Ord 2246 - Annex Boones Cross
COUNCIL BILL NO. 2004
ORDINANCE NO. 2246
AN ORDINANCE ANNEXING INTO THE CITY OF WOODBURN APPROXIMATELY 63
ACRES OF PROPERTY LOCATED ON THE EAST SIDE OF BOONES FERRY ROAD
SOUTH OF THE RAILROAD CROSSING KNOWN AS "BOONES CROSSING";
AMENDING THE CITY OF WOODBURN ZONING MAP FROM MARION COUNTY
"URBAN TRANSmON FARM" (UTF) TO CITY OF WOODBURN "SINGLE FAMILY
RESIDENTIAL" (RS); GRANTING CONDmONAL USE APPROVAL OF A PLANNED
UNIT DEVELOPMENT (PUD); ALLOWING A VARIANCE TO OPEN SPACE/INDOOR
RECREATION STANDARDS; IMPOSING CERTAIN CONDmONS ON APPROVAL OF
THE LAND USE APPLICATIONS; AND DECLARING AN EMERGENCY.
WHEREAS, the Woodburn Comprehensive Plan and Zoning Map have established certain
land uses within the City of Woodburn's Urban Growth Boundary, and
WHEREAS, the Woodburn City Council has reviewed the record in Annexation Case No.
97-08; Zone Change No. 97-12; Conditional Use 97-03; Planned Unit Development 97-03; and
Variance No. 97-12 and considered all of the evidence presented; and
WHEREAS, public hearings have been conducted before the Planning Commission and City
Council all of the testimony presented has been considered, NOW, THEREFORE,
THE CITY OF WOODBURN ORDAINS AS FOLLOWS:
Section 1. That the real property subject to these land use applications by Polygon Northwest
Company (the "subject property") is owned by Faye Zimmer and Nancy Bocchi and is legally
described in Attachment "N', which is affixed hereto and by this reference incorporated herein.
Section 2. That the subject property is depicted on the Exhibit Map for Annexation which
is affixed hereto as Attachment "B" and is by this reference incorporated herein.
Section 3. That based upon the Findings in Support, which is affixed hereto as Attachment
"c" and is by this reference incorporated herein, the subject property is hereby annexed to the City
of Woodburn.
Section 4. That the Woodburn Zoning Map is hereby amended, as to the subject property,
from Marion County "Urban Transition Farm" (UTF) to City of Woodburn "Single Family
Residential" (RS) based upon the Findings in Support, which is affixed hereto as Attachment "C".
Page 1 - Council Bill No. 2004
Ordinance No. 2246
...'.-..... .._,,-~._,-~~.....__."
I'
,-
Section 5. That the application granting conditional use approval of a Planned Unit
Development (PUD) is approved based upon the Findings in Support, which is affixed hereto as
Attachment "C".
Section 6. That the application allowing a Variance to open space/indoor recreation
standards is approved based upon the Findings in Support, which is affixed hereto as Attachment "C"
Section 7. That the land use applications approved by Sections 1 through 6 herein are subject
to the conditions contained in Attachment "D", which is affixed hereto and incorporated herein, which
the Council finds reasonable.
Approved as to formm~ ~
City Attorney
Approved:
Passed by the Council
Submitted to the Mayor
Approved by the Mayor
Filed in the Office of the ~
ATTEST: ~
M ant City Recorder
City of Woodburn, Oregon
Page 2 - Council Bill No. 2004
-"~_N
II ~ S- - ~.e;
Date
~~
Richard Jennings, ayor V
November 8. 1999
November 10. 1999
November 10, 1999
November 10. 1999
Ordinance No. 2246
,'._"''''''''''
ATTACHMENT-A AO
Page....1-. of ~
ALPHA ENGINEERING, INC.
AUGUST 10, 1999
BOUNDARY DESCRIPTION
FOR ANNEXATION PURPOSES ONLY
BOONES CROSSING, WOODBURN
JOB NO. 395-011
A PARCEL OF LAND LOCATED IN THE PETER RAYMOND DONATION LAND
CLAIM NO. 58, IN SECTIONS 18 AND 19 TOWNSHIP 5 SOUTH, RANGE 1 WEST,
AND SECTION 13, TOWNSHIP 5 SOUTH, RANGE 2 WEST, OF THE
WILLAMETTE MERIDIAN, MARION COUNTY, OREGON, SAID PARCEL BEING
MORE P ARTICULARL Y DESCRIBED AS FOLLOWS:
BEGINNING AT THE NORTHEAST CORNER OF THE PETER RAYMOND
DONATION LAND CLAIM NO. 58 LOCATED IN SECTION 18, TOWNSHIP 5
SOUTH, RANGE 1 WEST, OF THE WILLAMETTE MERIDIAN, MARION
COUNTY, OREGON; THENCE NORTH 89035'00" WEST, 949.61 FEET; THENCE
SOUTH 40054'50" WEST, 88.04 FEET; THENCE NORTH 61046'06" WEST, 102.57
FEET; THENCE SOUTH 41017'57" WEST, 507.13 FEET TO THE TRUE POINT OF
BEGINNING AT THE SOUTHEAST CORNER OF THAT TRACT OF LAND
DESCRIBED IN REEL 224, PAGE 88, MARION COUNTY DEED RECORDS,
BEING ON THE NORTH LINE OF THAT PARCEL OF LAND CONVEYED TO
F AYE E. ZIMMER AND NANCY K. BOCCHI BY DEED RECORDED IN REEL
1229, PAGE 681, MARION COUNTY DEED RECORDS, ALSO BEING ON THE
EXISTING CITY LIMITS OF THE CITY OF WOODBURN; THENCE ALONG SAID
CITY LIMITS ON SAID NORTH PARCEL LINE, NORTH 60043'29" WEST, 494.57 1
FEET, MORE OR LESS, TO THE NORTHEAST CORNER OF A TRACT OF LAND
CONVEYED TO JAMES A. ROARKE AND LOIS E. ROARKE BY DEED
RECORDED IN REEL 300, PAGE 590, MARION COUNTY DEED RECORDS;
THENCE LEAVING SAID CITY LIMITS, ALONG THE EASTERLY LINE OF SAID
ROARKE TRACT, SOUTH 41015'00" WEST, 86.13 FEET, MORE OR LESS, TO AN
ANGLE POINT THEREON; THENCE ALONG SAID EASTERLY LINE AND THE
EASTERLY LINE OF THAT TRACT OF LAND CONVEYED TO EMIL KISTNER
AND TILLIE KISTNER BY DEED RECORDED IN REEL 134, PAGE 105, MARION
COUNTY DEED RECORDS, SOUTH 25030'00" WEST, 228.23 FEET TO THE
SOUTHEAST CORNER OF SAID KISTNER TRACT; THENCE ALONG THE
SOUTH LINE OF SAID KISTNER TRACT AND ITS WESTERLY EXTENSION,
NORTH 61000'00" WEST, 589.77 FEET TO THE WESTERLY RIGHT OF WAY
LINE OF BOONES FERRY ROAD (MARKET ROAD NO. 38, BEING 60 FEET
Plaza West. Suite 230- 9600 SW Oak- Portland, Oregon 97223
Office 503-452-8003 - Fax 503-452-8043
...... .--.. .---y----.-..-.-.....-----...-----
r'.----..,~,
ATTACH M ENT_
Page..c.. of "
ALPHA ENGINEERING. INC.
BOONES CROSSING
ANNEXATION DESCRIPTION (CONTD.)
WIDE); THENCE ALONG SAID WESTERLY RIGHT OF WAY LINE, SOUTH
24030'00" WEST, 1802.95 FEET TO THE WESTERLY EXTENSION OF THE
NORTH LINE OF THAT PARCEL OF LAND CONVEYED TO NANCY R. VEZEY
BY DEED RECORDED AS REEL 1243, PAGE 272, MARION COUNTY DEED
RECORDS; THENCE ALONG SAID WESTERLY EXTENSION AND SAID NORTH
PARCEL LINE, SOUTH 89015'00" EAST, 549.11 FEET; THENCE SOUTH 00045'00"
WEST, 37.00 FEET; THENCE SOUTH 89015'00" EAST, 1510.00 FEET, MORE OR
LESS, TO THE EAST LINE OF SAID VEZEY TRACT; THENCE ALONG SAID
EAST LINE, NORTH 00045'00" EAST, 37.00 F;EET TO THE NORTHEAST CORNER
OF SAID VEZEY TRACT, ALSO BEING THE SOUTHWEST CORNER OF THAT
TRACT OF LAND CONVEYED TO FRANK. R. HAWLEY AND ALMEDA
HAWLEY BY DEED RECORDED IN REEL 323, PAGE 406, MARION COUNTY
DEED RECORDS; THENCE ALONG THE WEST LINE OF SAID HAWLEY TRACT,
AND THE WEST LINE OF THAT PARCEL DESCRIBED IN REEL 290, PAGE 157,
MARION COUNTY DEED RECORDS, NORTH 00033'40" WEST, 903.42 FEET,
MORE OR LESS, TO THE SOUTH LINE OF A TRACT OF LAND CONVEYED ,TO
FAYE E. ZJMMER AND NANCY K. BOCCHI BY DEED RECORDED IN REEL
1229, PAGE 683, MARION COUNTY DEED RECORDS; THENCE ALONG SAID
SOUTH LINE, AND ITS EASTERLY EXTENSION, NORTH 89051' 13" EAST, 336.92
FEET, MORE OR LESS, TO THE EAST RIGHT OF WAY LINE OF BROWN
STREET; THENCE ALONG SAID EAST RIGijT OF WAY LINE, NORTH 01032'20"
WEST, 120.00 FEET, MORE OR LESS, TO AN ANGLE POINT ON SAID RIGHT OF
WAY LINE; THENCE ALONG SAID RIGHT OF WAY LINE, NORTH 88027'40"
EAST, 10.00 FEET; THENCE CONTINUING ALONG SAID EAST RIGHT OF WAY
LINE, NORTH 01032'20" WEST, 305.54 FEET, MORE OR LESS, TO THE'
EASTERLY EXTENSION OF THE NORTH LINE OF SAID ZIMMER AND BOCCHI .
TRACT; THENCE ALONG SAID EXTENSION AND SAID NORTH LINE, SOUTH .
89051' 13" WEST, 394.04 FEET, MORE OR LESS, TO THE SOUTHEAST CORNER
OF PARCEL 2, AS DESCRIBED IN REEL 1393, PAGE 758, MARION COUNTY
DEED RECORDS, SAID SOUTHEAST CORNER ALSO BEING ON THE EXISTING
CITY LIMITS OF THE CITY OF WOODBURN; THENCE ALONG THE SOUTH
LINE OF SAID PARCEL 2, AND SAID EXISTING CITY LIMITS, NORTH 60001 '22
WEST, 163.44 FEET, MORE OR LESS, TO THE TRUE POINT OF BEGINNING,
CONTAINING APPROXIMATELY 63.51 ACRES.
Plaza West. Suite 230- 9600 SW Oak- Portland, Oregon 97223
Office 503 -452-8003 - Fax 503-452-8043
..-"
.--y--.-.----...--- ,., ...-.-... --_. ~...._,._.._.
1/
~,\I
EXHIBIT MAP FOR ANNEXATION
LOCATED IN lHE PETER RAYMOND D.LC. NO. 58
AND IN SECll0NS 18 AND 19. TOVttoISHIP 5 SOUlH. RANGE 1 WEST,
AND SECll0N 13. TOWNSHIP 5 SOUTH. RANGE 2 WEST. WlLLAMETIE MERIDIAN
MARION COUNTY OREGON
VALID UNTIL 12-31 -99
t!; ~.
.....
tt
'"'
ptJ
J
Q;j
SCALE: ,"=400'
ATTACHMENT
Page-l- of
8
N 89'35'00. W 949.61'
~_ V'j
NE CORNER
PETER RAYMOND
OLC NO. 58
RS
(PUD-RS)
2,384,686 SF
(54. HAC)
N 01'32'20. W
/ 305.54'
/ N 88'27'40' E I
10.00
N 01'32'20. W 120.00'
L 336.92'
N 89'51 13
'"
...
..-;
o
01
~
'0
...
;-,
n
b
o
z
S 8915.00. E 1510.00
~ N 00'45'00. E 37.00'
PROJECT NO. 395-011
SCALE: 1"=400'
DRAWN BY JTF
8-10-99
..,--.----.-..-...'..'..".'.'--.-..'- '..'.'-'.'-'-'.-
"'If
ALPHA EN"GINEERING INC.
PLANNING" DEVELOPMENT SERVICES" SURVEYING
omCE 503-462-8003" Fa 603-462-8043
PLAZA WEST" SUITE 230" DeOO S1f OAK" PORTLAND,OR 117223
,-
ATTACHMENT ~
Page....L-. of ''S
FINDINGS IN SUPPORT
Boones Crossing Stage Two Review
File Nos. Annexation 97-08, Zone Change 97-12, Conditional Use 97-03,
Variance 97-12, and Planned Unit Development 97-03
I. BACKGROUND INFORMATION
The applicant, Polygon Northwest, requests City of Woodburn approval for annexation,
zone change, conditional use, variance, and planned unit development preliminary plat of
Boones Crossing (File Numbers Annexation 97-08, Zone Change 97-12, Conditional Use
97-03, Variance 97-12, and Planned Unit Development 97-03). Boones Crossing,-"
contains approximately 61.9 acres and will be subdivided into 242 detached single family
residential lots, two future multifamily residential lots, a future I-acre commercial parcel,
and a future parcel with use yet to be determined. Additionally, there will be three mini-
park tracts and a 3-acre City park tract. The primary property owner is Faye Zimmer and
Nancy Bocchi. Alpha Engineering is the project planner and engineer. The property may
be described as Tax Lots 1100 and 1400 ofT5S, 1 W, Section 18C and a portion of Tax
Lot 600 ofT5S, 1 W, Section 19B.
II. PROCEDURAL STATUS
In accordance with the procedures set forth in the City of Woodburn Zoning Ordinance,
an application package for the aforementioned requests for the Boones Crossing project
was submitted by the applicant on October 31, 1997 for consideration by the City of
Woodburn Planning Commission and City Council. In accordance with the City of
Woodburn Zoning Ordinance, public hearings were held by the Planning Commission
and City Council to consider the subject applications.
III. APPLICABLE APPROVAL CRITERIA
Annexation
1. The subject property is located within the City's Urban Growth Boundary and is
therefore urbanizable pursuant to Statewide Goal 14..
2. The subject property is contiguous with the existing city limits.
3. The owners of Tax Lots 1100, 1400, and a portion 600 have petitioned the City
for annexation.
4. The City has the ability to provide public services to the site.
Additionally,ORS 197.175(1) requires that cities exercise their planning and zoning
responsibilities in accordance with Statewide Planning Goals when annexing
.-- ",,'.-...'q' .._"-,,, .
ATTACHMENT
Page ~ of
<!/
1~
unincorporated territory within a city's Urban Growth Boundary. The following section
will list the applicable Statewide Planning Goals.
Goal 2 - Land Use Planning - To establish a land use planning process and policy
framework as a basis for all decision and actions related to use of land and to assure an
adequate factual base for such decisions.
FINDING:
The City has adopted a Comprehensive Plan and implementing Zoning Ordinance in
compliance with this goal. The Boones Crossing application was reviewed in compliance
with processes established by the acknowledged ordinances.
Goal 7 - Areas Subject to Natural Disasters and Hazards - To protect life and property
from natural disasters and hazards.
FINDING:
The subject site has been surveyed to determine if any hazards, such as wetlands or
floodplain impact the site. There are no hazards that would impact the proposed Boones
Crossing PUD.
Goal 10 - Housing - To provide for the housing needs of the citizens of the State.
FINDING:
The subject development would provide housing opportunities for first time homebuyers
or first time move up buyers. Additionally, the mix of single family detached and
multifamily attached residential choices gives residents of Woodburn options for housing.
Goal 11 - Public Facilities and Services - To plan and develop a timely, orderly and
efficient arrangement of public facilities and services to serve as a framework for urban
and rural development.
FINDING:
The applicant's utility plans and capital improvement plans demonstrate that public
facilities and services are available to the site. Additionally, public improvements
constructed by the Boones Crossing development will provide the framework for
extension of public services to the subject area of the City's Urban Growth Boundary.
Goal 12 - Transportation - To provide and encourage a safe, convenient and economic
transportation system.
FINDING:
The Boones Crossing development will provide necessary improvements to adjoining
streets as well as necessary street improvements internal to the development. The Boones
Crossing development will provide transportation improvements serving vehicular,
bicycle and pedestrian circulation.
....~~~~
, .___..___e_____._..__._....._..__
U
ATTACH~ENT .-
Page of I 'S
Goal 14 - Urbanization - To provide for an orderly and efficient transition from rural to
urban land use.
FINDING:
The subject site is within the City's Urban Growth Boundary. The site is adjacent to the
existing city limits and has public utilities available to the site.
Zone Change
The applicable approval criteria for the proposed zone change is as follows:
(1)
Complies with the Comprehensive Plan;
.~,
FINDING:
The proposed zone change from Marion County Urban Transition Fann (UTF) to RS
with a PUD overlay complies with the Comprehensive Plan Map designation for the site
as residential use.
(2) There is a public need for the change;
FINDING:
The applicant has provided a market analysis demonstrating a need for single family lots
with homes in the $110,000 to $160,000 range. The proposed PUD has been designed
using "smart development" techniques with a mix of uses. The proposed RS zone allows
PUDs through the Conditional Use process.
(3) The need is met by this proposal;
FINDING:
The RS zone on this 61.9 acre parcel provides a single property with the scale necessary
to develop a PUD with "smart development" techniques including home sites, street
system, open space and park areas, pedestrian linkages and neighborhood commercial
opportunities.
(4) Availability of other appropriately zoned land in the vicinity;
FINDING:
There are no other single parcels of similar size necessary to a develop a POO of this size
in the vicinity.
(5) Unable to make reasonable use of the land as it is currently zoned.
. 'a.,..
^~---r--."'.'_._-'----""_._._'..._.._...'._----'---~
..
,.............,.,.,
ATTACfiMENT C-
Page..!t-. of I <
FINDING:
The site is currently zoned County UTF. It is not developable in a manner that will meet
the needs of the area without annexation or zone change to RS.
Conditional Use
The applicable approval criteria for the proposed Conditional Use is as follows:
(1) That the Planning Commission has the power to grant the Conditional
Use;
FINDING: -=--'
Section 14.030 of the Zoning Ordinance authorizes the Planning Commission to hear and
decide Conditional Use requests. The subject conditional use was heard by the Planning
Commission prior to being forwarded to the City Council for consideration.
(2) That such Conditional Use, as described by the applicant, will be in
harmony with the purpose and intent of the district;
FINDING:
The majority of surrounding land uses are residential. The City Council has determined
that the proposed PUD will be compatible with the adjoining residential uses.
(3) That any condition imposed is necessary for the public health, safety or
welfare, or to protect the health or safety of persons working or residing
in the area, or for the protection of property or improvements in the
neighborhoods.
FINDING:
The City Council has imposed the Conditions of Approval, attached hereto, to insure that
the intent of this criterion is met.
Variance
The applicable approval criteria for the proposed Variance is as follows:
(1) That there are unnecessary, unreasonable hardships or practical
difficulties which can be relieved only by modifying the literal
requirements of the ordinance;
FINDING:
The City Council has determined that requiring 40% (24.8 acres) as common open space,
combined with the necessary right-of-way dedications on the 61.0 acre site would limit
...'.~~~ ., "'~'"''''''~'''~''~'''---'''-,,-..............-----'''''''
t"""'~""t
ATTACHMENT ~
Page -2- of 1<
the ability to develop the site with "smart development" principles. The proposed
development will be providing other significant public improvements during
development. This, combined with the projected parks SDC fees will offset the reduction
in common open space.
(2) That there are exceptional or extraordinary circumstances or conditions
applying to the land, buildings. or use referred to in the application, which
circumstances or conditions do not apply generally to land, buildings or
uses in the same district; however, nonconforming land, uses, or
structures in the vicinity shall not in themselves constitute such
circumstances or conditions;
FINDING: -=-'
This proposal will implement "smart development" principles contained within the City's
TGM grant study prepared by McKeeverIMorris in June 1997. Surrounding properties
have developed prior to these design principles being in place, therefore setting this
property apart.
(3) That granting the application will not be materially detrimental to the
public welfare or be injurious to property or improvements in the
neighborhood of the premises;
FINDING:
The proposed PUD will be providing three mini-park areas as well as a fully improved 3-
acre public park in an area of the City currently lacking adequate park uses. The reduction
in common open will be mitigated by these park improvements and SDC fees collected
from the development.
(4) That such variance is necessary for the preservation and enjoyment of the
substantial property rights of the petitioner;
FINDING:
Requiring a 40% common open space dedication, combined with an approximate 20%
right-of-way dedication would only allow 40% of the site to be developed. Neighboring
conventional subdivisions are not required to dedicate 60% of its gross acreage for non-
residential uses. Therefore, this criterion is met.
(5) That the granting of the application will not, under the circumstances of
the particular case, adversely affect the health or safety of persons
working or residing in the neighborhood of the property of the applicant;
and
FINDING:
The proposed development, with its neo-traditional characteristics will promote more
neighbor-to-neighbor interaction. The fully serviced development will have no adverse
"'~n_
.........oy-._--~-'^.._........ ..-.-..--..-.....-.-.--...-...--.
,~
ATTACHMENT C--
Page -"- of I $"
affect on the health or safety of persons working or residing in the development or in the
vicinity.
(6) That granting of the application will be in general harmony with the intent
and purpose of this ordinance and will not adversely affect any officially
adopted Comprehensive Plan.
FINDING:
The development will provide adequate public open space and park areas. These areas,
combined with the SDC parks fees will mitigate the reduction of common open space and
meets the intent and purpose of this ordinance.
~~,
Planned Unit Development
The applicable approval criteria for the proposed Planned Unit Development are
contained within the City of Woodburn Comprehensive Plan sections: A - Residential
Land Development Plan Policies; B - Commercial Land Development Policies; G -
Housing Goals and Plan Policies; H - Public Service Goals and Plan Policies; and 1-
Transportation System Plan Goals and Policies.
IV. COMPLIANCE WITH COMPREHENSIVE PLAN GOALS AND POLICIES
A. Residential Land Development Plan Policies.
A-I. Residential areas should be designed around a neighborhood concept.
Neighborhoods should be an identifiable unit bounded by arterials, non-residential uses, or
natural features of the terrain. The neighborhood should provide a focus and identity within
the community and should have a community facility such as a school, park or privately
owned community facility to allow for interaction within the neighborhood.
FINDING:
The Boones Crossing site is bounded by Boones Ferry Road along the project's western
portion and by a proposed south street along the project's south boundary. The development
will provide the neighborhood with three tree lined "boulevards" featuring landscaped
medians or tracts. Three mini-parks will be constructed to provide neighborhood residents
recreational opportunities. The central park will serve as the neighborhood's focal open space
area and as the nexus of the single family residential, multifamily residential, and
commercial segments of the PUD. Amenities in Boones Crossing are scaled to the
neighborhood in which they have been located.
A-3. Development should promote, through the use of moderate density standards and
creative design, a feeling of openness and spaciousness with sufficient landscaped area and
open space to create a pleasant living environment.
...,...0._
_......_-................._._...._._....--~......_-_.__._--_...
",..--.,
ATTACH~ENT. c...-
Page of / <5
FINDING:
The proposed density for the Boones Crossing PUD is approximately 5.4 units per acre. This
is consistent with the City's density range of 12 units per acre (maximum) for the Low
Density Residential Plan designation.
A-4. Streets in residential areas should be used by residents for access to collectors and
arterials. Residential streets should be designed to minimize their use for through traffic,
however, whenever possible dead-end streets and cul-de-sacs should be avoided.
FINDING:
The internal street system for Boones Crossing is designed to move vehicles through the
neighborhood with a minimum amount of out of direction travel and onto either Boones
Ferry Road or the proposed southern street. Boones Crossing is designed with a neo-
traditional, pedestrian oriented lotting pattern. The street layout has been designed to limit
vehicular travel while encouraging pedestrian and bicycle use through the provision of tree
lined streets and pathways. The number of streets accessing Boones Ferry Road and the
south arterial were kept to a minimum per City access standards, but will allow for a neo-
traditional grid-like lotting pattern. The use of narrow local residential streets will also to
serve to reduce traffic speeds further enhancing the pedestrian friendly goal of the
development.
A-5. Residential developments should strive for creative design which will maximize the
inherent values of the land being developed and encourage slow moving traffic. Each
residential development should provide for landscaping and tree planting to enhance the
livability and aesthetics of the neighborhood.
FINDING:
The internal street system, styled largely after the traditional grid pattern, will generally have
28-foot improvement widths on the majority of the streets (City's Local Residential
"Skinny" Street standard). This narrow improvement will serve as a traffic-calming device.
All streets will have planting strips, landscaped with street trees as illustrated on Sheet 8 -
Open Space, Parks, and Street Details. Three streets will also have landscaped center
medians or tracts providing an enhanced sense of identity to the community.
A-9. Industrial and commercial uses which locate adjacent to residential areas should
buffer their use by screening and design control, and should be controlled with sufficient
setback so their location will not adversely affect the residential uses.
FINDING:
The site for the commercial aspect of this development is at the intersection of Boones Ferry
Road and the proposed southern street. A primary function of the commercial area will be
......,c".
~-, ~-..~-~ -.-- '---y--
ATTAC~ENT C--
Page of 1<;'
to serve the residents within the Boones Crossing PUD, therefore buffering of the
commercial uses will be accomplished through design control rather than screening. The
central park will provide a buffer between the single family uses and the commercial area.
Additionally, the multifamily area will also serve to buffer the single family uses from the
commercial area in a continuum of intensity.
A -1 O. High density residential areas should be located so as to minimize the possible
deleterious effects on adjacent low density residential developments. When high density and
low density areas abut, density should decrease in those areas immediately adjacent to low
density residential land. Whenever possible, buffering should be practiced by such means
as landscaping, sight-obscuring fences and hedges, and increased setbacks.
=.".--~ ,
FINDING:
Streets and/or the central park will separate the multifamily residential uses from the single
family area. Land uses have been tiered to become less dense as they move away from the
intersection of Boones Ferry Road and the southern street in an effort to blend with the
surrounding community. This tiered effect places the neighborhood commercial at the
intersection of the two bordering streets. The commercial area is then ringed by the
multifamily uses and central park. The single family area then forms the outer ring of
development.
A-ll. Trafficfrom high density residential areas should have access to collector or arterial
streets without going through other residential areas.
FINDING:
The Boones Crossing community is adjacent to an arterial street and proposed southerly
street. This location will limit the amount of traffic accessing the multifamily sites from
proceeding through existing neighborhoods.
B. Commercial Land Development Policies.
B-3. Strip zoning should be discouraged as a most unproductive form of commercial land
development. Strip zoning is characterized by the use of small parcels of less than one acre,
with lot depths of less than 150 feet and parcels containing multiple driveway access points.
Whenever possible, the City should encourage or require commercial developments which
are designed to allow pedestrians to shop without relying on the private automobile to go
from shop to shop. Therefore, acreage site lots should be encouraged to develop "mall
type" developments that allow a one stop and shop opportunity. Commercial developments
or commercial development patterns which require the use of the private automobile shall
be discouraged.
....'_"_' . ... _.0.,_,,_._-<-.0,.... '__'''...-....'............-h~~'''-.,_..._ '..'_"O;..'_,'~_"_..,,....~'",~__.....,,"'_~',_.,.,
,'-~
ATTACH-rENT c..-.
Page of Is
FINDING:
The size of the commercial portion of Boones Crossing is sized to be of a smaller
neighborhood scale allowing pedestrians to access all shops within the commercial area
without needing to rely on their car to get from store to store. Additionally, many residents
of Boones Crossing will be able to walk or bike to the commercial area, consistent with
smart development, thus reducing the number of car trips necessary for shopping purposes.
The nature of the development is pedestrian oriented, including the commercial area which
is limited in intensity to serve the neighborhood through pedestrian connections.
B-4. Architectural design of commercial areas should be attractive with a spacious feeling
and enough landscaping to reduce the visual impact of large expanses of asphalt parking
areas.
FINDING:
Due to the commercial area's proximity to the residential area of Boones Crossing, it is
essential to ensure that the commercial area is attractive. The City will have the opportunity
to conduct a detailed review through Site Plan Review process when the commercial area
develops.
B-6. Commercial office and other low traffic generating commercial retail uses can be
located on collectors or in close proximity to residential areas if care in architecture and site
planning is exercised. The City should insure by proper regulations that any commercial
uses located close to residential areas have the proper architectural and landscaping buffer
zones.
FINDING:
The commercial portion of the PUD has been sited at the intersection of Boones Ferry Road,
classified as a Minor Arterial on the Transportation Plan and a proposed southern street. As
noted previously, the Boones Crossing PUD has been designed with a tiered land use
progression: commercial uses at the intersection, followed by a ring of multifamily (and
central park), followed by the single family lots. Streets, parks, and landscaping will all
serve to buffer the commercial area from the single family portion of Boones Crossing.
Also, as noted in the response to Plan Policy A-9, the buffering of the commercial area from
the residential area will be accomplished through architectural design controls.
G. Housing Goals and Plan Policies.
G-l. The housing goal of the city is to insure that adequate housing for all sectors of the
community is provided.
FINDING:
The Boones Crossing PUD will provide housing opportunities for several segments of the
..."_w
~-' ----y-. . "..... -" .-"."".......-...-.. - -- --.."".-...." ",,---_.
~
ATTACHMENT
Page.iE.... of I S
residential market. The development will provide housing for first time home buyers and first
time move-up buyers as well as one or two types of attached housing (townhomes and/or
apartments) for those relying on the availability ofrental units, thus addressing the needs of
three to four different sectors of the community.
G-I-2. It is the policy of the City to encourage a variety of housing types to accommodate
the demands of the local housing market.
FINDING:
As noted in response to G-l, the Boones Crossing PUD will be providing housing for three
to four market areas: the first time home buyer; first time move-up home buyers; attached
housing for rent; and apartments or townhomes (to be developed in a later development
proposal). This mix of housing will provide housing opportunities for a broad spectrum of
Woodburn's citizens.
H. Public Service Goals and Plan Policies.
H-l. It is the goal of the City to provide adequate public services to all areas of the City
to include:
* Sewer lines of adequate capacity;
* Water lines of adequate capacity for both domestic supply and fire fighting
capabilities, and
Storm drainage to prevent flooding of valuable property where feasible;
*
FINDING:
The Boones Crossing PUD will not only provide services adequate for the development of
the Boones Crossing site, but will also provide needed services to neighboring properties in
this area of the City. The extension of services to the Boones Crossing site will enhance the
City's capability of providing these services to the City's residents beyond the Boones
Crossing site. Sewer, water and storm drain lines are provided to the property in satisfaction
of City standards. (please refer to Sheet 7 - Utility Plan and Sheet 9 - Capital Improvements
Plan for additional details.)
H-2.
*
To provide a central system to accommodate the service lines to include:
Sewage treatment facilities sufficient in capacity to accommodate the City's growth
until the year 2008;
Lift stations as necessary to service the sewer lines;
Well storage and treatment of water as is necessary to accommodate the needs of the
City, and;
Detention systems for flood water and storm drain rnnoff so as not to overburden the
drainage systems of the City.
*
*
*
~'-- . 4,_'''_~ ,- -." 'Y'
ATTACHMENT r <
Page -LL of I '";)
FINDING:
The Boones Crossing site will be able to utilize gravity served sanitary sewer lines. The
sanitary sewer lines constructed as a part of the Boones Crossing PUD but will also serve a
wide area in this part of the City's planning area. Regarding water, Boones Crossing will
not only be installing internal water lines, but will also be installing water lines in Boones
Ferry Road and the southern street providing water service to neighboring properties.
Boones Crossing will construct two water quality facilities to handle storm water retention
during peak flows. (Please refer to Sheet 7 -Utility Plan and Sheet 9 - Capital
Improvements Plan)
H-5. Development Zones - The City should encourage development in areas of existing
facilities first. Secondly, the City should encourage development in areas where extensions
of existing city services can be accommodated. The city should encourage development of
new areas to which services can be most cheaply extended. The City should develop any
other areas only as a last resort. The City will adhere to the policies in the Storm Water and
Water and Sewer elements of the Comprehensive Plan.
FINDING:
The 60-acre Boones Crossing location provides the applicant with a site of sufficient scale
to develop a viable smart development project. Development at this location will provide
the City with service extensions to an area currently lacking. The Boones Crossing PUD will
also be providing the City with street improvements proposed on the City's Transportation
System Plan. This request for PUD approval is therefore consistent with this policy.
H-6. To insure that the growth does not increase the cost to the present City residents, the
City's policy should insure that new developments pay for any additional services they
demand. The City shall institute the necessary taxes and fees to insure that this is
accomplished as far as is practical.
FINDING:
Polygon Northwest will pay for the public improvements as outlined in the conditions of
approval. Where appropriate, Polygon Northwest will pay for approved connection fees and
SDC's related to the expansion of services in compliance with this plan policy.
I. Transportation System Plan Goals and Plan Policies.
In June of 1996, the City adopted a new Transportation System Plan, Woodburn
Transportation System Plan, in compliance with the state statue and administrative rule
(OAR 660 Division 12). This plan repeals and supersedes the City's earlier transportation
plan. Appendix HE" of that plan identifies potential changes to the City Comprehensive Plan,
Subdivision Ordinance and Zoning Code. However, the City has not adopted these
recommendations.
..--...--r-.....'-...'. _.....-.-...._..,._...._....~............,,_.........
ATTACHMENT ~
Page~ of 15
Goall
Develop a multi-model transportation system that avoids or reduces reliance upon one form
of transportation, and minimizes energy consumption and air quality impacts.
Policies:
1. Develop an expanded intra-city bus transit system which will provide added service
and route coverage to improve the mobility and accessibility of the transportation
disadvantaged, and to attract traditional auto users to use the system.
FINDING:
This plan takes into account the potential for an expanded intra-city bus transit system. The
commercial area will accommodate space for a future public transit stop serving the south
end of the city. The pedestrian friendly design of Boones Crossing allows residents the
ability to walk or bike to a future transit stop at this location.
2. Develop a plan for providing travel options between Woodburn and Portland and
Portland and/or Salem, including inter-city bus service and potential buslcarpool park-n-
ride facilities.
FINDING:
Woodburn currently does not have an inter-city city transit system. If the service is initiated
as envisioned in the Transportation System Plan, the park and ride system, located at the 1-5
and Oregon 214 interchange, will not have a direct physical impact on this proposed
development.
4. Develop a bikeway system which will provide routes and facilities to allow
bicyclists to travel from residential areas to schools, parks, and places of employment
and commercial areas. Off-street facilities in City greenway/park areas will be
identified. Insure all new collector and arterial streets are constructed with bike lanes.
FINDING:
The Woodburn Bicycle Facility Plan identifies Boones Ferry Road, Brown Road, and the
southern street to be constructed with an on-street bike route. Improvements to these rights-
of-way will provide the required on-street striped bike lane. Additionally, bike parking will
be included in public areas such as the commercial portion of the development as well as the
park areas.
5. Identify sidewalk and off-street pathway improvements to improve pedestrian
mobility within neighborhoods and between residential areas and schools, parks, places of
employment and commercial areas. Insure all new collector and arterial streets are
constructed with sidewalks.
.,..-.-' ,____'..._.....'_....''",m~.___ __"_~__' ,'_~....._<"._......_"_',' ,_.,._._4_.._."__'-'~_'"_'.~."'-""
r-~"'-"
ATTACHMENT C!.---
Page..L3.-. of 1'5
FINDING:
The new Transportation System Plan recommends construction of sidewalks along with the
construction of new streets. In conjunction with the development of Boones Crossing, full
sidewalk improvements (as shown on Sheet 4 - Preliminary Subdivision Plat) will be
provided throughout the development. In addition to the provided sidewalks along the street
rights-of-way, Boones Crossing will also provide a greenbelt pathway bisecting the two
blocks immediately east of the central park (see Sheet 5 - Landscape Master Plan). This
greenbelt pathway will provide an attractive, convenient pedestrian linkage to the
development's main park parcel from the single family residential area of the PUD.
~~2 --,
Develop a street system which will handle projected year 2015 traffic demands in the
Woodburn area, and interconnects residential areas with employment centers, schools,
parks, churches and regional transportation facilities.
Policies:
1. Develop an updated roadway functional classification plan for the Woodburn area,
that reflects the desired function of different roadways, and is consistent with current federal
guidelines for the designation of major streets in an urban area.
FINDING:
Boones Ferry Road and the southern street are both shown as Minor Arterials on the City's
Street Functional Classification Plan. Brown Road is classified as an Access Street on the
Plan. The Boones Crossing PUD will appropriately connect to all three roads. The
dedication and construction of the southern street provides the City with a needed
transportation link identified in the City's Transportation System Plan.
4. Identify new east-west and north-south collector/minor arterial streets within the
City to relieve traffic demands on Highways 219/214,211 and 99E.
FINDING:
The City has identified a new south arterial connecting Highway 214 and Highway 99E in
the western and southern portion of the City. The alignment for the new south arterial was
determined in part by the analysis of Kittleson and Associates, a transportation planning and
traffic engineering consulting firm and through the cooperation ofthe property owners in the
area who are supportive of the proposed alignment. The applicant has incorporated this
arterial into the Boones Crossing plan and will build that portion of the roadway adjacent to
the project.
5. Develop updated street design standards for arterial, collectors, and local streets.
.... ---+-
r'"'"'''''''''
ATTAC/~ENT c...--
Page of I <;;
FINDING:
Polygon Northwest will comply with street design standards as specified in the June 1996
Transportation System Plan. Boones Ferry Road and the southern street will be constructed
to the standards for a minor arterial. Interior streets, with the exception of the landscaped
boulevards, will be designed to the local residential "skinny" street with parking on both
sides. The landscaped boulevard streets have a modified design that provides two 14-foot
travel lanes with a lO-foot landscaped median and no on-street parking. Please refer to Street
Sections on Sheet 8 - Open Space, Parks, and Street Details.
Goal 3
Develop transportation improvements that will improve overall traffic safety in the
Woodburn area.=-'"'
Policies:
2. Develop a plan for improving pedestrian and bicycle safety for travel to/from local
schools.
FINDING:
Boones Crossing has full street improvements throughout the development providing
sidewalks on all streets and bike lanes on those streets identified on the City's Bicycle
Facility Plan. Internal to the Boones Crossing development, the streets have narrow street
sections or traffic medians to reduce speeds. Externally, Boones Crossing will be providing
needed improvements to two arterials and one access street.
Goal 4
Develop a set of reliable funding sources that can be applied to fund future transportation
improvements in the Woodburn area.
Policies:
3. Identify a traffic impact fee structure associated with new developments in the
Woodburn area to fund transportation improvements.
FINDING:
Polygon Northwest will comply with the adopted SDC fee and TIF schedule.
Goal 5
Develop amendments to City land use standards and ordinances to reduce travel demand
and promote use of modes of transportation other than the automobile.
Policies:
1. Identify changes in the Woodburn Zoning Ordinance to encourage implementation
of Transportation Demand Management (TDM) strategies by local businesses. TDM
._~ -- ._--y---"."'-"--"-,._-"_._"----_......"'-"""~---
ATTAOHMENT (!..
Page 12-. of IS
l---~
-
strategies should include bicycle and car pool parking provisions, and allowable overall
parking reductions for employer institution of TDM strategies, including transit fare
subsidies, car pool matching programs, and flexible work hours.
2. Identify changes in the Woodburn Zoning ordinance to encourage transit and
pedestrian-oriented development. This includes proper building orientation to improve
access for transit users and patrons, direct pedestrian connections, and bus stop provisions
where appropriate development.
3. Identify changes in the Woodburn Subdivision Standards to encourage neo-
traditional development pattern and adequate local street standards to accommodate all
modes of transportation.
_.~1
4. Adopt traffic impact analysis guidelines to be used by the City and developers to
identify the impact of new development on street system improvement needs.
FINDING:
The City has identified potential changes to the Zoning Ordinance, and Subdivision
Standards and Comprehensive Plan to implement these policy recommendations. To date
these changes have not been adopted by the City Council and are therefore, not directly
applicable.
V. PUBLIC TESTIMONY RECEIVED
Testimony in support of the applications was presented by the applicant and their
representati ves.
There was no opposing testimony.
.-.---_.--y--.._.__.....~.....,.,..__.._.....------
r""
CONDITIONS OF APPROVAL
ATTACHMENTD
Page -.L of J 3
The applications are granted subject to the following conditions:
A. PLANNING:
1. The conditional use and variance requests are subject to the approval of the
annexation and zone change requests.
2. Any subdivision of the parcels shall comply with the applicable zoning ordinances and
regulations and any ordinance or regulation adopted under ORS 92.044 that are in effect
at the time of approval.
3. The Planned Unit Development (hereinafter "the PUD") shall be in substantial
conformity with the preliminary plan.
4. The Applicant shall provide for the installation of all franchised utilities and any
required easements on the final plat. Street lighting shall also be provided, as per PGE
plan schedule "B."
5. The Applicant shall provide City staff with a final light plan for the proposed
development for review by the Planning and Police Departments.
6. The Applicant shall show compliance with the vision clearance standard specified in
Chapter 8 of the Woodburn Zoning Ordinance.
7. The Applicant shall setback the garage 20 feet from the front property line or 20 feet
from the side property line if the side yard is adjacent to a street.
8. The Applicant shall comply with the single family dwelling driveway standards
specified in Chapter 10 of the W oodbum Zoning Ordinance.
9. The Applicant shall apply for site plan review for placement of the multi-family units
and neighborhood commercial buildings in Phases 3 and 4. In addition, the Applicant
shall include the development of the neighborhood park in Phase 2 rather than Phase 3.
The neighborhood park shall be available for use by the single family lots within Phases I
and 2 of the Boones Crossing PUD at the time that these phases are completed.
10. The phases of the development shall be Phases 1, 2, 3, and 4 as depicted on the
following preliminary plat/subdivision map:
Page 1 - Conditions of Approval, Boones Crossing PUD
~_.~-_....._'-----;-'~._~.~-~-----_..~_..--<--"-~-~
I~I~
Ii ~,
i _"
-'
I I: ~ ~~~H~ ~81: I
EailiA~i~ ~ - - j -:"~ ~I!!=PHP!=I
~eU Ii- . i"i .'lo(.., "i'i'~-"I
~ 'diid ~ ~lHi~nf ~~!i~~ ~
I ~ - ",~~~~"~~'D ~
! gA~unn ~3~
v ..
I III
I I I
I I I
I II
;; ! ~ !~
.. ICI c: "~
a C' A -
~ ~ M !
~i.ll.""'Q
U;il ;ii~~8'i"P
jt;~1!i e-.....
-_:.. UI: · Ii
~..;-: ;;~ ~ ~
Illll v-
ii! ~
'6 I(l
~~~
HMENT _ D
of --I3~
<:::::::-.,
"<::: :,':::"
--'--..---
---..----
---..---
...---
-.;;;;,.a;;---'"
It I rut
tr ~
9
,-
I'
j ~"i!
~ . i!:
. "'F.B ""f
!II
I
~!I~ ~~5~~l I
!I~ !~~i\i\~
i~ ~I~IU I
c;, ~!~fl
.~ liZ ...
h p 2~
~ ~ i
al~OJ
~ '
; ~~Ol
~~Ol
~- I
i~ZI
~-<m
~"
froo
I'}> I
a~
;
f-'O
Fen
~c
(CD:O
,0
1<0
(I)
-Cf)
o
Z(f)
s::_
J>
"Z
~
it
o
BOONES CROSSING
D ._~.- ~D
~~==-' ~-- ~
"REL.lMlN.UV PLAT I 8UDOMfllON MAP
Page 2 - Conditions of Approval, Boones Crossing PUD 9NI~33NI~3 t:lHdlt:l Wd917: 10 66, 12 DO
...'~._~
-0 "--'^"--r-~--"'--""""--""'"-''''''*''-----'''
ATTACHMENT~
Page '-~ of ~
11. SCOPE OF USES ALLOWED WITHIN THE NEIGHBORHOOD
COMMERCIAL AREA AND CONDmONS ON ALLOWED USES.
The areas identified in the Applicant's site plan, designated for commercial use, shall be
restricted to neighborhood commercial uses as set forth below.
The neighborhood commercial area shall be primarily oriented to serve the residents of the
PUD. Neighborhood commercial uses are intended to be low-impact, pedestrian-oriented
businesses. The proximity of these commercial uses to residential uses in the PUD should
reduce automobile trips and promote energy conservation. Furthermore, this
neighborhood commercial area should not significantly compete with similar uses in other
areas of the city. Such uses shall be limited to certain types of personal services, retail
businesses and professional offices. The standards set forth below will allow the city to
control the impacts of such development, while at the same time, provide reasonable
flexibility in attracting viable and compatible commercial businesses to support this mixed-
use development.
The allowed uses within the neighborhood commercial areas identified in this PUD shall
be as follows, subject to site plan review:
a. Permitted Uses
1. Family Services
(1) Pre-schools
(2) Day care facilities
(3) Nurseries
(4) Kindergartens
(5) Other family service uses determined by the Planning Director to be
similar in nature and impact to the uses set forth above
11. Personal Services with a gross floor area per business of 5,000 square feet
or less, including:
(1) Barber shops
(2) Beauty shops
(3) Bank or other financial institutions
(4) Laundry and tailor services
(5) Pharmacies
(6) Real estate offices
(7) Other personal services determined by the Planning Director to be
similar in nature and impact to the uses set forth above
Page 3 - Conditions of Approval, Boones Crossing PUD
~.__.~._'~_.....,-
ATTAC';'fENT V
Page . of /3
111. Retail Businesses with a gross floor area per business of 5,000 square feet
or less, including:
(1) Antique shops
(2) Art and photo supply shops
(3) Cafes, coffee houses and bakeries
(4) Ice cream/candy stores
(5) Florists
(6) Gift Shops
(7) Other retail businesses determined by the Planning Director to be
similar in nature and impact to the uses set forth above.
IV. Single Family Dwellings above, beside or behind a neighborhood
commercial use.
b. Conditional Uses:
I. Grocery StoreslHealth Food Stores
11. Video Rental Stores
111. Professional offices for accountants, attorneys, medical, dental or other allied
professional offices and clinics, primarily oriented to serve residents of the
PUD.
c. Conditions on Allowed Uses:
i. Businesses may be open to the public only between the hours of9 a.m. to 7
p.m.
11. Personal services or retail businesses with more than 5,000 square feet of
gross floor area per business shall not be allowed.
111. No drive through businesses shall be allowed.
IV. All Site Plan Reviews shall be reviewed by the Home Owner's Association
prior to submittal to the Planning Commission.
v. That portion of the PUD south of the east/west minor arterial shall be
designated a base zone ofPUD Single Family Residential subject to the right
of the Applicant to apply to the Planning Commission and the City Council at
a later date to obtain authorization to use the area for commercial uses.
12. The Applicant shall provide City staffwith a copy of the final CC & R's
(Homeowner's Association) before City staffwill sign off on the plat. The Applicant shall
also provide City staffwith a copy of the recorded CC & R's.
13. The Applicant shall incorporate the multi-family complexes and neighborhood
commercial areas into the Home Owner's Association CC & R's.
Page 4 - Conditions of Approval, Boones Crossing PUD
'---Y--'._'.~"...'.._"-"-
ATTACHMENT ~
Page -5- of J .
14. The Applicant shall construct and dedicate to the City a three-acre neighborhood park
to be located within the PUD.
The park will be open to the public and will serve the PUD and surrounding
neighborhood.
15. Construction of the neighborhood park by the Applicant shall conform to all City
standards. The Applicant's minimum design and construction budget (which shall be
expended by the Applicant to create the neighborhood park) shall be $350,000.
16. In addition to the neighborhood park described above, the Applicant shall pay
to the City a Recreation and Parks Systems Development Charge of$161,805.
This is collected as a regulatory charge, based upon the City's Systems
Development Charge methodology, and does not constitute a development
exaction.
17. Final plans shall conform to the construction plan review procedures and standards.
The final construction plan shall include street landscaping and lighting. Street
landscaping shall be complete prior to acceptance by the City.
18. Construction shall conform to the City of Woodburn standard specifications and all
state building codes.
19. The Applicant shall provide the City with an acceptable bond or contract for
improvements as required in the Woodburn Subdivision Standards, Chapter III Section 6
(4) prior to acceptance of the final plat and issuance ofa building permit.
20. Prior to any construction, a reproducible mylar of the final plat shall be filed with the
Public Works Department after all required signatures have been obtained and the plat has
been recorded with Marion County.
21. On-site construction shall not commence until the improvement plans have been
reviewed and approved by the Public Works Department and all right-of-way permits,
system development charges and park fees in effect at the time of building permit issuance
have been paid.
22. Upon acceptable completion of all improvements to be maintained by the City, the
developer shall provide the City a maintenance bond good for one year, in the amount of
10% of the improvement cost.
23. Prior to building permit issuance the Applicant shall submit one set of reproducible
as-builts.
Page 5 - Conditions of Approval, Boones Crossing PUD
...~. .,---_.._..,~,~ ..
ATTACHMENT V
Page --1t:L. of J.-;;
24. Site Plan Review shall be required for the proposed multi-family units within the
PUD. At the time of Site Plan Review, the Applicant shall comply with the Woodburn
Zoning Ordinance.
25. The Applicant shall conform to the "Boones Crossing Landscape Master Plan"
(which was submitted by the Applicant and marked Attachment P) which is incorporated
herein by the reference. The Applicant shall also conform to the "Boones Crossing Open
Space, Parks, and Street Details" (which was submitted by the Applicant and marked
Attachment Q) which is also incorporated herein by this reference.
The Applicant shall place street trees along each of the roadways and shall cooperate with
the Woodburn Parks Department in the design of the 3 acre neighborhood park on the
southwest side of the subject site which the Applicant is required to dedicate and
construct.
26. The Homeowner's Association shall be responsible for watering, maintaining all
landscaped areas, and for replacing dead or dying plant materials. The Applicant shall
assume Homeowner's Association responsibilities with respect to landscape maintenance
during the first year of each phase of construction. The Applicant shall install a permanent
irrigation system under the common landscaped areas. Any other landscaped areas, such
as the pedestrian pathway and landscaped medians, shall be planted with materials that are
not dependent upon irrigation."
27. Prior to construction, the Applicant shall provide a concept illustration and
preliminary scale drawing of the proposed entry monument signs to City staff for review
and approval."
28. The Applicant shall be responsible for platting and recording the lot in accordance
with the subdivision standards.
B. PUBLIC WORKS: GENERAL CONDmONS
1. The final plan shall conform to the construction plan review procedures and
standards.
2. On-site existing water wells and subsurface sewage disposal systems shall be
abandoned by the Applicant in accordance with state regulations.
3. All City-maintained facilities located on private property shall require a minimum
16-foot wide utility easement to be conveyed to the City.
4. The Applicant, not the City is responsible for obtaining permits from any state
and/or federal agencies which may require approval or permit.
Page 6 - Conditions of Approval, Boones Crossing PUD
-"-,...-,,,..-,-..-,--" - ~--,"'.....-,--
ATTACHMENT .~
Page -2.. of I ,-}
5. The Applicant, by this development, shall not cause storm water runoff to be
impounded on adjacent properties.
6. The subdivision shall be platted in accordance with standard surveying practice,
approved and recorded with Marion County.
7. The Applicant shall provide for the installation of all franchised utilities and shall
provide any required easements on the final plat. Street lighting shall also be
installed by the applicant as per PGE plan schedule "B".
8. The Owner/Applicant shall be required to enter into an improvement agreement as
outlined in the Woodburn Zoning Ordinance, Chapter III, Section 6 prior to
acceptance of the final plat. Also prior to construction of the subdivision
commencing the City will require approved construction plans, a performance
bond in the amount of 1000,10 of the constructions costs and that the construction
permit fees be paid.
9. All work shall conform to the City of Woodburn Standards and all State Building
Codes and regulations.
10. The Applicant shall provide engineering plans for all the improvements outlined in
the Conditions of Approval. No construction activities shall be initiated until the
City-approved engineering plans are received by the Applicant. After completion
of the development, the Applicant shall provide "as builts" to the City.
11. No SDC credits shall be allowed for the improvements which are required by the
City as Conditions of Approval.
C. PUBLIC WORKS: STREET CONDITIONS
1. Boones Ferry Road shall be improved from the south boundary of this
development to the existing railroad crossing approximately 150 feet north of this
development. This shall be a full street improvement, not half street as indicated in
the application. The improvement shall be in conformance with the Transportation
System Plan (hereinafter "TSP"), wherein Boones Ferry Road is designated as a
minor arterial. The railroad crossing on Boones Ferry/Settlemier Avenue is
currently being designed by the City and is to be scheduled for improvement. The
improvement portion shall end approximately 100 feet south of the existing
crossing. The pavement thickness constructed by the applicant shall meet the
structural strength of an arterial street.
2. Boones Ferry Road is an existing 60-foot wide right-of-way. In accordance with
Page 7 - Conditions of Approval, Boones Crossing PUD
...,._.e "...._..__...,_~....',_~..,_"._......-~ ....T
....
ATTAC~MENT 7)3
Page of I
the TSP, an additional 7 feet of right-of-way and a 10-foot wide utility easement
shall be dedicated by the Applicant to the City adjacent to this development.
3. The Applicant shall provide 50 feet wide right -of-ways and 28 feet wide
improved streets with parking on both sides along the interior residential streets
and 60 feet wide right-of-ways and 38 foot wide improved street with a lO-foot
wide landscape boulevard in the center, with no on street parking for these interior
residential collectors. In addition, the Applicant shall provide 10 foot wide utility
easements adjacent to the right-of-way line on all interior streets.
4. The Applicant shall provide connector paths of grass crete material for
emergency access at the end of several dead end streets, and not provide a cul-de-
sac for turn around provisions. The Homeowner's Association shall be responsible
for the maintenance of the area, including the grass crete provided for emergency
access. The final design shall make provisions to restrict access for other vehicles
except emergency vehicles.
D. PUBLIC WORKS: BROWN STREET IMPROVEMENTS
1. Brown Street adjacent to this development; shall be improved in conformance with
the Transportation System Plan (TSP). This shall be full street improvement, not a
half street improvement as indicated in the application. A standard 60 foot right-
of-way shall be required. The Applicant shall dedicate to the City that amount of
right-of-way necessary to meet the 60 foot standard.
2. Right-of-Way Acquisition and Improvement.
a. The Applicant has agreed to pay and shall pay to the City the full amount of
the City's costs necessary for the City to condemn the disputed right-of-way
of Brown Street from the northeast portion of the proposed PUD to
Comstock Way to the north provided that such payment from the Applicant
to the City not exceed $20,000. The City shall invoice the Applicant for all
necessary costs related to the condemnation of this property and the Applicant
shall pay the amount due to the City 30 days after the invoice is received.
b. If the City takes legal possession of the condemned property within 2 years of
the passage of the Ordinance granting development approval or by the
completion of Phase I, whichever time is later, the Applicant shall be required
to improve Brown Street from the northeast portion of the proposed PUD to
Comstock Way to the north within 1 year of the time that the City acquired
Page 8 - Conditions of Approval, Boones Crossing PUD
~_.~,-~-~, '--....-.,~~-"--'.,......~~.._,,_.."""-,,~_._---'-~---"""""
>~'''''''''''''
ATTACIiMENT })
Page~ of I ~
possession or prior to the completion of Phase 1, whichever time is sooner.
(Note: This is in addition to the full width improvement of Brown Street
required along the development itself)
· The connecting paved portion of road shall be at least 24' wide with
curb and gutter on both sides, a sidewalk on one side, and storm
drains as required by engineering design standards
· If additional widening of the connecting road is required, cost
distribution shall be allocated as outlined below:
· The City and the Applicant shall equally share the cost of widening the
street from 241 to 29'
· The City or the adjoining property owners shall pay any additional
cost needed to widen the street beyond 291 width
c. Brown Street Sidewalk;
1. To provide safety to pedestrians, the Applicant shall install a sidewalk along
that side of Brown Street to be decided by the City from the end of the new
Steldov housing development near Bradley Street to Cleveland Street. The
actual costs of this sidewalk improvement shall be borne equally by the
Applicant and the City. This cost is estimated to be $40,000 to be paid by
the City and $40,000 to be paid by the Applicant. All other sidewalks must be
constructed according to prior conditions and city standards.
2. All of the Brown Street sidewalk construction shall be completed by the
Applicant as a part of Phase 1 infrastructure improvements
E. Brown Street Patching and Resurfacing
1. Because of the deep sewer line construction, a standard asphalt patch shall be
applied to the entire length of the Brown Street trench from Cleveland Street to
Comstock Way by the Applicant.
2. The Applicant shall resurface Brown Street from the Comstock Way intersection
to the Bradley Street intersection after providing the required asphalt grinding.
3. As a part of its city-wide resurfacing program, the City shall pay for street
resurfacing from Bradley Street to Cleveland Street.
a. The south arterial shall be improved by the Applicant in accordance with the
TSP as a minor arterial. A 36 foot wide street improvement on 74 feet right-
of-way shall be required along the south portion of the property from Boones
Page 9 - Conditions of Approval, Boones Crossing PUD
_'"'W_M"'~'''~'_'''''''''__''_~'''~'_''''___"_''_''''''''''~______.
1"'--
ATTACHMENT U
page..L!2- of I 3
Ferry Road to the east property line. Sidewalks shall be required on the north
side of the arterial and shall not be required on the south side. Curbs shall be
required on both sides. The Applicant shall increase the 36 foot wide
pavement improvement to 48 feet wide when the commercial development
occurs within the PUD.
b. In summary, the Applicant shall provide the following street improvements:
Improvements
a.
Street inside the subdivision -
as per adopted transportation system
plan (TSP)
b.
Street outside the subdivision -
III Adjoining residential portion of
subdivision development, conform
to TSP for width
11
Adjoining multi-family and
commercial portion of
subdivision, conform to TSP for
width
lll.
Not adjoining subdivision - i.e.,
extended to another connection
point as a secondary access,
conform to council approved
conditions
IV
Not adjoining subdivision - i.e.,
extended to another connection
point as a primary access,
conform to council approved
conditions
Applicant Responsibility
Sidewalks on both sides wI standard full width
pavement. up to 34' wide as shown
on TSP
one-side sidewalk wI standard full width
pavement. up to 34' wide
one-side sidewalk wI standard full width
pavement. as indicated on adopted TSP
one-side sidewalk wI two traffic lanes, i.e., up to
24' wide pavement* (such as existing gravel
portion of Brown Rd connection or as required by
council approved conditions) width between 24' &
29' shall be shared by the city. Applicant shall
not be responsible beyond the 29' width
one-side sidewalk wI up to 34' wide pavement.
*The added cost of pavement thickness due to structural strength need shall be paid by the Applicant
for the widths outlined.
E. PUBLIC WORKS: DRAINAGE
I. The storm sewer system and on-site detention shall comply with the City's Storm Water
Management Plan and Public Works Storm Water Practices. A hydraulic analysis shall be
provided to the City by the Applicant for review and approval.
Page 10 - Conditions of Approval, Boones Crossing PUD
-~~~'-,.
ATTACHMENT "J:)
Page..J..L, of I 3
2. On-site detention facilities shall be maintained by the Homeowners Association. Phase I
proposes to discharge through the existing facilities constructed with the Steklov Addition,
which is acceptable.
Phase 2 proposes to locate a facility in the southern portion of the development,
discharging to Mill Creek through open drainage way. This shall require proper easements
for locating the system on private property and future access for maintenance needs be
provided. After review of the hydraulic analysis, the use and features of surrounding area
it may be that an open drainage way would not be allowed, but rather a underground pipe
system would be required. All necessary easements with third parties shall be provided by
the Applicant to the City prior to Phase 2 plat approval.
3. The development shall be subject to wetland regulations. The Division of State Lands
shall be contacted and proper pennits obtained, if required.
D. SANITARY SEWER;
l. The Applicant shall, at its cost, serve the entire development, all phases, by installing a
deep sanitary sewer main from the Mill Creek interceptor located at the intersection of
Brown and Cleveland to the south and east ends of the development. The entire width of
Brown Street, that has been recently paved, shall be resurfaced by the Applicant after
patching the sewer trench. Phased sewer line construction shall be allowed, however, the
termini of sewer line locations and depths shall be such that it is suited for future
extensions to adjoining areas including the south end of the development.
The preferred location for the sanitary sewer extension shall be within the southerly
extension of Brown Street. However, if the right-of-way or easements can not be obtained,
the system may be constructed through the rear lots of the Steklov Addition as proposed by
the Applicant. This shall be acceptable only if the Applicant provides the necessary
easements the city, including access to each manhole for future maintenance.
If the deep sanitary sewer is not installed in the preferred Brown Street location then the
sanitary sewer shall be extended to Brown Street through either Vine Street or Park View
Blvd. It shall then be extended to the North and South line of the development at a
sufficient depth to provide for the future extensions.
E. WATER:
l. The 12" dia. water main shall be extended along Boones Ferry Road and the South
Arterial to the east boundary of this development as proposed by the Applicant
The interior water mains shall be internally looped and shall be sized in accordance with
flow and fire protection requirements.
The minimum looping requirements outside of the interior mains shall be as per the
following.
Page 11 - Conditions of Approval, Boones Crossing PUD
......-'" ,-,-"-~,<",~,'~,~~_.,'"," ~"'~--,~'---
'I ._-~-_.._..,-_._.,..,-----,
,'"~
ATTACHMENT P
Page Jd' of J .3
a. The interior system shall connect to the proposed 12" dia. main at each proposed
street intersection, including the streets providing only emergency access.
b. The interior system shall be looped to provide proper fire flow and water quality.
Prior to the development of Phase 2 , this system shall be connected to either the
existing city main located in Parr Road (Steklov Subdivision) or the existing main
located on Brown Street, near Comstock Way.
The water line shall also be installed within Brown Street adjacent to this
development, and shall be extended to the north and south property line. The main
shall be sized according to flow requirements, however the minimum size shall be 8"
in dia.
c. The interior system shall be connected to proposed system at the end ofBridlewood
Subdivision at the end of Azalea Street. The minimum size shall be 8" in dia.
d. The proposed water main serving the cul-de-sac on Pana Street shall be looped to the
proposed main in Azalea Street.
2. Fire protection requirements, access, fire hydrant requirements and fire protection issues
shall according the Woodburn Fire Districts conditions of approval.
3. Actual fire hydrant locations and in line valving locations shall not be detennined until the
construction plan review phase.
4. See wastewater/water comments in regard to cross connection requirements.
F. FIRE
1. The Applicant shall provide and maintain driveable access to within 150 feet on all sides of the
exterior of all structures.
2. A minimum fire flow/water supply of 1000 gpm shall be provided and maintained for single
family residential, with a minimum of 1500 gpm for commercial and multifamily structures. Note:
commercial structures could require a higher flow depending on type of construction, size, use and
whether they are sprinkled.
3. Hydrants shall be spaced at an average maximum distance of 500 feet apart. No structure
shall be more than. 250 feet from a hydrant. Specific locations shall be approved by the City water
department and the Fire District.
4. All sprinkler installation and requirements shall be subject to approval of the City Building
Department and Woodburn Fire District.
Page 12 - Conditions of Approval, Boones Crossing PUD
...... '~~~~--~'''''''-'~''~^'-''''''
ATTACHMENT D
Page..J..3.... of / ,3
5. As to premise identification, all markings and locations shall meet City standards. The
following street names are in conflict and shall not be used: Elm, Pine, Maple, Ash, Oak, Park
View, Azalea. Pana as proposed does not connect. The Applicant shall submit a new street name
for one of the two unconnected streets.
6. An onsite water supply system shall be available, operational and acceptable to the City prior
to the constmction of any combustible buildings. Access during construction shall support the
weight of fire apparatus and allow access to structures.
G. RECORDATION: Per City Council direction, the Woodburn Planning Department shall record
the Conditions of Approval in the deed records of Marion County.
THE APPLICANT REPRESENTS THAT IT HAS READ AND AGREES TO ABIDE BY THE
FOREGOING CONDmONS OF APPROVAL
Polygon Northwest Company
Page 13 - Conditions of Approval, Boones Crossing PUD
.....___ " 'H'"~'____'''''_''''<'+''''''''__'W''''''~~__H''__''''~.~'''_'___'''~'''............_.....,__._......................-.........._