREHENSIVE PLAN) PER WDO SECTION 2.05.05.0.5 5, SENECAL CREEK PROPOSED ALIGNMENT PROVIDED BY PACIFIC HABITAT SERVICES, SUBJECT TO CHANCE I< SPECHT WOODBURN LLC BRECHT WOODBURN LLC SUBJECT PROPERTY Z: SUBJECT PROPERTY SEE NOTE 4 PROPOSED RCWOO BOUNDARY -3 /- 414 (5v WEYLAND BUFFER) 0- ' EXISTING SR=I--.'� 0 To REMAIN 0 50* FUTURE APPROXIMATE ROW .APPROXIMATE RCWOO (SUBJECT TO CHANCE) *zb BOUNDARY [2.05.05.12] % "N DELINEATED WETILAND BOUNDARY PROPOSED CREEK REALIGNMENT SEE NOTE 4 elm XISTING 50' 6�'/s WEILAND BLIFER (TO 0 BE ELIMINATED DUE TO STREET/ INTERSECTION ------------ wm CONSTRUCTION) �-INTERSECTION IBO ............... PQ'0:��OSCD WE71 PROPOSED ROW EXISTING ROW (SUBJECT TO CHANGE) EXTENr SION WOODBURN SWIR MASTER PLAN FIGURE 5A. RCWOD DETERMINATION DETAIL EXHIBIT A / r r /� / y / / r ✓/ /, /, l r� l r0 l/d /% » J ✓G/ it ,�// %,,,. //��. ✓ ): s�wv�� s.��� ...._:;_. ,r, Il( ,( ��/J /j,!'��•, ,�, .`,`«,,. ,,,/, �r;.��,l>s/f,/,,,.i, / //a oda'/ �«, ,v <, ex.sxu�w� „nrat�arsr „-'f 4F?45E6 SANiTA#r 5Ew4F,R'(SS) txEs>r�ra� W���r3� � .... �./ b Jr / �,;/,, ��% 1//,ir /,,. "� ✓,.; ;v�/�/ ,r///, ,///// „/�4,1/ �;,F � /��, :it �xrsrtwc w��ar��,' FF „ AREAS OUT;ME 7W,t~ w �rr+nsruEa cR,,;oE /r l // . , . /, /i ,r,/,i,, m /,r(li�J%//�//�fi / r/ t//rr,,. �Ii�� � ��((r /,,,.. ,� A ir)���ll���jJ�����l�r�%r. ;,,r~ :r, ///� , J,r, ,i, 1%l/�� r/%%1%/ J✓,,.,./ / �,r��('� ��r< JE it2T SLC [crrahV I "VAYI � r/.,,.., / /r.. / ,.1,/// �o,,i rri,,, r... ✓ ,.— / 7// /� ,.11a ,C.. C r / / r r I ✓, r lr. /, / r r ;, // , >+ , , ' ✓ M r 1, / // r1 /.,, ,. ,��/Jl�.,,r`il,��������.�r../r r„,rir,,,/,n,,�/,(/,;,����/,�/.,/,��/� �r,a�i/tic//�,.Q.,�� �/,,i»///..G, .,n��„/il//ti(�1„�, ,�l„�/risll„ r�,�,✓'3 wwa w C7GDBURN S' ''IR MASTER PLAN a���x � +N► �=��� � �`— .°°• FIGURE 6.SANITARY SEWER SYSTEM �r� � EXH[BIT A Page 8 of 10 SUTTEVILLE RD EX GNO 9 CENTERL3NF OF SE --------------- _ — C_�_ r — ---------------- PROFILE ___.. —_— —.PROFILE NOES 1. MAXIMUM MANHOLE SPACING IS 500' 2. ASSUMES NO MANHOLE DROPS 3_ CLEANING VELOCITY ASSUMED TO HE SUFFICIENT a. WNIMUM PIPE SLOPE IS 0.3r 5. PLAN ALTERNAT[VE IS TO ADD LIFT STATION IF NECESSARY BUTTEVILLE R^ -------_�-y_---_------- EX GND ®CENTERLfNE OF 55 •� �• 12" SANITARY 6� �--- PROPERTY LINE BUTTEVILLE RD WOODLAND AVE r-EX OND 4D CENTERLINE OF SS F^ - COVER _ . -" CONNECT TO 18" SANITARY g D.37 EX STUB 12" SANITARY 4I11 0.37 E-160.7± WOODBURN SWIR MASTER PLAN Sc?�cmhEr b,Tlid 5%VERII[P1 ��� Sob i�2i5G22B.^.9 FIGURE 7.SANITARY PROFILE EXHIBIT A r /„ / o ,. ,moi///,, /// // ,,a,/r, ! 1 P 1 /( / /✓>' ,! ,,, / ///1/,/i, rr/,. ;i ,,,,/r�, , r w,,. / / / , Ex4sz�rwc sTo�,M��aa¢ra,' ST�.JftM-65ftA1N .e. ... /i AFkEAS Ge1T„a@E ,r.. S4Vq'Ea ✓ ,.1. �, .,.fir,. f. /r /�l rl//, //. � r,, l l� i 'l Fa-.�s��s�rEc, GRACE' ! t � 1,,,1 r i/ ,„/,� / ,,,D /,/ � �<.,, l l�;!//�l 1l/> ,Ill f� ,ti ,.,.,1 // /, ., Y.., r � :/%/.✓� /l / �>�./ .: / ,c..SE INVERT'ELRViITlOt>< it,.... .� < // %, ✓ r / .��, (�., �,. ;"�. ,a/�� a�..F,,.,;l�. �,,.,,.(r�������r/�/��//(1,.,,._u!�<......�,��fl� �1(�lii,,,i,,,e���rr rCraw%/",. Y✓, ,�/i... .1.�,.��1,�.,,a.�..,. WOODBURN SWIR MASTER PLAN ru �^ � FIGURE 8. STORM SEWER SYSTEM '� EXHIBIT A r r „i✓ r/ �,,i / �) // /%/ r 1 � % r�/ / r /r/ r /i/ / 1J r / ,,,c/t, i i 1 l, // ,,,i ✓� ! / r u/,,..� Y 7 YI��1 �,✓� kr` r� �o�.r��� l l�� n �%/�, %i%, �l r ,:�� ,ir ;��/���/ / �II,� ..//,/r��� l(�✓,,, �.� a �/r� ,/ >� r��� ,/ w / r< / r r�///,, ll,��1/. r, rrr ,, , r �, / �✓� / %/r. � ��/ir ///�/',/,cii� r / ,,,,,, � ,, n /., ,,,r r r �. r�,P Jir,���''�/r,, r✓ ,f o / EJ /, ,�,.. ,� ��„0 � /a 7,; / gym,/:� >,; Ar / � l � / (r,�� r�✓ � � � ,�,�r, .r,�. �/ .� ...�, v` / „r� �� ,:--r:,r � ����,j ,/ r.,,/ � J I �� �// -,: r✓ ..l ':,;;I / �.. r ,t/�r „o. / r,/ ,�.,cif( r, /� 1// r ..,,..,.. � ,,,,,., l ��,..�/ r ! � �r/✓,. / ,rJv �,rt� r,,,,<, � � fJ 1 � / V,,r� r, /.. ./r�� l� ;,r� ./rrl���((� �;,i �/ a r, r,�,rr. ��� ,� l � � �!$; /} � ,✓ /� / �rii/If ����rr �����' r 1l �/�� r,r r ✓ 1 r- r r, o. rr, rf / / / til �✓ / // r , a� r/� r � ✓ �, J lr / / �/,r.r � / r r .J � /r l � � � „✓ ✓� � r / � 1, r- � i �✓ /r r r � � / r r ,r a �l XiSi9NG Ad�N” ;� _ ._.��I, r. J I��Ii , ,r/✓�%'i n�, ///////� �/� ����li/����%�yll,��r ">; ,,, a ll�;, l��rznprs�� r�r��r=�z � /, � �9��! �%i; �/rr✓�,'; f� "''� �� ��'�� „ iii//�',l/ // ✓/lyi�% / r0 r/l, // � J „/ m a�b�e;n eau r.[rad,...wl� ,�� �� � �.�/// /,,,.,. /,,�/✓/,n G� „r, r r � r , ,r i»v, � � r r �r� //r r �, � „ � �, r i;.� �rli eRossonrc aPxlaMs ,, r s r / r r/ / / r �/✓i d �� r�/,,. ,�, r„,ar , w � r0,. ,,r .; r� � r /,I 1/ ,�✓ ,, l„ / / ,u,.,a i �,, r r o � r 1�J1�%1�., ,,�,� ��, r,� ;.,/„i� / � 1 f � � ! ,r�/,l/ liar,,,./l /. ,f/ r/✓��///w,,, ,1� r�,, ll (,� ,�I111V1!� l�� � 1 l /�. .. ✓ ✓ �r l r.. r l ilii,ri y/, / >w r f / r / u� �� + / r� � ✓ ,/,it / „�, ri //0,, / � ,, � /� r✓ � � _ r � 1. ��� /r /, , r. r r � r h I / ✓„l r.. r, .. c,rl lir... it ,/ ✓ r ( / / ).,, /, r / �:.r r ,i ✓ r /, r l l l r � � ,,, r ! %/ ✓ r r II r, l � r r , .,.. / E , r ! of r, , / , r r� / r � ��J� �i',�rr �f WOO BURN SWIR MASTER PLAN FIGURE 9. WATER SYSTEM � � EXHIBIT B Page 1 of 8 SWIR Master Plan MP 2017-01 ANALYSIS AND FINDINGS BACKGROUND AND PROPOSAL This Master Plan was part of a consolidated package of land use requests. They include: • Comprehensive Plan Map Change (also known as an amendment); • Southwest Industrial Reserve(SWIR)Master Plan approval; • Annexation; • Zone Map Change (also known as rezoning); and • Riparian Corridor and Wetlands Overlay District(RCWOD) Permit(Type 1). The 1.08-acre site proposed for annexation was part of the City's most recent urban growth boundary (UGB)expansion (Ordinance No. 2530) adopted December 14, 2015. That ordinance and an associated intergovernmental agreement(IGA)with Marion County specified that the City could annex this territory only if it also applied the newly created SWIR requirements. This application does not involve a site development approval or site plan. Before the site can be developed, a site plan approval would be required. The applicant is requesting the annexation, plan designation, and rezoning at this time to better prepare the site for development at a later time. Obtaining the RCWOD permit at this time further serves this purpose by identifying any natural constraints on site prior to submittal of a development application. The SWIR Master Pian encompasses the entire area identified as SWIR in the City,which is larger than the subject property. It is a non-binding document that is intended to serve as a general guide for the development of the entire SWIR area. WDO 2.05.06D.requires a Master Plan approval prior to annexation of any SWIR territory and is included with this application because this SWIR property is the first to be annexed. The Planning Commission conducted a public hearing on October 12, 2017 and made a recommendation that the City Council approve the annexation and associated applications. The City Council conducted a public hearing on December 11, 2017,closed the record, and after deliberating voted to approve all of the requested associated with this application,with the conditions of approval found below. APPROVAL CRITERIA The requirements for a SWIR Master Plan are identified in WDO Section 2.05.06(D). EXHIBIT B Page 2 of 8 THE RECORD The record for ANX 2017-04 (consolidated): CPA 2017-01/ZC 2017-01/RCWOD 2017-04/MP 2017-01, consists of all of the evidence placed before the Planning Commission and City Council, including all testimony received during the public hearings. FINDINGS AND ANALYSIS This Southwest Industrial Reserve (SWIR) Master Plan provides guidance for the extension of services and construction of facilities designed to enable full SWIR development within the Urban Growth Boundary(UGB), as required by WDO Section 2.05.06(D). Additionally,forthe property under the applicant's control (the 107.8-acre Mahan/Specht property identified as Tax Lot 052W1100300, or Subarea A), the SWIR Master Plan provides specific guidance for development with respect to certain transportation and utility improvement requirements in conjunction with development of that property, or sub-areas thereof. All of the required information is provided on the proposed SWIR Master Plan documents. Note: The reference to Table 2.05E in the WDO appears to be a scrivener's error; the correct reference would be to Table 2.04F, which contains the parcel size requirements applicable within the SWIR. Rights-of-Way Existing and future streets are illustrated in Figure 3 and described below. Location of Existing and Planned Streets Parcels west of 1-5 will gain access from the abutting segments of Butteville Road NE and Oregon Highway 219. Additionally, Woodland Avenue is proposed to be extended from its western terminus to intersect Butteville Road NE opposite Stafney Lane. The precise alignment of the Woodland Avenue extension will be determined at the time of development of the affected property. Depending on traffic levels, a north-south street may also be constructed between Woodland Avenue and Highway 219;this street could either be located approximately where illustrated in Figure 3 or it could be located to align with Willow Avenue. The final alignment determination can and should be made at the time development is proposed. Parcels east of 1-5 will gain access from the future extensions of Stacy Allison Way, Evergreen Road, and an unnamed street along the southern boundary of the SWIR that will connect with Parr Road NE. The proposed rights-of-way are consistent with the street network in the SWIR area illustrated in Figure 7-1 of the Transportation System Plan. Note 1 on TSP Figure 7-1 states: Roadway facilities shown outside the UGB are recommended, not planned facilities in the TSP, and are logical extensions and improvements to the planned roadway EXHIBIT B Page 3 of 8 network. Land use decisions to authorize these as planned facilities and improvements would occur as part of a subsequent UGB amendment adding these areas or a subsequent amendment to the TSP. Street Improvements Improvements to the streets illustrated in Figure 3 will occur when triggered by development of individual sites. Right-of-way dedication and construction of street improvements will be required along the frontage of parcels as they are developed. Additionally, non-adjacent transportation improvements may be required, if the need for them is triggered by cumulative vehicle trip generation. That determination can and should be made on a project-by-project basis at the time of decision-making for specific development applications. Industrial development west of 1-5 will require construction of certain improvements illustrated in Figure 3. Any level of development will trigger both improvements "A" and "B,"where improvement "A" consists of realignment of the Woodland Avenue curve to enable trucks traveling in opposite directions to negotiate the curve without conflict, and improvement "B" consists of the western extension of Woodland Avenue to reach Butteville Road NE. Additionally, cumulative SWIR development that generates more than 240 but not more than 968 PM peak hour trips will trigger either improvement "C" or improvement "D" (but not both). Improvement "C" consists of a north-south street between Woodland Avenue and Highway 219, which can be located approximately where illustrated in Figure 3 or alternatively aligned to form a fourth leg at the Willow Avenue-Highway 219 intersection. Alternatively, improvement "D" consists of improvements to the Butteville Road NE/Highway 219 intersection to enable it to accommodate up to 968 PM peak hour trips. Vehicle trip generation within the SWIR that cumulatively generates more than 968 PM peak hour trips will require further improvements to the Butteville Road NE/Highway 219 intersection designed to meet the long-term circulation needs of the remainder of the SWIR and the larger community. Access Spacing As coordinated with Marion County and City of Woodburn staff, Tax Lot 052W1100300 will be limited to no more than three (3) accesses to Butteville Road NE (including Woodland Avenue and up to two private driveways) at minimum spacing of 500 feet (see Figure 3). Similar minimum access spacing has been illustrated for other parcels within the SWIR. Access to Highway 219 will be at the discretion and approval of ODOT. Access to other roadways will follow applicable agency spacing standards for the roadway classification. Lot Sizes WDO Table 2.04F denotes the required lot sizes for each of the SWIR Development Subareas illustrated in WDO Figure 2.04A. Subsequent to the codification of this Table and Figure, the adopted UGB amendment included only Subareas A, B, C, and a portion of D, corresponding to Tax Lots 052W1100300, 052W1400200, 052W1400600, 052W1400700, and 052W1400800. EXHIBIT B Page 4 of 8 25-50 35 10-25 15 10--25 15 A' 052WI100300 108 88 5-10 8 5-10 8 2-5 4 2-5 3 z 052W1400200 9 10-25 15 8 052W1400600 13 22 5--10 7 c 052WI400700 8 No standard 052W1400800 51 052 .'14410900 43 50-103 65 04 306 25-50 33 052W1401000 10 2-5 4 052W1401100 22 EP 052W1401200 4 4 2-5 4 052W1301100 24 i=Z-e3 052WI401500 59 96 96 96 052W1401600 25 25-50 35 Gl 052W23001410 50 46 5-10 8 2-5 3 1.land division is permitted with Master Flan approval. 2.Land division is not permitted. 3.Shall be developed with a use with at least 300 employees.. 4.50-100.acre lot shall be developed with a use with at least 200 employees. EXHIBIT B Page 5 of 8 D 1 G WDO Figure 2.04A-SWIR Development Subareas City staff provided guidance indicating that for each site at least one lot shall be sized to meet each of the required lot size ranges, except that smaller required lots may be combined to create larger lots with no maximum size limitation. Parcel sizes are noted on Figure 2. Marion County has approved an application to subdivide Tax Lot 052W1100300 (Subarea A) into five lots with sizes ranging from 20.0 acres to 25.5 acres, any combination of which could be annexed into the City of Woodburn and developed in accordance with this SWIR Master Plan and other applicable regulations to serve the land need of prospective users. The other parcels within the SWIR are not currently proposed to be divided;these lot sizes match the "Gross Acres" column in WDO Table 2.04F. Pedestrian and Bicycle Connections Figure 4 illustrates the proposed pedestrian connections, consisting of sidewalks on the east side of Butteville Road NE, on the south side of Highway 219, on both sides of the Woodland Avenue extension, and on all the future streets east of 1-5. Bicycle facilities will consist of bicycle lanes on both sides of Butteville Road NE, on the south side of Highway 219, and on the west side of Evergreen Road (see Figure 4). These pedestrian and bicycle facilities are consistent with EXHIBIT B Page 6 of 8 the improvements in the SWIR area illustrated in Figures 7-3 and 7-4 of the Transportation System Plan. Alternatively, development may provide opportunity for bicycle or pedestrian facilities near Seneca) Creek in the northwest corner of the SWIR to reduce intrusion into the RCWOD. Riparian Corridor and Wetlands Overlay District The Riparian Corridor and Wetlands Overlay District (RCWOD) is present in the northwest corner of the SWIR, affecting a small fraction of the overall land area. Other than at that location, significant natural resources are absent from the remainder of the SWIR. The RCWOD consists of the area within 50 feet of the top of bank of Senecal Creek, the area within 50 feet of delineated wetland boundaries, and the Special Flood Hazard Area as defined by the Federal Emergency Management Agency (FEMA) Figures 5 and 5A. WDO Section 2.05.05.0 specifies that streets, roads, and paths that are included in an element of the Comprehensive Plan or other approved master plan (including SWIR Master Plans) and utilities are permitted uses within the RCWOD. As noted on Figure 3, street improvements on Butteville Road NE, Highway 219, and the Woodland Avenue extension will need to encroach into part of the identified resources, and the RCWOD boundary is proposed to reflect the required construction. Similarly, proposed pedestrian and bicycle facilities near Seneca[ Creek will also affect wetland resources and buffer areas (see Figure 4), and the RCWOD boundary is proposed to reflect the required construction. Finally, limited portions of the sanitary sewer, storm drainage, and water systems near the Butteville Road NE/Woodland Avenue intersection will fall within the RCWOD as illustrated in Figures 6 through 9. Construction activities within the RCWOD may require permits and approvals from the Oregon Department of State Lands and/or the U.S. Army Corps of Engineers. Utilities Sanitary sewer, storm drainage, and potable water facilities are illustrated in Figures 6 through 9 and described below. Sanitary Sewer Figure 6 illustrates the existing and proposed conceptual sanitary sewer utilities that will serve the SWIR. West of 1-5, the proposed sanitary sewer system will consist of a collection system that flows north in Butteville Road NE and east in the Woodland Avenue extension, connecting to the 18-inch stub at the existing terminus of Woodland Avenue. The southerly portion of the Butteville Road NE line is anticipated to be a 12-inch line. Due to the area's topography, a lift station will be necessary, with a likely location along Woodland Avenue near its intersection with Butteville Road NE. Flows from the lift station will discharge to an 18-inch line in the Woodland Avenue extension. Figure 7 illustrates the relationship between the ground elevation and the sewer line planned for Butteville Road NE;the exact location and size of the lift station EXHIBIT B Page 7 of 8 will need to be determined at the time of development. There is a range of lift station locations that would be acceptable for the functionality of the sewer system. East of 1-5,the proposed sanitary sewer system consists of two separate branches. The first branch will have its upstream end near 1-5 and will flow in a northeasterly direction, connecting to an 8-inch stub in Stacy Allison Way. The second branch will also have its upstream end near I- 5 but will flow southward and eastward within the future street alignments. Due to the area's topography a lift station will be necessary; the location and size of the lift station will need to be determined at the time of development of the affected lots. Flows upstream of the lift station will be in an 8-inch pipe, while flows downstream (east) of the lift station will be in a 12- inch pipe in the future east-west street, transitioning to a 15-inch pipe and flowing north within the Evergreen Road extension. Flows will discharge to a 15-inch sanitary sewer stub at the existing terminus of Evergreen Road. Storm Drainage Figure 8 illustrates the existing and proposed conceptual stormwater management system that will serve the SWIR. West of 1-5, the proposed storm sewer system consists of two separate branches that both discharge to Senecal Creek. The Butteville Road NE branch will flow northward, beginning as a 12-inch line, transitioning to a 24-inch line, and increasing to a 30- inch line prior to the outfall, anticipated to be located near the Woodland Avenue extension. The second branch will be a 12-inch storm line in the Woodland Avenue extension flowing west to the outfall at the creek. East of 1-5, there will be two separate branches that both discharge to the ODOT drainage ditch next to I-5. One branch will flow southwest in the Stacy Allison Way extension, while the other will flow west along the southern boundary of the SWIR before turning north in the new street alignment and flowing into the drainage ditch. Water System Figure 9 illustrates the existing and conceptual proposed potable water system that will serve the SWIR for domestic use as well as fire suppression. West of I-5, the proposed water system will connect to existing 12-inch water stubs in State Highway 219 and at the existing western terminus of Woodland Avenue.Twelve-inch lines are proposed in Highway 219,the Woodland Avenue extension, and Butteville Road NE, as well as a 12-inch line along the east edge of Subarea A. The 12-inch lines can be looped at the southern boundary of Subarea A, which is also a logical (though not the exclusive) location where an additional east-west loop connection could be established by boring beneath 1-5. The timing for making such a public water line connection should be determined in response to fire system capacity needs as future development proceeds on both sides of 1-5. East of 1-5,the proposed water system will EXHIBIT B Page 8 of 8 complete the loop between Stacy Allison Way and Parr Road NE. The proposed water system will connect to the existing 10-inch stub in Stacy Allison Way and will extend southwest parallel to 1-5 to the loop connection across 1-5 discussed above (specific location to be determined). South of the loop connection, a new 12" line will extend to a new north-south street,then continue to the southern boundary of the SWIR before turning east to connect to the existing 12-inch line in Parr Road. There is also an existing 18-inch line that connects Parr Road NE to Evergreen Road. OVERALL CONCLUSION The City Council finds that based on the entire Record, the application is consistent with all applicable code criteria and that the burden of proof with respect to the requirements of the WDO and Comprehensive Plan have been met.