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Ord 2140 - Annex 22 Ac Boones Fe COUNCIL BILL NO. 1610 ORDINANCE NO. 2140 AN ORDINANCE ANNEXING INTO THE CITY OF WOODBURN 22 ACRES OF PROPERTY LOCATED AT 2291 N. BOONES FERRY ROAD (NORTH OF WOODBURN JUNIOR HIGH SCHOOL); AMENDING THE CITY OF WOODBURN ZONING MAP FROM MARION COUNTY "URBAN TRANSITION FARM" (UTF) TO CITY OF WOODBURN "SINGLE FAMILY RESIDENTIAL" (RS); AND APPROVING THE PRELIMINARY SUBDIVISION PLAT OF SAID PROPERTY; SUBJECT TO THE VARIANCES APPROVED AND THE CONDITIONS IMPOSED BY THE WOODBURN PLANNING COMMISSION. 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. 94-02, Zone Map Amendment No. 94-04 and Subdivision No. 94-03 and considered all public testimony previously presented; NOW, THEREFORE, THE CITY OF WOODBURN ORDAINS AS FOLLOWS: Section 1. The subject property is owned by the Cipole Group, Inc., is located at 2291 Boones Ferry road, and is legally described as follows: Beginning at the iron pipe in the North Line of the B. F. Hall Donation Land Claim, Township 5 South. Ranges 1 and 2 West of the Willamette Meridian. Marion County, State of Oregon. which pipe is 20.797 chains South, 870 25' East of the Northwest corner of said claim; thence South 870 25' East 20.797 chains to an iron pipe in the North line of said claim and in the center line of the Boones Ferry Road; thence South 130 27' West, along the center line of said road, 26.553 chains, to an iron pipe 20 feet North of the South line of said Donation Land Claim; thence North 880 30' West, parallel with the said South line 17.927 chains to an iron pipe; thence North 70 20' East 26.526 chains to the point of beginning; containing 50.89 acres of land, more or less, and being a part of the B. F. Hall Donation Land Claim in Township 5 South, Range 1 West of the Willamette Meridian in Marion County, State of Oregon. Excepting Therefrom: Beginning at an iron pipe South 800.77 feet and East 1276.11 feet from the Northwest corner of the B. F. Hall Donation Land Claim Page 1 - Council Bill No. 1610 Ordinance No. 2140 ... . Township 5 South, Range 1 West of the Willamette Meridian; thence South 70 20' West 1006.50 feet to a point 20 feet North of the South line of the B. F. Hall Donation Land Claim; thence South 880 30' West parallel to said South Donation Land Claim line 1184.10 feet to a point in the center line of the Boones Ferry Road; thence North 130 27' East along the center line of Boones Ferry Road 986. 50 feet; thence North 860 54' West 1286.50 feet to the beginning. Also Excepting Therefrom: Beginning at an iron pipe in the North line of the B. F. Hall Donation Land Claim, Township 5 South, Ranges 1 and 2 West of the Willamette Meridian, Marion County, Oregon, at the intersection of said North line with the center line of Boones Ferry Road; thence South 130 27' West along said center line 120 feet; thence North 870 25' West parallel with the North line of said Donation Land Claim 300 feet; thence North 130 27' East parallel with the center line of said road 120 feet to the North line of said Donation Land Claim; thence South 870 25' East along said North line 300 feet to the point of beginning. Also Excepting Therefrom: Beginning at an iron pipe in the North line of the B. F. Hall Donation Land Claim No. 51, in Section 7, Township 5 South, Range 1 West of the Willamette Meridian in Marion County, Oregon, which is 2365.59 feet South 870 25' East from the Northwest corner of said Claim No. 51; thence South 20 33' 09" West 117.88 feet to an iron rod; thence South 870 24' 53" East, parallel with the North line of said Claim No. 51, 57.06 feet to the Southwest corner of the Eugene Gascho, et ai, tract described in Reel 185, Page 0254, Marion County Deed Records; thence North 130 23' 00" East, parallel with Boones Ferry Road, 120.00 feet to the Northwest corner of said Gascho tract; thence North 870 24' 53" West 79.61 feet to the place of beginning. Section 2. That based upon the findings and conclusions contained in Exhibit "A", the subject property is hereby annexed to the City of Woodburn. Section 3. That the Woodburn Zoning Map is hereby amended, as to the property described in Section 1 of this ordinance, from Marion County "Urban Transition Farm" (UTF) to City of Woodburn "Single Family Residential" (RS) based upon the findings contained in Exhibit "A". Page 2 - Council Bill No. 1610 Ordinance No. 2140 "..-. Section 5. That the Preliminary Subdivision Plat of said property is approved subject to the conditions and variances approved by the Woodburn Planning Commission and based upon the findings contained in Exhibit"A". Section 6. That the annexation, zone map amendment, and preliminary subdivision approval herein are subject to the conditions contained in Exhibit "S", attached hereto and incorporated herein, that the Council finds reas nable. Approved as to form~:'h:r~ 2' 2::r q S City Attorney Date APPROVED: ~ 4.~~ Nanc~ev, Mayor \ / Passed by the Council February 27, 1995 Submitted to the Mayor February 28, 1995 Approved by the Mayor February 28, 1995 Filed in the Office of the Recorder ATTEST: jl1~ -r:~ Mary ennant, City Recorder City of Woodburn, Oregon February 28, 1995 Page 3 - Council Bill No. 1610 Ordinance No. 2140 .-_. ~". <-. .._-..".._.~-~_.-t'-- FINDINGS AND CONCLUSIONS EXHIBIT "A" Page 1 of 10 A. Residential Land Development Pollcies 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 faclllty, such as a school, park, or privately owned community facillty to aUow for interaction within the neighborhood. The property being proposed for annexation is located directly north of the Woodburn Junior High School This location allows the property to maintain a beneficial relationship with the community. A.2. Living Environment - ne..dopments in residential areas should be constructed in such a way that they win not seriously deteriorate over time. Zoning ordinances should be strictly enforced to p..,,,,,,,t encroachment of degrading non.residential uses. Construction standards in the State Building code shaD be vigoroasly enforced, and If necessary, additional standards the City determines should be imposed to Insure non-degrading housing units, should be encouraged by the City. The proposed development will be planned and built in a manner which obeys every ZOning ordinance. Keeping in accordance with these ordinances will guarantee a respectable and safe environment. 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 llving environment. The proposed development has very spacious lot sizes that will necessitate a pleasant community. A.4. Streets in residential areas should be used by residents for access to coUectors and arterial Residential streets should be designed to J11lnlml... their use for through traffic, however, whenew:r possible dead-end streets and cul-de-sacs should be avoided. In the design of the subdivision there is only one access via Boones Feny Road. This will avoid any unnecessary traffic. A.5. Residential developments should strive for creative design which win maximize the inherent values of the land being developed and encourage slow moving traffic. Each " '--"--.------.-_._-,~_. EXHIBIT "A' Page 2 of 10 residential deve10pment should provide for landscaping and tree planting to enhance the Hvabillty and aesthetics of the neighborhood. Aesthetics are extremely important to this development. The project is aiming for an all inclusive effect, not just unique aspects that won't function together. In order for this to occur. appearance and safety must be attended to in the highest degree. A-5. Non-residential uses should be p(eveu.ted from locating in residential neighborhoods. Existing non-conforming uses should be phased out as soon as possible. The proposed property clUTently possesses emblements and will therefore not be in danger of a non-conforming use. A-7. Home occupations and combination business and home should be allowed if the residential character is unaffected by the use. In the case of home occupations. these can be allowed through the zoning ordinances. Within the proposed development there will be no home occupation and combination business units. A-S. 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. The proposed development has an access that is unique to just the development, and therefore will not generate any non- residential uses. ~ - -"-'-.........._.,,~-_.~--.-..~'.--I EXHIBIT "A" Page 3 of 10 D. Annexation Policies 0.1 Annexation policies are extremely important for the City. While it is important that enough land is available for the necessary development anticipated in the City of Woodburn, it is also essential to prevent too much land being included in the city limits as this leads to inefficient, sprawling development. Because of the need to plan for public improvements, the City should insure that there is a the year supply of vacant land within the City. Services should be provided to that land during that five year period. The location of the proposed property has been a popular region for new development in the City of Woodburn. At the current growth rate there does not exist an adequate supply of land for a five year period. This annexation will allow for that needed land. as well as being a logical. functional, and orderly addition to the City. 0.2 Prior to the approwi of Site Plan, Subdivision or Planned Unit ne"etopments for land annexed to the city west of Interstate 5, a detailed Transportation Impact Study with the Deparbnent of Transportation will be required. A notification period of 45 da)lS will be provided the Department of Transportation to respond to the before mentioned proposal prior to final City action. The proposed development is to the east of Interstate 5, therefore this does not apply. G. Housing Goals and Policies. Goal G-l. The housing goal of the city is to insure that adequate housing fOl" all sectors of the community is provided. Policies G-l-l. The City will insure that sufficient land is made avallable to accommodate the growth of the City. This requires that sufficient land fOl" both high density and low density residential developments is provided within the confines of the growth and development goals of the City. It is the policy of the City to assist and encourage property owners, whenever possibie, to rehabilitate and renew the older housing in the City. It is the intent of the Cipole group to annex this property for the purpose of a low density residential development that is within the confines of the growth and development goals of the City. This property is presently outside the city limits but is consistent with the goals of the overall city zoning plan, and although there is a zone change application. it will remain within the same zone category. ~ '--....'--.-....T .__.~.._.,,----,......._-_..~.,._.... G-I-2. EXHIBIT "A" Page 4 of 10 It is the policy of the Ci~ to encourage a variety of housing types to accommodate the demands of the 10cal housing market. At present there is a variety of housing options within the City of Woodburn. Of these options there does not exist a vacant residential subdivision comparable to the one which the Cipole Group is proposing. The City will need to insure there exists housing for the future population goal ( as stated in the Comprehensive Plan) and this proposed subdivision will meet the needs of a future market segment. Unlike other present subdivisions. Heruy Farm Estates offers spacious lot sizes. - 8.000 square feet. It is adjacent to the Senior Estates and across the street from Tukwila. two developments which have been very successful and are located in a geographically desired area. Unlike these subdivisions which have appealed to specific market segments. Heruy Farm Estates can offer a different housing option appeasable to the current co=unity strata as well as allure newcomers. G-I-3. To insure the new concepts in housing are not restricted unduly by ordinances. the Ci~ shall periodically review its ordinances for appficabiH~ to the current trends in the housing market. Heruy Farm Estates is proposing a traditional subdivision that is not extraordinary and would not stray from current acceptable ordinances. G-I-4. To provide for the persons living in the communi~ of a lower income. the Ci~ will accept its regional share of low income housing. This policy is not intended to provide an owerabundance of low income housing which would encourage undue migration of low income persons. Henry Farm Estates will not be a low income subdivision. It will contain 79 lots which will be offered at current market prices. B. Pubfic Services Goals and PoHcies. Goals B-1. It is the goal of the Ci~ to provide adequate public services to an areas of the Ci~ to include. Sewer fines of adequate capaci~ Water fines of adequate capaci~ for both domestic supply and fire fighting capabiHties. Storm drainage to prevent fiooding of valuable properq. where feasible. B-2. To provide a central system to accommodate the service lines to include: Sewage treatment facillties sufficient in capaci~ to accommodate the City's growth until the year 2008. Lift stations as necessary to the sewer fines. EXHIBIT "A" Page 5 of 10 Well storage and treatment of water as is necessary to accommodate the needs of the City. Detention systems for flood water and storm drain runoff so as not to overburden the drainage systems of the city. Policies B-2. It Is the policy of the City to provide facilities at the least long range cost to the City. In accordance with the regulations of the Public Works Department. the Cipole group will build low maintenance facilities which will not deteriorate prematurely. B-2. Efficient design of an facilities should be encouraged. The sl.zing of all lines should be adequate to accommodate the ""1'<"-1t:d Hfetime of those lines. The lines will be engineered to the Public Works specifications. which will insure efficient design. B-3. The City should oversbe the lines where It is deemed reasonable that during the Hfe of the facility the lines will be carrying additional capacity. Henry Farm Estates is a subdivision with a pre-determined number of dwellings. This should eliminate the possibility of oversizing the lines because there is not a future consideration of additional capacity. This should allow for an initially efficient design. B-4. The City should minimi2Je the number of high maintenance and ope.o:atIonal cost facilities such as a lift stations whenever possible. To maxlmi2Je the utility of existing city services, and to minimize maintenance costs, existing lands which are vacant should be developed to their highest potential, subject to constraints of the Land Use FIan, and eaceptlng areas set aside for open space presenation 01' parks. Henry Farm Estates will not require the use of high maintenance peripheral facilities which would increase operational costs. It is maximizing the utility of a well planned public service infrastnicture. B-5. DevdopmentZones - 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. This proposed development is in an area of existing utilities. Major utilities run parallel with Boones Ferry Rd and will allow for efficient extension of the services. B-6. To insure that the growth does not increase the cost to the present City residents, the City's policy should Insure that the new developments .,. EXHIBIT "A" Page 6 of 10 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. The Cipole Group accepts a financial responsibility to pay for elements concerning the connection of necessary utilities for the proposed subdivision. and is willing to abide by these obligations. However, the Cipole Group does not foresee any additional services that will increase the cost to present City residents. H-7. It shall be a poIiey of the City to maintain a working Capital Improvement Plan which shall detaIl a set of publlc facillty projects. their c:osts. and funding for a six year period, and for the logical extension of pubUc facilities over a projected twenty year period. It shall further be the polley of the City to conduct an annual review of the CIP and amend it as necessary to insure adequate publlc infrastructure where needed and to maintain compUance with Poney (H) (1) of the document and the statewide land use goal eleven (Publlc Facilities Planning). The Capital Improvement Plan will not be burdened to provide utilities to Henry Farm Estates, due to the close proximity of existing utilities. 1. fiansportation Goals and Poncies Goal 1-1. Policies 1-1-2. 1-1-3. 1-1-4. EstabUsh a framework for the development of faclllties to move persons and goods in a safe. effective and efficient a manner as possible under projected year 2000 traffic conditions. Develop a transportation system that interconnects residential areas with employment centers. commercial areas, schools. parks. churches and regional transportation networks. Henry Farm Estates will have an access onto Boones Ferry Rd., which will give the subdivision access to the current transportation network. Develop a street system wherein arterial streets are of sufficient width to accommodate traffic flows without interruption. Collector streets should function to conduct traffic between arterial streets. which serve to accommodate movement within neighborhoods . The Henry Farm Estates has engineered a functional development that meets the desired widths of arterial streets. The main loop is sixty feet wide whereas the side streets are fifty feet wide. 'This meets with the Public Works codes and provides proficient movement within the subdivision. To insure that state and federal highways with routes through the City are improved in accordance with projected traffic volumes and the elements contained within this plan. ~ --,-_.- ...."'.._._-~..._-'~-~-~~<""_...-t~--_.~....-, 1-1-5. Goal EXHIBIT "A" Page 7 of 10 The Cipole Group comprehends their responsibility to the improvement of Boones Ferry Rd as a result of increased traffic volume. It is also understand that this is limited to their respective side of the street including the distance of the bordering property boundary. Develop a public transit system which will provide service and facilities to improve the mobiHty and accessibiHty of the transportation disadvantaged. 1-2. Develop a transportation system that avoids or reduces a reHance upon anyone form of transportation. Policies 1-2-1. 1-2-2. 1-2-3. 1-2-4. J. J-1. Encourage the development of transit services by route expansion. inaeasing ieveIs of service and appropriate street design to facilitate movement of transit vehicles. Develop a bikeway and pedestrian system which will provide routes connecting residential areas to schools, parks. places of empioyment and commercial areas. Promote optimum efficiency within the transportation system by the use of traffic management techniques including access controls on major arterials and the utillmtion of avalJable transit system capacity prior to the construction of major new transportation facilities. Encourage the desil(n and devdopment of transportation facilities that can be readily modi1led to accommodate future demands. Growth Goal City's goal is to graw to a population of approximately 18,000 by the year 2008. This growth should be orderly and accompanied by the Decessary public services. The growth should be balanced in residential, industrial, and retail sectors of the City. As much as possible, the growth should not add any additional burdens on the City's taxpayers. The Cipole Group is proposing a subdivision that will provide housing for a future market segment without burdening the current City's taxpayers. In addition, Henry Farm Estates is a subdivision that matches the City's growth goal policies. It shows an orderly growth pattern. K. Growth and Urbanization Policies. K-1. To insure the growth is orderly and efficient, the City shall phase the needed public services in acconJance with the ~ rate of growth. The exlensions of the ezisting public services should be in accordance with the master plans in this Comprehensive Plan. Henry Farm Estates is in accordance with the overall zoning plan. This proposed development is outside the city limits but is zoned ~ ~-".. .~._".+~-+.._,_.- ""~--'---~-~'I EXHIBIT "A" Page 8 of 10 for low density residential development. It is also in accordance with the Comprehensive Plan. The Comprehensive Plan calls for annexation policies which prohibits sprawled development. This proposed development is bordered on three sides by the city limits and if annexed would exemplify a natural succession and surfeit the Comprehensive Plan. K-2. To insure that the City's growth does not exceed its ability to provide publlc services, the City shan adopt a growth control ordinance, similar to the Limited Growth Ordinance now in effect. When and if the growth control is used, the City shan reexamine the publlc facilities plan and derermine at that time if it is in the publlc inta'est to expand facilities to accommodate the additional growth. The proposed development is already within the confines of the existing growth demand; therefore. the development of Henry Farm Estates does not demand expanded public facilities. K-3. The City's pubHc facilities now being built are to be paid for by the system development charges from the anticipated growth. To insure that the City's growth does not fall short of the expected growth rate, the City would only take necessary measures to stimulate growth under extreme circumstances. K-4 The acceptance of Henry Farm Estates will help to promote growth and prosperity as well as avoid any unnecessary measures to stimulate growth. The County shan retain responsibility for regulating land use on lands within the urban growth area until such lands are annered by the City. The urban growth area bas been identified by the City as urbanized and is considered to be available, over time, for urban development. This parcel of land is surrounded by an urbanized area and should be available for urban development. K-5. The City and County shan maintain a process providing for an exchange of information and recommendations relating to land use proposals in the urban growth area and other land use activities being considered in the urban growth area by the County shan be forwarded by the County to the City for comments and recommendations. The City shaH respond within twenty days, unless the City requests d and the County grants an extension. This is a process that is independent of the Cipole Group and the proposed Henry Farm Estates. K-6. Upon receipt of an .mn......tion request or the initiation of annexation proceedings by the City, the City shaH forward information regarding the request (including any proposed mne change) to the County for comments and recommendations. The County shaH have twenty days to respond unless they request and the City allows additional time to submit comments before the City makes a decision on the annexation proposal. In this particular incident Marion County bas been informed of the annexation request and bas provided input for the prior proceedings. specifically the October 18. pre-application meeting. ~ ... -~---._.__.-.._._.t~--.--_~_. EXHIBIT "A" Page 9 of 10 K-7. All land use actions within the urban growth area and outside the city limits shall be consistent with the City's Comprehensive plan and the County's land use regulations. Henry Farm Estates satisfies the stated goals of the City's Comprehensive Plan and has been consistent with County's land use plan. K-B. In order to promote consistency and coordination between the City and the County, both the City and County shall review and approve amendments of the City's Comprehensive Plan which apply to the portion of the urban growth area outside the city llmlts. Such changes shall be considered first by the City and lefehed to the County prior to final adoption. ]f the County approves a proposed amendment to the City's plan, the change shall be adopted by ordinance, and made a part of the County's plan. This is an area that does not apply to the Cipole Group or the proposed Henry Farm Estates. K-9. E1roept as provided in Policy K-lO below, the area outside the urban growth boundary shall be maintained in rural and resource uses consistent with Statewide Land Use Planning Goals. This does not apply. as the proposed area is within the urban growth boundary. K-lO The City and County shall strive to enhance the livablnty of the urban growth area and to promote logical and orderly development therein a cost effective maUer. The County shall not aBow urban density uses within the Urban Growth Boundary prior to annexation to the city unless agreed to in writing by the City. City sewer and water facilities shall both be elrtended beyond the city limits, except as may agreed to in writing by the City and County. The City shall be responsible for the preparing the public facilities plan. The proposed development is bordered on three sides by the city limits. Annexing this piece of property would follow a logical sequence. In conjunction. there is adequate utilities nearby that would promote a cost effective connection. K-ll. Conversion of land within the boundary to urban uses shall be based on a consideration of: a. Orderly, economic provision for publlc facilities and services; The proposed Subdivision is bordered by the city limits on three sides. The annexation of the this property will indicate a natural. logical. and orderly extension of the city limits. As well as. taking advantage of the nearby utilities. which are economically appealing. b. Availability of sufficient land for the various uses to insure choices in the market place; This proposed subdivision will allow the buyer a different type of housing option. An option that offers a neighborhood environment with very spacious lot sizes. ~ "-""''''-''r '-~"""-"'-"<"._-'--"""_._-'-",--""",-,._-~,- .~. ..,.-- EXHIBIT "A" Page 10 of 11.. c. LCDC Goals d. Encouragement of in-filling development within developed areas before conversion of urbani20ed areas; and e. Applicable provisions of the Marlon County and City Comprehensive Plans. The Comprehensive Plan has beeu analyzed and this proposed project meets the need of the City's goals. It is an organized extension of the city limits that defies the notion of sprawling. In addition, this project takes advantage of a well designed infrastructure that will be able to sufficiently service this project without an additional expense to the current city taxpayer. This project will also enable the continued growth goal of the City by enabling superfluous developments to continue in an orderly fashion. . ..... -....+..............-.1 EXHIBIT "B" Page 1 of 3 CONDITIONS OF APPROVAL: A. Annexation Zone Change 1. Provide Planning Staff a copy of legal survey describing area to be annexed prior to city council hearing. This will be necessary for City Recorder. B. SUBDIVISION 1. Subdivision approval is subject to approval of annexation and zone change. 2. Comply with staffs comments as submitted by Public Works Department Building Department Police Department Planning Department 3. Submitt copy of subdivision plat to Woodburn Fire District prior to recordation with Marion County for review. The applicant shall comply with the fire districts conditions of approval. 4. Provide landscaping as in those areas shown on preliminary plat. Submitt one copy of final landscape design to planning department following preliminary apprval. Vision clearance standards shall be met. 5. Provide landscaping along Boones Ferry Road with five foot fence easment. Submitt copy of final landscaped design to planning department following preliminary approval. Vision clearance standards shall be met. 6. Plantings shall be watered regularly and in a manner appropriate for the specific plan 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 materials, or parking shall be permitted within the required landscaped and buffer areas. All landscape and buffer areas shall be maintained and kept free of all depris, weeds and tall grass. 7. Provide planning staff a copy of CC&R's following preliminary approval. ~ --..-0-........-..". -_.."'.,~.".....,t Page 2 of 3 .,... EXHIBIT "B" 8. Provide pedestrian access to the Jr. High to the south. The location shall be agreeded upon by the School District, developer and staff. The access way shall be hard surfaced and lighted and maintained by the homeowners association. 9. Provide site obscuring, uniform fence along entire western boundary of development (adjacent to Senior Estates). This shall be built to city standards prior to any building permit issuance of the dwellings. 10. Provide a uniform fence built to city standards along the entire frontage of Boones Ferry Road. This shall comply with vision clearance standards. 11. Any singage shall be reviewed by the planning department. Sign permits shall be issued by the building official. 12. The applicant shall provide three 24 x 36 copies of a revised subdivision plat to the planning department. It shall show the subject property and subdivision (streets, access ways) in relation to those uses to the north, south, east and west. 13. The applicant shall provide property line sidewalks within the subdivision. 14. The applicant shall provide stubb out road to the north for future connection to Country Club Road. No offset intersections shall be allowed. Location of stub road shall be determined by the applicant, public works department and planning department at time in engineering approval. 15. No private driveway access points shall be allowed onto Boones Ferry Road. All driveways shall access on internal residential streets. 16. The recorded subdivision plat must be in substantial conformity with the tentative plan for the proposed subdivision. 17. Prior to recordation with Marion County: The applicant shall submitt a copy the subdivision plat for review by the planning department and public works department. Once approved, it will be initialed by the community development director prior to recordation. ---" Page 3 of 3 ~-- EXHBIT "B" 18. 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. 19. Final plan shall conform to the construction plan review procedures and standards. 20. Final plan shall conform to the City of Woodburn standard specifications and all state building codes. 21 . Comply with comments as submitted by public works department, building department, police department, and planning department. 22. Following recordation with Marion County, the applicant shall submitt to the planning department three (3) copies of the recorded subdivision plat.