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Ord 2209 - Approve Plan Re 97-09 COUNCIL BILL NO. 1853 ORDINANCE NO. 2209 AN ORDINANCE AFFIRMING THE DECISION OF THE WOODBURN PLANNING COMMISSION; APPROVING SITE PLAN REVIEW APPLICATION 97-09; INCORPORATING THREE ADDmONAL CONDmONS; AND DECLARING AN EMERGENCY. WHEREAS, the Woodburn Planning Commission conducted a public hearing on Site Plan Review Application 97-09 on October 23, 1997, and WHEREAS, the Woodburn Planning Commission issued a final order approving Site Plan Review Application 97-09 on November 13, 1997; and WHEREAS, Site Plan Review Application 97-09 was appealed to the Woodburn City Council and the City Council conducted a ~ I1llYl2 public hearing on December 15, 1997; and WHEREAS, the Woodburn City Council closed the public hearing and the hearing record, and directed staff to prepare an ordinance of approval; NOW, THEREFORE, THE CITY OF WOODBURN ORDAINS AS FOLLOWS: Section 1. That the decision of the Woodburn Planning Commission on site Plan Approval Application 97-09 (Applicant: Jack Kohl) is hereby affirmed. Section 2. That the City Council hereby makes a final land use decision on Site Plan Approval Application 97-09 (Applicant: Jack Kohl) granting and approving said application based upon the findings and conclusions contained in Exhibit "A!' which is attached hereto and, by this reference, incorporated herein. Section 3. That the approval of said Site Plan Application is subject to the conditions contained in Exhibit "B", which is attached hereto and, by this reference, incorporated herein and additional conditions imposed by the City Council as follows: 1. That the fence along the western boundary of the development shall be identical to that along the western boundary of the Henry's Farm Subdivision; and 2. That the Applicant shall modifY its landscape plan to include additional evergreen trees which measure a minimum of six feet in height at the time of planting along the western boundary fence in areas in a site line between the patios of the upper units and the backyards of neighboring Senior Estates homes; and Page 1 - COUNCIL BILL NO. 1853 ORDINANCE NO. 2209 C:CB\97.Q9.3 3. That the Applicant shall add privacy screens to all westerly facing balconies of the upper units in Buildings Al and A3, the design of which will be consistent with the design ofthe western perimeter fence. These privacy screens shall each have lattice tops and shall measure 5'6" from the floor of each balcony to the highest point of the lattice. Section 4. 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. Approved as to form~' ryva-- ~ City Attorney 1-11-10 Date Passed by the Council Submitted to the Mayor Approved by the Mayor Filed in the Office of the Record:d- ATTEST:_rY\~ -r~ Mary e t, City Recorder City of Woodburn, Oregon APPROVED: Nancy January 26, 1998/ January 28, 1998 January 28, 1998 January 28, 1998 Page 2 - COUNCIL BILL NO. 1853 ORDINANCE NO. 2209 C:CBl97.o9.3 EXHIBIT A EXHIBIT A page---L.- of Id.... FINDINGS AND CONCLUSIONS 1. The Woodburn Comprehensive Plan Map designates the property of 3.4 acres located on Lot 4 of Elmendorf Acres west of Boones Ferry Road and south of Country Club Road end specifically on Marlon County Assessor Map T5S, R1W, Section 7BA Tax Lot #500, as multi-family. Finding: The property is designated multi-family. Conclusion: Multl-famUy uses ara allowed under this comprehensive plan map designation. 2, The Woodburn Zoning Map designates the property as RL - limited multi-family residential. Finding: The zoning district designation conforms to Woodburn's Comprehensive Plan Map designation. Conclusion: The applicant's proposed use conforms to the zone map designation. 3. Woodburn Zoning Ordinance Chapter 8 General Standards Section 8.040 Special Setback Distance (a)(6) Country Club Road & Drive, HWY 214 to Boones Ferry Road ,.... 30 feet. Finding: Buildings A 1, B7 and A6 comply with the special setback distance of 30 feet plus the 20 foot front yard setback = 50 feet from the centerline of Country Club Road. Buildings A 1 and B7 setback 50 feet from the centerline of Country Club Road. Building A6 sets back approximately 60 feet from the centerline of Country Club Road. Section 8.140, No ParkinQ in Front Yard ....: No parking shall be allowed exclusive of driveways within the required front yard area. The side yard and rear yard areas may be used for parking of vehicles unless otherwise prohibited by this Ordinance. Finding: The applicant has met this standard. FINAL ORDER - SPR 97-09, PAGE 2 "',... _~. 4_'. _...... '_'_'~'__<". -.---.~_._'- -_._~-"-_."-~-"-'._.- -'. EXHIBIT A Page...2- of Id- Section 8.190. VHolnn Cl8a1'R1'ICA. The VisIon Clearance area shan not contain any plantings. walls, structures, or temporary or permanent obstructions to vision exceeding 30 inches In height above the curb level. Finding: A condition of approval is that the applicant comply with the vision clearance standards. Conclusion: The special setback distance, no parking In the front yard and vision clearance standards are met by the applicant's proposal. 4. Chapter 9 Residential Standards Section 9,045. Front Yard Setback. Every building shall setback from lot lines adjacent to streets at least 20 feet, Finding: The applicant has shown compliance with the special setback and front yard setback requirement (special setback of 30 feet = front yard setback of 20 feet = 50 feet). The proposed buildings A 1 and B7 lie approximately 50 feet from the centerline of Country Club Road. Building A6lies approximately 60 feet from the centerline of Country Club Road, Conclusion: The front yard setback requirement is met. 5. Chapter 10. Off-Street Parking, Loading and Driveway Requirements Section 10.050. Off-Street Automobile Parking Requirements. Off-street automobile parking shall be provided in the amounts not less than those listed below: (b) Dwellings containing 2 or more dwelling units located on the same lot; (1) one and one-half spaces per dwelling unit having one bedroom only. (2) two spaces per dwelling unit having two or more bedrooms. Finding: Forty-four 2 bedroom units and twenty-eight 1 bedroom units are being proposed. Thus, one hundred and thirty (130J parking spaces are required. The applicant is providing 133 parking spaces, The applicant is providing the five required handicap accessible spaces. The applicant has shown an aisle width of 24 feet wide, The applicant has met the parking requirement, Section 10,060. Off-Street Loadino Reouirements. Off-street loading space shall be provided in the amounts listed below. FINAL ORDER - SPR 97-09, PAGE 3 ,~.___. .._-, '"!>"._" .._._.._.__..... ._~__~..__.___w~u_.._.__.._..m. -- , ~ , EXHIBIT A Page....3... of I d- (a) A minimum loading space size of 12 feet wide, 20 feet Iong;and 14 feet high when covered shall be required 8S follows: (11 For multi-family dwellings with 10 or more dwelling units - one space. Finding: The Site PIBn lllustrstes the loading area (one 12' wide x 20' long loading space) for the proposed project. The loading area meets the standard. Section 10.070. Parkino and loading Area Develooment Requirements. All parking and loading areas except those for single family dwellings shall be developed and maintained as follows: (bl Surfacing: All driveways. parking and loading areas shall be paved with asphalt or concrete and be adequately designed, graded and drained as required by the Public Works Department, Finding: A condition of approval is that all vehicle surfaces be adequately designed. graded and paved. (c) Bumper Guards or Wheel Barriers: Bumper guards or wheel barriers shall be so installed that no portion of a vehicle will project into a public right- of-way or over adjoining property. The area beyond the wheel barriers or bumper guards shall be paved or covered with evergreen ground cover. Finding: It is a condition of approval that wheel barriers be installed, (d) Size of Parking Spaces and Driveways: The parking area, each parking space and all driveways shall be of sufficient size and all curves and corners of sufficient radius to permit the safe operation of a standard size automobile. to wit: (2) Maximum 8 percent grade for driveways. Anything in excess of this standard is subject to review of the Public Works Department. (3) Directional signs and pavement marking shall be used to control vehicle movement in the parking lot. Finding: The size of parking spaces and driveways have been identified on the site plan and meet standards. (e) Access: all parking and loading areas shall be served with either separate ingress and egress driveways or with an adequate turn-around which is FINAL ORDER - SPR 97-09, PAGE 4 ........<. , EXHIBIT A Page..4- of I SL always available and useable. All entrances and exits onto a public right- of-way shall first have the approval of the Planning Director and/or the City Engineer. Finding: The applicant's site plan identifies all parking, loading and driveways which meet standards. (g) Lighting: Any light used to illuminate a parking or loading area shall be so arranged as to be directed entirely onto the loading or parking area, shall be deflected away from any residential use and shall not cast a glare or reflection onto moving vehicles on publiC right of way. Finding: A condition is that all parking and loading areas be properly lighted, (h) Landscaping: In every district other than an "R" district there shall be provided a landscaped yard as set forth in Section 29.060 ... Section 10.080. Driveway Standards. (c) Driveway access for Multi-Family units with off-street parking: Dwelling Unit Maximum Width 11 - 100 units Minimum of two accesses of 24 feet Finding: The applicant is providing two access points for the site on Country Club Road, The width of the driveways are 24 feet as shown on the submitted site plan, The maximum driveway width allowed is 24 feet. This standard has been met, Conclusion: All requirements identified in Chapter 10 are met in the applicant's proposal. 6. Chapter 11 Site Plan Review Section 11 .030 Approval of Site Plan Required (a) No building permit for construction of structures governed by this chapter shall be issued until the Site Plan for that structure has received approval under the provisions of this chapter, (b) Any conditions attached to the approval of this Site Plan shall be conditions on the issuance of the building permit. A violation of the conditions shall be considered a violation of this ordinance. FINAL ORDER - SPR 97-09. PAGE 5 Section 11.070 . Criteria for evaluating R Site Plan EXHIBIT ,4 Page~ of J:l..- Finding: The applicant has addressed the Site Plan Review criteria adequately. (a) The placement of structures on the property shall minimize adverse impacts on adjacent uses & (b) Landscaping shall be used to minimize the impact on edjacent uses. Finding: The applicant states that "the uses directly to the west and south [and north} are single family homes. To minimize the visual impact, the landscaping is designed to break the lines of the buildings, and [the applicant} uses three heights of landscaping material to accomplish this, The evergreen and deciduous trees provide visual breaks and shade for the residents, The lower vine maple and photinia give lower layered site line breaks; and the ground cover and lawn provide a softening effect for both residents and neighbors. The total percentage of landscaping for the site is approximately 50% (based on the total site area).. The landscaping percentage required for the proposed use is 20%. The applicant has exceeded this standard. The applicant is proposing 41 % of interior landscaping for the subject site, The landscaping percentage required for interior landscaping is 18%. A 5 foot landscape strip is required adjacent to the street, The applicant is providing a 15 foot landscaped strip, 10 feet of which lies within the public right-of-way, adjacent to the street. The landscape plan shows approximately 2 large trees per 100 feet for frontage street landscaping, Two large trees per 100 feet is the required standard for frontage street landscaping. A 15 foot planting strip and a 7 foot high fence is required where the proposed multifamily residential development abuts a single family zone, The applicant has indicated that a 7 foot high fence is being proposed for the western and southern edges of the site. A condition of approval is that the applicant increase the height of the fence on the eastern side of the property from 6 feet to 7 feet. The applicant is proposing cyclone fencing with color accented slots, A condition of approval is that the fencing along the western and southern edge of the property be uniform with the fencing on the western edge of Henry's Farm Subdivision. FINAL ORDER - SPR 97-09. PAGE 6 exHIBIT A Page -!e.. of I,J.... The applicant is required to maintain a minimum buffer of 15 feet for the western edge of the property, the southern edge of the site, and the eastern property line. Ic) Landscaping shall be so located as to maximize its aesthetic value. Finding: The applicant states that the "during the design and layout phase, the landscape planner wUl ensure each shrub, plant, and tree will be placed to give maximum foliage exposure to the residents, guests, and those passing by the project. Ground cover and lawn will surround the buildings to enhance the visual impact, as well as the open space for people to enjoy. In planting beds that surround the lawns and the beds that surround the buildings, rhododendrons and azaleas will be used to break up building lines and provide shade to lower units, Large trees such as fir, pine, red maple and birch will give the towering majestic effect, These larger trees will be used both for surrounding the project and in the interior layout. . (d) Access to the public streets shall minimize the impact of traffic patterns, Whenever possible, direct access shall not be allowed to arterial streets, Wherever possible, access shall be shared with adjacent uses of a similar nature, Finding: Access to the site is proposed from two access points on Country Club Road, The applicant states that proposed "sidewalks will be developed throughout the complex that connect to any public sidewalks in the area, . The two proposed access points meet the 24 foot width standard, Country Club Road (Astor Way to Boones Ferry Road) is classified as an Access Street in the Woodburn Transportation System Plan, The Access Management Ordinance specifies that driveway spacing must be at least 10 feet. The applicant is proposing a driveway spacing of approximately 190 feet, (e) The design of the drainage facilities shall minimize the impact on the city's or other publiC agencies drainage facilities. Finding: The applicant states that M the entire system, starting with roof gutters and down spouts, catch basins, water retention, oversized piping, and flow restrictions will be in conformance with City of Woodburn requirements. . (Refer to Attachment 02 for specifiC street, drainage, sanitary sewer and water conditions of approval required by the Pubic Works Department.) FINAL ORDER - SPR 97-09, PAGE 7 -., ; ,- EXHIBIT -A Page...:2.- of / ,?- (f) The design encourages energy conservation. both in its sitting on the lot. and its accommodation of pedestrian and bicycle traffic. Finding: The applicant states that the "specific design of these units creates great energy savings. In one-third of the units, only one side of the unit is exposed to the outside elements. The other three sides of the unit are either common waDs with enother unit or tuclced Into entries, which retain heat In the winter and 8re shady snd cool In the summer. The other units will have common walls with adjacent units, ensuring energy efficiency because of the minimal wall exposure to the outside elements. The building orientation will provide about equal summer cooling because of shade. That is, the moming sun will be available, but the afternoon sun will be shaded, This occurs on over half of the units. In the winter, the afternoon sun will enter many of the units, gAting solar heat, thus reducing energy use. In addition, the insulation path number one will be followed to ensure compliance with the code for energy conservation. Also, the landscaping will be planned to provide evergreen and deciduous trees for summer shade, and deciduous trees to allow winter sun to enter the units. Sidewalks throughout the complex will allow pedestrian and bicycle traffic to reach Country Club Road,. Bicycle racks are proposed to the northeast of building A6 and to the southwest of the tot lot. (g) The proposed site development, including the architecture, landscaping and graphic design, is in conformity with the site development requirements of this ordinance and with the standards of this and other ordinances insofar as the location and appearance of the proposed development are involved. Finding: The applicants proposal has complied with the current ordinances and standards discussed in the staff report, (h) The location design, color and materials of the exterior of all structures and signs are compatible with the proposed development and appropriate to the character of the immediate neighborhood, Finding: The applicant has addressed this Site Plan Review criteria, The applicant states that the 'focation of the buildings, design, color scheme, and exterior materials will be compatible with existing structures in the area. The new single family subdivision to the south has new landscaping and lap siding. We will use these elements of design also. The single family homes to the west have a more mature landscape plan. Our tree planting program will compliment their established trees.. The colors of the new FINAL ORDER - SPR 97-09, PAGE 8 ....- -.-. -..--........-..""...-.,.-.......-... _..__.__..~...-._-_...~.,._------_..._-~ ~. '-'c 5 EXHIBIT A Page -L of i d- and mote rnatufe homes vsry; therefore our muted beige and white color scheme will blend Into both neighborhoods... The [proposed] buildings will be of wood hme with IBp siding and compositIon roof. The exterior colors will be Miller OatmeBl for the body with Miller Navajo White and Miller Burgundy as BCCMt trim colors. Landscaping will exceed the requirements of the Woodburn Code, Including Irrigation, and will be maintBined by our full-time lendscspe department employees.. The colors and materials have been suppOed to the planning department on a color board. Conclusion: The applicant has met 1ha standards required under Chapter 11 Site Plan Review. Chapter 25 RL Limited Multi-Family Residential Section 25.050. Side and Rear Yards. (a) There shall be a side yard and rear yard on every lot in an RL District, which yards shall have a minimum depth of six feet; provided there shall be added to the side yard and rear yard minimum requirements aforesaid, one foot for each multiple of 15 feet or portion thereof, that the length of that side of the building measures over 30 feet, Finding: Buildings A5 and A6 setback approximately 70 feet from the east property line. Buildings A 1, B2 and A3 setback a minimum of 16 feet from the western property line. Building A3lies 16 feet from the south property line, Buildings B4 and A5 lie approximately 90 feet from the south property line, The setback requirements have been met. Section 25,060. Front Yard. In an RL District, there shall be a minimum front yard of 20 feet. No parking shall be allowed within 20 feet of the front lot line. Finding: The applicant has shown compliance with the special setback and front yard setback requirement (special setback of 30 feet + front yard setback of 20 feet = 50 feet), The proposed buildings A 1 and B7 lie approximately 50 feet from the center line of Country Club Road, Building A6lies approximately 60 feet from the centerline of Country Club Road, Section 25.080 Lot Area and Width.. The minimum lot requirements for other residential uses shall be 5,000 square feet plus additional lot area computed as follows: (a) For the first through fifth unit: (1) For each dwelling unit with one or less bedrooms - 1,200 sq. ft,; (2) For each dwelling unit with two bedrooms - 1,600 sq. ft. FINAL ORDER - SPR 97-09, PAGE 9 EXHIBIT A Page -2- of /d- Ib) For the sixth dwellIng unit and each succeeding dwelling unit, the following additional lot areas shall be required: (1) For each dwelling unit with one or less bedrooms, one story - 1,250 sq. ft. (2) For each dwelling unit with two bedrooms, one story - 1,675 sq. ft. Icl No building or group of buildings shall occupy more than 30 percent of the lot area. Finding: The total site area is approximately 748,076 square feet in size, The minimum lot size requirement for the 72 dwelling units is 7 73,450 square feet. The applicant has met this requirement. The proposed apartment complex buildings occupy 17% of the total lot area (148,016 square feet) , thus meeting the 30% limit. Section 25,040, Height, No building ...., shall exceed ...., 20 feet. Definition: Section 1.260. Height of Building. The vertical distance from the "grade" to the highest point of the coping of a flat roof or the deck line of a mansard roof or to the average height of the highest gable of a pitch or hip roof. Finding: The proposed apartment building complexes are an average of 20 feet in height. Conclusion: The limited multi-family standards are met. 8, Landscaping Standards Finding: As stated ear/ier in the staff report, the total percentage of landscaping for the site is approximately 50% (based on the total site area). The landscaping percentage required for the proposed use is 20%. The applicant has exceeded this standard, The applicant is proposing 41 % of interior landscaping for the subject site, The landscaping percentage required for interior landscaping is 18%, Conclusion: The applicant's proposal exceeds the landscape requirements. 9, Sign Ordinance Finding: The applicant is proposing to place an entry monument sign (3 feet tall and 12 feet wide) located to the north of Buildings B7 and A 6 as indicated on the site plan. The sign does not fall within the 10 foot vision clearance FINAL ORDER - SPR 97-09, PAGE 10 ._.~..._._-,_...,--~_..~_.- '_.~-""'--'._'-~-' .-_._.---._"--"'~"'-"--"" .,---~- ......... ~ EXHIBIT A Page 10 of / .?.. area. The proposed sign is constructed with standard brick with gold colored finished letters. Conclusion: The sign will not obstruct vision clearance. 1 O. Woodburn Transportation System Plan ITSPI Finding: The applicant submitted a transportation analysis prepared by Associated Transportation Engineering and Planning fA TEP}. A TEP staff state that "this proposal [72 unit apartment complex] would generate approximately 466 trips per day with 45 new trips during the P.M, peak hour (31 in and 15 out), The analysis concludes that the development would not have a significant impact on the surrounding street system and all intersections within the area will operate at acceptable levels of service during the P. M. peak hour, In order to mitigate the impact of the development between now and the build out of the area the following need to be done: 1} The proposed development be constructed with two access driveways onto Country Club Road east of Astor Way. 2) The proposed driveways be controlled with a stop sign,' Randy Rohman, The City of Woodburn Public Works Manager, states that 17e concurs with the conclusions and recommendations that were reached as a part of A TEP's transportation analysis. The only area that I feel may be questionable is the split of the right turn traffic onto Highway 214 in the A.M./P,M. peak hour as shown on page 9 of the study, I think it is realistic given the proposed location of the apartment complex that a greater number of drivers would utilize Astor Way to make the right hand movement onto Highway 214 than is indicated on this page, I have attached a copy of page 9 with some modifications on this movement on the attached copy which I feel would be more realistic, Since it appears that left turn movements are the governing factor in the level of service, there should be no changes to these values with the changes suggested. . 11. Staff Response to questions raised in the letter from Senior Estates presented at the hearing. Findings: FINAL ORDER - SPR 97-09, PAGE 11 .. -.-.-- - , ,~ ., EXHIBIT A Page --LL- of Id-- A. The subject property, /ot 4 - Elmendorf Acres, was annexed to the City of Woodburn on July 19, 1966. The property was reclassified from Residential Multi-Family (RMJ to Limited Multi-Family Residential (RLJ on Apri128, 1975, 8. According to the Wastewater Treatment Department, the plant has plenty of loading capacity for residential development. Subdivisions In this vicinity as well as other areas within the city have been approved by the Wastewater Treatment department. C. Chapters 33, 34, and 35 of the Woodburn Zoning Ordinance pertain to the Industrial Sales District, the Industrial Park District, and the Light Industrial District. The DEQ doesn't get involved in single family and multi-family developments unless there has been a gross sewage spill or something of that nature. D, The storm runoff from this site will discharge into the existing open drainage way known as Goose Creek, south of Henry's Farm subdivision, through the existing storm sewer system within the subdivision, The runoff will discharge to Goose Creek, not to any existing drainage system within Astor Way. This development will be required to provide on-site detention meeting the city standards, E. With regard to the need - the State of Oregon LCDC staff has told the city that we have an inadequate amount of land available for multi-family usage, The average in the Willamette Valley seems to be about 30%, in Woodburn it is 14-18%. 12, Staff response to questions raised by Commission members: Findings: A, A study was done and incorporated in the original report which stated there would be about 466 vehicle trips per day, with the peak hour being 35-44 cars during the peak pm hour. As far as the impact to Astor Way, yes there will be an impact. We don't look at these traffic impacts in isolation. The accumulated effect of these proposals are evaluated over time. The traffic studies help to plan what street and highway improvements will be required over time. 8, The Growth Management Ordinance is not now enforced because it is not needed at this time. If it was, we would evaluate each development as to its impact on the infrastructure systems, in particular, the wastewater treatment system. That FINAL ORDER - SPR 97-09, PAGE 12 ..... - EXHIBIT A page..1Z'"Oi' fd- would only come at a time when we are reaching capacity of that facility. The Public Worlcs Department Is very sensitive to the loads on the system and they say this loading can be handled. C, Adjoining property owners within 100 feet of this proposed development were sent letters, the property was posted at the proper time. D, The reason the Wastewater Department stated they didn't have any comment would be because they didn't see a problem with the proposal and the system. Had they foreseen problems a response would have been included addressing those problems. FINAL ORDER - SPR 97-09, PAGE 13 ,.... ' -,",,--~-----'-'- ..,...-.- I , , n o EXHIBIT 8 Page -L of <I- EXHIBIT "DR CONDmONS OF APPROVAL I. The proposed development shaII be in substantia! wnformance with the prelimin", J plan. 2. Comply with vision clearance standards per Chapter 8 of the Woodburn Zoning Ordinance (WZO). 3. Comply with the parking and loading area development requirements as specified in Cbaptec 10 of the Woodburn Znning Ordinance. till 4. Comply with geoeraI pIaoting specifications, buffering specifications and guidelines and maintenance aalldar<1s as per the standards document (pgs 1 and 2) for site plan review,ll..ntI"C8ping. All land.. "j':"81lba11 be ,",,;..l.;.~j year round. P1~ shall be watered regu1arly and ina n"'.~~ 4lppoupaiate focthe BpeCific plaut ~es through the first growing season, and dead and dying plants sbaI1 be ,JqlIaced by the appIicaDt during the next pllmfillg season. A111.......'""lIpe and bu&r areas Ih8D. be mAi..l.i.."d and kept flee of an debris, weeds and 1311 grass. The applicant Ih8D. show proof of how landscaping is to be maintained and irrigated. The parking area shall be kept free of debris. Page 12. SPR 97~9 ,--..".,...~,"."..,~---...-.- '" ~--_..._~_.~..~.,--- 1 I , . .0 (") EXHIBIT fb "<Ige...2::... of J/- Tho ~....... ... ..... .....-...wilIa...."- ~ c.po.!W..l... aad ~ pIm. GartI9 ~ -H'.~ 1(-- ! _nooI(w.- I.... _ ad. adIity -. IbIII be sa-..d...... 6eir...... '..... by . buIIier ICrip . ........._ of3 &et wicIe. Propoa.ed treea ..... ~ ,'- -0( dae ___ of U- nlro'........."'" in the Woodbunl T ........ ~ . ...-.- and -........ 5. Cur1liu& ..~ spiaIdcr IyIItem, liglotiola and bicyde neb sbaII be kept in good coMotinoo Ally ~.... be RlpIioed witbin. timely __. 6, 0IHite -wn.., water..1IId UJuface -. di~1 iyItems sbaII be abandoned in acc:ordance with state~. 7. AIl city lIUIinhomM filcilities IoCIted 011 private property shaII require a minimum 16 foot wide utility easement to be c:onveyed to the city. 8. The applicant shall be responsible for improvements on Country Club Road. The applicant shall be required to sign a non-remonstrance consent form to participate and pay fair share costs for such improvements on Country Club Road. 9. Dedicate to the city an additional IO foot strip of land along Country Club Road adjacent to this development. The south line shall be 30 feet from the centerline. IO. The existing drainage from surrounding properties shaII not be blocked by this development. II. FIre hydrant locations and fire protection requirements shall comply with the current fire codes and the Woodburn Fire District's conditioos of approval. The comer radius needs to be a minimulT\ 'of29 feet on inside and 45 feet outside for a 20 foot wide roadway. A minimum oftbree hydrants shall be~. Maximum hydrant spacing shall be 400 feet with no residence more than 250 feet ftorn a hydrant. Please confer with the fire District and City Water Department on specific locations. ill )i An onsite water supply system sball be in place, opecationa! and acceptable to the city prior to the ~nni'lg of cnmh..q,Okl COIIStrUclion. Access roads during construction must support the weight offire 4pp<uatus. 12. On-site CODStnJction shall not com..~ until the improvement plans have been. reviewed and approved by the Public Worb Departmeot and all right-of-way permits, system cteYe10pment cbmges have been paid. Refer to part two Pg 9 of the standards doaunent for site plan preview (Randy Scott 982-5247). AIl plans shall be submitted to City ofWoodbum fur Marion County's fire life and safety plan review. Page 13 . SPR 97-09 . ,.-._-----_.~"..,.--".- ._~.---,- , ;1 i \ 13. ! 14. EXHIBIT 13 .,'(~ ,~ of <{- P J."' ..,.... ," .....1'GiDI1f . -.....~ 1lltfI'''' _..,lIfe- . - .. . r. .....n..,~...........t0we4. Tbc ~ ~ ......... ____, willa......" . lot -=.I,,"... aa4 _.t; ~ ~ as ~ .., tile Woo ~ .... PaIice~' -- lAw pI'! f "" .c,.c..... or halogen fiB' ~.... lie ~1.t.'WI1O JL . A. I-,lt... a4 w.A~..7 area witbin the complex. Eaaydoaallrauldbuoli4cxndoaa ....."y'I wiIh .............. 1 iDdl deId b.ok,lacks. DellI baIt.........1IrauId be,.-o.QOC} willa 1 iadI..........- ....~wa. If ~ glass cloon co i...c - -~. sIidina pclI1iaaI <<cloon IbauId be lDOlIont.... OIl the inside trade to allow for 1CCUrity. ApllltmCl1t numbers or addresses should be affixed to, or near. the entry door and illuminated with light. Numbers should be a minimum of 4 inches in height. Recommend that exit/entry driveways be illuminated with a street light and stop sign Low sluubbery, open trees and lighting of the site (including the tot lot) arc recommended to prevent concealment of unwanted persons and to ensure the visibility of small children 1 5 , Prior to building pennit issuance, pay appropriate systems development charges in effect at that time. Applicant shaII show to the building department a set of approved engineering drawings and a site pIan drawn to scale that indicates building location and setback distances to property lines. ] 6 The total SDC fee due for parks pwposes is $35,424 ($492 per unit for multi-family housing). This will need to be paid in full prior to the issuance of the building permit ] 7. Prior to occupancy permit issuance, the applicant shaII comply with the conditions of approval established by the Planning Commission and submit one set of reproducible as- builts 18 Conditions of approval also include the 0 .....~.l. provided by the fire, police, building, wastewater/water, parks, public worla; dq-l>=uU and planning department. I 9 . The fencing along the western edge of the property shaII be uniform with the fencing on the western edge of Henry' s Farm SubdivisiOIL 20 Comply with the following chapters of the Woodburn Zoning Ordinance: ChS, Ch6, Cb7, Cb8, 019, ChIO, Chll and Ch25 as weIl as the Woodburn Comprehensive Plan, the Sign Ordinance, the Landscapirlg Policies and Standards, the Woodburn 'Access Management Ordinance, and the Woodburn Transportation System Plan. Page 14 - SPR 97-l)G , i ; t . ~ ; 1 I:' . . EXHIBIT 8- Page --.::i- of L/ : Any-c-".Ad; .. .. -"- ~lOdlO.....4l11laf"""'''''' ~ ... ...dlel.....e'of' ab"lL'"lIpIIIIIIit. A.,t. ","af6e,"~."".H .. -ed..,...aftbe....f:...,OCJe. Page l~, spp, q-i --n'-.