Document Woodburn_doc_1d4b252202

Staff Report To: Planning Commission Through: Chris Kerr, Community Development Director From: Heidi Hinshaw, AICP, Associate Planner Hearing Date: December 11, 2025 Project Title: MCHA Farmdale Apartments Item: Modification of Conditions (MOC 25-02) (Type III) associated with DR 25-02, PAR 24-03, VAR 25-03 (Approved June 26, 2025) Project Location: 1219 & 1233 W Lincoln Street (Tax Lot 051W07CB09300) Property Owner: Marion County Housing Authority Applicant: Jason Icenbice, MCHA Date of Report: December 4, 2025 Staff Recommendation: Partial Approval Item before the Planning Commission Applicant requests to modify Conditions of Approval in Design Review 25-02 originally approved by Planning Commission (PC) on June 26, 2025. Because the PC was the original decision maker, the PC is also decision maker for any modifications. Executive Summary The subject property is 1219 & 1233 W Lincoln Street, a 3.88-acre site in the Medium Density Residential (RM) zoning district. The property is developed with the Farmdale Apartments, a multi-family residential apartment complex that includes 44 dwelling units across 11 buildings. It is owned and operated by Marion County Housing Authority. ---PAGE BREAK--- “Farmdale Apartments” 1219 W Lincoln St - MOC 25-02 (DR 25-02, PAR 24-03, VAR 25-03) Staff Report Page 2 of 4 Site Location The proposal the Planning Commission approved in June was a Design Review, Preliminary Partition, and Variance application package to divide the property into two parcels, demolish the buildings within the west parcel, and redevelop it with a new 45-unit multi-family residential apartment building and associated parking lot, common area, and landscaping improvements. Approved site plan (parcel boundaries outlined in red) Planning Commission approved the application with conditions which included two conditions to provide the following: 1. Mid-block bicycle/pedestrian corridor (Figure 1) 2. Cross-access between Parcels 1 and 2. (Figure 2) ---PAGE BREAK--- “Farmdale Apartments” 1219 W Lincoln St - MOC 25-02 (DR 25-02, PAR 24-03, VAR 25-03) Staff Report Page 3 of 4 Figure 1 Existing bicycle/pedestrian corridor corresponding with pre-existing sewer easement Figure 2 Green area shows existing private access easement. Red area shows where access would be limited to emergency & maintenance vehicles only. MOC Context and Request After obtaining the approval for DR 25-02, PAR 24-03 and VAR 25-03, financing hurdles spurred MCHA to apply for this modification (MOC) and variance (VAR) to modify two of their conditions of approval: ---PAGE BREAK--- “Farmdale Apartments” 1219 W Lincoln St - MOC 25-02 (DR 25-02, PAR 24-03, VAR 25-03) Staff Report Page 4 of 4 Request 1 (VAR): Remove the midblock bicycle/pedestrian corridor and corresponding easement required by Conditions 7 and 8c. Request 2 (MOC): Modify the cross access easement required by Condition 8b to limit vehicular travel between parcels to emergency or maintenance vehicles only. Recommendation Partial Approval: Staff recommends that the Planning Commission consider the staff report and its attachments and deny the first request to remove the requirement for a bicycle/pedestrian corridor. However, staff supports a revised location for it on Parcel 2. Staff recommends that the Planning Commission approve the request to modify the cross- access easement between parcels such that access is restricted to emergency or maintenance vehicles only. Actions The Planning Commission may act on the land use application package to: 1. Approve per applicant’s request 2. Approve per staff recommendations, or other modifications, or 3. Deny, based on WDO criteria or other City provisions. Staff will prepare a final decision based on the action taken by the Planning Commission. Attachment List 101A: Approved Conditions of Approval from DR 25-02 101B: Modified Condition Language per staff’s recommendation 102: Analyses & Findings 103: Applicant’s Variance narrative 104: Applicant’s Modification of Conditions narrative 105A: Approved Site Plan from DR 25-02 105B: Proposed Revised Site Plan ---PAGE BREAK--- DR 25-02, PAR 24-03, & VAR 25-03 Staff Report Attachment 101 Page 1 of 4 Recommended Conditions of Approval Staff recommends the following conditions of approval. Section references throughout the conditions are to the Woodburn Development Ordinance (WDO). General Conditions 1. Substantial conformance: The applicant or successor shall develop the property in substantial conformance with the final plans submitted and approved with this application, except as modified by these conditions of approval. 2. Demolition Permits: Prior to beginning any demolition work, the developer shall apply for and obtain a Demolition Permit for each existing building proposed to be demolished. As part of a Demolition Permit application, the developer shall provide a utility demolition plan for removal of the existing on-site private water services, sewer services, and storm pipes up to the main lines. 3. Grading Permit: Prior to beginning any grading work on-site, the developer shall apply for and obtain a Grading Permit per WDO 5.01.04. 4. Fence Permits: To demonstrate conformance with 2.06.02 and 5.01.03, the developer shall submit application for and obtain approval of a Fence Permit for any new or modified fencing or walls. 5. Sign Permits: To demonstrate conformance with 3.10 and 5.01.10, the developer shall submit application for and obtain approval of a Sign Permit for any new or modified signage that is required by 3.10.05 to obtain such permit. Design Review DR 25-02 6. W Lincoln Street improvements: Prior to building permit final inspection, the developer shall complete the following improvements along the Parcel 1 frontage of W Lincoln Street: a. Construct sidewalk and landscape strip to match Figure 3.01G and applicable Public Works Department standard drawings, as illustrated on Sheets DR-100, C- 030, & L-100. b. Construct the driveway approach according to the applicable Public Works Department standard drawing. Per Table 3.04A, the approach width shall not exceed 24 feet. c. Plant at least 9 small size street trees within the landscape strip to meet 3.06.03A. Size category is defined in Table 3.06B. Remaining landscaping area shall be lawn grass. Attachment 101A ---PAGE BREAK--- DR 25-02, PAR 24-03, & VAR 25-03 Staff Report Attachment 101 Page 2 of 4 7. Mid-block bicycle/pedestrian corridor: Pursuant to 3.01.05B. & C. and 3.01.07E., the developer shall construct an 8-foot-wide paved path along the corridor illustrated on Sheet DR-100, except as modified in the image below. This is due prior to building permit final inspection. Condition 7: Illustrated revision to corridor alignment to follow public sewer line. 8. Easements: The developer shall grant the following easements through recordation of the partition plat: a. Streetside public utility easement: Pursuant to 3.02.01B. & F. and Figure 3.01G, the developer shall grant a streetside public utility easement along the subject property frontage of W Lincoln Street. b. Cross access: Pursuant to 3.04.01A.2. and 3.04.03C.4.a., the developer shall grant a private access easement over the proposed vehicular drive aisle on Parcel 1 and the existing drive aisle on Parcel 2. The easement shall be at least 20 feet wide and benefit both Parcels. c. Mid-block bike/ped corridor access: Pursuant to 3.01.05B. & 3.01.07E., and 3.02.01E., the developer shall grant a public access easement over the mid-block bicycle/pedestrian corridor path. Minimum width is 12 feet. d. On-site public water line: Pursuant to 3.02.01C., if a public water line is required to be looped through the site per Condition 10, the developer shall grant a public utility easement centered along this line at least 16 feet wide. ---PAGE BREAK--- DR 25-02, PAR 24-03, & VAR 25-03 Staff Report Attachment 101 Page 3 of 4 9. Easement vacation: The developer shall vacate/extinguish the westerly water and sewer easements (Reel 379 Pages 463 & 464, illustrated on Sheet C-020) prior to Partition Final Plat approval. 10. Fire protection: Fire protection for the development shall comply with Woodburn Fire District standards and requirements. If the development is required to provide additional hydrants on-site for fire protection, the developer shall construct a public looped water line system through the site to provide such hydrants. Improvements must be completed and pass inspection prior to building permit issuance. 11. Street lighting: Pursuant to 3.02.03A., street lighting along the subject property frontage of W Lincoln Street shall comply with City of Woodburn and Portland General Electric (PGE) standards and specifications. 12. Power line burial: Pursuant to 3.02.04B., the developer shall either bury the aboveground utility lines along the Parcel 1 frontage of W Lincoln Street or pay a fee-in- lieu of $84,467.35. Burial is due prior to building permit final inspection, fee payment is due prior to building permit issuance. 13. Parking: The developer shall revise plans to address the following items prior to building permit issuance. a. Setback: To demonstrate conformance with 3.05.02E.2., revise the site plans to include a parking area setback dimension along the north property line. Parking areas must be set back at least 5 feet. b. Stall dimensions: To demonstrate conformance with Table 3.05B, revise the site plans to include dimensions of parking stalls. c. Accessible parking: Pursuant to 3.05.03B, accessible parking shall be provided to meet applicable state statute and building code requirements. d. Bicycle parking: Pursuant to 3.05.06C.4., revise the site plans to include an identification sign on the door of each bike room inside the building. 14. Trash enclosure: The developer shall revise Sheet DR-104 as needed to demonstrate the proposed trash enclosure meets the design standards outlined in 3.06.06B. This is due prior to building permit issuance. 15. Existing monument sign: Pursuant to 3.01.03K. and 3.10.08R., the developer shall either relocate or remove the existing monument sign on Parcel 1. This is due prior to building permit final inspection. 16. Exterior lighting: To demonstrate conformance with the standards in 3.11.02B., the developer shall revise the exterior lighting plans to specify pole light fixtures at a ---PAGE BREAK--- DR 25-02, PAR 24-03, & VAR 25-03 Staff Report Attachment 101 Page 4 of 4 maximum height of 14.5 feet. The developer shall provide a revised photometric plan to demonstrate conformance prior to building permit issuance. Preliminary Partition PAR 24-03 17. Recordation: After obtaining Partition Final Plat approval from the City, record the partition with Marion County in a manner acceptable to the County Surveyor. Recordation is due prior to building permit issuance. 18. Addressing: Prior to receiving Partition Final Plat approval from the City, submit an Address Assignment Request Form, with accompanying fee payment and materials, to the Community Development Department to begin the process of assigning addresses to the parcels. Variance VAR 25-03 19. Tree removal fee: The developer shall pay a significant tree removal fee for each significant tree that is removed (classes of significant tree defined in 1.02). Fee payment is due prior to building permit issuance. a. Significant tree: $600 per tree. b. Tremendous tree: $150 per inch of diameter-at-breast-height, with a maximum fee of $6,300 (per tree). 20. RS-zone perimeter screening: The developer shall construct a 6-foot-tall wood fence for perimeter screening as shown on Sheet DR-904, except with a gap in the fence where the mid-block bicycle/pedestrian facility would continue south. ---PAGE BREAK--- “Farmdale Apartments” 1219 W Lincoln St - MOC 25-02 (DR 25-02, PAR 24-03, VAR 25-03) Analyses & Findings Page 13 of 13 Modified Conditions of Approval Recommended by Staff Staff recommends the Planning Commission approve the following strikethrough and underline modifications to the conditions of approval for DR 25-02, PAR 24-03 and VAR 25-03. Section references are to the Woodburn Development Ordinance (WDO). Strike Conditions 7 and 8c and Replace with New Condition: Concurrent with recordation of the partition plat, an affirmative covenant shall be recorded on Parcel 2 providing for a public mid-block bicycle/pedestrian access easement. A bicycle/pedestrian corridor path within said easement shall be required as part of the future redevelopment of Parcel 2. The easement shall be a minimum width of 8 feet and shall connect the W Lincoln Street right-of-way to Tax Lot 051W07CB07600 to the north. The bicycle/pedestrian corridor path shall be paved at least 6 feet wide within the access easement. Revise Condition 8b: Pursuant to 3.04.01A.2. and 3.04.03C.4.a., the developer shall grant an easement to provide private access for emergency responders and maintenance staff a private access easement over the proposed vehicular drive aisle on Parcel 1 and the existing drive aisle on Parcel 2. The easement shall be at least 20 feet wide and benefit both Parcels. The cross access between parcels shall meet the Woodburn Fire Marshal’s requirements. This easement shall be recorded via the Partition Plat, or per direction from the Marion County Surveyor’s office. Attachment 101B ---PAGE BREAK--- “Farmdale Apartments” 1219 W Lincoln St - MOC 25-02 (DR 25-02, PAR 24-03, VAR 25-03) Analyses & Findings Page 1 of 13 Analyses & Findings This attachment to the staff report analyzes the application materials and finds through statements how the application materials relate to and meet applicable provisions such as criteria, requirements, and standards. They confirm that a given standard is met or if not met, they call attention to it, suggest a remedy, and have a corresponding recommended condition of approval. Symbols aid locating and understanding categories of findings: Symbol Category Indication Requirement (or guideline) met No action needed Requirement (or guideline) not met Correction needed Requirement (or guideline) not applicable No action needed • Requirement (or guideline) met, but might become unmet because of condition applied to meet separate and related requirement that is not met • Plan sheets and/or narrative inconsistent • Other special circumstance benefitting from attention Revision needed for clear and consistent records Deviation: Planned Unit Development, Zoning Adjustment, and/or Variance; or, redirection to another section. Request to modify, adjust, or vary from a requirement Section references are to the Woodburn Development Ordinance (WDO). Table of Contents Analyses & Findings 1 Project History & Case File Numbers 2 Location 2 Land Use & Zoning 2 Statutory Dates 3 Applicable Provisions 4 Modification of Conditions Provisions 4 Variance Provisions 6 Modified Conditions of Approval Recommended by Staff 13 Attachment 102 ---PAGE BREAK--- “Farmdale Apartments” 1219 W Lincoln St - MOC 25-02 (DR 25-02, PAR 24-03, VAR 25-03) Analyses & Findings Page 2 of 13 Project History & Case File Numbers The Planning Commission approved Design Review (DR 25-02), Preliminary Partition (PAR 24- 03), and Variance (VAR 25-03) titled “MCHA Farmdale Apartments” on June 26, 2025. This approved development would divide the property into two parcels, demolish the buildings within the west parcel, and redevelop it with a new 45-unit multi-family residential apartment building and associated parking lot, common area, and landscaping improvements. The applicant applied for this Variance (VAR 25-03) and Modification of Conditions (MOC 25-02) to remove the mid-block bicycle/pedestrian corridor and easement, and to limit vehicle access between the two newly created lots to emergency and maintenance vehicles only. Location Address(es) 1219 & 1233 W Lincoln Street Tax Lot(s) Tax Lot 051W07CB09300; 3.88 acres Nearest intersection W Lincoln St / Kotka St Subject property outlined in yellow Land Use & Zoning Comprehensive Plan Land Use Designation Medium Density Residential Zoning District Medium Density Residential (RM) Overlay Districts none Existing Use Multiple-family dwellings (apartments) ---PAGE BREAK--- “Farmdale Apartments” 1219 W Lincoln St - MOC 25-02 (DR 25-02, PAR 24-03, VAR 25-03) Analyses & Findings Page 3 of 13 For context, the subject property and adjacent zoning are illustrated below and tabulated in the following chart. Zoning map excerpt Section references throughout this staff report are to the Woodburn Development Ordinance (WDO). Statutory Dates The application package was submitted on October 14, 2025 and deemed complete on October 29, 2025, making the 120-day decision deadline February 26, 2026. Cardinal Direction Adjacent Zoning North Medium Density Residential (RM) East Medium Density Residential (RM) South Residential Single Family (RS) West Residential Single Family (RS) ---PAGE BREAK--- “Farmdale Apartments” 1219 W Lincoln St - MOC 25-02 (DR 25-02, PAR 24-03, VAR 25-03) Analyses & Findings Page 4 of 13 Applicable Provisions Modification of Conditions Provisions 4.02 Review, Interpretation and Enforcement 4.02.07 Modification of Conditions Any request to modify a condition of approval is to be considered pursuant to the procedure and the standards and criteria applicable to a new application of the type of permit or zone change that is proposed to be amended, except that the modification of a condition limiting the use of property may only be considered as a Type IV Official Zoning Map Change application. Staff applies this section as examined below in relation to the original land use approval: Design Review DR 25-02, with corollary Partition (PAR 24-03) and Variance VAR 25-03 (Planning Commission June 26, 2025). The initial approval stated: “For adequate fire access through the site, Parcels 1 and 2 share an internal drive aisle. Pursuant to 3.04.03C.3. & staff adds Condition of Approval 8b to require a 20-foot-wide private access easement along the drive aisle within Parcels 1 and 2 for mutual benefit.” (pg. 18, Attachment 103) Condition 8b, page 2 of Attachment 101, reads: 8. Easements: The developer shall grant the following easements through recordation of the partition plat: b. Cross access: Pursuant to 3.04.01A.2. and 3.04.03C.4.a., the developer shall grant a private access easement over the proposed vehicular drive aisle on Parcel 1 and the existing drive aisle on Parcel 2. The easement shall be at least 20 feet wide and benefit both Parcels. (pg. 2 of Attachment 101) The applicant requests to amend Condition 8b such that access between parcels will be limited to emergency and maintenance vehicles only, as stated in the application narrative received 10/14/25: “Restrict private access easement over the proposed vehicular drive aisle between Parcel 1 and Parcel 2 to emergency vehicle access and maintenance only. The project proposes providing reinforced lawn in the section of drive connecting the two parcels and retractable bollards that the fire department would have keyed access to lower for fire truck passage. This request is coming from a condition set forth by tax credit investors and is critical to securing necessary funding to move the project forward into construction.” ---PAGE BREAK--- “Farmdale Apartments” 1219 W Lincoln St - MOC 25-02 (DR 25-02, PAR 24-03, VAR 25-03) Analyses & Findings Page 5 of 13 Staff response: Staff would prefer free-flowing private access between Parcel 1 and Parcel 2, however, the subject property has frontage along W Lincoln Street, a public street, and, after accounting for the partition, both parcels will maintain direct access to the street, as is required. The primary reason given for the initial requirement for vehicular access between parcels was to ensure adequate fire access. Staff reviewed the revised site plan with the Fire Marshal, and as long as the route remains accessible to fire trucks in an emergency, blocking other vehicular access with an approved method of obstruction was acceptable. Therefore, in an effort to be a helpful partner to the MCHA, staff suggests the following revised Condition of Approval, which includes language to protect private pedestrian access between parcels. Revised Condition 8b: Pursuant to 3.04.01A.2. and 3.04.03C.4.a., the developer shall grant an easement to provide private access for emergency responders and maintenance staff a private access easement over the proposed vehicular drive aisle on Parcel 1 and the existing drive aisle on Parcel 2. The easement shall be at least 20 feet wide and benefit both Parcels. The cross access between parcels shall meet the Woodburn Fire Marshal’s requirements. This easement shall be recorded via the Partition Plat, or per direction from the Marion County Surveyor’s office. Green area shows originally conditioned private access easement. Red area shows where access would be limited to emergency & maintenance vehicles only. ---PAGE BREAK--- “Farmdale Apartments” 1219 W Lincoln St - MOC 25-02 (DR 25-02, PAR 24-03, VAR 25-03) Analyses & Findings Page 6 of 13 Variance Provisions 5.03.12 Variance A. Purpose: The purpose of this Type III Variance is to allow use of a property in a way that would otherwise be prohibited by this Ordinance. Uses not allowed in a particular zone are not subject to the variance process. Standards set by statute relating to siting of manufactured homes on individual lots; siding and roof of manufactured homes; and manufactured home and dwelling park improvements are non-variable. B. Criteria: A variance may be granted to allow a deviation from development standard of this ordinance where the following criteria are met: 1. Strict adherence to the standards of this ordinance is not possible or imposes an excessive burden on the property owner, and 2. Variance to the standards will not unreasonably impact existing or potential uses or development on the subject property or adjacent properties. C. Factors to Consider: A determination of whether the criteria are satisfied involves balancing competing and conflicting interests. The factors that are listed below are not criteria and are not intended to be an exclusive list and are used as a guide in determining whether the criteria are met. 1. The variance is necessary to prevent unnecessary hardship relating to the land or structure, which would cause the property to be unbuildable by application of this Ordinance. Factors to consider in determining whether hardship exists, include: a. Physical circumstances over which the applicant has no control related to the piece of property involved that distinguish it from other land in the zone, including but not limited to, lot size, shape, and topography. b. Whether reasonable use similar to other properties can be made of the property without the variance. c. Whether the hardship was created by the person requesting the variance. 2. Development consistent with the request will not be materially injurious to adjacent properties. Factors to be considered in determining whether development consistent with the variance materially injurious include, but are not limited to: a. Physical impacts such development will have because of the variance, such as visual, noise, traffic and drainage, erosion and landslide hazards. b. Incremental impacts occurring as a result of the proposed variance. 3. Existing physical and natural systems, such as but not limited to traffic, drainage, dramatic land forms or parks will not be adversely affected because of the variance. 4. Whether the variance is the minimum deviation necessary to make reasonable economic use of the property; 5. Whether the variance conflicts with the Woodburn Comprehensive Plan. 6. If and where a variance includes a request to vary from minimum public improvements per Section 3.01, from Section 5.02.04E about Street Adjustment factors, those factors are applicable as Variance additional factors. ---PAGE BREAK--- “Farmdale Apartments” 1219 W Lincoln St - MOC 25-02 (DR 25-02, PAR 24-03, VAR 25-03) Analyses & Findings Page 7 of 13 Staff applies this section as examined below in relation to the original land use approval: Design Review DR 25-02, with corollary Partition (PAR 24-03) and Variance (VAR 25-03) (Planning Commission June 26, 2025). The initial approval stated: “The subject property is located in the middle of a super block bounded by W Lincoln Street to the south, N Cascade Drive to the west, Newberg Highway (OR 214) to the north, and Leasure Street to the east. Per 3.01.05B & C, staff adds Condition of Approval 7 to require an ADA-compliant mid-block bicycle/pedestrian facility to facilitate a connection between W Lincoln Street and Newberg Highway. Following the existing public sewer force main is the most logical and achievable route for this facility 10 of Attachment 103). “There is an existing force main sewer line running north-east through the westerly corner of the property, which is already covered with a 16-foot-wide public utility easement (Reel 1420 Page 522) 13 of Attachment 103). “Because a mid-block bicycle/pedestrian facility is required by 3.01.05B & C, staff adds Condition of Approval 8c to require a public access easement over the facility to meet 3.02.01E 13 of Attachment 103). The applicant’s MOC request is to strike Conditions 7 and 8c, which is effectively a Variance request: 1. Condition 7: “Mid-block bicycle/pedestrian corridor: Pursuant to 3.01.05B. & C. and 3.01.07E., the developer shall construct an 8-foot-wide paved path along the corridor illustrated on Sheet DR-100, except as modified in the image below. This is due prior to building permit final inspection.” 2. Condition 8c: Mid-block bicycle/pedestrian corridor access: Pursuant to 3.01.05B. & 3.01.07E., and 3.02.01E., the developer shall grant a public access easement over the mid-block bicycle/pedestrian corridor path. Minimum width is 12 feet. Staff response: During the initial approval, neither the applicant nor the Planning Commission objected to Conditions 7 and 8c. Additionally, after the hearing, the applicant did not appeal the Commission’s land use final decision to the City Council. However, in discussions with the applicant since receiving the MOC application, staff learned that the reason for the request to modify the initially acceptable conditions was an unforeseen challenge to the conditions from financial investors which MCHA claims presents an excessive burden on them, the property owner, and would potentially halt the project. ---PAGE BREAK--- “Farmdale Apartments” 1219 W Lincoln St - MOC 25-02 (DR 25-02, PAR 24-03, VAR 25-03) Analyses & Findings Page 8 of 13 To review why the corridor was required, the WDO chapter 3.01 Streets, Greenways & Other Off-Street Bicycle/Pedestrian Corridors, and Bus Transit clearly outlines the City’s objectives for connectivity. The subsection on Block Standards states: 3.01.05C. Block Standards 1. Block length shall not be less than 200 feet and not more than 600 feet, except where street location is precluded by any of the following; a. Natural topography, wetlands, significant habitat areas or bodies of water, or pre- existing development; b. Blocks adjacent to arterial streets, limited-access highways, collectors or railroads; c. Residential blocks in which internal public circulation provides equivalent access. 2. In any block that is longer than 600 feet, as measured from the right-of-way line of the street to the right-of-way line of the adjacent street, a bikeway/ pedestrian facility shall be required through and near the middle of the block. 3. On any block longer than 1,200 feet, corridors per Section 3.01.07 and 3.01.08 may be required through the block at 600 foot intervals. 4. In a proposed development including partition and subdivision, or where redevelopment potential exists and a street connection is not proposed, one or more off-street bicycle/pedestrian facilities may be required as partition or subdivision connection paths or shortcut paths to connect a cul-de-sac or other public street to other public streets, to other bicycle/pedestrian facilities, or to adjoining land to allow for future connections. Because the street bordering the super-block to the north is Newberg Hwy/214, a Major Arterial, a bicycle/pedestrian path is required to connect W Lincoln and Newberg Hwy/214 rather than a new street per section 3.01.05C. A way to travel safely north/south through this super-block is needed. Neither Leasure St. nor Hall St. have sidewalks, meaning the closest sidewalk to travel north to the high school is on Settlemier Ave. Leasure St. No sidewalks Hall St. No sidewalks ---PAGE BREAK--- “Farmdale Apartments” 1219 W Lincoln St - MOC 25-02 (DR 25-02, PAR 24-03, VAR 25-03) Analyses & Findings Page 9 of 13 Overview of area with landmarks highlighted. To deviate from this requirement necessitates a Variance request. The MCHA indicated to staff that this bicycle/pedestrian corridor was cause for concern for their prospective lenders in terms of increasing liability for the Housing Authority, as discussed in this quote from the Variance application narrative: “[…]strict adherence to the requirement for a Mid-block bicycle/pedestrian corridor would pose an “excessive burden” to the Marion County Housing Authority. To start, the requirement threatens the feasibility of the entire project. As an affordable housing development, the project requires certain types of investment and financing. The financing can be selective; it is extremely competitive to obtain the resources necessary from outside sources. Information over recent months has made clear the Mid-block bicycle/pedestrian corridor is an issue making the project uncompetitive in comparison to other projects. This creates significant financial burdens and was a driving factor in why the MCHA has made this variance request” (pg. 5 of Applicant’s Variance Request). ---PAGE BREAK--- “Farmdale Apartments” 1219 W Lincoln St - MOC 25-02 (DR 25-02, PAR 24-03, VAR 25-03) Analyses & Findings Page 10 of 13 Staff’s first preference is to keep the corridor where it is, as it is very close to halfway between public streets (N Cascade Drive to the west, Leasure St to the east) as shown in the map below. Red outline shows the property before land division. Orange dotted line shows where the super-block is roughly bisected in half, corresponding with Cozy Way. Blue lines indicate public streets: N Cascade Drive to the west, Leasure St to the east. Approved location of bike/ped path, corresponding with existing sewer easement. Orange dotted line shows where super-block is roughly bisected in half, corresponding with Cozy Way. ---PAGE BREAK--- “Farmdale Apartments” 1219 W Lincoln St - MOC 25-02 (DR 25-02, PAR 24-03, VAR 25-03) Analyses & Findings Page 11 of 13 Dark orange line shows existing 16’-wide sewer easement. Orange dotted line shows where super-block is roughly bisected in half, corresponding with Cozy Way. However, it could be argued that requiring the corridor to run through this location would impose an excessive burden on this particular property owner, and that building two corridors closer to every 600 feet within this super-block as outlined in 3.01.05C.3 would serve the community better: 3.01.05C3. On any block longer than 1,200 feet, corridors per Section 3.01.07 and 3.01.08 may be required through the block at 600 foot intervals. The WDO outlines criteria and factors to consider in review of Variance applications. Planning Commission is tasked with determining whether the Condition to provide a bicycle/pedestrian facility imposes an excessive burden and unreasonably impacts potential uses or development on the subject property or adjacent properties. Factors to Consider include determining whether the Condition is an unnecessary hardship relating to the land or structure which would cause the property to be unbuildable by application of this Ordinance. For example, are there physical circumstances over which the applicant has no control related to the piece of property involved that distinguish it from other land in the zone, including but not limited to, lot size, shape, and topography? Could a reasonable use similar to other properties be made of the property without the variance? Was the hardship created by the person requesting the Variance? After weighing these factors, and in an effort to find a solution for both the future community of Woodburn and the current Affordable Housing project, as operated by the Marion County ---PAGE BREAK--- “Farmdale Apartments” 1219 W Lincoln St - MOC 25-02 (DR 25-02, PAR 24-03, VAR 25-03) Analyses & Findings Page 12 of 13 Housing Authority, staff suggests an alternative path forward in the form of a new Condition of Approval that we hope will find middle ground: New Condition: Concurrent with recordation of the partition plat, an affirmative covenant shall be recorded on Parcel 2 providing for a public mid-block bicycle/pedestrian access easement. A bicycle/pedestrian corridor path within said easement shall be required as part of the future redevelopment of Parcel 2. The easement shall be a minimum width of 8 feet and shall connect the W Lincoln Street right-of-way to Tax Lot 051W07CB07600 to the north. The bicycle/pedestrian corridor path shall be paved at least 6 feet wide within the access easement. This revised condition allows the developer to continue the project and construct the bicycle/pedestrian facility when Parcel 2 is redeveloped. The new bicycle/pedestrian facility may largely follow the existing north/south private access easement. In the future, lenders may look more favorably upon bicycle/pedestrian facilities, and the issue will be less of a problem. This proposed alteration to the existing Condition of Approval also aligns more with the concept of bisecting the super-block twice at around 600 feet per 3.01.05C3 by moving the corridor further east. ---PAGE BREAK--- “Farmdale Apartments” 1219 W Lincoln St - MOC 25-02 (DR 25-02, PAR 24-03, VAR 25-03) Analyses & Findings Page 13 of 13 Modified Conditions of Approval Recommended by Staff Staff recommends the Planning Commission approve the following strikethrough and underline modifications to the conditions of approval for DR 25-02, PAR 24-03 and VAR 25-03. Section references are to the Woodburn Development Ordinance (WDO). Strike Conditions 7 and 8c and Replace with New Condition: Concurrent with recordation of the partition plat, an affirmative covenant shall be recorded on Parcel 2 providing for a public mid-block bicycle/pedestrian access easement. A bicycle/pedestrian corridor path within said easement shall be required as part of the future redevelopment of Parcel 2. The easement shall be a minimum width of 8 feet and shall connect the W Lincoln Street right-of-way to Tax Lot 051W07CB07600 to the north. The bicycle/pedestrian corridor path shall be paved at least 6 feet wide within the access easement. Revise Condition 8b: Pursuant to 3.04.01A.2. and 3.04.03C.4.a., the developer shall grant an easement to provide private access for emergency responders and maintenance staff a private access easement over the proposed vehicular drive aisle on Parcel 1 and the existing drive aisle on Parcel 2. The easement shall be at least 20 feet wide and benefit both Parcels. The cross access between parcels shall meet the Woodburn Fire Marshal’s requirements. This easement shall be recorded via the Partition Plat, or per direction from the Marion County Surveyor’s office. ---PAGE BREAK--- October 13, 2025 1644 Liberty Street SE Salem, Oregon 97302 Main (503) 581-1542 Fax (503) 585-3978 [EMAIL REDACTED] MathenyLawFirm.com City of Woodburn – Community Development Department 270 Montgomery Street Woodburn, OR 97071 (503) 982-5246 [EMAIL REDACTED] WRITTEN STATEMENT Variance Application (Woodburn Development Ordinance 5.03.12) Farmdale Apartments 1233 W Lincoln St, Woodburn, OR 97071 (Marion County Tax Lot No. 051W07CB09300) Applicant: Marion County Housing Authority Attorney For Applicant: Nicholas A. Rhoten, Matheny Law LLC VARIANCE REQUEST The Marion County Housing Authority (“MCHA”) submits this application for a Variance pursuant to the Woodburn Development Ordinance Section 5.03.12. The MCHA owns the above referenced property known as the Farmdale Apartments. The MCHA received land use approval from the Planning Commission to develop the Farmdale Apartments in Woodburn land use File Nos. DR 25-02, PAR 24-03, VAR 25-03, with the final decision dated June 26, 2025 (“Final Decision”). The MCHA is now seeking modifications to those approvals, and has, or will be, submitting a formal Modification of Conditions (“MOC”) application simultaneously with this Variance. Even so, the MCHA is submitting this Variance alongside the MOC to request removal1 of certain conditions of approval contained with the Final Decision. 1 City of Woodburn Planning Staff advised the MCHA of its position that a request to completely remove the conditions at issue would require a Variance application in addition to the MOC. Therefore, both applications are being submitted. The relief is being requested pursuant to both the Variance and the MOC, however, out of an abundance of caution to the extent the MOC could grant such relief. Attachment 103 ---PAGE BREAK--- October 13, 2025 Page 2 Specifically, the MCHA requests the City of Woodburn remove the Conditions of Approval relating to the “Mid-block bicycle/pedestrian corridor” shown as Item 7 and Item 8.c under the Conditions of Approval relating to Design Review DR 25-02 in the Final Decision, excerpted and shown in red below: ---PAGE BREAK--- October 13, 2025 Page 3 SUMMARY OF LEGAL AUTHORITY Oregon land use law gives the City of Woodburn broad authority to allow for variance relief. See, e.g., Sokol v. City of Lake Oswego, LUBA No. 88-087, slip opinion at 10 (1989) (“to date, no Oregon appellate court decision has limited, on constitutional, statutory or other grounds, the scope of discretion which may be exercised by local government in establishing standards for the approval of variances.”). To that end, the City of Woodburn is not bound by historical interpretations of the criteria or past practices. Neil v. Columbia County, LUBA No. 2016-043, slip opinion at 17 (2016) (citing deBardelaben v. Tillamook County, 142 Or App 319, 325-26 (1996)). The City of Woodburn may examine a variety of factors in evaluating the variance criteria, including but not limited to financial burdens and the loss of developable property. Id (court stating “disproportionate financial costs” are appropriate factor for variance relief); see also Frewing v. City of Tigard, LUBA No. 2003-194, slip opinion at 41 (2004) (“significant additional expense with the potential loss of lots” deemed a valid “hardship” for the purposes of adjustment criteria). Lastly, the City may choose to not apply standards or requirements when imposing the standards may result in a regulatory “taking” or exaction prohibited2 by Dolan v. City of Tigard, 512 US 374 (1994) and the legal doctrine which has followed. Columbia Riverkeeper v. Clatsop County, LUBA No. 2008-067, slip opinion at 8 (2009) (“Where Dolan operates, it can function as a kind of variance, providing a basis under which the local government may choose not to exact property as a condition of development approval that it would otherwise be entitled to exact under its land use regulations”). We respectfully assert this as another basis to decline imposing the conditions at issue. 2 In Dolan v. City of Tigard, 512 US 374 (1994), the United States Supreme Court held the City of Tigard had not met its burden to show it was constitutionally permitted to require a bicycle path and greenway as conditions of approval related to a hardware store expansion. In subsequent cases the Supreme Court has held it is the government’s burden to establish the relevant “nexus” and “rough proportionality” required to make such conditions of approval constitutional. See, e.g., Sheetz v. County of El Dorado, 601 U. S. slip opinion at 5-6 (2024) (“Our decisions address [the] potential abuse of the permitting process. There, we set out a two-part test modeled on the unconstitutional conditions doctrine . . . First, permit conditions must have an ‘essential nexus’ to the government’s land-use interest . . . Second, permit conditions must have ‘rough proportionality’ to the development’s impact on the land-use interest . . . A permit condition that requires a landowner to give up more than is necessary to mitigate harms resulting from new development has the same potential for abuse as a condition that is unrelated to that purpose”); see also Koontz v. St. Johns River Water Management District, 570 U.S. 595 (2013). ---PAGE BREAK--- October 13, 2025 Page 4 CRITERA (Woodburn Development Ordinance 5.03.12) 5.03.12 Variance B. Criteria: A variance may be granted to allow a deviation from development standard of this ordinance where the following criteria are met: 1. Strict adherence to the standards of this ordinance is not possible or imposes an excessive burden on the property owner, and Applicant’s Response: At the outset, it is not clear whether strict adherence to the standards of this ordinance is possible. Specifically, the Final Decision states the Mid-block bicycle/pedestrian corridor path is required by WDO to 3.01.05B. & 3.01.07E., and 3.02.01E. First, the subject property is located to the eastern side of the block, near Leasure Street. WDO 3.01.05(C)(3) requires putting the bicycle/pedestrian corridor “through and near the middle of the block.” This location is mandatory; the corridor “shall” be “near the middle of the block.” Here, the block is over 2,200 feet. See Exhibit A. Putting the bicycle/pedestrian corridor “through and near the middle” would require locating the corridor on an entirely different property (near Cozy Way or North Court). Stated plainly: the bike/pedestrian corridor cannot be sited on the MCHA’s property given its location. Any corridors on the block must be placed on other property which is “through and near” the “middle of the block.” The MCHA has no control over its location on the block and this makes strict adherence impossible. Second, the other relevant standards should not be applied to this application under Oregon land use law because they are not “clear and objective” within the meaning of ORS 197A.400. Specifically, ORS 197A.400 mandates that the “standards, conditions and procedures regulating the development of housing” be “clear and objective.” If standards are not “clear and objective,” they cannot be applied to the development of housing. The Oregon Land Use Board of Appeals (LUBA) and Oregon Court of Appeals has said land use regulations are not “objective” if they “involve[s] subjective, value-laden analyses” and not “clear” unless “easily understood and without obscurity or ambiguity.” Roberts v. City of Cannon Beach, 316 Or. App. 305, 311-312 (2021); see also Rudell v. City of Bandon, 249 Or App 309, 318 (2012) (land use regulation is “clear” if it is “clear enough for an applicant to know what he must show during the application process.”). The question is whether there is “certainty of application.” While not always challenged, land use regulations frequently fail to meet this mandate. See Rogue Valley Assoc. of Realtors v. City of Ashland, LUBA No. 97-260, slip opinion at 18 (1998), aff'd, 158 Or App 1, rev den, 328 Or 594 (1999) (“Dictionary definitions of ‘clear’ and ‘objective’ suggest that the kinds of standards frequently found in land use regulations lack the certainty of application required to qualify as ‘clear’ or ‘objective.’”). ---PAGE BREAK--- October 13, 2025 Page 5 Here, the relevant regulations utilize discretionary language making their application unclear, subjective, and uncertain. See, e.g., WDO 3.01.07(E) (section sets forth "Off-Street Public Bicycle/Pedestrian Corridors” standards and says for "Improvement, amenity, and support facility standards” the standard is "Per the Director”); WDO 3.01.05(C)(4) (stating bicycle/pedestrian corridors “may” be required as part of a partition); WDO 3.02.01(E) (“the Director may require” certain types of easements as a condition of approval”). Oregon courts have held similar language was insufficient to pass muster. See, e.g., Homebuilders Association of Lane County v. City of Eugne, LUBA No. 2001-059/63, slip opinion at 37 (2002) (finding criterion stating the “planning director or public works director ‘may’ require” certain street designs impermissible). Therefore, we contend the standards imposing the Mid-block bicycle/pedestrian corridor on this housing development conflict with ORS 197A.400 and cannot be applied here. The conditions of approval should be removed to comply with ORS 197A.400 and Oregon land use law. Further – as an additional independent basis for meeting the criterion – strict adherence to the requirement for a Mid-block bicycle/pedestrian corridor would pose an “excessive burden” to the Marion County Housing Authority. To start, the requirement threatens the feasibility of the entire project. As an affordable housing development, the project requires certain types of investment and financing. The financing can be selective; it is extremely competitive to obtain the resources necessary from outside sources. Information over recent months has made clear the Mid-block bicycle/pedestrian corridor is an issue making the project uncompetitive in comparison to other projects. This creates significant financial burdens and was a driving factor in why the MCHA has made this variance request. In addition, moving the Mid-block bicycle/pedestrian corridor to other proposed portions of the property would pose an excessive burden in of itself, as the corridor would take up critical space restricting the ability of the MCHA to develop the affordable housing to its fullest and best potential to meet the housing needs of the local area. Lastly, it is unclear when, if ever, the neighboring properties will be redeveloped to allow for connectivity with the corridor. At present the corridor would have no connections. Thus, the Mid-block bicycle/pedestrian corridor would excessively burden the MCHA while being a “road to nowhere.” Possibly forever. This criterion is met. 2. Variance to the standards will not unreasonably impact existing or potential uses or Development on the subject property or adjacent properties. Applicant’s Response: granting the variance would not unreasonably impact existing or potential uses or Development on the subject property or adjacent properties. Indeed, removing the Mid-block bicycle/pedestrian corridor would enhance and maximize the use of land within the subject property for affordable housing by allowing for the MCHA to maximize its space and remain competitive for the resources necessary. Further, granting the variance would not harm ---PAGE BREAK--- October 13, 2025 Page 6 existing or potential uses on adjacent properties. There is currently no corresponding stub or corridor located on adjacent properties, and granting the variance in this instance would allow adjacent properties to have more flexibility in development and use overall. This criterion is met. CONCLUSION As set forth above, the Variance request conforms with the Woodburn Development Ordinance and all applicable criteria. Thus, the Variance should be approved. Thank you. Sincerely, Nicholas A. Rhoten ---PAGE BREAK--- EXHIBIT A ---PAGE BREAK--- 10/14/2025 City of Woodburn – Community Development Department 270 Montgomery Street Woodburn, OR 97071 (503) 982-5246 [EMAIL REDACTED] RE: Farmdale 1233 W Lincoln ST Woodburn, OR 97071 PROJECT NARRATIVE – MODIFICATION OF CONDITIONAL OF APPROVAL REQUEST: The proposed Project is an affordable multi-family apartment building on the north side of W Lincoln Street and consists of one C-shaped two-story structure. The Project proposes 45 residential units and at-grade parking for 94 vehicles. This Project is intended to replace the 28 existing affordable dwellings and a common building currently located on the site. The property currently holds 44 affordable dwelling units over 11 buildings for local agricultural workers as well as a twelfth building for community space. The property is owned and operated by the Marion County Housing Authority (MCHA). The community includes the agricultural workers, their children, spouses and related family members. The goal of the project is to replace all 44 existing dwelling units, make better use of the property size for densification and shared common space, and to retain the existing community through phasing and priority during move-in. This project was previously approved by the Planning Commission with conditions, and would now like to make a request to modify the conditions of approval. CITY OF WOODBURN PLANNING COMMISSION FINAL DECISION File Number: DR 25-02, PAR 24-03, var 25-03 Project Name: MCHA Farmdale Apartments Date of Decision: June 26, 2025 Decision: Approved with Conditions Attachment 104 ---PAGE BREAK--- Page 2 of 2 DESCRIPTION OF MODIFICATION REQUESTS Final Decision Recommended Conditions of Approval Design Review DR 25-02, Item 7 and Item 8.c. Mid-block bicycle/pedestrian corridor • Condition: Pursuant to 3.01.05B. & C. and 3.01.07E., the developer shall construct an 8-foot-wide paved path along the corridor illustrated on 8-foot-wide paved path along the corridor illustrated on Sheet DR- 100, except as modified in the image below. This is due prior to building permit final inspection. • Request: The project is pursuing a variance to remove requirement for Mid-Block corridor, including any potential locations on Parcel 2. The project team believes the mid-block corridor should not be required for the reasons more specifically set forth in the Variance being submitted alongside this application. Amongst other things, the team asserts that the applicable standards imposing this requirement are not “clear and objective,” conflict with ORS 197A.400, and justify removal. While the Variance provides more detailed argument, we also raise the argument here to the extent removal can be authorized as a Modification of Condition when applying ORS 197A.400 to the applicable standards. Design Review DR 25-02, Item 8.b. Cross Access Easement • Condition: Pursuant to 3.04.01A.2. and 3.04.03C.4.a., the developer shall grant a private access easement over the proposed vehicular drive aisle on Parcel 1 and the existing drive aisle on Parcel 2. The easement shall be at least 20 feet wide and benefit both Parcels. • Request: Restrict private access easement over the proposed vehicular drive aisle between Parcel 1 and Parcel 2 to emergency vehicle access and maintenance only. The project proposes providing reinforced lawn in the section of drive connecting the two parcels and retractable bollards that the fire department would have keyed access to lower for fire truck passage. This request is coming from a condition set forth by tax credit investors and is critical to securing necessary funding to move the project forward into construction. o Please see revised site plans for the area intended to be reinforced lawn and for the retractable bollard information. ---PAGE BREAK--- VAN EV EV EV EV EV EV EV EV EV EV EV EV EV EV EV EV EV EV EV RESIDENTIAL PARKING W LINCOLN ST PLAYGROUND EXISTING BUILDINGS NOT IN SCOPE PARCEL 2 1219 W. LINCOLN ST (NOT IN SCOPE) OUTDOOR GATHERING & BBQ KOTKA ST LEASURE ST REAR SETBACK 24'-0" REAR SETBACK AT 16' 30'-0" REAR SET BACK AT 28' 36'-0" SIDE SETBACK 5'-0" SIDE SETBACK 5'-0" SIDE SETBACK 5'-0" FRONT SETBACK 18'-0" MIN. SIDE SETBACK 5'-0" SIDE SETBACK 5'-0" MEDITATION GARDEN EASEMENT 16'-0" UTILITY 78'-1 3/16" 5'-0" PUBLIC UTILITY EASEMENT PER WDO 3.02.01B 12' PUBLIC ACCESS EASEMENT 8' CLASS POURED CONCRETE PATH PER CoW SIDEWALK SPECS TRASH ENCLOSURE 8 YARD TRASH 6 YARD RECYCLING BUILDING ENTRANCE OUTDOOR UNIT ENCLOSURE STAFF STAFF STAFF PIPELINE EASEMENT 10'-0" WATER RAISED SIDEWALK PROPERTY LINE EXISTING HYDRANT EXISTING UTILITY POLE EXISTING COMMUNICATION PEDESTAL OVERHEAD POWER (OHP) EXISTING HYDRANT EXISTING UTILITY POLE 183.9' (10) BIKE STALLS FIRE LANE 20'-0" MIN. R 27' - 0" R 27' - 0" R 27' - 0" BIKE STALLS TO OHP 31'-6" PROPOSED BUILDING TRANSFORMER UNIT T BIKE ROOM (12)STALLS BIKE ROOM (12) STALLS BIKE STALLS HATCHED REGION INDICATEDS AREAPERMANENTLY DESIGNATED FOR USE AS COMMON SPACE HATCHED REGION INDICATEDS AREAPERMANENTLY DESIGNATED FOR USE AS COMMON SPACE WHEEL STOP AT STALLS ADJACENT WIDE WALKWAY , TYP. STALLS LABELED WITH 'EV' ARE 'EV READY' PARCEL 1 1233 W. LINCOLN ST FRONT SETBACK 22'-8 3/4" BIKE STALLS 2'-0" 8'-0" PROPOSED SITE PARTITION PER WOODBURN PARTITION PAR 24-03 5'-0" 2'-0" A B C D E 1 2 3 5 4 6 7 DRAWN BY: PM: DATE DESCRIPTION © MG2,INC. ALL RIGHTS RESERVED. NO PART OF THIS DOCUMENT MAY BE REPRODUCED IN ANY FORM OR BY ANY MEANS WITHOUT PERMISSION IN WRITING FROM MG2, INC. 1 2 3 5 4 6 7 NOT FOR CONSTRUCTION LICENSED NAME, ARCHITECT 12/3/2024 2:54:59 PM Autodesk Docs://MG2-CE-Farmdale-24555101A/A_24-5551-01A_Farmdale_R23.rvt 2024.03.06 MRF TJS 24-5551-01A 1233 W LINCOLN ST, WOODBURN, OR 97071 A-0011 SITE PLAN SITE PLAN C-030 DESIGN REVIEW APPLICATION 05/09/2025 Attachment 105A ---PAGE BREAK--- VAN EVR EVR EVR EVR EVR EVR EVR EVR EVR EVR EVR EVR EVR EVR EVR EVR EVR EVR EVR RB RB RB RB RB RB AD AD AD AD TR TR m s s s s s m m s L m s sL L m m s s m s L m 64 56 56 48 40 32 24 16 8 TR ANS FER BAR TAL K TUBE TAL K TUBE WIRE BA RR IER LOO P ARCH SW OOS H SLI DE DOUBL E VERTI CA L LAD DER WI RE BA RR IE R W/WHEEL STORE PANE L MAZE BA RR IER TUR NI NG BAR SLI DE SWIRL DOUBL E LAD DER LOO P TRI -WIR E BA RR IER 17 6165 PL AYSENSE DE SIGN 4 02 AD m m s m m s m m L s m m s RESIDENTIAL PARKING W LINCOLN ST COMMUNITY GARDEN WITH PLANTERS (BID ALT. 03) COMMUNITY GARDEN (BID ALT. 03) MINI SOCCER FIELD (BID ALT. 01) PLAYGROUND EXISTING BUILDINGS NOT IN SCOPE PHASE 2 NOT IN SCOPE OUTDOOR GATHERING & BBQ LEASURE ST REAR SETBACK 24'-0" REAR SETBACK AT 16' 30'-0" REAR SET BACK AT 28' 36'-0" SIDE SETBACK 5'-0" SIDE SETBACK 5'-0" SIDE SETBACK 5'-0" FRONT SETBACK 18'-0" SIDE SETBACK 5'-0" SIDE SETBACK 5'-0" MEDITATION GARDEN EASEMENT 16'-0" UTILITY 78'-1" COMMUNITY GARDEN FIELD (BID ALT. 03) 5'-0" UTILITY EASEMENT HALF BASKETBALL COURT (BID ALT. 02) TRASH ENCLOSURE 8 YARD TRASH 6 YARD RECYCLING T BUILDING ENTRANCE OUTDOOR UNIT ENCLOSURE PIPELINE EASEMENT 10'-0" WATER RAISED SPEED TABLE PROPERTY LINE EXISTING HYDRANT EXISTING UTILITY POLE EXISTING COMMUNICATION PEDESTAL OVERHEAD POWER (OHP) EXISTING HYDRANT EXISTING UTILITY POLE 183.9' 184.20 184.20 184.20 184.20 (10) BIKE STALLS COVERED BIKE STALLS TO OHP 31'-6" BIKE ROOM (12)STALLS BIKE ROOM (12) STALLS EXTERIOR FDC STANDPIPE A6 A-930 C6 A-925 COVERED BIKE STALLS BIKE STALLS EXTERIOR FDC STANDPIPE PARKING SETBACK 5'-0" BIKE ROOM DOOR WITH SIGNAGE BIKE ROOM DOOR WITH SIGNAGE GREEN BUFFER REINFORCED LAWN TO SUPPORT 70,000 LBS RETRACTABLE BOLLARDS WITH KNOX LOCKS RETRACTABLE BOLLARDS WITH KNOX LOCKS 25'-0" 8'-0" OFF-STREET LOADING/UNLOADING ZONE. 2% MAX SLOPE. A-500 2 FD ACCESS ONLY 3 A-930 TYP. 9'-0" 1'-6" 18'-0" WIDE 4" WHEEL STOP FACE OF CURB PAINTED STRIPE SITE PLAN NOTES 1. PRIOR TO BEGINNING ANY DEMOLITION WORK, THE DEVELOPER SHALL APPLY FOR AND OBTAIN A DEMOLITION PERMIT FOR EACH EXISTING BUILDING PROPOSED TO BE DEMOLISHED. AS PART OF A DEMOLITION PERMIT APPLICATION, THE DEVELOPER SHALL PROVIDE A UTILITY DEMOLITION PLAN FOR REMOVAL OF THE EXISTING ON- SITE PRIVATE WATER SERVICES, SEWER SERVICES, AND STORM PIPES UP TO THE MAIN LINES. 2. PRIOR TO BEGINNING ANY GRADING WORK ON-SITE, THE DEVELOPER SHALL APPLY FOR AND OBTAIN A GRADING PERMIT PER WDO 5.01.04. 3. TO DEMONSTRATE CONFORMANCE WITH 2.06.02 AND 5.01.03, THE DEVELOPER SHALL SUBMIT APPLICATION FOR AND OBTAIN APPROVAL OF A FENCE PERMIT FOR ANY NEW OR MODIFIED FENCING OR WALLS. 4. TO DEMONSTRATE CONFORMANCE WITH 3.10 AND 5.01.10, THE DEVELOPER SHALL SUBMIT APPLICATION FOR AND OBTAIN APPROVAL OF A SIGN PERMIT FOR ANY NEW OR MODIFIED SIGNAGE THAT IS REQUIRED BY 3.10.05 TO OBTAIN SUCH PERMIT. SITE AREAS TOTAL AREA (ACRES): 3.87 ACRES TOTAL AREA (SF): 168,890 SF PHASE 1 AREA (SF): 124,662 SF (2.86 ACRES) BUILDING FOOTPRINT: 25,486 SF NET SITE AREA: 99,176 SF COMMON OPEN SPACE 30% REQ.: 29,752 SF COMMON OPEN SPACE PROVIDED: 30,374 SF NOTE: SEE G-121 SEE G-200 FOR CODE REFERENCES REQUIRED PARKING: 2.0 STALLS/UNIT = 90 STALLS 2% MIN TO BE ACCESSIBLE 1 IN EVERY 6 ACCESSIBLE STALLS TO BE ACCESSIBLE VAN STALL 20% TO BE EV READY 5% MIN TO BE ACCESSIBLE MFH PARKING STALLS PROVIDED: 93 TOTAL STALLS 93 TOTAL RESIDENTIAL STALLS 4 TOTAL ACCESSIBLE STALLS (1 FOR EACH ACCESSIBLE UNIT) 1 OF WHICH IS A VAN STALL = 5% 19 OF WHICH ARE EV READY SPACES 1 OF WHICH IS AN ACCESSIBLE EVR STALL = 5% REQUIRED BICYCLE PARKING: 1.1 STALLS/UNIT = 50 STALLS 5% MIN OF EACH INDOOR AND OUTDOOR BICYCLE PARKING TO BE ACCESSIBLE 50% OF ALL OUTDOOR STALLS MUST BE COVERED PROVIDED BICYCLE PARKING: 50 TOTAL STALLS: 24 INDOOR STALLS 2 STALLS ARE ACCESSIBLE = 8% 26 OUTDOOR STALLS 26 STALLS ARE ACCESSIBLE = 100% 14 STALLS ARE COVERED = 54% PARKING CALCULATIONS A B C D E 1 2 3 5 4 6 7 DRAWN BY: PM: DATE DESCRIPTION © MG2,INC. ALL RIGHTS RESERVED. NO PART OF THIS DOCUMENT MAY BE REPRODUCED IN ANY FORM OR BY ANY MEANS WITHOUT PERMISSION IN WRITING FROM MG2, INC. 1 2 3 5 4 6 7 11/25/2025 8:38:27 AM Autodesk Docs://MG2-CE-Farmdale-24555101A/A_24-5551-01A_Farmdale_R23.rvt 2024.03.06 SITE PLAN & DETAILS - A-001 LD DT 24-5551-01A JIM WALKER, ARCHITECT 1233 W LINCOLN ST, WOODBURN, OR 97071 BID SET 95% CD 12/03/2025 Scale: 1" = 30'-0" A-001 A1 SITE PLAN Scale: 1/8" = 1'-0" A-001 E1 PARKING STRIPING DETAIL 1 10/30/25 BUILDING PERMIT REV 1 NG SETBACK PROPOSED SITE PARTITION PER WOODBURN PARTITION PAR 24-03 SITE AREA TOTAL AREA (ACRES): TOTAL AREA (SF): PHASE 1 AREA (SF): ZONING: MAX DENSITY: MAX HEIGHT: REQUIRED PARKING: UNIT CALCULATIONS EXISTING PARCEL 1: EXISTING PARCEL 2: NEW PARCECL 1: STREET IMPROVEMENTS WILL COMPLY WITH WDO 3.01.02E 3.87 ACRES 168,890 SF 124,662 SF (2.86 ACRES) RM 16 UNITS/ACRE (45.76 UNITS PERMITTED) 35'-0" 2.0 STALLS/UNIT 90 STALLS BUILDINGS, 28 UNITS (TO BE DEMOLISHED) BUILDING, 16 UNITS (TO BE DEMOLISHED AFTER COMPLETION OF MFH PROJECT) BUILDING, 45 UNITS BUILDING FOOTPRINT: NET SITE AREA: COMMON OPEN SPACE 30% REQ.: COMMON OPEN SPACE PROVIDED: 25,486 SF 99,176 SF 29,752 SF 48,360 SF TOTAL AREA (ACRES): TOTAL AREA (SF): PHASE 1 AREA (SF): ZONING: MAX DENSITY: MAX HEIGHT: REQUIRED PARKING: MFH PARKING STALLS PROVIDED: REQUIRED BICYCLE PARKING: PROVIDED BICYCLE PARKING: 50% OF ALL OUTDOOR STALLS MUST BE COVERED 3.87 ACRES 168,890 SF 124,662 SF (2.86 ACRES) RM 16 UNITS/ACRE (45.76 UNITS PERMITTED) 35'-0" 2.0 STALLS/UNIT 90 STALLS 93 TOTAL STALLS 2 STALLS/UNIT 3 STAFF STALLS 50 STALLS 1.1 STALLS/UNIT 51 TOTAL STALLS: 24 INDOOR 14 (52%) OUTDOOR COVERED 13 (48%) OUTDOOR UNCOVERED Modification of Conditions Request 11/18/2025 Attachment 105B