Agenda - 10/15/1996 Spec Mtg
AGENDA
SPECIAL MEETING
Woodburn City Council
October IS, 1996 - 7:00 p.m.
270 Molltgora" StrNt · · WoodblU'll, Orrgoll
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A. Site Plan Review 95-26 - ESDeranza Court
1 . Public hearing opened
2. Staff report
3. Testimony by Applicant
4. Testimony by Proponents
5. Testimony by Opponents
6. Rebuttal by Applicant
7. Public hearing closed
8. Council decision/deliberation
9. Decision
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All persons wishing to testify are requested to sign appropriate signup sheet
(Proponent/Opponent) in advance.
Presiding officer reserves the right to impose time limits on public testimony.
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MEMO
TO: Mayor & City Council through City Administrator
FROM: Planning Commission $ L.c.
SUBJECT: Site Plan Review 95-26, Esperanza Court
DATE: October 8, 1996
At their hearing of August 8, 1996 the Planning Commission approved, with
conditions, Site Plan Review 95-26. On August 22, 1996 the Commission adopted
the final order with findings, conclusions and conditions of approval.
On September 9, 1996 the City Council called up SPR 95-26 for a publiC hearing on
October 15, 1995.
The City Council may take one of the following actions:
1. Approve the Planning Commission's Final Order SPR 95-26 and instruct
staff to prepare a City Council Order with findings, conclusions and
conditions of approval.
2. Approve but modify the Planning Commission's Final Order SPR 95-26
and instruct staff to prepare findings and conclusions based on new
evidence and testimony.
3. Deny the Planning Commission's Final Order of Approval of SPR 95-26
and instruct staff to prepare Council findings and conclusions based on
testimony and/or new evidence.
THE APPLICATION IS IN THREE PARTS:
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PART
PLANNING COMMISSION'S FINAL ORDER
PART II
CITY STAFF REPORT
PART III
APPLICANT'S STAFF REPORT
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PART I
PLANNING COMMISSION'S
FINAL ORDER
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IN THE PLANNING COMMISSION OF WOODBURN, OREGON
SITE PLAN REVIEW
FINAL ORDER
CASE NO. 95-26
WHEREAS, the Planning commission conducted a public hearing in this matter
on August 8, 1996 and considered the written information and public testimony
submitted, and
WHEREAS, the Planning Commission closed the hearing, and
WHEREAS, the Planning Commission requested an interpretation from city staff
regarding off street loading space, and
WHEREAS, the Planning Commission continued their discussion on the matter
until the August 22, 1996 meeting, and
WHEREAS, the development issue referred to staff has been successfully
resolved by identifying an additional off street loading space as defined in Chapter 10
Section 10.060, and
WHEREAS, an additional off street loading space has been added as a condition
of approval, NOW THEREFORE:
IT IS HEREBY ORDERED BY THE COMMISSION:
1 . That site plan approval application 95-26 (Esperanza Court) is granted
and approved, based upon the findings and conclusions contained in Exhibit A, which
is hereto and by referenced incorporated herein.
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2. That this site plan is subject to the conditions contained in Exhibit B,
which is attached hereto and by referenced incorporated herein.
Approved as to foc;yJ.t:)1{f~
City Attorney
f>.J.2- 9~
Date
APPROVED:
J ~nn Bjelland
Passed by the Woodburn Planning Commission
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EXHIBIT A
FINDINGS AND CONCLUSIONS
A Woodburn Zoning Ordinance .
Chapter 8 General Standards
Section 8.040 SvASII1 ~,.jc Distances
(a)(5) aevdaDd Street, Settlemier Street to Front Street ......30 feet.
FINDING: The applicant bas shown compliance with this special setback
distance.
Section 8.150. Front yant PrqiMtinnI. The following front yard projections are exempt
from the froat yarcl setbadc proYiIioDs and need not be induded when determiDing the
average setback,. to wit:
(B)Uncownd porches and covered unenclosed porches, wbeo. not more than one
story high, wbidl do ~ exteod more than 10 feet beyond the front waDs of the
buildios and the 800rs ofwbidl are not more than four feet above grade. In no
cue sball tud1 projection come doser than 10 feet from the property line.
nNDlNG: Tbe IppIicaIt bas complied with this section of the Woodburn Zoning
OId..uulIM.. Rtler to the submitted site plans and the appIicaDts uarrative page 20.
There are ground level porches wbidJ. extend into the required setback area, but as
stated above these porches are exempt from the setback provision.
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Section 8.190. VISion OPJIntnM, The VISion Clearance area is a triangle measured with
two thirty foot legs measured from the comer of tile intersection. The VISion Oearance
sbaI1 not contain any pt,mi1l8"t walls, structur~ or temporary or permanent obstructions
to vision ex~ing 30 inches in height above the curb level. '0
FINDING: The Preliminary Landscape Plan shows no structures or planti~ within
the VISion Clearance area on either comers of the lot.
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CONCLUSION: The applicant meets the requirements as stipulated in Chapter
8 General Standards of the Woodburn Zoning Ordinance.
Chapter 9 Residential Standards
Section 9.045. F1"Qnl Yard ~ Every building shall setback from lot lines adjacent to
streets at least 20 feet. '
FINDING: All proposed resideotial structures are setback from the lot lines
adjacent to streets at the ",inimum 20 feet.
CONCLUSION: Meets the staoeJ,reds required under Chapter 9.
Chapter 10. Off-Street Parking, Loading aDd Driveway Requirements
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Section 10.050 Off-Street AlItmnobile P.~ R~)irementJt Off-Street 1wtomobile
parking sball be provided in the amounts not less than those listed below:
(b)" Dwellings comini11g 2 or more dwellings units located on the same lot.
(2) two spaces per dweDing unit having two or more bedrooms.
F'lNDINGS: 12 two-bedroom units are proposed, therefore twenty four (24)
parking spaces are required. Tweaty four spaces are being provided for the
rericlenhal podion oftbe project. The applicant bas met the parking requirement.
(y) Bank; Office BuildiDgs (except Medical and Dental):
(1) One space per 500 square feet of gross floor area plus one space per
two employees.
FINDING: The total ~ footIge of the office is 1,500. This requires 3
parking 1taIIs. The applicant bas Itatecl there will be 4 employees which requires
2 stills for a total offive. The applicant bas met the parking requirement.
Section 10.060. Off-Street I mut~ 1l~.R Off-Street loading space sbaI1 be
provided in the amounts listed below.
(a> A minimum 10IdiDg space size of 12 feet wide, 20 feet long, and 14 feet high
when covered sbaIl be required as foUows:
(1) For l1IJlti-&mily ~ with 10 or more dwelling units - one space.
FINDING: The Site Plan illustrates the loading area for the proposed project.
The loading area meets the standard because both facilities are incorporated into
the same property..
Section 10.080. Driveway Standards.
o Driveway access for Multi-Family units with off-street parking:
Dwelling Unit Maximum Width
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11 - 100 units
Minimum of two accesses of24 feet
FINDING: The applicant is providing two access points for the site, one on Oak
S1reet and the other to Cleveland Street. The width of the driveways are 25 feet
as shown on the submitted site plan. The maximum driveway width is 24 feet.
This standard bas not been met and sbaIl be complied with prior to construction.
CONCLUSION: The applicant bas satisfactorily met the requirements of this
chapter.
Chapter 11 Site Plan Review
Section 11.030 Approval of Site Plan Reqpired
<a) No building permit for construction of structures governed by this clJapter sbaIl be
issued until the Site Plan for that structure bas received approval under the provisions of
this chapter.
(b) Any conditions attached to the approval of this Site Plan sbaIl be conditions on the
issuance of tile b.q"ldit,g permit. A violation of tile oooditions sbaIl be considered a violation
of this ordiiumce.
Section 11.070 Criteria for evaluatina a Site Plan
FINDING: The applicant bas addressed the Site Plan Review criteria adequately, see
attached IIIITItive with the Site Plan Review appJication from applicant.
<a) The pIacemeot of structures on the property sbaIl minimi7.e adverse impact on
adjacent uses.
FINDING: All of the proposed structures are located within the required
~ The IUlIOUIIdiog uses are mixed in nature with single fiunily units, public
btlJ~ aDd commercial estabIishmeDts. The placement of the structures on the
lot are u follows:
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Restdential portion of the project faces the single family residences to the
west. The front portion of the apartment complex has front porches,
balconies and "entry courts" to help buffer the appearance of the
apartmeots from the adjacaJt single family residential uses.
Office portion is located at the north side of the site adjacent to the existing
city parldng lot. The adjacent uses to the east is commercial retail which
is a more intense use than the proposed office.
(b) Landscaping shall be used to minimi7.e impact on adjacent uses.
FINDING: Landscaping is proposed along the street frontage of Oak, First and
Oeve1and. The required setback areas will also be landscaped to help minimize the
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impact on adjacent uses. The total peccentage of landscaping for the site is
approximately 490,10. The landscaping percentage required for the proposed use is
20%. The applicant has exceeded this standard.
(c) Landscaping shall be so located as to maxUnize its aesthetic value.
FINDING: The landscaping proposed is located on the site to maximize its
aesthetic value. The landscaping is located along every street frontage where the
public will view the proj~. .
(d) Access to the public streets sbaIl minimi7,e the i~ of traffic patterns.
WbeoeYa' possibl~ direct access shaD not be allowed to arterial streets. Wherever
possible, access shall be shared with adjacent uses of a similar nature.
FINDING: The site will access Oak Street and Oeveland Street, neither of these
streets are classified as arterial streets. Sharing access with adjacent uses would
nearly be impossible due to the project taking up almost half of a city block, with
a wall on the east side. .
(e) 'The design of the drainage facilities sbaIl minimi7.e the impact on the cnys or
other public agencies drainage facilities.
FINDING: The project will utilize the city~s drainage facilities.
(f) The design mcourages energy cousenation, both in its sitting on the lot, and
its ICCOftllnodation of pedestrian and bicycle traffic.
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FINDING: Pedestrian and bicyde traffic wiD be able to accesS this development.
Biqde racks wiD be proYide UDder die stain ilr die residents of the project. There
are sidewalks from each building to the public street system.
(g) The proposed site deveiopmem, including the ard1itecture, landscaping and
graphic desigJ\ is in conformity with the site deveIopmeat requiremeats of this
ordinance and with the standards of this and other orvIin-~ insofilr as the
location and appearance of the proposed deveIopmeat are involwd.
FINDING: The applicaDti proposal has complied with the current ordinances and
standards discussed in this staff report.
(h) The location design, color and materials of the exterior of all structures and
signs are compatible with the proposed development and appropriate to the
character of the immediate neighborhood.
FINDING: The applicant has addressed this Site Plan Review criteria. The
character of the neigbborllood is both single fiunily and commercial. The site plan
indicates that the stlUcture will have lap siding, composition root: lighting, and
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porches. The colors and materials have been supplied to the planning department
on a color board.
Section 11.085 Time Limitation
At the time of final approval the applicant has six months to initiate construction.
If constroction has not begun within this time frame, the applicant can request in
writing, a six-month extension. The Site Plan becomes void one year after final
approval: Therefore, the app1icant would have to reapply after that time period.
CONCLUSIONS: The applicant bas addressed the site plan aiteria pertaining to
Chapter 11 of the Woodburn Zoning Ordinance.
Chapter 26 RM Multi-Family District
Section 26.010.1lK.
(b) Unlimited munber of dwelling units as prescribed in Section 26.080 including:
(11) Apartment Houses
FINDING: The proposed use is permitted.
Section 26.050. Side and Rl'Jlr Yards.
(a) 'I'here sbaIl be a side yard and rear yard on evecy lot in an RM District, which
yards sbIJl have a mininnlD'l depth as follows:
(2) Two stories seven feet
Provided there shaD be added to the side yard and rear yard minim,un requirements
~ one foot for each lIIJItiple of IS feet or portion theceo( that the Ieugth
of that side of the building measures over 30 feet.
FINDINfr The site plan illustrates the required setbacks. The setback
requirements have been met.
Section 26.060. Fmnt. Yard. In an RM District, there sbaII be a f11ininnun ftont yard of20
feet. No parking shall be allowed within 20 feet of the front lot line.
FINDING: The applicant bas met this requirement.
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Section 26.080 Lot Area and Width. In the RM District the mininnun lot area
requirements for other residential uses shall be 5,000 square feet plus additional lot area
computed as follows:
(a) For the first through fifth unit:
(2) For each dwelling unit with two bedrooms 1,600 sq. ft.
(b) For the sixth dwelling unit and each succeeding dwelling unit:
(2) For each dwelling unit with two bedrooms 1,675 sq. ft.
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FINDING: The site for the apartment area is appro,ornSltely 27,120 square feet
in size. The minimmn lot size requirement for 12 units is 24,725 square feet. The
applicant bas met this requirement.
CONCLUSION: The requirements and standards of Chapter 26 of the Woodburn
Zoning Ordinance have been met.
Chapter 31 CB - Centra! Business District
Section 31.010. ~
<a> Any use permitted in an RH District and a CG District
FlNDING:The two uses proposed are permitted witbin the CBD zoning
desigJUdion.
Sections 31.040131.050. RIl'!Ilf' Y~~ Y8Id. No rear yard is required. If a rear yardlside
yard is provided it sba11 not be less tbIn five feet in depth. A rear yml sbaI1 be provided
in a CB District when the buildiDgs or structures or portions thereof on a lot 8'e used for
residential ~ in wbid1 cues rear yard restrictions in the RH Districts shall apply.
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FINDING: The otlice portion of the site bas a five foot side and rear yard. 'The multi-
family portion of the site has complied with the setbadcs required per chapter 26.
CONCLUSION:lbe proposed office compIeIt meets the staJldaJds as required by Chapter
31.
Section 31.060. Front Yard. No ftoot yard sba11 be required in the CB Distrid.
FlNDING:Tbe appIicaDt is provic:tiDg a five foot frout yml adjacent to OewJand Street.
The yard will be ludscaped as indi.catecl on the landscape plan.
B. Landscaping Standards
FINDING: Applo,r:imSltely 49% of the lot is proposed to be landscaped. This is sufficient to
meet the landscape requiraneots of the RM district.
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Sign Ordinance
FINDING: The sign plan submitted meets the intent of the ordinance.
CONCLUSION: The landscape standards as required by the RM District are met in addition to
the proposed sign plan.
C.
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EXHIBIT B
CONDmONSOFAPPROVAL
PLANNING COMMISSION
1. The proposed development sbaIl be in substantial conformance with the prelimi~ plan.
S. Curbing. striping. sprin1der system, 11ghm1g and bicycle radc shall be kept in good
condition. Any ~e sbaIl be repaired within a timely mtltmfI.I'.
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6. On site constnaction sba11 not comml'JllNl until the improvemeut plans have been reviewed
aDd ~ by the public works departmeat and aU rigbtaOf-way permits, systems
deYelopmeat charges have beca. paid. Rtier to part two Pg 9 of tile standards document
for site plan review (Randy Scott 982--5247).
7. Prior to bw~ permit iSllJa~ pay qpropriate systems deveIopmeQt dIarges in effect
at tbattimc. ~.... sbowto die bp1ditw..tmaIt a set oflppl'CM'd ~
drawiDp ad . site plan drawn to ICIle that iDdicItes buiIdiDg location and It'Abadc
~ to property lines.
8. Prior to ocCupaocy pamit issnPCe. the appIicaDt shall comply with the ccmditioDs of
approva1 est8b1iIhed by the ~ CommiHion and submit ODe set ofreproducible as-
builts. .
9. CoDditioDs of approva1 also include the followiDs ~ A through E.
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ProYide die ~ Departmeat a fiDa1landscape plan prior to the issuance of a building
permit.
'TWO t"OltU) Cl~'lC:..
Provide ~ off'street 1oadi11g spac6for the 12 unit apartmeat'Complex: as required by
Chapter 10 Seciton 10.060. (AXI) & (2).
10.
CoaclitioDS from odler departments:
Fife Dept:
Police:
Building:
Public Works
Wastewater:
See Attachment A
See Attachment B
See Attachment C
See Attachment D
See Attachment E
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1J!J@)@@{jJt!f1/R1lJ flU fRfE fj)U~71/RU(C7J
FIRE PREDENTION olDISION
SITE PLAN REVIEW COMMENTS
Mema To: Jason Tuck, Planner Date: May 13, 1996
City of Woodburn
From: Bob Benck, Fire Marshal
Woodburn Fire District
Facility Name: FannwOt1cer Housing Development Corp. Cleveland St.
Occupancy Class: R-1
Build. Permit No.
A..ACCESS : ·
1. Exterior of .Facility:
Adequate access to the structures is adequate. Fire District
must be consulted prior to placement of any fences that may effect access
to building or placement of ladders for firefighting purposes.
2. To Interior of Facility:
Rnalized plans should Ind"acate location of rescue windows and
doorways.
B. BUILDING EXIT SYSTEM:
1. DoorslConidors: .
No information at this time
Z. Emergency Lighting:
3. Other Systems:
C. FIRE FLOW I WATER SUPPLY:
\ Based on type V-l hour construction the minimum flow
requirement is 1,750 gpm for the apartments. The office complex would be
the 1,500 gpm minimum.
Attachment A
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o. HYDRANTS:
One hydrant within 250 feet of the project. Current hydrants
meet this requirement.
E. SPRINKLERS I FOe :
A residential sprinkler system is recommended.
F. ALARM SYSTEM :
Single-station smoke detectors are required in all sleeping
areas and adjacent to bedrooms. Heat detectors are required in common
recreational rooms, and laundry rooms.
G. PREMISE IDENTlFICA nON :
Address system to be approved by the Are District and in
conformity with city standards. Address must be visible from public way
and posted during construction. - ...,
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H. OCCUPANCYI SPECIAL OCCUPANCY REQUIREMENTS:
I. BUILDING sIZe & LIMIT A TIONSI TYPE OF CONSTRUCTION:
Proposed building appears to require a minimum of type V-l hr.
constroetion to meet maxinun size requirements in an unsprinlded R 1
building with yard limitations on two sides.
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J. FIRE & LIFE SAFETY REVIEW REQ..:
A rU'e & ute Safety review wiD. be required by Marion County Building
Department. .
K. SPECIAL COMMENTS:
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COMPUANCE WITH THESE REQUIREMENTS ~ CONSTITUTE
PERMISSION TO BUILD. BUilDING PLAN REVIEWS BY MARION
. COUNTY BUILDING DEPARTMENT AND OR CITY OF WOODBURN MUST
BE COMPLETED,AND PERMITS OBTAINED.
1776 Newberg Hwy.
Woodburn, Or. 97071
982-2360
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CITY OF WOODBURN
POLICE DEPARTMENT ~@~~
Paul E. NoD
PafroI 0
Woodbam, OregOD ~(f11
982-2345 Ext.3S2.
2'10 Moatgomery
t
Date: June 21, 1996
To: Jason Tuck, }'I2nning Dept.
RB: Espennza - Farmwodca' Housing DeYdopment
RecoIn~finM:
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1. ~ a COIldition of lite plan approva1. ~"I M~ wDl participate ill, aDd cacouagc
teMftN to~ia, Ibe ~~ SafetyP1opeatyP1ogmm, wballdoptcd by tile Woodburn
Gty Council.
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2. Low ~ Socfium or R.~ H~ be iDsIIDccI to mum;,.. pe1kiqg ad walkway an:as
witbin the complcL
3. Entry docxs Ihou1d ~ IOlid core cIooa equipped wid1 minimum 1 inch dead bolt locks. Dead
bolt ItdJz plates Ihoa1d be ~ with 1 iDch millimom aewL
... Apartmeatll~ or ~ IIIou14 be .ffi,,~ to, or Jar, CIlCIy door and ml1mi~ with
light. Numbers should be.a ..nmmnm of "'iacbes in ~gJ1t.
S. If I1iding g1ass dood are ~iDsCaJ1ed, s1~ portioo of dooJ:I should be IIlOUIlbl OIl inside track
to allow for security.
6. Recommend exitleatry driwway be ilJl1mimaMd wid1 a .met light and stop sign.
7. Low shrubbery and opeD tna are RlCOI"~ to pnMDt ~lmt"nt'by unwanted pc:nons
and to insure visibility of small d:d1dren.
~ Attachment B
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· SITE PLAN REVIEW - APPUCATlON CONFERENCE I NOTES
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REQUEST DATE: June 11, 1996
DEPARTMENT: Building
CONTACT PERSON: Jason Tuck. Planning Dept, 982-5246
APPUCANT: Farmworker Housing Development Corporation
TYPe OF PROJECT: Site Plan Review for a 12 unit apartment comp~x and a 1,500 square
foot office building to accommodate the . office for Fannworker Housing Development Corp.
PROJECT lOCAnON: 1st and Cleveland. T5S, R1W, See 18BA Tl10100, 12200.
CONFERENCE PLACE: Conference Room I Woodburn City Hall
MEETING DATE: June 24, 1996 nME: 1:30 P.M.
GENERAlINFORMAll0N TO APPUCANT
~ hIIve read the Infonnatlon sheet provided me and tnferstand that which is pertinent to my Site
Plan ReviewJPre-Applicatlon request. AI materials ... to be collated and folded.
SIgnature - Ownerl Agent
DEPARTMENT COMMENTS
AI.L ft.AAS S hAL&. ~ he S "'1(.1'-r46 ~ c.~Tj,.r. tutuI lu"r.u ..(.r
MAJ.,n ~"'1j F,,& ~.f~/1 ~/e-rr ;t.~IJ('l!'tlf4~. II' IP-#rk. ~ hll~c..
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/!L,1IItf1 c/lK,4 uJ4 r; I- AU- kC'$ ~ ~A" ·
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Attachment C
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ESPERANZA COURT
Randy Scott
Public Works
GENERAL CONDmONS
1. Rnal plans shall conform to the Construction Plan Review Procedures and
Standards.
STREET
1.
2.
.
The owner, not the CIty of Woodbu~ is responsible for obtaining permits from
any state and/or federal agencies which may require approval and/or permit.
Any existing on-stte water well or sewage disposal system encountered shall be
abandoned In accordance with state regulations.
3.
4.
All YlOrk shaH conform to the CIty of Woodburn standard specifications and .all
state but1d1ng.codes.
Driveway ap~ shall comply With City of Woodburn commercial
standards.
2.
Rm ~ fRKn Oak to Cleveland. shall be widened on the east side. to match
the existing curb on Rm Street between Cleveland and Arthur. This may
require approximately 16 feet of widening.
DRAINAGE
1. No natural dratnage shaD be blocked or impounded by this development.
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2. 0n-s1te storm system shall dlscha~ge through a pollution control device of either
a manhole or Inlets.
3. Storm ru~ff shan discharge Into the existing stann sewer In first Street.
SANITARY S~ER
1. Sanitary sewer cetvIce can be provlded from the existing sanitary sewer main
on the east portion of this development.
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2. Provide 16-foot wide utility easement for existing sanitary sewer main traversing
across the east portion of this property/development.
Page 1- Site Plan Re\'iew
Esperanza Court
Attachment 0
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. . ,. Domestic water meters for the apartment units shall be placed within Rrst 14A
Street right-of-way.
2. Domestic water meters for the commercial unit shall be placed within Cleveland
Street right-of-way.
3. Are hydrant locations and fire protection requirements shall comply with code
requirements and 1he Woodburn Fire D1stric(s conditions of approval.
4. ~w prevention d~ may be required depending on the water usage
(see WasteWater Department.convnentsl.
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ESPRANZA.SPRf
Page 2- -Site Plan Review
Esperanza Court
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. SITE PLAN REVIEW - APPUCAnON CONFERENCE I NOTES 14A
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REQUEST DATE: June 11 w 1996
DEPARTMENT: Wastewater
CONTACT PERSON: Jason Tuckw Planning Dept. 982-5246
APPLICANT: Fannworker ~using Development Corporation
TYPE OF PROJECT: SIte Plan Review for a 12 unit apartment complex and a 1,500 square
foot offtc;e buikfing to accommodate the office for Farmworker Housing Development Corp.
PROJECT lOCAll0N: 1st and Cleveland. TSS, R1W, See 18BA TL 10100, 12200.
CONFERENCE PLACE: Conference Room I Woodburn City Hall
MEETING DATE: June 24, 1996 llME: 1:30 P.M.
· GENERAL INFORMATION TO APPUCANT
. have read the information sheet provided. me.and undefst:and that which is. perdnent to my Site
!Plan RevlewJl're-Appticado request. All materials eN to be collated and folded.
SiQnaUn - 0..1 Alent
DEPARTMENT MMMENTS
1epre.ent~ft2 th~ Water Devar~ent. tbe WaterDeuart.en~ vill reauire
. Double Cb.~k A.._ft~17 Oft ~h. n~...4~ v..~? 1ift~ Aftd . nott~la
Check 011 the lrrf.s&cf.oD sy.tea <f.fm)~'."
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,l) A,~jb
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Attachment E
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REceiVED JUL 0 3 1198
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PART II
CITY STAFF REPORT
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CITY OF WOODBURN
270 Montgomery Street . 'X-bodblm, Oregon 97071 · (503) 982-5222
TOO (503)982-7433 . FAX (503) 982-5244
STAFF REPORT
SITE PLAN REVIEW 95-26
ESPERANZA COURT
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APPLICANT:
Farmworker Housing Development Corp,
1274 Fifth St: Suite I-D
Woodb~ OR 97071
OWNER:
Same as Applicant
n NATURE OF THE APPLICATION:
The application is for Site Plan Review approval ofa 12-unit apartment complex and a 1,500 square
foot office for the use of Farmworker Housing Development Corp, The buildings, site
impr~ landscaping and parking are as delineated on the attached drawings,
m RELEVANTFACfS:
The property is located at the Southeast comer of the intersection ofYII"St Street and Cleveland
Street in Downtown Woodburn. The site is currently vacant of structures. The property can be
idemified specifically on Marion Colmty Assessor Map T5S, RIW, Section 18BA Tax Lots 10100
and 12200. The size of the property is approximately. 74 acres which is 32,188 square feet,
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The property is zoned CBD Central Business District and is planned for commercial use on the City
of Woodburn Comprehensive Plan Map. The applicant is proposing a multi-use design for the site.
One of the uses will be for a two-story 12 unit apartment complex which will utilize approximately
27,120 square feet of the site. There will be six units on the bottom and sm units on the top. Each
unit will have two bedrooms. The apartment building footprint is proposed to be 5,397 square feet.
Apartments are a permitted use within the CBD zone, subject to compliance with the Woodburn
Zoning Ordinance. The RM criteria were used to establish multi-family standards.
The other use will be an office building which will utilize approximately 5,068 square feet of the
site. The office building footprint is 1,500 square feet. The office building will be utilized for the
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office ofFannworker Housing Development Corp. Office buildings are a pennitted use within the
CBD zone, subject to compliance with the Woodburn Zoning Ordinance.
IV RELEVANT APPROVAL CRITERIA:
A. Woodburn Zoning Ordinance
Chapter 2 Administration of the Ordinance
C~ter 5 Pennits and Enforcement
Chapter 6 Planning Commission
Chapter 7 Public Hearing
Chapter 8 General Standards
Chapter 9 Residential Standards
Chapter 10 Off-Street Parking, Loading and Driveway Standards
Chapter 11 Site Plan Review
Chapter 26 Multi-Family District
Chapter 31 Central Bllsi~ District
Chapter 39 Mandatory Parkland Dedication or Cash-in-lieu-of
B. Landscaping Standards
C. Sign Ordinance
A. Woodburn Zoning Ordinance
Chapter 8 General Standards
Section 8.040 Special Setback Distances
(a)(5) Cleveland Street, Sett1emier Street to Front Street ..,...30 feet,
STAFF FINDING: The applicant has shown compliance with this special setback
distance.
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Section 8,150, Front Yard PrQjections. The following front yard projections are exempt
from the front yard setback provisions and need not be included when detennining the
average setback, to wit:
(b) Uncovered porches and covered unenclosed porches, when not more than one
story high, which do not extend more than 10 feet beyond the front walls of the
building and the floors of which are not more than four feet above grade. In no
case shall such projection come closer than 10 feet from the property line.
STAFF FINDING: The applicant has complied with this section of the Woodburn
Zoning Ordinance, Refer to the submitted site plans and the applicant's narrative.
There are ground level porches which extend into the required setback area, but as
stated above these porches are exempt from the setback provision.
Section 8.190. VISion Clearance. The Vision Clearance area is a triangle measured with
two thirty-foot legs measured from the corner of the intersection. The Vision Clearance
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area shall not contain any plantings, walls, structures, or temporary or permanent
obstructions to vision exceeding 30 inches in height above the curb level.
STAFF FINDING: The Preliminary Landscape Plan shows no structures or plantings
within the Vision Clearance area on either of the comers of the lot.
Chapter 9 Residential Standards
Section 9.045. Front Yard Setback. Every building shall setback from lot lines adjacent to
streets at least 20 feet.
STAFF FINDING: All proposed residential structures are setback from the lot lines
adjacent to streets at the minimum 20 feet.
Chapter 10. Off-Street Parking, Loading and Driveway Requirements
Section 10.050 Off-Street Automobile Parldni RP.(ll)irements Off-Street automobile
parking shall be provided in the amounts not less than those listed below:
(b) Dwellings containing two or more dwelling units located on the same lot.
(2) two spaces per dwelling unit having two or more bedrooms.
STAFF FINDINGS: 12 two-bedroom units are propo~ therefore twenty-four
(24) on site parking spaces are required, Twenty-four spaces are being provided
for the residential portion of the project. The applicant has met the parking
requirement.
(y) Bank: Office Buildings (except Medical and Dental):
(1) One space per Soo square feet of gross floor area plus one space per
two employees.
STAFF FINDING: The total square footage of the office is 1,500. This requires
three parking stalls, The applicant stated there will be four employees which
require two stalls for a total of five required, The applicant has met the on site
parking requirement.
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Section 10.060, Off-Street Loadini Requirements, Off-Street loading space will be
provided in the amounts listed below.
(a) A minimum loading space size of 12 feet wide, 20 feet long, and 14 feet high
when covered will be required as follows:
(l) For multi-family dwellings with 10 or more dwelling units - one space,
STAFF FINDING: The Site Plan illustrates the loading area for the proposed
project. The loading area meets the standard.
Section 10.080. Driveway Standards,
(c) Driveway access for Multi-Family units with off-street parking:
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Dwelling Unit
11 - 100 units
Maximum Width
Minimum of two accesses of 24 feet
STAFF FINDING: The applicant is providing two access points for the site, one
on Oak Street and the other to Cleveland Street. The width of the driveways are
25 feet as shown on the submitted site plan, The maximum driveway width is 24
feet. This standard has not been met and shall be complied with prior to
construction
Chapter 11 Site Plan Review
Section 11,030 Approval of Site Plan Re(plired
(a) No building permit for construction of structures governed by this chapter shall be
issued until the Site Plan for that structure has received approval under the provisions of
this chapter.
(b) Any conditions attached to the approval of this Site Plan shall be conditions on the
issuance of the building pennit. A violation of the conditions shall be considered a violation
of this ordinance.
Section 11.070 Criteria for evalua1iIl& a Site Plan
STAFF FINDING: The applicant has addressed the Site Plan Review criteria adequately,
see attached narrative with the Site Plan Review application from the applicant.
(a) The placement of structures on the property shall minimize adverse impact on
adjacent uses,
STAFF FINDING: All of the proposed structures are located within the required
setbacks. The surrounding uses are mixed in nature with single family units, public
buildings and commercial establishments. The placement of the structures on the
lot are as follows:
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Residential portion of the project faces the single family residences to the
west, The front portion of the apartment complex has front porches,
balconies and ~~entry courts" to help buffer the appearance of the
apartments from the adjacent single family residential uses.
An office portion is located at the north side of the site adjacent to the
existing city parking lot. The adjacent uses to the east are commercial
retail which is a more intense use than the proposed office.
(b) Landscaping shall be used to minimize impact on adjacent uses.
STAFF FINDING: Landscaping is proposed along the street frontage of Oak,
First and Cleveland. The required setback areas will also be landscaped to help
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minimize the impact on adjacent uses. The total percentage of landscaping for the
site is approximately 490-10. The landscaping percentage required for the proposed
use is 20%. The applicant has exceeded this standard.
( c) Landscaping shall be so located as to maximize its aesthetic value.
STAFF FINDING: The landscaping proposed is located on the site to maximize
its aesthetic value. The landscaping is located along every street frontage where
the public will view the project.
(d) Access to the public streets shall minimize the impact of traffic patterns.
Whenever possible, direct access sba11 not be allowed to arterial streets. Wherever
possible, access shall be shared with adjacent uses of a similar nature.
STAFF FINDING: The site will access Oak. Street and Cleveland Street, neither
of these streets are classified as arterial streets, Sharing access with adjacent uses
would nearly be impossible due to the project taking up almost half of a city block,
with a wall on the east side.
(e) The design of the drainage facilities shall lTIinimi7.e the impact on the city's or
other public agencies drainage facilities.
STAFF FINDING: The project will utilize the city's drainage filcilities.
(t) The design encourages energy conservation, both in its sitting on the lot, and
its accommodation of pedestrian and bicycle traffic.
STAFF FINDING: Pedestrian and bicycle traffic will be able to access this
development. Bicycle raclcs will be provide under the stairs for the residents of the
project, There are sidewalks from each building to the public street system,
(g) The proposed site development, including the architecture, landscaping and
graphic design, is in conformity with the site development requirements of this
ordinance and with the standards of this and other ordinances insofar as the
location and appearance of the proposed development are involved,
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STAFF FINDING: The applicant's proposal has complied with the current
. ordinances and standards discussed in this staff report.
(h) The location design, color and materials of the exterior ofall structures and
signs are compatible with the proposed development and appropriate to the
character of the immediate neighborhood.
STAFF FINDING: The applicant has addressed the Site Plan Review criteria.
The character of the neighborhood is both single family and commercial and public
use. The site plan indicates that the structure will have lap siding, composition
roof, lighting, and porches. The colors and materials have been supplied to the
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plarming department on a color board. A sign plan has been submitted and meets
the intent of the ordinance.
Section 11.085 Time Limitation
At the time of final approval the applicant has six months to initiate construction.
If construction has not begun within this time frame, the applicant can request in
writing, a six-month extension. The Site Plan becomes void one year after final
approval: Therefore, the applicant would have to reapply after,that time period.
Chapter 26 RM Multi-Family District
Section 26,010,llz.
(b) Unlimited number of dwelling units as prescribed in Section 26,080 including:
(11) Apartment Houses
STAFF FINDING: The proposed use is pennitted,
Section 26,050. Side and R~r Yards.
(a) There shall be a side yard and rear yard on every lot in an RM District, which
yards shall have a minimum depth as follows:
(2) Two stories seven feet
Provided there shall be added to the side yard and rear yard minimum requirements
aforesaid, one foot for each multiple of 15 feet or portion thereof: that the length
of that side of the building measures over 30 feet.
STAFF FINDING: The site plan illustrates the required setbacks, The setback
requirements have been met,
Section 26.060, Front Yard. In an RM District, there shall be a minimum front yard of20
feet, No parking shall be allowed within 20 feet of the front lot line,
STAFF FINDING: The applicant has met this requirement,
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Section 26.080 Lot Area and Width. In the RM District the minimum lot area
requirements for other residential uses shall be 5,000 square feet plus additional lot area
computed as follows:
(a) For the first through fifth unit:
(2) For each dwelling unit with two bedrooms 1,600 sq. ft.
(b) For the sixth dwelling unit and each succeeding dwelling unit:
(2) For each dwelling unit with two bedrooms 1,675 sq. ft.
STAFF FINDING: The site for the apartment area is approximately 27,120
square feet in size. The minimum lot size requirement for 12 units is 24,725 square
feet. The applicant has met this requirement.
Chapter 31 CB - Central Business District
Section 31.010. ~
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(a) Any use permitted in an RH District and a CG District
STAFF FINDING: The two uses proposed are pennitted within the CBD zoning
designation.
Sections 31.040/31.050. RP.Rr Yard/Side Yard. No rear yard is required. If a rear yard/side
yard is provided it shall not be less than five feet in depth, A rear yard sbaJl be provided
in a CD District when the buildings or structures or po~ns thereof on,a lot are used for
residential purposes, in which cases rear yard restrictions in the RH Districts shall apply.
STAFF FINDING: The office portion of the site has a five-foot side and rear yard. The
multi-family portion of the site has complied with the setbacks required per chapter 26,
Section 31.060. Front Yard. No front yard shall be required in the CB District.
STAFF FINDING: The applicant is providing a five-foot front yard adjacent to Cleveland
Street. The yard will be landscaped as indicated on the landscape plan.
B. Landscaping Standards
STAFF FINDING: Approximately 49''' of the lot is proposed to be landscaped. This is sufficient
to meet the landscape requirements of the RM district.
C. Sign Ordinance
STAFF FINDING: The sign plan submitted meets the intent of the ordinance,
V Comments from other departments:
Fire Dept:
Police:
Building:
Public Works:
Wastewater:
See Attachment A
See Attachment B
See Attachment C
See Attachment D
See Attachment E
VI Recommended Conditions of Approval
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1.
The proposed development shall be in substantial confonnance with the preliminary plan.
2. Comply with vision clearance standards per Chapter 8,
3. Comply with parking and driveway standards requirements of the Zoning Ordinance of
Chapter 10.
4. Comply with general planting specifications, buffering specifications and guidelines and
maintenance standards as per the standards document (pgs 1 and 2) for site plan
review/landsca.ping.
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5. Curbing, striping, sprinkler system, lighting and bicycle rack shall be kept in good
condition. Any damage shall be repaired within a timely manner,
6. On site constmetion shall not commence until the improvement plans have been reviewed
and approved by the public works department and all right-of-way pennits, systems
development charges have been paid. Refer to part two Pg 9 of the standards document
for site plan review (Randy Scott 982-5247).
7, Prior to building pennit issuance, pay appropriate systems development charges in effect
at that time, The applicant shall show to the building department a set of approved
engineering drawings and a site plan drawn to scale that indicates building location and
setback distances to property lines.
8. Prior to occupancy pennit issuance, the applicant shall comply with the conditions of
approval established by the Planning Commission and submit one set of reproducible as-
built.
9. Conditions of approval also include the following attachments A through E.
10. Provide the Planning Department as final landscape plan prior to the issuance of a building
permit.
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fJ!j@@fP)(jJ(fJfl}f#J rfU fl}{E @U ~71fl}Urctl
FIRE PREUENTION DIUISION
SITE PLAN REVIEW COMMENTS
Memo To: Jason Tuck, Planner Date: May 13, 1996
City of Woodburn
From: Bob ,Benck, Fire Marshal
Woodburn Fire District
Facility Name: Farmworker Housing Development Corp. Cleveland St.
Occupancy Class: R-1
Build. Permit No.
A. ACCESS :
1 . Exterior of Facility:
Adequate access to the structures is adequate. Fire District
must be consulted prior to placement of any fences that may effect access
to building or placement of ladders for firefighting purposes.
2. To Interior of Facility:
Finalized plans should indicate location of rescue windows and
doorways.
B. BUILDING EXIT SYSTEM:
1. Doors/Corridors:
No information at this time
2. Emergency Ughting:
3. Other Systems:
\ C. FIRE FLOW I WATER SUPPLY:
Based on type V-l hour construction the minimum flow
requirement is 1,750 gpm for the apartments. The office complex would be
the 1,500 gpm minimum.
Attachment A
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D. HYDRANTS:
One hydrant within 250 feet of the project. Current hydrants
meet this requirement.
E. SPRINKLERS I FDC :
A residential sprinkler system is recommended.
F. ALARM SYSTEM :
Single-station smoke detectors are required in all sleeping
areas and adjacent to bedrooms. Heat detectors are required in common
recreational rooms, and laundry rooms.
G. PREMISE IDENTIFICATION :
Address system to be approved by the Fire District and in
conformity with city standards. Address must be visible from public way
and posted during construction.
H.OCCUPANCYI SPECIAL OCCUPANCY REQUIREMENTS:
I. BUILDING SIZE & LIMIT A TIONSI TYPE OF CONSTRUCTION:
Proposed building appears to require a minimum of type V- 1 hr.
construction to meet maximum size requirements in an unsprinkled R 1
building with yard limitations on two sides.
J. FIRE & LIFE SAFETY REVIEW REQ.:
A Fire & Life Safety review will, be required by Marion County Building
Department.
K. SPECIAL COMMENTS:
\ COMPLIANCE WITH THESE REQUIREMENTS ~ CONSTITUTE
PERMISSION TO BUILD. BUILDING PLAN REVIEWS BY MARION
COUNTY BUILDING DEPARTMENT AND OR CITY OF WOODBURN MUST
BE COMPLETED,AND PERMITS OBTAINED.
1776 Newberg Hwy.
Woodburn, Or. 97071
982-2360
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CITY OF WOODBURN
POLICE DEPARTMENT ~@~~
Paul E. Null
Patrol Ope
Woodburn, Oregon 97071
982-2345 Ext.352
270 Montgomery
Date: June 21, 1996
To: Jason Tuck, Planning Dept.
RB: Esperanza - Farmworker Housing Development
Recommendations:
1. As a condition of site plan approva1, Housing Managers will participate in, and encourage
tenants to participate in, the 'Pnlutnftl'Jd Safety Property Program, when adopted by the Woodburn
City Council.
2. Low Pressure Sodium or Halogen lighting be installed to illllmi",te parking and walkway areas
within the complex.
3. Entry doors should be solid core doors equipped with minimum 1 inch dead bolt locks. Dead
bolt strike plates should be reinforoed with 1 inch minimum screws.
4. Apartment numbers or addmues Ihouk1 be affixed to, or near, entry door and illum.i.rlated with
light. Numbers should bea ll1inimum of 4 inches in height.
S. If sliding glass doors are tJ installed, sliding portion of doors should be mounted on inside track
to allow for security.
\ 6.
Recommend exit/entry driveway be illuminated with a street light and stop sign.
7, Low shrubbery and open trees are recommended to prevent concealment.by unwanted persons
and to insure visibility of small children,
~ Attachment B
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SITE PLAN REVIEW -- APPLICATION CONFERENCE I NOTES
".",,..,,,,.,,,,,.,,.,,.,,,,.,,,,.,,,.,.,,,,..,,,,,.,.,,.,,,,,.,,,,,.,.,,,,.,,,.,,,,,..,.,,,,i/IfI1IItI#,.,,,,,.,.,,.,.,,,.,,.,.,,.,.,,,,.,.,,,.,,,,....,.,,,.
REQUEST DATE: June 11, 1996
DEPARTMENT: Building
CONTACT PERSON: Jason Tuck, Planning Dept, 982-5246
APPUCANT: Farmworker Housing Development Corporation
TYPE OF PROJECT: Site Plan Review for a 12 unit apartment complex and a 1,500 square
foot office building to accommodate the office for Farmworker Housing Development Corp.
PROJECT LOCATION: 1st and Cleveland. T5S, R1W, Sec 18BA TL 10100, 12200.
CONFERENCE PLACE: Conference Room I Woodburn City Hall
MEETING DATE: June 24, 1996 TIME: 1 :30 P.M.
GENERAL INFORMATION TO APPUCANT
I have read the information sheet provided me and understand that which is pertinent to my Site
Plan Review/Pre-Application request. All materials are to be collated and folded.
Signatu'e - Ownerl Agent
DEPARTMENT COMMENTS
At L 11- AJI S S hilL&. bE S "I, I( ,-t'r 11' J. 10 c- >r;,f ~ 'u~r,v ..f;.,r
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A1A~r;'" CtJ"V'N1r f,r& /..;';I? -6 ~/err 't.,It~ rl:-t/ (~~. Ii~ ~rk. ~ hilt.'"
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/!,O "i'" t /'IeIE' u 1A r; I- A I-L .f.I!E S ArJf ~ /#" .
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Attachment C
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SITE PLAN REVIEW
ESPERANZA COURT
Randy Scott
Public Works
GENERAL CONDITIONS
1 , Final plans shall conform to the Construction Plan Review Procedures and
Standards.
2.
The owner, not the City of Woodburn, is responsible for o~taining Permits from
any state and/or federal agencies which may require approval and/or permit.
3.
Any existing on-site water well or sewage disposal system encountered shall be
abandoned in accordance with state regulations.
4.
All work shall conform to the City of Woodburn standard specifications and .all
state building codes.
STREET
1.
Driveway approaches shall comply with City of Woodburn commercial
standards.
2.
Arst Street, from Oak to Cleveland, shall be widened on the east side to match
the existing curb on Arst Street between Cleveland and Arthur. This may
require approximately 16 feet of widening.
DRAINAGE
1. No natural drainage shall be blocked or impounded by this development.
2. On-site storm system shall discharge through a pollution control device of either
a manhole or inlets.
3. Storm runoff shall discharge into the existing storm sewer in First Street.
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SANITARY SEWER
1 . Sanitary sewer service can be provided from the existing sanitary sewer main
on the east portion of this development.
2. Provide 16-foot wide utility easement for existing sanitary sewer main traversing
across the east portion of this property/development.
Page 1- Site Plan Review
Esperaoza Court
Attachment 0
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WA1"ER
1.
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Domestic water meters for the apartment units shall be placed within First
Street right-of-way.
2,
Domestic water meters for the commercial unit shall be placed within Cleveland
Street right-of-way.
3.
Rre hydrant locations and fire protection requirements shall comply with code
requirements and the Woodburn Fire District's conditions of approval.
4.
Backflow prevention devices may be required depending on the water usage
(see Wastewater Department comments).
ESPRANZA.SPR
Page 1- Site Plen Review
Espereoze Court
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SITE PLAN REVIEW - APPLICATION CONFERENCE I NOTES
~~~~~~~~~~~~~~~~~~~~~~~~~~~~
REQUEST DATE: June 11. 1996
DEPARTMENT: Wastewater
CONTACT PERSON: Jason Tuck, Planning Dep~ 982-5246
APPUCANT: Farmworker Housing Oevelopment Corporation
TYPE OF PROJECT: Site Plan Review for a 12 unit apartment complex and a 1,500 square
foot offICe building to accommodate the office for Farmworker Housing Development Corp.
PROJECT lOCATION: 1st and Cleveland. TSS, R1W, See 18BA Tl10100, 12200.
CONFERENCE PLACE: Conference Room I Woodburn City Hall
MEETING DATE: June 24, 1996 TIME: 1:30 P.M.
GENERAL INFORMATION TO APPUCANT
I have read the information sheet provided me and understand that which is pertinent to my Site
Plan RevlewlPre-Appf'1C8tion request. All materials are to be collated and folded.
Signature - Ownerl Agent.
DEPARTMENT COMMENTS
Represent1n2 the Water Depart.ent~ the Water Deoartment will reauire
a Double Che~k A~S_Mh1y n" ~h~ nom~&~ir vA~_r li"~ an~ a Double
Check on the irrigation system (if~lJII!r)~.'."
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Attachment E
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VACINITY MAP
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ADDENDUM STAFF REPORT
SPR 95-26
ESPERANZA COURT
Chapter 10
Section 10_040 .Joint Use
A parking area may be used for a loading area during those times when the parking
area Is not needed or used.....
Section 10.060 - Off-51reet Loading Requirements
Off-street loading spaces. shall be provided In the amounts listed below except that
In appropriate cases, the Planning Commission may waive the requirements for loading
space, after proceedings are had as for a Conditional Use as provided for In Sections
10.010 to 10.070, and when the Planning Commission has determined that the use
to which the building Is to be put Is of a kind not requiring the loading or unloading
or delivery of merchandise or other property by commercial trucks or delivery
vehicles... ...
Staff Discussion:
It is the Staff's understanding that the Commission wanted to know what Staff's
rational was for making allowance for only one loading space, and secondly, could a
second loading space be accommodated without jeopardizing the site plan.
Based on the language, although somewhat confusing, In section 10.060 of the
Woodburn Zoning Ordinance, Staff concluded one space was appropriate. This was
based on the following reasons:
A. The proposed development, I.e. the apartment complex and office space,
Is one property.
B. In appropriate cases where the uses are combined, the Commission
could waive the requirement for two spaces.
C. If the office were to be partitioned off the original parcel, a requirement
that an additional loading space could be exacted as a condition of
approval.
D.
Since the apartment complex only has twelve units, and the office staff
is made up of only four employees, staff concluded that one loading
space was adequate.
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The answer regarding whether the proposal can accommodate two loading spaces
without Jeopardizing the Integrity and meet all the site plan conditions, is yes.
The one additional loading space can be placed adjacent to the east property
boundary, north and adjacent to the existing loading space.
STAfF RECOMMENDATION:
Require two loading spaces, thereby removing any discretionary issue, whether
one or two loading spaces is appropriate.
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PART III
APPLICANT'S STAFF REPORT
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APPLICANT:
Land Use Planner:
Winterowd Planning Services, Inc.
700 North Hayden Island Drive, Suite 385
Portland I OR 97217
(Contact Greg Winterowd at 503-735-0853)
Architect:
Ronald James Ped
4490 Croisan Creek Road
Salem, OR 97302
(Contact Ron J. Ped, AlA at 503-363-1456)
DEVELOPER & OWNER:
Farm Worker Housing Development Corporation
1274 Afth Street, Suite 1-D
Woodburn, OR 97071
(Contact Nargess Shadbeh at 981-5291)
DATE:
Monday, May 20, 1996
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Esperanza Courts Site Design Review - PrepartKI By Wintsrowd Planning S8tVices
Monday, May 20, 1996 - Page 1
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Table of Contents
L NATURE OF THE APPLICATION 3
IL RELEVANT FACTS 3
m APPROVAL CRITERIA 4
W. WOODBURN ZONING ORDINANCE (WZO) PROVISIONS 4
It... UNDERLYING ZONING DISTRICf STANDARDS 4
1, Permitted Uses in the Cadral Business District 4
2. 0uIptel" 26 Multi-Family Rcsidl'ntiJlJ District Standards 5
3. Height and Yard Requirements 5
B. VISION CLEARANCE REQUIREMENTS 6
C. CHAPTER 10 OFF STREET PARKING, LOADING AND DRIVEWAY STANDARDS 6
1. Off-Street AutomobUe Paddng ~ 6
2. Off-Street Loading Requirements 7
3. Paddng and Loading Areas 7
4. Driveway Standards 8
D. PARKLAND DEDICATION AND CASH-IN-LIEU 8
E. SIGN ORDINANCE 9
F. SITE PLAN REVIEW AND LANDSCAPE STANDARDS 9
1. Compliance with Site Plan Review Criteria 9
2. Time Limitation 11
3, Site Plan Review and Landscape Standards (Resolution 92-(1) 12
4. Landscape Area R.equinmcnts 12
VII RECOMMENDED CONDITIONS OF APPROVAL 13
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Espersnzs Courts Site Design Review - Prepared By Winterowd Planning Services
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I. NATURE OF THE APPLICATION:
The Farm Worker Housing Development Corporation requests site plan review approval for
Esperanza Court, a mixed~se development that includes:
. a 12~nit, two-story apartment building:
. a 1500 square-foot, single-story office building: and
. a 29-space parking lot,
In this app6cation narrativ8, the applicant is referred to as -Esperanza.-
The project architect met with City Planner Theresa Engeldinger prior to submitting Esperanza's site
design review application. Ms, Engeldinger first notified the project architect that Esperanda' s
application was -incomplete- on January 16, 1996.
Despite several attempts to supply missing information I Ms. Engeldinger continued to find the
application to be incomplete in subsequent letters dated January 29, February 27, and March 13,
1996.
On March 19, 1996, Greg Winterowd of Winterowd Planning Services met with the staff and
reached a tentative agreement on the rfHiesign of the project consistent with WZO (Woodburn
Zoning Code) standards. This narrative and supplemental materials resulted from, and are
consistent with the consensus reached at that meeting, Thus, Esperanza has completed Steps 1
and 2 of the Site Plan Procedure outlined in on page 1 of the Standards Document for Site Plan
Review.
This application represents Step 3, submission of a complete application, of the site design review
process.
II. RELEVANT FACTS:
The site (Tax Lots 10100 and 12200, Section Map 18BA, 5S, 1 W) is located in the City of
Woodbum's Central Business (CB) District and occupies half a city block (just over three quarters
of an acre) in downtown Woodburn. The CB District permits both office buildings and apartments
as outright permitted uses, subject to compliance with the Woodburn Zoning Ordinance.
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The site is accessed by First Street on the north, Cleveland Street on the east, and Oak Street on
the west, These streets are fully improved, with pavement, sidewalks, curbs and gutters. The site
is vacant and flat, with a few scattered trees.
Development on surrounding properties is as follows:
. Northwest across First Street: single family residences.
. Southwest across Oak Street: Settlemeier Park and swimming pool.
. Northeast across Cleveland Street: a graveled parking lot.
. Southeast: the wall of a commercial (auto repair and parts) building.
Espersnza Courts Site Design Review - Prepared By Winterowd Planning Services
Monday, May 20, 7996 - Page 3
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III. APPROVAL CRITERIA:
A. Woodbum Zoning Ordinance
1 . Chapter 5 - Permits and Enforcement
2, Chapter 6 - Planning Commission
3. Chapter 7 - Public Hearing
4, Chapter 8 - General Standards
5. Chapter 9 - Residential Standards
6. Chapter 10 - Off Street Parking, Loading and Driveway Standards
7. Chapter 11 - Site Plan Review
8. Chapter 26 - RM - Multi-Family Residential District
9. Chapter 27 - RH - High Rise Residential District
1 O. Chapter 31 - CB - Central Business District
11 . Chapter 39 - Mandatory Park Land Dedication of Cash-in-lieu
B, Standards Document for Site Plan Review (Resolution 92-01)
C. City of Woodbum Sign Ordnance
Note: The policies of the Wood bum Comprehensive Plan are not applicable to this limited land use
decision, See ORS 197,195(1) and memorandum from City Attorney N. Robert Shield to
Community Development Director Steve Goeckritz, dated February 22, 1996.
IV. WOODBURN ZONING ORDINANCE (WZO) PROVISIONS
This section of the Esperanza site design review narrative considers the following relevant approval
standards:
A.
B.
C.
Underlying Zoning District Standards - the underlying Central Business District and
the relevant standards of the Multiple-Family Residential District (WZO Chapters 26,
27 and 31);
General Zoning Requirements (WZO Chapters 5-11 and 39); and.
Site Plan Review and Landscape Standards (WZO Chapter 11 I Landscape Resolution
92-01 and Sign Ordinance),
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A. UNDERL YING ZONING DISTRICT STANDARDS
1. Permitted Uses in the Central Business District
The Esperanza site is located entirely within the Central Business (CB) District. The City of
Woodburn has a "pyramidal- zoning scheme; Le" uses permitted in less intensive zones usually are
permitted in more intensive zones.
WZO 31.010 states that uses permitted in the RH (Residential High Rise) or CG (General
Commercial) Districts are permitted within the CB District.
ESpenlnza Courts Site Design Review - PrepllrBd By Winterowd Planning Services
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WZO 27.010 states that uses permitted in the RM District are permitted in the RH District; WZO
26,01 O(b)( 11) lists "Apartment Houses" as a permitted use in the RM District, subject to the
density provisions of WZO 26,080.
WZO 30.010 states that uses permitted in the CR District are also permitted in the CB District.
WZO 29.010 states that uses permitted in the CO District are also permitted in the CR District;
WZO 28.010(c) lists "non-profit membership organization offices and facilities" as a permitted use.
Moreover, WZO 29.010; (d)(3) lists "charitable organizations" as permitted uses in the CR District,
Response: Both apartment buildings and non-profit office buHcings are permitted uses in the
Central Business (CB) District.
2. Chapter 26 Multi-Family Residential District Standards
WZO 26.080 Lot Area and Width states:
In an RM District the minimum requirement for lot areas shall be 6,000 square feet for a single family
dwelling. The minimum lot area requirements for other residential uses shall be 5,000 square feet
plus adaltional lot area as computed as follows:
(a) For the first through fifth unit:
(2) For each dwelling unit with two bedrooms - 1,600 square feet;
(b) The sixth dwelling unit and each succeeding dwelling unit, the following additional
lot area shall be required:
(2) For each dwelling unit with two bedrooms - 1,675 square feet.
Response: Esperanza proposes to construct 12 two-bedroom dwelling units on the subject
property. The first five dwelling units require 13,000 square feet (6,000 + 6(1,600) = 13,000).
The remaining seven dwelling units require 11,726 square feet (7 x 1,676 = 11,726). Therefore,
a total of 24,726 square feet are needed for these 12 two-bedroom apartment units.
The attached Landscape Plan shows that the apartments and associated parking will occupy
28,977 square feet. Based on the architect'scalculations, the portion of the site devoted to
IftlItipIe-family use has 4,262 square feet more than is required to support 12 two-bedroom
apartment units, 1
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3. Height and Yard Requirements
WZO 31,030 states that there are no height restrictions in the CB District. WZO 31.040, Rear
Yards states that no rear yard is required in the CB District, but that if one is provided it must be at
least five feet, except that residential buildings must meet the rear yard setback requirements of
the RH District. WZO 27,060, Rear Yards in the RH District, references WZO 26,050, Side and
Rear Yards in the RM District, which reads:
(c) ..,any side or rear yard adjacent to a street shall have a minimum yard depth of 20 feet, No
parking shall be allowed within ten feet of the street property line...
, As calculated by the project architect, The Assessor's map shows that the site has only 32,956
square feet, or 995 fewer square feet than indicated by the project architect, Even if the Assessor's Map
is correct and the project architect's calculations are incorrect, the site would still have 3,297 more
square feet than are required to support 12, two-bedroom apartment units.
Esperanza Courts Sit8 DBSign R8vi8W ~ Pr8fNJT8d By Wint8t'owd Planning ServiC8S
Monday, May 20, 7996 - Pag8 5
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WZO 31.060, Front Yards states that front yards are not required in a CB District, except for
residential buildings, in which case the standards of the RH District apply. WZO 27.070, Front
Yards, reads:
In the RH District there shall be a minimum front yard of 20 feet. No parking shall be allowed in the
required minimum front yard.
WZO 8.150, Front Yard Projections reads as follows:
The following front yard projections are exempt from the front yard setback provisions and r,eed not
be included when detennining the average setback, to wit:
(a) Planter boxes, chimneys and flues, steps, cornices, eaves, gutters, belt courses, leaders sills,
pl7asters, Hntels, solar collectors and other omamental features projecting no more than 24
inches from the main bUl7ding,
(b) Uncovered porches and covered unenclosed porches, when no more than one story high,
which do not extend more than 10 feet beyond the front walls of the building and the floors
of which are not more than four feet above grade, In no case shall such projection come
closer than 10 feet from the property line.
Response: The attached landscape plan shows that all residential buildings will be set back at
least 20 feet from Rrst, Oak and Cleveland Streets. Ground~evel (one-story) porches are
proposed to define entryWays and to present a more attractive street appearance. Because the
buildings are angled to provide visual relief from the street, these ground~evel porches will extend
from two to five feet into the front yard setback area.
A five-foot setback is proposed for the office buildng. The parking lot wiD be set back at least 10
feet from both Oak and Cleveland Streets, Therefore, all yard requirements are met.
B. VISION CLEARANCE REQUIREMENTS
WZO 8.190 requires a 3o-foot vision clearance triangle at the comers of First Street and both
Cleveland and Oak Streets,
Response: The landscape plan shows no buildings or plantings within the required 30-foot
vision clearance triangle.
C. CHAPTER 10 OFF STREET PARKING, LOADING AND DRIVEWAY STANDARDS
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1. Off-Street Automobile Parking Requirements
WZO 10,050, Off-Street Automobile Parking Requirements, states:
Off-street automobile parking shall be provided in the amounts not less than those listed below:
(b) Dwellings containing 2 or more dwelling units located on the same lot:
(2) Two spaces per dwelling unit having two or more bedrooms.
(y) Bank; Office Buildings...
(1) One space per 500 square feet of gross floor area plus one space per every two
employees.
Espersnzil Courts Site Design Review - Prepared By Winterowd Planning Services
Monday, May 20, 7996 - Page 6
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Response: Twenty-nine total parking spaces are provided, including 24 residential spaces and
five spaces for the office. The two handicapped spaces are located to provide ready access to
both the apartments and the office structure. The 24 residential spaces meet the code standard of
two spaces for each of 12 two-bedroom apartment units. The five office spaces are adequate to
sa1isfy the need generated by 1,500 square feet of office area.
2. Off-Street Loading Requirements
WZO 10.060, Off-Street Loading Requirements, states that:
Off-Stleet loading space shaH be provided in the amounts Osted below...A minimum loading space
size of 12 feet wide, 20 feet long, and 14 feet high when covered shaH be lequired as follows:
(1) for multi-familY dwellings with 10 or more units - one space.
The landscape plan shows the required Ioadng space at the south end of the
Response:
parking lot,
3. Parking and Loading Areas
WZO 10.070, Parking and Loading Area Development Requirements, states that:
All parking and loading areas except those for single family dwellings shall be developed and
maintained as foHows:
(a)
(d)
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(bJ
(c)
Location or site: The teQuired yard aleas adjacent to a street shall not be used for
parking or loading...
Surfacing: All driveways, parking and loading areas shall be paved....
Bumper Guards or Wheel Barriers: bumper guards or wheel barriers shall be so
installed thIIt no portion of a vehicle will project into a pubUc right-of-way...
Size of Parking Spaces and Driveways: the parking area, each parking space and all
driveways shaH be of sufficient size and all curves and comers of sufficient radius to
petmit safe operation of a standard size automobile, to wit:
(1 J Parking space
(2) Maximum 8 percent grade for driveways
(3) Directional signs and pavement marking shall be used to control vehicle
movement in the parking lot,
Access: All P6rking or loading areas shaH be served with either separate ingless and
egress driveways or with an adequate tum-around which is always available and
useable. All entrances and exists onto a public right-of-way shall first have the
approval of the Planning Director and/or City Engineer.
lighting: Any Hghting used to illuminate a parking or loading alea shall be so
arranged as to be directed entirely onto the loading or parking area, shall be
deflected away from any lesidential use and shall not cast a glare or leflection onto
moving vehicles on public right-of-way,
Landscaping: In every District other than a -R- District there shall be provided a
landscaped yard as set forth in ... Section 31,070.
Plans and Permits: Plans at a workable scale shall be submitted to the Building
Inspector for his approval prior to his issuing a permit for parking or loading areas.
(e)
(g)
(h)
(I)
Response: The landscape plan shows that the paved parking lot will be located outside of
required yard areas. The sidewalk win serve as the wheel barrier on the north end of the parking
Esperanza Courts Site Design Review - Prepar8d By Winterowd Planning Services
Monday, May 20, 7996 - Page 7
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lot, and wheel stops will be installed for all south-facing spaces. All 24 spaces are 9 feet by 19
feet as required by code.
Driveway access to this flat site will be designed to meet the eight percent grade requirement, The
driveway itself is 24 feet in width, as shown on the Landscape Plan. The parking lot will have
direct access to both Cleveland and Oak Streets, Directional arrows for the two-way driveway are
show on the attached landscape plan.
The parking lot is located at the south end of the site, to minimize conflict with existing residences
across Rrat Street, Ugh1ing wit be provided to the parking area to minimize poten1ial crime, The
type and design of lighting wiI be coordinated with the Woodburn Police Department per
Resolution 92-01, and wll to avoid glare or reflection to adjoining properties or public streets.
Landscaping wiD exceed WZO 31.070 and will meet the requirements of Resolution 92-01 (see
Section 4, below).
FoUowing preliminary approval of the site plan, Esperanza will submit construction drawings to the
building official for review,
4. Driveway Standards
WZO 10.080, Driveway Standards, states that:
It shall be unlawful for any person to construct or install any driveway across any sidewalk, parking
strip, curb in or upon any part of any street without first obtaining a permit from the Building
Official... The driveway shall be developed and maintained as follows:
(c) Driveway access for multi-famHy units with off street parking:
" to '00 units - Minimum of two accesses of 24 feet.
(f) Not less than 22 feet of straight curb must separate driveways on premises
under one ownership.
(k) That all driveways hereafter constructed shall be paved with concrete from the
curb line to the property line.
(I) Standard for driveways serving more than one dwelling unit:
(9) Private driveways serving multiple famUy units shall:
(a) not be permitted to have dead~d parking lots of more than '50
foot depth unless a tumaround is provided;
(b) Provide parking lots with two access to a street, with through traffic
on a loop, when there are more than 10 units.
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Response: The Landscape Plan shows a single 24-foot wide driveway serving a 29-
space parking lot, with paved access to both Oak and Cleveland Streets, No other curb cuts are
proposed.
D. PARK LAND DEDICA nON AND CASH-IN-UEU
Response: Esperanza will pay the required parks systems development charges in proportion to
the demand placed by the development on Woodbum's park system,
Esperanzs Courts Site Design Review - PrepsrtJd By Winterowd Planning Services
Monday, May 20, 1996 - Page 8
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E. SIGN ORDINANCE
Response: Esperanza plans to place a single identification sign outside the vision
dearance area, immediately northwest of the proposed office building, Esperanza has submitted a
sign plan showing the proposed sign location, construction materials, and colors.
F. . SITE PLAN REVIEW AND LANDSCAPE STANDARDS
Chapter 11 of the WZO includes Site Plan Review standards, WZO 11.030, Approval of Site Plan
Required, states that:
(a) No building permit for construction of structures govemed by this chapter shall be issued
until the Site Plan for that structure has received approval under the provisions of this
chapter.
(b) Any conditions attached to the approval of the Site Plan shall be conditions on the issuance
of the building permit. A violation of the conditions shall be considered a violation of this
Ordinance.
1. Compliance with Site Plan Review Criteria
WZO 11.070, Criteria for Evaluating a Site Plan, requires each applicant for site plan approval to
demonstrate that the following criteria are met:
(a) The placement of structures on the property shall minimize adverse impacts on adjacent
uses.
Response: The development includes 12 two-story apartment units (six units at ground level
and six second-story Units), a 1,500 square-foot office building. and a 29-space parking lot. All
structures have been placed within required setbacks.
The apartment buildings are located on the north portion of the property. across the street from
existing residential development. At the suggestion of City planning staff. the apartment complex
has been re-oriented to face First Street. with rear access to the play area and parking lot. The
First Street entrances are provided with front porches. balconies and Mentry courtsM to soften the
appearance of the apartments when viewed by existing single-family residents to the north.
Also at the suggestion of staff I the playground has been moved behind the apartment buildings, so
that (a) children will be less likely to play in the front yard, and (b) they can be effectively
supervised by their parents and office staff,
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The office building is intended for use by the Farmworker Housing Development Corporation and
win be located diagonally across from Woodburn City Hall and across the street from an existing
parking lot to the east, 11lis location allows for clients to reach the office without walking through
the apartment grounds or through neighboring properties. The office is also located so that staff
can supervise activities in the parking lot and rear yards of the apartments I thus minimizing
potential adverse impacts (noise, litter, lights) on the neighborhood,
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Monday, May 20, 1996 - Page 9
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Rnally I the parking lot has been re-located to the rear (south) of the property to minimize adverse
impacts on adjoining residences to the north. The parking lot is screened effectively on the south
by an existing commercial building and on the north by the apartment and office complex.
Esperanza will landscape both entrances to the parking lot to screen parked vehicles. The trash
receptacles are located at the south end of the parking lot and win be enclosed as required by code.
(b) Landscaping shall be used to minimize impacts on adjacent uses.
(c) Landscaping shall be located as to maximize its aesthetic value,
Response: Almost half (about 49 percent) of the site wll be landscaped. Landscaping is
proposed in the following areas to minimize impacts on adjacent uses and to maximize its aesthetic
value:
. Lawn and trees are proposed between the apartment complex and aeveland, First and
Oak Streets.
. A large, landscaped playground area is proposed between the parking lot and the
apartment complex,
. The east and west entrances to the parking lot wll be screened from public view with
shrubbery and trees,
. A landscaped .promenade. separates the parking lot from the playground area,
. A five-foot landscape strip separates the office structure from the aeveland Street
sidewalk.
(d) Access to the public streets shaH minimize the impact of traffic pattems. Wherever
possible, direct driveway access shall not be allowed to arterial streets, Wherever possible,
access shall be shared with adjacent uses of similar nature.
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Response: Two driveways serve the entire half~ck (three-quarters of an acre) lot. The
vehicular circulation system has been designed to minimize traffic impacts in the following
respects:
. Both driveways are located approximately 120 feet from the intersections of First and
Cleveland Streets and First and Oak Streets I thus minimizing traffic conflicts,
. Oak, First and aeveland Streets are fuly improved with curbs, gutters and sidewalks I
and are adequate to hande the marginal increase in traffic that wll be generated by this
development.
. Oak and Rm Streets are classified as local streets; Cleveland Street is classified as a
coUector street. Therefore, the arterial street driveway access limitation does not apply.
. It is impossible for the existing commercial use to share a driveway with the Esperanza
development, because the commercial use is already established and has no parking lot
adjacent to the Esperanza site,
(e) The design of the drainage facilities shaH minimize the impact on the City's or other public
agencies' drainage facilities,
Response: Surface drainage from the developed site will be directed to the City's storm water
drainage system, Due to the large amount of landscaping provided I the proportion of impervious
surface area on this property will be much less than for a standard commercial development.
Therefore, the impact on the City's drainage facilities will be minimal.
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Monday, May 20, 1996 - Page 10
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(f) The design encourages energy conservation, both in its siting on the lot and its
accommodation of pedestrian and bicycle traffic,
Response: These findings also address the Oregon Transportation Planning Rule.
T11is downtown site was chosen because of its access to Downtown. Woodburn City Hall,
shopping. parks and other services. Bullings have been oriented towards the street, with parking
located in the rear of the lot to encourage bicyde and pedestrian travel. Sidewalks' are provided
from each blilding to the public street, and from each building to the parking lot.
1be apartment complex is designed with direct pedestrian access to Rrst Street and Cleveland
StreetS, to encourage residents to walk to Downtown shopping and services and to adjacent public
parks. Sidewalks along the Cleveland, First and Oak Street frontages connect with neighboring
parks. City Hall and central business district shopping and services. The offices are designed with
direct pedestrian access to Cleveland Street and downtown shopping and services.
Bicyde parking will be provided adjacent to the proposed office building, for use by both office
workers. clients and residences of Esperanza Court,
(g) The proposed site development, including the architecture, landscaping and graphic design,
is in confonnity with the site development requirements of the Ordinance and with the
standards of this and other ordinances insofar as the location and appearance of the
proposed development are involved.
Response: All structures meet the aetback and Iocational requirements of the underlying Central
Business District, as demonstrated on the Site Plan. This document demonstrates that the site
development requirements of the Woodburn Zoning Ordinance are satisfied. See the next section
of this document regarding compliance with the Standards Document for Site Plan Review.
(h) The location, design, color and materials of the exterior of aD structures and signs are
compatible with the proposed development and appropriate to the character of the
immediate neighborhood.
Response: Esperanza proposes to construct both the apartment and office buildings with eight-
inch horizontal lap siding, cedar trim and composition shingles, A subtle color scheme will be
employed for both buildings: beige siting with light beige trim. dark forest green front doors to
enhance street appeal. and dark red composition shingles. The -Esperanza Court- sign will match
\ the color scheme of the buillings.
2. Time Limitation
WZO 11,085 sets forth a time limitation for commencement of construction:
At the time of final approval the applicant has six months to initiate construction. If construction
has not begun within this time frame, the applicant can request, in writing, a six-month extension,
The site plan becomes void one year after final approval; therefore, the applicant would have to
reapply after that time period.
Response:
Esperanza will begin constroction within a few days of receiving City approval.
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3. Site Plan Review and Landscape Standards (Resolution 92-01)
Resolution 92-01, Standards Document for Site Plan Review, is authorized by WZO 11,080, The
remainder of this report demonstrates compliance with this "Standards Document, ..
Response: Esperanza has submitted the following plans:
. Site Plan (11 copies)
· Landscape Plan (11 copies)
· Architectural Plans (4 copies)
. Sign Plans (2 copies)
. Applcation Fonn (1 copy)
. Statement of Intent (Narrative - 1 copy)
As documented in this report. these plans have been drawn to be consistent with WZO
requirements. The Landscape Plan indicates the locations of trees, stvubs and lawns, and
documents the amount of landscaping that wll be provided to (a) the apartment portion of the
development, (b) the office portion of the development, and (c) the parking lot portion of the
development.
Based on discussions with plaming staff I the landscape Plan does not include det8l1ed planting
standards or irrigation plans. This level of detail wll be provided at the constnJction stage of
development. Because this development does not abut residentiaDy-zoned Iand, it is Esperanza' s
understanclng that buffering standards do not apply.
4. Landscape Area Requirements
The Standards Document does not identify any landscaping requirements for development in the
Central Business (CB) District, However, staff has interpreted the Standards Document to
require 20% of the total site to be landscaped and 18% of the parking area to be landscaped.
Response: These two standards have been met. OveraD. approximately 49% of the site will be
landscaped and 24% of the parking lot will be landscaped.
The project architect has detennined that the site area for the development is 33,951 square feet.2
The Landscape Plan shows that:
. 15% of the site area (4.974 square feet) is devoted to the office building I parking and
landscaping; and
. 85% of the site area (28.977 square feet) is devoted to the apartment buDdings, parking
\ andlan~ng.
Esperanza proposes to develop the site as follows:
. Apartment Building Footprint:
. Office Building Footprint:
16% of Site Area (5,397 square feet)
05% of Site Area (1,500 square feet)
2 As noted in Footnote #1, the Assessor's map shows that the site has only 32,956 square feet, or 995
fewer square feet than indicated by the project architect. Because the Standards Document is concerned
with the percentage of landscaped area, we focus our analysis on the proportion of landscaping provided,
rather than the square footage of landscaping provided.
Esperanza Courts Site Design Review - Prepared By Winterowd Planning Services
Monday, May 20, 1996 - Page 12
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. Parking Lot Pavement:
. Landscaping, Sidewalks:
Entire Esperanza Site
30% of Site Area (10,290 square feet)
49% of Site Area (16,764 square feet)
100% of Site Area (33,951 square feet)
The StlllldllrdS Document requires a minimum of five feet of landscaping along street frontages.
Rve feet of landscaping will be provided in front of the office buiklng; 10 feet of landscaping will
be provided in along both street frontages to screen the parking lot; and at least 20 feet of
landscaping will be provided in front and to the side of the apartment building along all three street
frontages.
VII RECOMMENDED CONDITIONS OF APPROVAL:
Esperanza is willing to accept the following conditions of approval to ensure compliance with WZO
standards. Esperanza will:
1, Provide bike racks for occupants a4acent to the office stRicture;
2, Provide final landscape plan per Section VII of Standards Document for Site Plan Review,
Discuss how vegetation will be maintained,
3. Provide low shRlbbery to screen both entrances to the parking lot.
4. Provide lighting plan per Section VI of Standards Document for Site Plan Review,
5. Provide open spaces and play areas as indicated on the Landscape Plan.
9, Comply with Chapter 8,10 and 26 standards,
10. Not commence on~e construction until improvement plans have been reviewed and
approved by the Public Works Department and aD right~f-way pennits, non-remonstrance
consent forms are signed.
11. Prepare final plans that confonn to the constnJction plan review procedures and standards,
12. Prepare final plans that confonn to the City of Woodbum standard specifications and all
state building codes.
,
,
Espersnza Courts Site Design Review - Prepared By Winterowd Planning Services
Monday, May 20, 1996 - Page 13
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