Ord 2162 - Amend Comp Plan Map
COUNCIL BILL NO. 1681
ORDINANCE NO. 2162
AN ORDINANCE AMENDING THE CITY OF WOODBURN COMPREHENSIVE PLAN MAP
DESIGNATION ON CERTAIN PROPERTY LOCATED EAST OF HIGHWAY 99E, WEST
OF COOLEY ROAD, AND SOUTH OF MOLALLA ROAD FROM "SINGLE-FAMILY" TO
"MULTI-FAMILY"; AMENDING THE CITY OF WOODBURN ZONING MAP FROM
"SINGLE-FAMILY RESIDENTIAL" IRS) TO "MULTI-FAMILY RESIDENTIAL" IRM);
GRANTING A CONDITIONAL USE APPLICATION FOR A MOBILE HOME PARK;
APPROVING THE PRELIMINARY SUBDIVISION PLAT OF SAID PROPERTY SUBJECT
TO THE TERMS AND CONDITIONS IMPOSED BY THE PLANNING COMMISSION;
ALLOWING A LOT LINE ADJUSTMENT; IMPOSING CERTAIN CONDITIONS OF
APPROVAL; AND DECLARING AN EMERGENCY.
WHEREAS, the Applicant filed applications to amend the City of Woodburn
Comprehensi~ Plan Map from "Single Family" to "Multi-Family", to amend the City
of Woodburn Zoning Map from "Single Family Residential" (RS) to "Multi-Family
Residential" (RM), to grant a conditional use for a mobile home park, to grant site plan
approval on that portion of the property where five Alzheimer patient care buildings
are to be constructed, to approve a preliminary subdivision plat, and to allow a lot line
adjustment, and
WHEREAS, the Woodburn Planning Commission conducted a public hearing on
August 24, 1995, and
WHEREAS, the Woodburn Planning Commission granted final approval of the
application in Site Plan Review Case 95-13, subject to certain specified conditions,
and approval of this site plan application was never appealed to City Council, and
WHEREAS, the City Council conducted a hearing on October 23, 1995, and
directed staff to prepare Findings of Fact and Conclusions of Law in support of the
approval of said applications before it, subject to certain conditions of approval; and
WHEREAS. Findings of Fact and Conclusions of Law have been prepared and
are attached hereto, NOW, THEREFORE,
THE CITY OF WOODBURN ORDAINS AS FOLLOWS:
Section 1. The "subject property" consists of approximately 11.19 acres and
is owned by Jerry Jennings and Jewel and Elmo Aldridge and is specifically identified
as 5S, R1W, Section 8DA, Tax Lots 100, 200, 300.
Page 1 -
COUNCIL BILL NO. 1681
ORDINANCE NO. 2162
Section 2. That the Woodburn Comprehensive Plan Map is hereby amended
as to the "subject property" from "Single Family" to "Multi-Family", based upon the
findings contained in Exhibit" A".
Section 3. That the Woodburn Zoning Map is hereby amended as to the
"subject property" from "Single Family Residential" (RS) to "Multi-Family Residential
(RM), based upon the findings contained in Exhibit "A".
Section 4. That the application is approved granting a conditional use for a
mobile home park on the "subject property", based upon the findings contained in
Exhibit" A".
Section 5. That the Preliminary Subdivision Plat of the "subject property" is
approved, subject to the conditions previously imposed by the Woc:>dburn Planning
Commission, and based upon the findings contained in Exhibit" A".
Section 6. That the lot line adjustment on the "subject property" is allowed,
based upon the findings contained in Exhibit "A".
Section 7. That approval of the applications granted in Sections 2 through 6
of this Ordinance is conditioned upon the following requirements, which the City
Council finds reasonable:
A. The applicant, in conjunction with the City of Woodburn, obtaining a
road approach permit from the Oregon Department of Transportation for
June Way access to Oregon State Highway 211 prior to securing any
development permits.
S. If a road approach permit is not secured from the Oregon Department of
Transportation, Conditional Use 95-02, Lot Line Adjustment 95-05,
Subdivision 95-03, and Site Plan 95-13 are denied
C. Relocation of the mobile home park access from Audrey Way, north to
June Way, not less than 150 feet from where June Way intersects
Oregon State Highway 211 .
Section 8 This ordinance being necessary for the immediate preservation of
the public peace, health and safety, an emergency is declared to exist and this
ordinance shall take effect immediately upon passage by the Council and approval by
the Mayor.
Page 2 -
COUNCIL SILL NO. 1681
ORDINANCE NO. 2162
~
Approved as to for;r;~ ~
City Attorney
)/~21-/s'
Date
APPROVED:
~.-
Passed by the Council
November 27, 1995
Submitted to the Mayor
November 28, 1995
November 28, 1995
Approved by the Mayor
Filed in the Office of the Recorder
November 28, 1995
ATTEST:
/)~~\
Mary ennant, City Recorder
City of Woodburn, Oregon
Page 3 -
COUNCIL BILL NO. 1681
ORDINANCE NO. 2162
..' _.~.. ,,-~ ....+-.- .........~.. .-._,-_.- .,-_..-...,._-'"~- ,".--'~- ._."'~'..,-~._.~.,.,--'~
Exhibit" A
Page 1 of 30
CITY OF WOODBURN
270 Montgomery Street . Woodburn, Oregon 97071 · 982-5222
STAFF REPORT
SITE PLAN REVIEW 95-13
APPLICANT:
Rick Givens
Planning Resources, INC.
6564 SE Lake Road
Milwaukie, OR 97222
II
OWNER:
Jewel & Elmo Aldridge
1750 Tabor St
Eugene, OR 97401
III NATURE OF THE APPLICATION:
The applicant is requesting site plan review approval of five (5) alzheimer patient care
buildings. The combined site is approximately 1.79 acres in size. ~e.~ 1l.\\~t\tl\'C..N\ G
IV RELEVANT FACTS:
The site is located east of Hwy 99E, west of Cooley Road and south of Molalla Road. The
property can be identified specifically as Tax Lot 200 5S,1W, Section 8 DA. The property
that is owned by the Aldridge's will be adjusted to the most western portion of the site.
.
V RELEVANT APPROVAL CRITERIA:
A. Woodburn Comprehensive Plan Goals and Policies
B. Woodburn Zoning Ordinance
Chapter 5 Permits 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
Exhibit" A
Page 2 of 30
IV RELEVANT FACTS:
Land area: Approximately 11.19 AC
The property can be identified specifically as Tax Lots 100, 200, 300 5S,1W, Section
18DA
The subject property is currently planned and zoned for single family use. It is contiguous
to two dead-end roads, June Way and Audrey Way to the south. There currently exists
a house and out-buildings that are proposed to be removed. Single family residential homes
exist to the south, the current city limits is located to the east, State Hwy 211 is to the
north and vacant commercial office zoned property is to the west.
The Woodburn Zoning Ordinance per Chapter 26 Multiple Family Residential District allows
Mobile Home parks as a conditional use. However, according to the Chapter 446 and 918,
Division 600 Building. Codes Agency of the Oregon Administrative Rules, the State is
responsible for building standards on site. This responsibility has been delegated to Marion
County. The Planning Commission has the authority to grant or deny conditional use
approval of the applicants request. The applicant will work with the Public Works
Department and Planning Department regarding off-site improvements, but the County will
be responsible for reviewing the actual construction park.
V RELEVANT APPROVAL CRITERIA:
A. Woodburn Comprehensive Plan
Residential Land Development Policies
Housing Goals and Policies
Public Services Goals and Policies
Transportation Goals and Policies
B. Woodburn Zoning Ordinance
Chapter 5 Permits 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 14 Conditional Use
Chapter 15 Zone Change
Chapter 16 Comprehensive Plan Amendment Procedures
Chapter 19 Manufactured Dwelling Standards
Chapter 26 Multi-Family Residential District
Chapter 39 Mandatory Parkland Dedication of Cash-in-lieu
2
. ~'h~_"'_~"'.__~___'___"""_'~~~'_~_"O__'^"_'~'~__'"_.,..,..._
Exhibit "'"'
Page 3 of 30
C. Woodburn Subdivision Ordinance
D. Landscape Standards
E. Sign Ordinance
Goals and Policies for the Land Use Plan
Residential Land Development Policies
The residential land development policies A-1 through A-11 have been
addressed by the applicant. (See page 2)
A-1. Residential areas should be designed around a neighborhood.
Neighborhoods should be an identifiable unit bounded by
arterial non-residential uses, or natural features of the terrain.
The neighborhood should have a community facility, such as a
school, park, or privately owned community facility to allow for
interaction within the neighborhood.
Staff: The proposed development will be an identifiable
neighborhood. It will be maintained under one ownership as a
manufactured home park and a patient care facility . The
proposed uses will be surrounded by fencing and vegetation.
The manufactured home park does not indicate any open space
or community facility within the park.
A-2 Living Environment - Developments in residential areas should
be constructed in such a way that they will not seriously
deteriorate over time...
Staff: The applicants request for the manufactured home park will be
reviewed by Marion County and will be subject to current standards.
The care center has been reviewed by staff and is subject to review
by Marion County for fire, life and safety and is subject to the Uniform
Building Code.
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.
3
Exhibit" A
Staff: The lot sizes for the park are approximately 5-6,000~i:r~f 30
feet. The care facility units exceed the minimum lot standards
per the zoning ordinance.
A-4 Streets in residential areas should be used by residents for
access to collectors and arterial.
Staff; The proposal provides for direct access to the extension
of June and Audrey Way which then provides direct access to
Molalla Hwy which is a major arterial.
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.
Staff: The applicant has provided for a creative design in the
following ways: Providing for the extension of June and
Audrey Way to Molalla, combining and the coordination of
three parcels of property and two property owners to provide
for a mix of several uses. Landscaping and buffering are a
requirement and a condition of approval.
A-10 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.
Staff: The landscape standards address this policy in that a
buffer 15 feet wide and fence is required where single family
abuts multi-family. The applicant has also voluntarily placed 7
single family lots between the park and the existing residential
area to the south.
4
, ',__.__ ._._~,.".~ ,______.A.".,.___u_._....u~~..,_~~
Exhibit "A
A-11 Traffic from high density residential areas should havC~ijce1s>f 30
to collector or arterial streets without going through other
residential streets.
Staff: As part of a complete application, the applicant was required to
provide a traffic impact study (see attached). Staff concurs with the
applicants response to this policy. The extensions of June and Audrey
Way will provide direct access to the north to Molalla Highway.
Housing Goals and Policies
G-1-1 The City will insure that sufficient land is made available to
accommodate to growth of the City. This requires that
sufficient land for both high density and low density residential
developments is provided within the confines of the growth and
development goals of the City...
Staff: According to a letter dated September 9, 1992 from the
Department of Land Conservation and Development, the City provides
for approximately 18% offuture housing for multi-family development.
This percentage is extremely low according to DLCD and any actions
to reduce this ratio will be opposed by DLCD. Since 1992, 18 acres
has been added to the current inventory. Attached with the staff
report is a copy of the Land Use Inventory for 1995. There is
approximately 78.5 acres of multi-family land that is undeveloped
within the current city limits. One hundred and two acres are outside
the City Limits.
Public Services Goals and Policies
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.
Staff: Sewer, water and storm drain lines are available. It will be the
responsibility of the developer to construct the infrastructure
that is needed for this development to occur.
5
Transportation Goals and Policies
Exhibit ",
Page 6 of 30
Staff: The applicant has provided a traffic impact study. It has been
reviewed by the Oregon Department of Transportation and staff. The
public works department has submitted comments (see traffic impact
study comments from Randy Rohman, Public Works Program
Manager). The term Land Use 240 is a classification given to mobile
home parks, Land Use 210 is the classification given to single family
detached housing in the Institute of Transportation Engineering
Manual. The impact from the proposed uses as well as the existing
single family development to the south was analyzed. The Oregon
Department of Transportation has jurisdiction over Molalla Highway
and will decide what improvements will be warranted by the existing
and proposed development. In summary, the traffic study for the
proposal is adequate, however, the traffic generation from the existing
single family development to the south is underestimated because the
traffic engineer classified it as a mobile home park and not a single
family detached housing.
Woodburn Zoning Ordinance
Chapter 8 General Standards
Section 8.190 Vision Clearance
Staff: The site plan indicates a landscaped area at the intersection of the
June Way and Molalla Highway. The applicant will have to comply with this
standard so as not block vision clearance areas.
Chapter 10 Off Street Parking, Loading and Driveway Standards
Section 10.080 Driveway Standards
Staff: The park will be review and approved by Marion County, but all
driveways will be reviewed and subject to (a) through Ij) as applicable to this
request. All driveways will be subject to review and approval by the Public
Works Department.
Chapter 14 Conditional Use
Section 10.070 Findings of the Planning Commission
(a) That it has the power to grant the Conditional Use;
(b) That such Conditional Use, as described by the applicant, will be in
harmony with the purpose and intent of the district.
6
.-. ~- ..,._........~......-,..~.~-_. .,~.~-,._-~._~._-,
Exhibit" h
Page 7 of 30
(c) That any condition imposed is necessary for public health, safety or
welfare, or to protect the health of safety of persons working or residing in
the area, or for the protection of property or improvement on the
neighborhood.
Staff: The Planning Commission does have authority to review and require
conditions of approval as are necessary for this proposal. The development
necessitates a multi-family designation. The lots are approximately 5-6,000
feet. Standard residential lots are 6,000 square feet.
Chapter 15 Zone Change Procedures
1. There is a need for the use proposed.
Staff: The applicant has addressed this approval criteria
adequately.(page 7) The need would be indicated by current market
conditions as well as the City's current inventory of multi-family land.
The Department of Land Conservation and Development has indicated
in order to comply with state wide planning goals 10 and 14, the City
is in need of increasing the stock of multi-family stock.
2. Show that the particular piece of property in question will best meet that
need.
Staff: The applicant has addressed this approval criteria adequately.
(page 5.6,7) The site consists three parcels of property that are
available for development within the City's Urban Growth Boundary.
The access to Molalla Highway via June and Audrey Way is also
advantageous for this type of development.
Chapter 16 Comprehensive Plan Amendment Criteria
Section 16.050
(a) The proposal complies with all applicable Statewide Goals and Guidelines.
(b) The proposal complies with the remaining Goals and Policies of the
Comprehensive Plan
(c) There is a clearly demonstrated public need for the proposed amendment.
(d) The proposal best satisfies the public need.
Staff: The applicant has addressed this approval criteria adequately
(pages 5,6,7). The Statewide Planning Goals have been addressed.
The Comprehensive Plan goals and policies have addressed previously
in this report.
7
.. ._.u..._..~. ,_,"_"'_~" ,_~_"'".__..~_."'_.
COMPREHENSIVE PLAN AMENDMENT
AND ZONE CHANGE
Exhibit "A
Page 8 of 30
I. GENERAL INFORMATION
Applicants:
Elmo & Jewel Aldrige
1750 Tabor Street
Eugene, Oregon 97401
Jerry Jennings
P.O. Box 32
Qackamas, Oregon 97015
Legal Description: Tax Lots 100, 200, & 300
Marion County Assessor's Map 5 1W BDA
II. NATURE OF THE APPLICATION:
The applicants are requesting a plan map amendment and zone change in order to
rezone property from single family (RS) to multi-family residential (RM).
III. RELEVANT FACTS:
The site is located east of Hwy 99E, west of Cooley Road and south of Mo]alla Road.
The combined acreage of the subject property is approximately 11.19 acres. Concur-
rent applications have also been filed for a lot line adjustment, subdivision, conditional
use penllit, and site plan review in order to allow for planned site development.
Jewel and Elmo Aldridge presently own Tax Lot 200, the center of the three parcels
which make up this site. The proposed lot line adjustment will move the property
under their control to the west side of the tract. They propose to develop this 1.79
acre portion ofthe site as "Woodburn Care Center", an assisted living facility for
Alzheimer's patients. The 1.79 acre tract is proposed to be divided into 5 lots contain-
ing five modular care buildings, an office/recreation center, and a storage building.
Jerry Jennings proposes to develop the balance of the property as a seven acre, 40
unit, mobile home park and an additional seven lots for placement of individual
mobile homes.
In April of 1993, the planning staff initiated a series of zone change applications in
order to increase the amount of multi-family land within the City of Woodburn's
1
~,.". """ '~,._._ ,"_~'.d...,_..,_N____'_..m_""' '""_'~"'.""_"'.'_'",'_"4
Exhibit "J-.
Page 9 of 30
Urban Growth Boundary. This was a result of a letter dated September 9, 1992 from
the Department of Land ConselVation and Development. The letter, attached with
this submittal, states that the City of Woodburn has provided for 13% of future devel-
opable land for multi-family use. A later City staff inventory of current housing and
future developable land within the Urban Growth Boundary indicated approximately
14% of land within the City's UGB is planned for multi-family.
Staff did not have the opportunity to continue to with the legislative zone changes and
comprehensive plan map amendments. In 1994 an application for a plan map
amendment and zone change to RM for the subject property was submitted by previ-
ous owr.ers for City review and was subsequently denied. That application did not
include a specific site plan and, therefore, the applicant was unable to adequately
address City concerns about buffering of adjacent single-family areas, potential traffic
impacts On local streets, and other issues. With the change in ownership and the
preparation of detailed site plans, we believe these concerns can now be appropriately
addressed so that this application may be approved.
IV. RELEV ANT APPROVAL CRITERIA:
A Woodburn Comprehensive Plan
Residential Land Development Policies
Administration and Enforcement Policies
Housing Goals and Policies
B. Woodburn Zoninrr Ordinance
Chapter 5 Permits and Enforcement
Chapter 6 Planning Commission
Chapter 7 Public Hearing
Chapter 15 Zone Change Procedures
Chapter 16 Comprehensive Plan Amendment Procedure
Chapter 22 Single Family Residential District
Chapter 26 RM-Multiple Family
A Woodburn Comprehensive Plan:
Policy A -1: Residential areas should be designed around a neighborhood concept...
Comment: The proposed site plan for the project blends various residential uses
unobtrusively into the existing neighborhood. The extension of June Way and
Audrey Way to Molalla Highway provides for traffic from the multi-family area
to exit the project without impacting single-family areas to the south. Buffering,
in terms of fencing and landscaping, will further mitigate potential impacts.
Finally, the intensity of the uses proposed, a mobile home park and care center
2
, .,...-.--. ...-...............-
Exhibit "...
Page 10 of 30
rather than high density apartments, is consistent with the character of the
surrounding neighborhood.
Policy A-2: Living Environment - Developments in residential areas should be
constructed in such a way that they will not seriously deteriorate over time. Zoning
ordinances should be strictly enforced to prevent encroachment of degrading non-
residential uses. Construction standards in the State Building Code shall be vigor-
ously enforced, and i[necessary, additional standards the City detennines should be
imposed to insure non-degrading housing units, should be encouraged by the City.
Comment: This policy is mainly a guide to action by the City. However, the
proposed development has been planned to comply with all applicable City and
State standards. The applicants have a direct interest in making sure that the
properties do not degrade over time in order to maintain rental incomes.
Policy 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.
Comment: At; shown on the site plans for the Woodburn Care Center and the
Woodburn Crest Mobile Home Park, density has been kept low, with ample yard
areas around the structures and significant landscaping planned.
Policy A-4: Streets ill 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.
Comment: The proposed site plans provide for direct access from the project to
Molalla Rd. via the extension of June Way. Because Molalla Rd. provides a
direct connection to Hwy. 99E and adjoining commercial areas, no significant
impact upon residential streets to the south is likely. The site plans provide for a
connection of June Way and Audrey Way. No dead-end streets are proposed.
Policy 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.
Comment: The site plan provides a creative solution to the use of this property
by providing for the blending of several uses (mobile home park, mobile home
lot~, and 'care center facilities) in an integrated fashion. The site plan indicates
thnt landscaping and buffering will be provided in a manner consistent with this
policy and the provisions of the zoning ordinance.
3
...~., '-~'~'-"~ . .._~.--'_.
Exhibit" A
Page 11 of 30
Policy A-6: Non-residential uses should be prevented from locating in residential
ne(r:hborhoods. Existing non-conforming uses should be phased out as soon as
~~w~ .
Comment: No non-residential uses are proposed.
Policy A-7: Home occupations and combination business and home should be
allowed if tlte residential character is unaffected by the use.
Comment: No home occupations or businesses are being proposed at this time.
Policy A-8: High traffic generating non-residential uses should not be located in
such a manner as to increase traffic flows on residential streets or residential
collectors.
Comment: No high traffic uses are proposed.
Policy A-9: Industrial and commercial uses which locate adjacent to residential
areas should buffer their use by screening and design controL..
Comment: Not applicable to this proposal as no industrial or commercial uses
are proposed.
Po/icy A-10: High density residential areas should be located so as to minimize the
posswle deleterious effects on adjacent low density residential developments...
Comment: The subject property is bounded by single family on two sides, to the
east and to the south. The proposed site plan addresses this concern in two
ways. First, the proposed use is low intensity multi-family residential and, by its
nature is more compatible with single-family development than a high density
apartment complex would be. Mobile home park spaces and individual mobile
home lots abut nearly all of the adjacent low density residential lands. Only one
lot abuts an assisted living unit. The assisted living units are also low impact uses
with little noise or traffic associated with them.
Second, the site plan will conform with City buffering requirements by providing
a 15 foot buffer and 7 foot high fence where abutting single-family areas. The
property to the west is zoned commercial. A 10 foot wide buffer and 7 foot fence
will be provided along this side of the property as well. A landscape strip 5 feet
wide will jJe provided along street frontages both within the development and
along Molalla Road to the north. The proposed low intensity of the land use and
the implementation of City buffering standards will serve to minimize potential
impacts on low density developments.
4
"._.__...~. .,. - .......'-~--
. .
Exhibit "A
Page 12 of 30
Policy A-l1: TraffIC from high densiJy residential areas should have access to collec-
tor or arterial streets without going through other residential areas.
Comment: The site fronts on Molalla Highway, a minor arterial street. The
proposed site plan provides for both Audrey Way and June Way to be extended
through the property to connect to Molalla Road. As this route provides a direct
connection to the west to commercial uses and Highway 99E, it is anticipated
that nearly all of the traffic generated by the proposed development will make
use of this access.
Policy G-l-l: The CiJy will ensure that suffICient land is made available to accom-
modate the growth of the CiJy. 77lis requires that suffICient land for both high densiJy
and low density residential developments is provided within the confines of the
growth and development goals of the ciJy.
Comment: As evidenced by both the Department of Land Use and ConselVa-
tion letter and the inventory conducted by City staff, the amount of multi-family
land in the city is low. approval of this application will assist in complying with
this policy.
Policy 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.
OJmment: The proposed zone change and plan map amendment comply with
this policy in that they will allow for an increased variety of housing types avail-
able in the city.
Policy G-I-4: To provide for persons living in the commUllity of a lower income, the
City will accept its regional share of low income housing. 77lis policy is not intended
to provide an overabundance of low income housing which would encourage undue
migration of low income persons.
Comment: While the proposed development is not aimed specifically at a low
income market, it is fair to say that manufactured housing is more affordable
than conventional "stick built" housing. Therefore, the approval of this applica-
tion is in general supportive of this policy.
B. Woodburn Zoning Ordinance
Chapter J6 Comprehensive Plan Amendment Procedures
A Plan Amendment is any change to the Woodburn Comprehensive Plan text or
map.
5
" ..._.,,__ '_"'<n.,.__'.,,_" _~'" _n_'."".'_
a)
Exhibit" A
P.aoll 13 of 30
Vie proposal complies with all applicable Statewide Goals and GUUli!lUU!S.
Comment: The City of Woodburn's Comprehensive Plan and accompany-
ing ordinances were acknowledged as being in compliance with statewide
goals at the time of periodic review in 1989. The purpose of the proposed
map amendment is to maintain compliance with these statewide goals. At
the present time substantial evidence indicates that the City needs addi-
tional multi-family lands in order to remain in compliance with 00all0-
Housing. The approval of this application will assisrin achieving this objec-
tive.
b) The proposal complies with the remaining goals and policies of the Compre-
hensive Plan.
Comment: The applicable goals and policies have been addressed in the
preceding section of this application report.
c) There is a clearly demonstrated public need for the proposed amendment.
Comment: Both the Department of Land Use and Consetvation and City
staff have found that there is a need for more multi-family land within the
city's UGB.
d) Vie proposal best satisfzes the public need.
Comment: There has been a demonstrated need for more multi-family
land. This particular site is one of ten sites that city staff originally included
in their proposal for a potential zone change to RM after a careful review
of all potential sites which could be put to such use.
Meeting the need for more multi-family lands as identified in the DLCD
letter and the staffs analysis will require more land than just the subject
property. Approximately 52 acres of land, including the subject property,
were included in the original staff proposal. This site, however, is especial-
ly well suited to meet this need. The site has direct frontage on Highway
211, an arterial street, and is in close proximity to Highway 99E (a major
arterial) and Cooley Road (a collector street). There is no need for traffic
from this site to pass through local residential. Additionally, the subject
property has excellent access to public services. . City water is available in
June Way and Audrey Way. Sanitary sewer has been extended onto the
property from the end of Audrey Way. An 18 inch storm sewer is available
at the end of Audrey Way to accommodate stOrm drainage from the site.
Finally, the site is in close proximity to commercial areas along Highway
99E to the west of this property to provide for the needs of future residents.
6
~-, '-"-"---'--'.."'-'-'~"''''~--&"-~'.''~-''''''"'-'----'_._--_..._._,--~..-
Exhibit "1-\
Page 14 of 30
Chapter 15 Zone Change Procedures
1. Show that the request is in confonnance with the ComprehenSive Plan.
Comment: The applicable comprehensive plan policies have been addressed in
this report. The zone change request cannot be approved unless the comprehen-
sive plan map amendment is recommended for approval by the planning com-
mission and approved by the council.
2 There is a public need for this change.
Comment: The city does not have adequate multi-family land, as evidenced by
the attached letter from DLCD and city staffs own inventory. Approval of this
application will provide about 21 percent of the land area originally proposed by
staff to be redesignated for multi-family development in order to meet this need.
3. That need is best met by this proposal.
Comment: Approval of this site for multi-family development best meets the
identified need because the site has excellent access to the transportation system
with frontage on Hwy 211 and close proximity to Hwy 99E and Cooley Road, the
site is in close proximity to commercial areas to meet needs of future residents,
the site has full city water, sewer, and storm sewer services available at the
present time, and the site is one of those deemed suited- for such use by City staff
following their own review of the existing vacant land supply in the city.
4. There is no other available and appropriately zoned land in the vicinity.
Comment: The DLeD letter and the City staffs inventory indicate that the
existing supply of multi-family zoned land is insufficient to meet identified needs
for such use. Therefore, no other available and appropriately zoned land in the
vicinity will achieve the comprehensive plan's objective of providing for a full
range of housing types to meet the needs of city residents.
5. Petitioner cannot make a reasonable use of the land as it is currently zoned.
Comment: The subject site certainly can be developed for single-family housing
under its present zoning. However, at issue under this standard is whether such
use woulp constitute a reasonable use of the property. The DLCD letter and the
City staff inventory indicate that there is a need for multi-family development in
the City of Woodburn. For all of the reasons outlined above, this site is very well
suited to meet this need. Development for low density housing, therefore, would
7
-""-".~~"-"
Exhibit" h
b bl f h. Id I" th" f Paoe 1 5 of 30
not e a reasona e use 0 t IS property and wou e Immate IS site rom as'SISt-
ing in meeting the need for multi-family lands.
V. CONCLUSION:
Evidence in this record indicates that there is a need for additional multi-family land in
Woodburn. This report has demonstrated that the subject property is ideally suited to
aid in meeting this need and that the proposal conforms with all relevant goals and
standards. The proposed development of this site as a mobile home park and care
center is low in intensity in comparison with potential apartment development which
could occur under the RM zoning. Therefore, with appropriate buffering as shown on
attached plans, this proposal will be compatible with surrounding low density devel-
opment. We ask that the City approve this request.
8
...~_~, ._____n..__.~--._ "'__'~.__'___'_________""_'__ ..",.__,.,..__.,.___....__.._.,,_~.,,_~,.~..._ _.
Exhibit" '"'-
Page 1 6 of 30
Chapter 26 Multi-Family Residential District
Section 26.030 Conditional Uses
When authorized under the procedure provided for Conditional Uses in this
ordinance, the following uses will be permitted in an RM District:
(bl Mobile Home Park
Staff: The applicant is requesting conditional use approval of the
mobile home park.
Chapter 39 Parkland Dedication and Cash-in-Iieu
Staff: The applicant shall be required to pay the required parks
systems development charges.
Woodburn Subdivision Standards
Staff: The applicant has submitted
subdivision and lot line adjustment.
satisfied.
the information as required for a
Therefore, this standard has been
Landscape Standards
Staff: The applicant will be responsible for providing on site landscaping in
accordance with the landscape standards. The applicant has provided
substantial evidence the landscaping standards can be met. A 15 foot buffer
is required where single family abuts multi-family.
Sign Ordinance
Staff: The applicant has not provided any sign drawings at this time. Any
proposed signs will be subject to review by Planning Staff. The building
official will issue necessary permits for signs.
8
Exhibit" .
Page 17 of 30
VI COMMENTS FROM OTHER DEPARTMENTS:
Attachment A Public Works
Attachment B Woodburn Fire District
Attachment C Building Department
Attachment D Wastewater
Attachment E Planning
Attachment F Oregon Department
VII CONCLUSION:
The applicant is requesting a Comprehensive Plan Amendment and Zone Change
from single family less than 12 units per acres to multi-family more than 12 units per
acres. These changes are being requested so that the applicant can request
conditional use approval of a 40 unit mobile home park. In addition, the applicant
is also requesting site plan review of a 5 unit alzheimer care center. The applicant
is requesting approval of subdivision and administrative approval of a lot line
adjustment to divide up the three parent parcels among two property owners.
VIII RECOMMENDATION:
I. Deny Application and direct to staff to prepare findings
II Approve Application
III Approve Application with the following conditions
A. Zone Change
Comprehensive Plan Map Amendment is subject to City Council
approval.
B. Conditional Use approval of Manufactured Home Park
1. Obtain approval from City Council of Plan Amendment and
Zone Change.
2. Comply with attachments A - F
3. The proposal is subject to approval of a approach road permit
to Molalla Highway from the Oregon Department of
Transportation.
9
Exhibit "/-.
Page 18 of 30
4. Provide final landscape plan to Planning Department. Plantings
shall be watered regularly and in a manner appropriate for the
specific plant species through the first growing season, and
dead and dying plants shall be replaced by the applicant during
the next planting season. No buildings, structures, storage of
material, or parking shall be permitted within the required
landscape and buffer areas shall be maintained and kept free of
all debris, weeds and tall grass. This also applies to the
landscaped area within the street right-of-way.
5. The applicant shall provide for a private community facility on
site (open space/tot lot).
6. Provide uniform site obscuring fencing around entire property.
Applicant shall provide evidence that landscaped areas including
R.O. W. and buffering adjacentto single family residential areas.
Buffering and fencing shall be in place prior to any
manufactured homes being placed on site.
7. Meet vision clearance standards at intersections per Chapter 8.
8. Meet Chapter 10 parking, loading and driveway standards.
9. Provide lighting plan per section VI of Standards Document for
Site Plan Review.
10. On site construction shall not commence until improvement
plans have been reviewed and approved by the Public Works
Department and all right-of-way permits, non-remonstrance
consent forms are signed.
11 . The final plans shall conform to the construction plan review
procedures and standards.
12. Final plans shall conform to the City of Woodburn standard
specifications and all state building codes.
C. Lot Line Adjustment and Subdivision
1. The recorded lot line adjustment and subdivision must be in
substantial conformity with the tentative plan for the proposed lot line
adjustment and subdivision.
2. Prior to recordation with Marion County:
The applicant shall submit a copy of the survey and plat indicating to
the Engineering Department.
10
PLAN REVIEW
WOODBURN CREST
Mobile Home Park/ Subdivision
Exhibit" .
Page 19 of 30
A. GENERAL CONDITIONS
1 . Final plat shall be platted according to Standard Surveying Practice, approved
and recorded within Marion County.
2. Final plan shall conform to the Construction Plan Review Procedures and
Standards.
3. The owner/applicant shall be required to enter into an improvement agreement
as outlined in the Woodburn Subdivision Ordinance, Chapter 111, Section 6.
4. Existing on-site sewage disposal systems and/or water wells shall be abandoned
in conformance with state regulations.
5. No natural storm runoff shall be blocked by this development.
6. Mobile home park shall comply with Oregon Administrative Rules, Chapter 19,
Division 600.
7. Applicant is responsible for obtaining permits and/or approvals from other
agencies, whether county, state and/or federal.
8. All city maintained facilities on private property shall require 16-foot wide
easements; also, franchised utilities shall be contacted for any additional
easements that may be required.
9. All work shall conform to the City of Woodburn standards and specifications
and all state building codes.
B. STREET
1. Improvements and access requirements on State Highway 211 is controlled and
permitted by the Oregon Department of Transportation, the final plan shall
conform to their conditions of approval.
2. The proposed extension of June Way and Audrey Way will be publiC roads and
shall conform to city standards and specifications.
3. The interior mobile home park street will be private and shall comply with
Oregon Administrative Rules, Chapter 918, Division 600.
4. Driveway approach from the private park street shall be concrete and shall
comply to the City of Woodburn commercial standards.
Attachment A
._--_.,'_._.~_..._--".. .".,.__...,..._,.~.-"",
---r
Exhibit" I
DRAINAGE Page 20 of 3lJ
1. This drainage system currently discharges into a detention system, no additional
detention will be required unless the proposed runoff exceeds the capacity of
the existing system. Applicant to provide hydraulic/storm runoff analysis.
2. Drainage system within the mobile home park shall be a private system.
~. Storm sewer sizing, basin locations, etc. will be reviewed during the
construction plan review process.
D. SANITARY SEWER
1. The development can be served by the existing sanitary main as proposed.
2. An existing six-inch diameter sanitary sewer force main traverses across this
property within a 6D-foot wide easement, approximately in a northerly extension
of June Way. This needs to be shown and addressed as to how it Is to be
handled.
3. The sanitary system within the mobile home park shall be a private system.
E.
WATER
1. The existing 8" dia. and 6" dia. water main at the end of Audrey and June Way
shall serve this development.
,
2. The water mains shall be extended as shown on Attachment" A" subject to fire
hydrant locations. The main providing fire protection and/or metered service
connections shall be a city maintained facility.
3. Meters may be individual or grouped; staff recommends individual. The
applicant has proposed a single master meter. As proposed, the city does not
support this. The city main providing fire protection is a dead end and cross
connection is an issue.
4. Provide sixteen-foot wide water main easements for mains and meters located
within the park or private property.
5. In-line valving will be addressed during the construction plan review process.
6. Fire protection shall be as per the Woodburn Fire District's Condition of
Approval.
IIDBNCRST
"
~"D
~~~-=~-
.'
I ,,.. .
:1"
12" 0
IA Exhibit"
. P
_ __ _ ~ 2.1-Gf-au
-7
d
.~
t
:~
I
I
i
'. ~EPE"DING
. QUIREMENTS
iYP\(
""""
-. .
-,......,-~-'-."..,."-'--.---
Exhibit" A n
Page 22 of 30
Woodburn
~
Memo To: Teresa Engeldinger, Planner
City of Woodburn
From: Bob Benck, Fire Marshal
Woodburn Fire District
Re: Molalla Hwy./ Cooley Rd. Project
Date: June 28,1995
SITE PLAN REVIEW COMMENTS
WOODBURN FIRE DISTRICT
A. ACCESS : Will there be on street parking in the mobile home park?
Do the curved portions meet the minimum radius requirements
of 29 Feet inside and 45 feet outside?
,
B. FIRE FLOW: Minimum flow requirement is 1000 gpm for mobile
home park and 1500 gpm for the assisted living houses.
C. HYDRANTS: Hydrants must be spaced so that no property is more
than 250 feet from a hydrant.
D. SPRINKLERS / FOC : The Assisted living buildings will require an
NFPA. compliant sprinkler system. The FOC shall be located off
of the building at a location acceptable to the Fire District.
ALARM SYSTEM : As required for an 1-2 occupancy in the assisted
living buildings
F. PREMISE IDENTIFICATION Street address numbers must be of
contrasting material with its background, and visible from the
public way.
G. CONDITIONS FOR CONSTRUCTION : Approved building permits and
plans must be on site. The water supply system and hydrants
1776 Newberg Highway
Woodburn, Oregon 97071
AttaChlnent R
, ..,.. ,'," -,._" "~"""""""'>"+"-
Exhibit" A"
Page 23 of 30 Woodburn
~
G. Continued:
must be in place and acceptable to the city prior to the
beginning of combustible construction.
H. BUILDING PLANS : All plans must comply with Building Codes as
adopted by the City of Woodburn. Uniform Fire Code compliance as adopted
by Woodburn Fire District and the State of Oregon.
Sprinkler Plans and the Fire and Life Safety review will be conducted by
Marion County Building Dept. and must comply to their review.
1776 Newberg Highway
Woodburn. Oregon 97071
.,........-... ..~~...~"'._.__..~.,,-~.. ----"--.-~ -_.~.,-_...,,_.,.._">"'''~~~--'---
Exhibit "A" - Page 24 of 30
SUBDIVISION! SITE PLAN REVIEW -- PRE-APPLICATION! NOTES
----.------------------------
REQUEST DATE:
~ -Ci3-- 95
DEPARTMENT:
6uA\d.i~
CONTACT PERSON: Teresa Engeldinger, Planning Dept, 982-5246
APPLICANT: RicK 6-il/(r) S -/CJ< Gevve/ to E/r/:::; A 101'3<:
TYPE OF PROJECT: 5PR '15-1.5, .3~~ PJ:;n, r.e.V,el<./,c? O::iJe.t.ac1Nt(- ';;),ovSes,
C)fJ2'((.., pecFea.t:/0>7 btAJdt"t, 5~o<a.J'" c'-'.,.d,I'/?
PROJECT LOCATION: 5ou.+h o{lll?olal/4I/tuy (Htuy ,M)
Ex-hue-,-r, IlJo.!,/, 9<(e f. ~!::>~i;'v /l;H
55,/WJ{]D4 7,l /00, dCO, ~
DATE:fulyG ,1995
CONFERENCE
'.
PLACE: Conference Room
Woodburn City Hall
TIME: /: 30
GENERAL INFORMATION TO APPLICANT
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.
Signature - Owner/ Agent
DEPARTMENT COMMENTS
/}/L h~lV; S~AI.L ~If" s;",6;',rn,d
.
10 (J.17V.,.{!
I
f,rtE LJ Fe t- .$4fJf"Ty pLAN
,
Wo-t>",(,tN.JIf/ -for
/1/,#.(1<7'# C~N 'r
.
J"'J?VItf'W, ..lit. .5DC-
P EI!:'i
oS 1;.4 Ll- b ti"
PA/t) Pr,,,,,r To
/ '
e",nS -r;: ~ ?r'........
THE FOLLOWING IS REQUIRED AFTER PRE-APPLICATION CONFERENCE:
.1) Eight (8) copies of Final Plan must be brought into Public Works
2) "As Builts" must be provided prior to issuance of the building permit
SPRPRE.FM
Attachment C
.'_._~ ,.,._..,~ ....._~' ,....._..... _._,_.u,."___,__~___,,~_ ",
lClb-c:.';j-.1.';j';j:;' .1.c:..:;.:;.t-'ITI rKUITI Wastewater lreat.ment. t""J.nt.
IU
'::::44 1-'.1CIO::::
Exhibit" A" - Page 25 of 30
SUBDIVISIONI SITE PLAN REVIEW - PRE-APPUCATIONI NOTES
---------------~------------
REQUEST DATE: Co -a~ 95
DEPARTMENT: fW,.~~
CONTACT PERSON: Teresa Engeldinger, Planning Dept, 982-5246
APPLICANT: R,c.K G-irlVlS .;~... iJe,,)t/~' Elmo A!dr,.~
n /'r. Hehir( 5J,o,,'e.s
TYPE OF PROJECT: '3 PRo 'f:rI.5. .s;{~ P}:;r; lfeJ/;~vJ Cr V"I n -:~ ." - ~.
(>!!l;cc-. Pec.,=f((Y) bw!tf",'t, '5-fr-..."ff!- cl./,.d",?
PROJECT lOCATION: ~,,-#l o{l. m,,/t;/II( !/IVI (J-I",,/ ;;/J)
f:xf/A)tYr:. If;,;y qqE if &....~ P,d.
CONFERENCE SS,/WJ eDA -r;I. /00, t;aJ, i500
PLACE: Conference Room
Woodburn City Hall
DATE:.:(u.l,/(Q ,1995
TIME: /: 30
GENERAL INFORMATION TO APPLICANT
I have read the information sheet provided me and understand that which Is pertinent to my Site
Plan ReviewlPre-Applicatioil request. All materials are to be collated end folded.
,
Signature - Ownerl Agent
DEPARTMENT COMMENTS
C;-;)?- 9~
THE FOLLOWING IS REQUIRED AFTER PRE-APPLICATION CONFERENCE:
-1) Eight (8) copies of Final Plan must be brought into Public Works
2) -As Builts. must be provided prior to Issuance of the building permit
SPRPIf. fIl
Attachment D
. -,--~--._._""<--^-~-_._...,..-
Exhibit "I
Page 26 of 3lJ
SITE PLAN REVIEW 95-13
ALZHEIMER CARE FACILITY COOLEY ROAD
PLANNING DEPARTMENT PRE-APP COMMENTS
7/6/95
Applicable approval criteria:
,
1. Woodburn Comprehensive Plan
Residential Land Use Policies
Administration and Enforcement Policies
Public services Goals and Policies
Housing Goals and Policies
Transportation Goals and Policies
2. Subdivision Ordinance
3.
Woodburn Zoning Ordinance
Chapter 5 Permits and Enforcement
Chapter 6 Planning commission
Chapter 7 Public Hearings
Chapter 8 General Standards
Chapter 9 Residential Standards
Chapter 10 Off Street Parking, Loading & Driveways
Private street standards
Chapter 11 site Plan Review
Chapter 14 Conditional Use Standards
Chapter 15 Zone Change Procedures
Chapter 16 Comprehensive Plan Amendment
Chapter 22 Residential Single Family District
Chapter 26 Multiple Family Residential District
Landscaping Standards
Sign Ordinance
The following information is needed in order to review the
application for completeness. This information must be submitted
to the Planning Department no later than 4:30 PM July 24, 1995.
Please note that a complete application must be submitted, reviewed
and accepted by the Planning Department at least 21 days prior to
the scheduled Planning Commission hearing on August 24, 1995.
Review for completeness takes 10 working days.
All documents, materials, maps must be folded and collated.
Provide 13 copies of application.
The application meets the Public Services Goals and Policies.
A certified list prepared by a title company of property owners
within 250 feet of the site. These must be on pre-pasted mailing
labels.
Appropriate application fees.
Attachment E
. .-_. ... . ._... .....--
.
Exhibit ",
Page 27 of 3lJ
Review of the application is subject to section 11.070 (a) through
(h) of the Woodburn Zoning Ordinance.
Provide a site plan per Section 11.020 site Plan Composition that
shows circulation, access, parking/loading location and total
number of parking spaces, total square footage of the proposed
building, and the location of the existing landscaped areas with
dimensions of those areas.
Specifically address the following:
location of entrances and exits and direction of traffic flow into
and out of parking areas. Discuss Chapter 10 standards.
areas of turning and maneuvering of vehicles, driveway widths,
parking stall dimensions, loading spaces.
type, color and texture of exterior surfaces, include elevations of
a home, office, and storage building. Include building dimensions.
sign plan
.
existing/proposed easements
Provide information per VII of landscape policies and standards
1,2,3,4,5. Total area (sq ft) of the proposed landscaping needs to
be broken into three major components:
Total square footage of site
Street frontage
Parking lot
buffer strip
Indicate total square footage of impervious surface.
Show compliance with Chapter 26 standards:
height, rear and side yard setback, front yard setback, building
coverage
After preliminary approval by Planning commission, the developer
shall submit engineering plans to Public Works Department (see part
two pg. 9 Standards Document for Plan Review).
After Engineering approval, building permits may be issued.
Please call if you have any questions.
Community Development Department 982-5246
. ._,-_.._- ..~-~.,-.--~,- ._._------_...".~._._,,-_."---,_.-._._~
[^I,;bit nAil
Page 28 of 30
~ri
July 6, 1995
Mr. Steve Goeckritz, Community Development Director
City of Woodburn
270 Montgomery Street
Woodburn, OR 97071
DEPARTMENT OF
TRANSPORTATION
District 3
SUBJECT: Comments on Mobile Home Park-Multi-family Residential/HighwajI~l'IODE:
Dear Mr. Goeckritz:
Thank you for notifying and involving the Oregon Department of Transportation (ODOT) in
the land use action identified above. The purpose of this letter is to inform you that ODOT
has concerns about this proposed project and its potential impact upon the transportation
network and its ability to provide safe access to area properties.
The proposed project includes a mobile home park and multi-family residential uses on a
parcel located adjacent to State Highway 211, east of its intersection with State Highway 99E.
. The proposal includes access to be taken from Highway 211, a District level of importance
highway as defmed by the 1991 Oregon Hig-hway Plan. The applicant has had preliminary
discussions with District 3 staff regarding access to the site.
If access is to be provided from the state highway, the applicant will be required to apply for
and obtain an approach road permit, pursuant to OAR 734-50, prior to any work within state
right-of-way_ As part of that permit process, the applicant will be required to prepare and
submit for ODOT approval, a transportation impact study (TIS). The TIS will describe the
impacts of the project on the area transportation system and identify mitigation measures
necessary to ensure that all impacts are reduced to an acceptable level. These measures will be
incorporated into the approach road permit as conditions of approval. It is also important to
note that the above comments apply if suitable alternative access, rather than direct highway
access, is available_ If a suitable alternative is available, direct access to Highway 211 will
likely not be permitted.
This letter should be included in the hearing record as ODOT testimony. ODOT should be
considered a party to the hearing and be entitled to notices of future hearings or hearing
continuances or extensions. Please provide me with a copy of the City's decision including
findings and conclusions.
Sincerely,
Donald L. Jordan
District 3 Engineering and Planning Manager
.'
. .
.', .""
'. ,"
DU:dlf
Attachment F
885 Airport Road
Salem, OR 97310
(503) 986-2874
FAX (503) 986-2881
734-1873 (1-94)
,.~--- "~'-''''''-~'''-''--''-'-''-'-~-^'-''-'-----'-'---~'--'-'---~-,~-
.
I --
,
I
,
~)
,
/
,
-----------/
/
,
/
I
,
I
,
I
I
,
I
,
I
,
I
,
I
,
I
,
I
,
I
,
I~
,m
I~
,-{
I
,
I
,
I
,
I
,
I
,
I
,
I
,
I
,
I
,
I
,
\
,
\
,
\
I
!
hibit "A"
ge 29 of 30
/.:
_---ooCf-'
,. /~~
~ft/~
~-.q"''\'
/.cp
A \\I\l \-\ t'\ t N. G
,.... ..,.._.~~.._,.
....
,
,
....
,
,
,
"
"-
, i
,
"
,
,
............. ~ I~I
.., ( ... . ( " ,,'"
MAIN ;
FIRE STATION ~
=9= .
Exhibit "A"
a
,..co.... ..,
'"
NELLIE MUIR
SCHOOL:
i
.
.
.
.
. ..
.
..
..
V[
S I( (
, r-l I
LI;GEND
/
ll\,,w..l6., Scheduled Weekly Sweeping
',0.0 Extension of Weekly Sweeping DUring,
Leaf Clean-up
. ~ .... +-~--,.,-_._.-.__. -- ,,- .<-