Document Woodburn_doc_2d4e1a7448

Final Decision Planning Commission File number(s): MC 2020-02 Related to DR 2019-05 & EXCP 2020-05 Project name: Allison Way Apartments: Condition EX2 Stacy Allison Way Improvements Date of decision: April 22, 2021 Applicant: Leeb Architects; attn Doug Hamilton, 308 SW 1st Avenue, Suite 200 Portland, OR 97204-3567 Civil Engineer/ Surveyor: LEI Engineering & Surveying of Oregon, Attn: Jamie Van Agtmael, PLS, President, 2564 19th Street SE, Salem, OR 97302 Landowner: Stacy Allison Way Holdings, Attn: Eugene Labunsky, 25030 SW Parkway Avenue, Suite 110, Wilsonville, OR 97070-9816 Site location: 0 Hooper St & 0 Stacy Allison Way NE; Tax Lots 052W14 02000, 2100, & 2300 Summary: The Planning Commission held a public hearing on April 22, 2021 and approved unanimously the application (Type III) revisions to Condition EX2 as staff recommended through the staff report published April 15. Besides the applicant, no one testified. The developer requested tweaks to Condition EX2 that lists how to improve Stacy Allison Way as part of the Allison Way Apartments project, which is two phases. Phase 1 includes upgrading Stacy Allison Way north of Hooper Street, and Phase 2 extends the road south of Hooper. The Commission made the decision because based on WDO 4.02.07 “Modification of Conditions”, the Assistant City Attorney advised staff that although the Council had called up the Allison Way Apartments decision and made its own, because the Commission was the original decision-maker, it too was the decision-maker for a Modification of Condition application related to the project. Section references are to the Woodburn Development Ordinance (WDO). ---PAGE BREAK--- MOC 2020-02 Condition EX2 DR 2019-05 & EXCP 2020-05 Allison Way Apts. – Planning Commission Final Decision - Page 2 of 5 Modified Condition EX2: EX2. Allison: The City modifies and approves the street exception request as follows regarding improvements and that applies to both phases. Attachment 108, which the applicant submitted February 25, 2021 as Modification of Condition MOC 2020-02 Exhibit G, contains cross sections and site plans that serve as an exhibit to this Condition EX2. a. Phase 1: Curbs, travel lanes, and two-way left turn lane: No change required to placements or widths of these. Bicycle lanes: Minimum five ft each. (Existing ones are 6 ft each.) Planter strip: Install a planter strip five ft wide, excluding curb width, and landscape with street trees at 1 per 30 ft of frontage, equaling twenty (20) trees along the Phase 1 frontage (instead of 1 per 50 typical). The total number shall be divided evenly between either Betula pendula [silver or European white birch] or another Betula [birch] species and an evergreen species among any of Magnolia grandiflora “Victoria” cultivar [magnolia cultivated for the Pacific Northwest], Arbutus menziesii [Pacific madrone], and Tsuga [Western hemlock]. Ninety-seven percent (97%) of the remainder of the strip shall be medium size category shrubbery to the minimum size at planting per Table 3.06B and at maximum size that maintains conformance with VCA, and at least two distinct openings in the shrubbery that total the remaining area of three percent shall be lawn grass. Sidewalk: Construct a sidewalk as a bicycle/pedestrian path at minimum width of six ft that the City shall allow to overlap the streetside PUE by at least a half ft and as much as four and a half (4½) ft from edge of ROW. If and where sidewalk would need to deflect or meander, such as at driveway A1 or at the northeast corner of Allison & Hooper, it may fully overlap a streetside PUE. Off-street parking stalls that both abut sidewalk or are within 5 ft of sidewalk and are not parallel with sidewalk shall have wheel stops four inches high maximum to prevent overlap of sidewalk. Striping: Bicycle: At the Phase 1 north end where the existing bicycle lane will continue at the north side of driveway A1, at the opening of the bicycle lane the developer shall stripe an MUTCD-compliant bicycle lane symbol or symbols. Turn: The applicant shall stripe a turn arrow within the existing center left turn lane southbound at Hooper. Utilities: Relocate underground/subsurface utilities that would conflict with street trees, such as a potable water line, and surface utilities such as street light poles and boxes to be within either or both of the planter strip and a streetside PUE. Existing covered vaults may be incorporated within altered or additional sidewalk if meeting PW SS&Ds. NW side landscaping: The following applies between the project north end and the south end of the existing stormwater detention pond fencing – a point approximately 330 ft southwest along Allison ROW from Hooper centerline. The applicant shall plant at least two hundred and forty-eight (248) woody shrubs of large size category as WDO Table 3.06B defines, of one or more evergreen species capable of growing to a mature minimum height of ten (10) ft (preferably Taxus brevifolia var. reptaneta [English yew reptaneta variant]), and with average o.c. spacing of four ft. ---PAGE BREAK--- MOC 2020-02 Condition EX2 DR 2019-05 & EXCP 2020-05 Allison Way Apts. – Planning Commission Final Decision - Page 3 of 5 b. Phase 2 / extension: Lanes, travel: Minimum width twelve (12) ft. Lane, center left turn lane and turn pockets: Width eleven (11) ft. Bicycle lanes: Minimum five ft each. Planter strip: Install a planter strip six ft wide, excluding curb width, and landscape with street trees at 1 per 30 ft of frontage, equaling forty-one (41) trees along the Phase 2 frontage (instead of 1 per 50 typical). The total number shall be divided evenly between Betula pendula [silver or European white birch] or another Betula [birch] species and an evergreen species among any of Magnolia grandiflora “Victoria” cultivar [magnolia cultivated for the Pacific Northwest], Arbutus menziesii [Pacific madrone], and Tsuga [Western hemlock]. Ninety-five percent (95%) of the remainder of the strip shall be medium size category shrubbery to the minimum size at planting per Table 3.06B and at maximum size that maintains conformance with VCA, and at least six distinct openings in the shrubbery that total the remaining area of five percent shall be lawn grass. Sidewalk: Construct a sidewalk as a bicycle/pedestrian path at minimum width of eight ft that the City shall allow to overlap the streetside PUE by at least a half ft and as much as four and a half (4½) ft from edge of ROW. If and where sidewalk would need to deflect or meander, such as at driveways A2 and A3 or at the southeast corner of Allison & Hooper, it may farther overlap a streetside PUE. Off-street parking stalls that both abut sidewalk or are within 5 ft of sidewalk and are not parallel with sidewalk shall have wheel stops four inches high maximum to prevent overlap of sidewalk. Median: … [previously struck by the Planning Commission] Turn areas: At the north, the median shall … [previously struck by the Commission] NW side landscaping: The following applies between the fencing south end and the south end of extended Allison. The applicant shall plant at least two hundred and fifty-two (252) woody shrubs of large size category as WDO Table 3.06B defines, of one or more evergreen species capable of growing to a mature minimum height of ten (10) ft (preferably Taxus brevifolia var. reptaneta [English yew reptaneta variant]), and with average o.c. spacing of four ft.: Interim signage: Signed barricades remain required per WDO 3.01.05A.2.b & c. and to PW SS&Ds. The developer shall also install an MUTCD-compliant dead-end sign, either W14-1 or W14-2, at the intersection of Allison & Hooper for southbound drivers. The City Engineer may require the developer to install either also at the intersection either a W14-1a or a W14- 2a sign to warn drivers turning south from Hooper that Allison ends in the left direction as the arrow within the sign copy would indicate, or a sign or signs serving similar purpose. ---PAGE BREAK--- MOC 2020-02 Condition EX2 DR 2019-05 & EXCP 2020-05 Allison Way Apts. – Planning Commission Final Decision - Page 4 of 5 Expiration: Per Woodburn Development Ordinance (WDO) 4.02.04B., a final decision expires within three years of the date of the final decision unless: 1. A building permit to exercise the right granted by the decision has been issued; 2. The activity approved in the decision has commenced; or 3. A time extension, Section 4.02.05, has been approved. However, for all practical purposes, because this final decision is limited to modifying a condition of approval found in another final decision, the expiration date for the land use approval of the Allison Way Apartments project remains based on the DR 2019-05 & EXCP 2020-05 final decision of November 9, 2020. Appeals: Per WDO 4.01.11E., the decision is final unless appealed pursuant to Oregon Revised Statutes (ORS), state administrative rules, and WDO 4.02.01. The appeal to City Council due date is twelve (12) days from the mailing date of this final decision notice per 4.02.01B.1. A valid appeal must meet the requirements of 4.02.01. A copy of the decision is available for inspection at no cost, and the City would provide a copy at reasonable cost at the Community Development Department, City Hall, 270 Montgomery Street, Woodburn, OR 97071. For questions or additional information, contact Alyssa Nichols, Administrative Assistant, at (503) 982-5246 or [EMAIL REDACTED]. ---PAGE BREAK--- Attachment(s): A. Planning Commission April 22, 2021 Staff Report Attachment 101A Strikethrough-and-Underline Revision of Condition EX2 (3 pages) B. Attachment 108 Exhibit G Cross sections and plan views (submitted February 25, 2021) C. DR 2019-05 & EXCP 2020-05 Final Decision and its attachments (November 9, 2020) Sincerely, Colin Cortes, AICP, CNU-A Senior Planner CP/cmc cc: Chris Kerr, Community Development Director Dago Garcia, P.E., City Engineer Ted Cuna, Building Official Jason Space, GIS Technician Doug Hamilton, Leeb Architects (applicant) May / 2021 Jamie Van Agtmael, PLS, President, LEI Engineering & Surveying of Oregon (civil engineer / surveyor) Eugene Labunsky, West Coast Real Estate Holdings (landowner) Testifiers n/a Casey Knecht, P.E., Development Review Coordinator, Oregon Dept. of Transportation (ODOT) Region 2 Marion County Assessor's Office Marion County Geographic Information System (GIS) Marion County Public Works Dept. MOC 2020-02 Condition EX2 DR 2019-05 & EXCP 2020-05 Allison Way Apts. - Planning Commission Final Decision - Page 5 of 5 ---PAGE BREAK--- Allison Way Apts. Condition EX2 MOC 2020-02 Staff Report Attachment 101A Page 1 of 3 Strikethrough-and-Underline Revision of Condition EX2 Note: Bold text is just as it appears in the final decision, while red text indicates revision. (See Attachment 101B for the excerpt of the original condition from final decision document.) EX2. Allison: The City modifies and approves the street exception request as follows regarding improvements and that applies to both phases:. Attachment 108, which the applicant submitted February 25, 2021 as Modification of Condition MOC 2020-02 Exhibit G, contains cross sections and site plans that serve as an exhibit to this Condition EX2. a. Phase 1: Curbs, Northbound travel lanes, and two-way left turn lane: Either narrow from twelve (12) to eleven (11) ft, or, restripe the center left turn lane from twelve (12) to eleven (11) and shift the travel lane accordingly. However, were the sidewalk described below within this list were to overlap the PUE by at least one and a half (1½) ft, if the bicycle lane is removed, or by up to four and a half (4½) ft, if the bicycle lane remains, no lane narrowing would be requiredNo change required to placements or widths of these. Bicycle lanes: Remove or narrow to Minimum five ft each. (Existing ones are 6 ft each.) Planter strip: Install a planter strip six five (65) ft wide, excluding curb width, and landscape with street trees at 1 per 30 ft of frontage, equaling twenty (20) trees along the Phase 1 frontage (instead of 1 per 50 typical). The total number shall be divided evenly between either Betula pendula [silver or European white birch] or another Betula [birch] species and an evergreen species among any of Magnolia grandiflora “Victoria” cultivar [magnolia cultivated for the Pacific Northwest], Arbutus menziesii [Pacific madrone], and Tsuga [Western hemlock]. Ninety-seven percent (97%) of the remainder of the strip shall be medium size category shrubbery to the minimum size at planting per Table 3.06B and at maximum size that maintains conformance with VCA, and at least two distinct openings in the shrubbery that total the remaining area of three percent shall be lawn grass. Sidewalk: Construct a sidewalk as a bicycle/pedestrian path at minimum width of eight six (86) ft (whether or not a northbound bicycle lane remains) that the City shall allow to overlap the streetside PUE by at least a half ft and as much as four and a half (4½) ft from edge of ROW. If and where sidewalk would need to deflect or meander, such as at driveway A1 or at the northeast corner of Allison & Hooper, it may fully overlap a streetside PUE. Off-street parking stalls that both abut sidewalk or are within 5 ft of sidewalk and are not parallel with sidewalk shall have wheel stops four inches high maximum to prevent overlap of sidewalk. MOC 2020-02 Final Decision Attachment A ---PAGE BREAK--- Allison Way Apts. Condition EX2 MOC 2020-02 Staff Report Attachment 101A Page 2 of 3 Striping: Bicycle: At the Phase 1 north end where the existing bicycle lane will continue at the north side of driveway A1, at the opening of the bicycle lane the developer shall stripe an MUTCD-compliant bicycle lane symbol or symbols. Turn: The applicant shall stripe a turn arrow within the existing center left turn lane southbound at Hooper. Utilities: Relocate underground/subsurface utilities that would conflict with street trees, such as a potable water line, and surface utilities such as street light poles and boxes to be within either or both of the planter strip and a streetside PUE. Existing covered vaults may be incorporated within altered or additional sidewalk if meeting PW SS&Ds. NW side landscaping: The following applies between the project north end and the south end of the existing stormwater detention pond fencing – a point approximately 330 ft southwest along Allison ROW from Hooper centerline. The applicant shall plant at least two hundred and forty-eight (248) woody shrubs of large size category as WDO Table 3.06B defines, of one or more evergreen species capable of growing to a mature minimum height of ten (10) ft (preferably Taxus brevifolia var. reptaneta [English yew reptaneta variant]), and with average o.c. spacing of four ft. b. Phase 2 / extension: Lanes, travel: Minimum width twelve (12) ft. Lane, center left turn lane and turn pockets: Width eleven (11) ft. Bicycle lanes: Northbound: none; and, southbound, either none or mMinimum five ft each. Planter strip: Install a planter strip six ft wide, excluding curb width, and landscape with street trees at 1 per 30 ft of frontage, equaling forty-one (41) trees along the Phase 2 frontage (instead of 1 per 50 typical). The total number shall be divided evenly between Betula pendula [silver or European white birch] or another Betula [birch] species and an evergreen species among any of Magnolia grandiflora “Victoria” cultivar [magnolia cultivated for the Pacific Northwest], Arbutus menziesii [Pacific madrone], and Tsuga [Western hemlock]. Ninety-five percent (95%) of the remainder of the strip shall be medium size category shrubbery to the minimum size at planting per Table 3.06B and at maximum size that maintains conformance with VCA, and at least six distinct openings in the shrubbery that total the remaining area of five percent shall be lawn grass. Sidewalk: Construct a sidewalk as a bicycle/pedestrian path at minimum width of eight ft (whether or not there is a northbound bicycle lane) that the City shall allow to overlap the streetside PUE by at least a half ft and as much as four and a half (4½) ft from edge of ROW. If and where sidewalk would need to deflect or meander, such as at driveways A2 and A3 or at the southeast corner of Allison & Hooper, it may farther overlap a streetside PUE. Off-street parking stalls that both abut sidewalk or are within 5 ft of sidewalk and are not parallel with sidewalk shall have wheel stops four inches high maximum to prevent overlap of sidewalk. Median: … [previously struck by the Planning Commission] Turn areas: At the north, the median shall … [previously struck by the Commission] ---PAGE BREAK--- Allison Way Apts. Condition EX2 MOC 2020-02 Staff Report Attachment 101A Page 3 of 3 NW side landscaping: The following applies between the fencing south end and the south end of extended Allison. The applicant shall plant at least two hundred and fifty-two (252) woody shrubs of large size category as WDO Table 3.06B defines, of one or more evergreen species capable of growing to a mature minimum height of ten (10) ft (preferably Taxus brevifolia var. reptaneta [English yew reptaneta variant]), and with average o.c. spacing of four ft.: Interim signage: Signed barricades remain required per WDO 3.01.05A.2.b & c. and to PW SS&Ds. The developer shall also install an MUTCD-compliant dead-end sign, either W14-1 or W14-2, at the intersection of Allison & Hooper for southbound drivers. The City Engineer may require the developer to install either also at the intersection either a W14-1a or a W14- 2a sign to warn drivers turning south from Hooper that Allison ends in the left direction as the arrow within the sign copy would indicate, or a sign or signs serving similar purpose. ---PAGE BREAK--- PROJECT NO.: DATE : LEI ENGINEERING & SURVEYING 2564 19TH St SE Salem, Oregon 97302 (503) 399-3828 www.leiengineering.com OF OREGON SCALE: 60-10 EXHIBIT G - FULL SIZE RESOLUTION OF MODIFICATION TO CONDITION EX-2 - STACY ALLISON WAY TYPICAL SECTION PAGE: 7 OF 7 AS NOTED 10' TOTAL PUE EXISTING UTILITIES SH0WN AT APPROXIMATE DEPTH AND LOCATION 01-22-2021 6' SCALE IN FEET 0 10' 20' SCALE IN FEET 0 10' 20' BREAKLINE SUBJECT PROPERTY PHASE 1 PAHSE 2 CONTINUATION OF STACY ALLISON WAY SUBJECT PROPERTY PHASE 1 PROPERTY LINE SUBJECT PROPERTY PHASE 2 STREET EXCEPTION STACY ALLISON WAY PHASE 1 - PLAN VIEW PROPERTY LINE 37' 10' PUE 74' ROW 37' 37' 10' PUE 74' ROW PROPERTY LINE 37' EXISTING CROWN OF STREET BREAKLINE 6' SIDEWALK 12' LANE 12' LANE 12' LANE 6' BIKE LANE 6' BIKE LANE STACY ALLISON WAY 5' PLANTER 12' LANE 12' LANE 12' LANE 6' BIKE LANE 6' BIKE LANE PROPERTY LINE 6' SIDEWALK 6' BIKE LANE 12' LANE 12' LANE 12' LANE 6' BIKE LANE ON-SITE IMPROVEMENTS 8' SIDEWALK 5' BIKE LANE 12' LANE 11' LANE 12' LANE 5' BIKE LANE 6' PLANTER 5' PLANTER 6' SIDEWALK SCALE IN FEET 0 10' 20' ℄ STREET ℄ ROW ROW PL FENCE INTERSTATE 5 ROW BIKE LANE SOUTHBOUND LANE TURN LANE NORTHBOUND LANE BIKE LANE EXISTING STORM WATER FACILITY CITY PROPERTY WIDTH VARIES 74' ROW 37' 43' 37' 31' 48' 12.0' 6.0' 12.0' 12.0' 4.5' 6.0' 5.0' 5.0' PLAT PUE DEED PUE 6.0' PLANTER STRIP SIDEWALK ROOT BARRIER SHALL BE INSTALLED PURSUANT TO STANDARD DETAIL DRAWING NO. 1 PROPOSED UTILITIES 6' EXISTING CROWN OF STREET ON-SITE IMPROVEMENTS ℄ STREET ℄ ROW ROW PL FENCE INTERSTATE 5 ROW BIKE LANE SOUTHBOUND LANE TURN LANE NORTHBOUND LANE BIKE LANE PROPOSED STORM WATER FACILITY CITY PROPERTY WIDTH VARIES 74' ROW 37' 43' 37' 31' 45' 11.0' 5.0' 12.0' 12.0' 4.5' 5.0' 6.0' 5.0' PLAT PUE 8.0' PLANTER STRIP SIDEWALK/ PEDESTRIAN PATH ROOT BARRIER SHALL BE INSTALLED PURSUANT TO STANDARD DETAIL DRAWING NO. 1 PROPOSED MODIFICATION STACEY ALLISON WAY NORTH OF HOOPER STREET PHASE 1 TYPICAL SECTION 1' STREET EXCEPTION STACY ALLISON WAY PHASE 2 - PLAN VIEW PROPOSED MODIFICATION STACEY ALLISON WAY SOUTH OF HOOPER STREET PHASE 2 TYPICAL SECTION TAPER GREATER THAN 100' (FROM EXISTING PT TO PROPOSED PT) PHASE LINE Attachment 108 P. 2 of 2 Cross sections and plan views MOC 2020-02 Final Decision Attachment B ---PAGE BREAK--- Final Decision City Council File number(s): DR 2019-05, EXCP 2020-05, PP 2019-01, PLA 2019-04, & VAR 2019-04 Project name: Allison Way Apartments Date of decision: November 9, 2020 Applicant: Leeb Architects; attn Robert Leeb, Principal in Charge & Doug Hamilton, 308 SW 1st Avenue, Suite 200 Portland, OR 97204-3567 Landowner: Stacy Allison Way Holdings, Attn: Eugene Labunsky, 25030 SW Parkway Avenue, Suite 110, Wilsonville, OR 97070-9816 Site location: 0 Hooper St & 0 Stacy Allison Way NE; Tax Lots 052W14 02000, 2100, & 2300 Summary: First, the Planning Commission held a public hearing on May 28, 2020 and approved by 3-2 vote the consolidated applications package (Type III) with the conditions recommended by staff through the staff report published May 21, except for three revision items: 1. Striking transportation Condition T-BP9 that would have required the Evergreen Path, a bicycle/pedestrian path approximately 350 feet (ft) long within the unimproved Evergreen right- of-way (ROW) and extending from Smith Creek Development Phase 1A Tract boundary north to the existing Montebello 2 subdivision bicycle/pedestrian path that connects to Baylor Drive at Citadel Street per the image below: MOC 2020-02 Final Decision Attachment C ---PAGE BREAK--- DR 2019-05 Allison Way Apts. – Council Final Decision - Page 2 of 31 Exhibit T-BP9A. Location and Conceptual Alignment 2. Revising Street Exception Condition EX2 to omit a landscaped median from the required custom cross section of the Stacy Allison Way extension to maintain a continuous two-way left turn lane along and between Interstate 5 and the approximately 800 ft of site development frontage that has no driveways; and Exhibit EX2b revised June 2 (Median example concept not to scale.) 3. Approving variance request 2 regarding parking ratio minimum (WDO Table 3.05A, Residential 1) and setting a minimum average of 1.77 stalls per dwelling. (See Condition V9-2.) Second, the City Council called up the Commission decision on June 8, 2020 pursuant to Woodburn Development Ordinance (WDO) 4.02.02 and held a public hearings on July 13 and September 14, 2020 that resulted in the Council on September 14 tentatively approving the project per the variance excerpts of the applicant’s September 1 letter of testimony that was agenda item Attachment 1 (final decision Attachment 106). The Council tentative approval results in conditions of approval the same as were in the Planning Commission decision document except that Condition: 1. EX2 is revised such that Stacy Allison Way will have 5-foot bicycle lanes 10); ---PAGE BREAK--- DR 2019-05 Allison Way Apts. – Council Final Decision - Page 3 of 31 2. V9-2 that establishes the standard of approved Variance request 2 is revised from a parking ratio minimum average of 1.77 stalls per dwelling to an absolute minimum of 1.9 stalls per dwelling 22); and 3. V5-3-1 that establishes the standard of approved Variance request 3 is revised from a compact parking maximum of 60% to 25% 18). 4. T-BP9 requiring the Evergreen bicycle/pedestrian path is restored 16). Staff returned to Council on November 9, 2020 with this final decision document for the mayor’s signature. One party testified (besides the applicant). He is listed at the end. The request was for site development of three lots totaling 19.03 acres into 586 apartments across 23 buildings across Phases 1 & 2 such that the one parcel north/northeast of Hooper Street (5.93 acres) would be 180 apartments across 7 buildings as Phase 1 and the two parcels south/southwest of Hooper (13.1 acres) would have 406 apartments across 16 buildings as Phase 2. The buildings are three-story walk-ups, conventional for new construction. Each phase has a common building and landscaped and paved common areas. Regarding street improvements, Phase 1 includes for existing Stacy Allison Way removal of curb-tight sidewalk to install a planter with street trees and construct new, wide sidewalk. Phase 2 includes extension of Stacy Allison Way that relocates the dead-end from Hooper Street south/southwest along Interstate 5 (I-5) to city limits. The subject property is in the Commercial General (CG) zoning district. Section references are to the Woodburn Development Ordinance (WDO). ---PAGE BREAK--- DR 2019-05 Allison Way Apts. – Council Final Decision - Page 4 of 31 Conditions of Approval: General G1. As part of building permit application, the applicant shall submit revised site plans meeting the conditions of approval and obtain Planning Division approval through sign-off on permit issuance. G2. The applicant or successors and assigns shall develop the property in substantial conformance with the final plans submitted and approved with these applications, except as modified by these conditions of approval. Were the applicant to revise plans other than to meet conditions of approval or meet building code, even if Planning Division staff does not notice and signs off on building permit issuance, Division staff retains the right to obtain restoration of improvements as shown on an earlier land use review plan set in service of substantial conformance. G3. References: The descriptions below define certain words, phrases, and assumptions in the context of the conditions of approval:  “Access way” means an on-site walkway paved at least eight feet wide to serve as a bicycle/pedestrian path to and from sidewalk – or to and from an off-street public bicycle/pedestrian path – and that is ADA-compliant.  “ADA” refers to the federal Americans with Disabilities Act of 1990.  “Allison” refers to Stacy Allison Way.  “A1, “A2”, & “A3” driveways refer to the three Allison driveways from north to south. A1 is in Phase 1, and A2 & A3 are in Phase 2.  “County” refers to Marion County.  “Courtyard” refers to each of five places – two in Phase 1 and three in Phase 2 – that is a landscaped linear central common area framed by three buildings forming a shape or four buildings enclosing the common area.  “Director” refers to the Community Development Director.  “EV” refers to electric vehicle.  “Evergreen” with a capital refers to Evergreen Road, especially south from OR 214.  “ft” refers to feet.  “Hooper” refers to Hooper Street.  “H1,”H2”, “H3,” & “H4” driveways refer to the four Hooper driveways clockwise from the northwest. H1 & H2 are in Phase 1, and H3 & H4 are in Phase 2.  “Lawson” refers to Lawson Avenue.  “Modal share” means the percentage of travelers using a particular type of transportation or number of trips using a type, as examples walking, cycling, riding transit, and driving.  “Modal shift” means a change in modal share.  “MUTCD” refers to Manual on Uniform Traffic Control Devices of the U.S. Department of Transportation (U.S. DOT) Federal Highway Administration (FHWA).  “NE means northeast.  “NW” means northwest.  “OAR” refers to Oregon Administrative Rules.  refers to on-center spacing, such as of trees or shrubs.  “ODOT” refers to the Oregon Department of Transportation. ---PAGE BREAK--- DR 2019-05 Allison Way Apts. – Council Final Decision - Page 5 of 31  “OR 214” refers to Oregon Highway 214 / Newberg Highway.  “Oxford” refers to Oxford Street.  “Parking court” means each of three peninsulas of on-site surface parking extending southeast and framed by a of five buildings. Phase 1 has one and Phase 2 has two.  “Phase 1” or “Phase I” encompasses Tax Lot 052W14 02300 (Town Center at Woodburn subdivision Lot 9) and the full extents of adjacent Allison and Hooper and the whole of their intersection.  “Phase 2” or “Phase II” encompasses Tax Lots 052W14 02000 & 2100 (Town Center at Woodburn subdivision Lots 7 & 8) to be consolidated and the full extent of adjacent Allison from Hooper.  “PLA” refers to property line adjustment.  “PUE” refers to public utility easement.  “PW” refers to Public Works (the department) or public works (civil infrastructure) depending on context.  “Root barrier” refers to that illustrated by PW SS&Ds, Drawing No. 1 “Street Tree Planting New Construction”.  “ROW” refers to right-of-way.  “SDCs” refers to system development charges, also known as impact fees.  “SE” means southeast.  “Speed table” means a walkway crossing of a drive aisle that: is concrete; with a tabletop that is raised at least four inches above drive aisle grade, at least six ft wide, flat, and stamped or otherwise treated to have a pattern; and, with the vehicular ramps striped in compliance with MUTCD Figure 3B-30, Option A, and with minimum and maximum slope ratios of 1:25 and 1:10 respectively.  “SS&Ds” refers to PW standard specifications and drawings.  “Street trees” refer to trees that conform to the WDO, including 3.06.03A and Table 3.06B.  “SW” means southwest.  “TSP” means the Woodburn Transportation System Plan.  “VCA” refers to vision clearance area as WDO 1.02 and 3.03.06 establish.  “WDO” refers to the Woodburn Development Ordinance.  Hayes” refers to W. Hayes Street.  “WTS” refers to the Woodburn Transit System. G4. Due dates / public improvements: a. By application: Unless a condition specifies otherwise, conditions including those relating to any of final subdivision, final partition, property line adjustment or lot consolidation recordation are due by building permit application. Prior to both any recordation of any final subdivision, final partition, or property line adjustment and building permit application, the applicant shall submit and obtain approval of an Address Assignment Request. b. By issuance: Unless a condition specifies otherwise, ROW and easement dedications and recordation(s), construction of frontage/street improvements, and construction of off-site, park, and other public improvements are due by building permit issuance. Where phasing is relevant, building permit issuance means issuance for the phase in which the conditioned improvement is located. See also the Phasing Plan (PP) condition(s). ---PAGE BREAK--- DR 2019-05 Allison Way Apts. – Council Final Decision - Page 6 of 31 G5. Recordation due dates: The applicant shall apply to the County for recordations of items that the City requires no later than six months past an anticipated Planning Commission tentative decision date, i.e. by December 30, 2022, and shall complete recordations no later than almost three years past, i.e. by May 25, 2023. The due date to complete recordations shall not supersede when recordations are due relative to the building permit stage. G6. Public Improvements Civil Plan Review: The process by which to receive, review, and approve drawings and other documents related to public improvements required by these conditions of approval may be paired with or incorporated into building permit review, or, if directed by the City Engineer, through a civil engineering plans (CEP) review process led by the Engineering Division. If opting for CEP, the applicant shall not only follow the direction of the Engineer Division, but also take some actions to facilitate tracking by Planning staff and coordination with Engineering: a. Cover letter: Upon submitting application to the Engineering Division, simultaneously alert the Planning Division through a cover letter to the attention of the Planning Division referencing the intended or, if known, actual submittal date as well as the project name, project phase, tax lot number(s), street address(es), and the land use / planning / zoning final decision conditions of approval that require the public improvement that is the subject of the civil engineering plans. Referencing conditions may be by quotation or citing the identification numbers T-A1). Identify the specific sheet (by number) or document page number that illustrates or notes how each subpart of a condition is met. b. Contact information: State the applicant’s name, company, phone number, e-mail, and desired date for City staff to respond with review comments. The cover letter may include these. c. Plan copies: Submit to the attention of the Planning Division at least two plan size copies of plan sets (24 by 36 inches). Within the cover sheet title block(s), include the phrase “civil engineering plans” or “public improvements civil plans”. Submit also Adobe PDFs using a fileshare service. d. Re-submittal fee: If there are multiple re-submittals, beginning with a third submittal / second revised submittal and continuing with each subsequent submittal, the applicant shall pay through the Planning Division into City general revenue a fee of $100. G-PW. Public Works: Follow the appended Public Works comments (May 19, 2020; Attachment 102A). If conflict arises between implementation of public works conditions and referenced standards in that document with implementation of the remaining conditions in this document, the Assistant City Administrator would arbitrate or mediate based on guidance from legal counsel, the Director, the Public Works Engineering Director, and the City Engineer. Design Review 2019-05 D1. PUE(s): To meet WDO Figures 3.01D “Service Collector” & G “Local as part of PLA recordation the applicant shall resolve existing easements with newly required easements so as to conform to the streetside PUE minimum width of five ft per WDO 3.02.01B, conform to all other conditions, and follow the direction of the City Engineer per WDO 3.02.01A. ---PAGE BREAK--- DR 2019-05 Allison Way Apts. – Council Final Decision - Page 7 of 31 D2. Driveways: a. Number: To meet WDO 3.04.03B.1 regarding access management, the number of driveways is limited as follows: ROW Phase 1 Phase 2 Allison 1 joint (A1) 2 (A2 & A3) Hooper 2 (H1 & H2) 2 (H3 & H4) b. Approach / apron / curb cut: Driveways shall conform to PW SS&Ds, Section 4150. c. Traffic control: To meet WDO 3.05.02J: Parking on site: The central and narrowest drive aisle in each of the parking courts and between Buildings P & R shall have one-way traffic to the northwest, and the applicant shall: Stripe on the pavement an arrow at each of the beginning and end of each aisle; and Install at the end of each aisle a do-not-enter sign that complies with MUTCD Figure 2B- 11, sign R5-1. Allison: Outbound left turns are prohibited from driveway A3, and the applicant shall install a no left turn sign that complies with MUTCD Figure 2B-4, sign R3-2. D3. Cross access / joint driveway A1: To meet WDO 3.04.03B, the applicant shall: a. On Tax Lot 052W14 02300 (Town Center of Woodburn subdivision Lot 9; Phase Spur the easterly northeast-southwest drive aisle to the north property line of Tax Lot 052W13 01600 (subdivision Lot 10) at minimum width of twenty (20) ft minimum width between face of curb, and Spur the westerly northeast-southwest drive aisle to the north property line of Tax Lot 052W13 01600 (subdivision Lot 10) at minimum width of twenty (20) ft minimum width between face of curb. b. To meet WDO 3.04.03B.1 & 3, dedicate a public access and utility easement that is to the satisfaction of the Director, revocable only with the concurrence of the Director, and connects the two bulges with driveway A1. c. Have the easement width be either minimum twenty (20) ft and centered on the drive aisle centerlines or (ii) minimum twenty-eight and a half (28½) ft measured southwest from the north lot line. ---PAGE BREAK--- DR 2019-05 Allison Way Apts. – Council Final Decision - Page 8 of 31 d. Have the easement text include a paragraph that states that the delineated easement area serves as a public access easement to the benefit of Lot 10 of the Town Center at Woodburn subdivision plat (Tax Lot 052W13 01600), and such cross access to and from the joint driveway at Stacy Allison Way shall not be revoked without concurrence of the City Community Development Director in conformance with Woodburn Development Ordinance (WDO) 3.04.03B.3. Place such text under a Cross Access & Joint Driveway Easement header. D4. Parking signage/striping: To meet WDO 3.05.02J, the applicant shall designate compact stalls “COMPACT” in lettering one foot high minimum and stripe them as such in the field prior to building permit final inspection. D5. Parking stall double striping: To meet WDO 3.05.02K, the applicant shall delineate parking stalls with double parallel lines pursuant to Figure 3.05C and stripe them as such in the field prior to building permit final inspection. D6. Bicycle parking near main entrance: To meet WDO 3.05.03E, prior to building permit final inspection the applicant shall provide bicycle parking within fifty (50) ft of a main entrance. In the context of a new construction apartment complex with conventional three-story buildings with open stairwells, each apartment building has two main entrances as follows: a. In all apartment buildings except Phase 1 B & C and Phase 2 B, C, J, & L there are four points where a building main wall plane intersects the walkway serving building ground floor entrances and the stairwell to upper floor entrances; b. In Phase 1 Buildings B & C and Phase 2 Buildings B, C, J, & L there are six such points; c. Each building has either two walkways with two points each totaling the four or three walkways with six points total; and so d. The condition shall apply to three points minimum for each of Phase 1 Buildings B & C and Phase 2 Buildings B, C, J, & L and two points minimum for remaining buildings and apply to one point minimum per walkway. D7. Patios: Visual separation shall conform to WDO 3.07.05B.1a as follows: a. Pavement: As proposed, patios shall be paved with brick, concrete pavers, or poured concrete. b. Railings/fencing & gate: The outermost edges of patio concrete slabs that do not abut building walls shall have either metal or wood railings or cedar wood fencing at least three ft high. If the latter, then opacity shall be full, but if fencing is higher than the minimum height, it shall be no more than ninety percent (90%) opaque, such as by being fully opaque from grade but from the top having a lattice pattern. The railings or fencing shall have a gated opening at least two ft and four inches wide. c. Height maximum: the railings or fencing maximum height shall be either five ft or, where a patio faces a courtyard, three and a half (3½) ft. d. Shrubbery: Evergreen shrubbery shall line fully the outermost edges of patio concrete slabs, except along the gated opening. ---PAGE BREAK--- DR 2019-05 Allison Way Apts. – Council Final Decision - Page 9 of 31 Phasing Plan 2019-01 PP1. Phases / Phasing: a. Number and extent: As Condition G3 defines. b. Order / ordering: The applicant shall construct Phase 1 first. c. Improvements: Improvements within a phase are due by that phase. d. Vesting: Construction of Phase 1 shall vest land use / planning / zoning entitlement for Phase 2; but, were the applicant (or successors and assigns) to fail to make use of any of the two provisions of WDO 4.02.04B.1 or 3 to avoid expiration, expiration shall occur upon one of the two following events: The arrival of July 1, 2030; or City adoption of a unified development ordinance replacing the WDO were to have intervened on or between July 24, 2023 and June 24, 2030, approximately 3 to 10 years from the anticipated land use final decision date. Property Line Adjustment 2019-04 PLA-1. Recording: To meet WDO 5.01.08B.5., upon City approval of the subject PLA, the applicant shall revise the drawing or drawings as needed and record the re-plat (or whatever it is that the County terms it) with the County. The expiration date is per WDO 4.02.04B, and were subsection 2 that refers to "the activity approved in the decision has commenced" to become relevant, that provision would mean recordation of the subject PLA, and to this end the applicant shall apply to Marion County for recordation by December 30, 2022 and complete recordation by May 25, 2023. In any case, the applicant shall record the re-plat prior to both City assignment of street addresses, which would follow the applicant submitting an address assignment request, and building permit application. Street Exception 2020-05 EX1. Hooper: a. Existing improvements: The planter strips, including curb widths, may remain 6½ ft instead of 7 ft, sidewalks may remain 5½ ft instead of 5 ft, and existing curbs may remain in place where not otherwise disturbed by newer improvements. b. Curb extensions: The applicant shall construct the proposed four curb extensions that cap the on- street parking aisles. c. Mid-block crossing: The applicant shall construct of the proposed two mid-block crossings of Hooper Street only the southeastern one and shall: Construct it of poured concrete minimum width of eight ft; Stamp or otherwise treat the concrete to have a pattern that drivers would sense tactilely as well as visually. Install ADA-compliant curb ramps and pave connections to the sidewalks. Provide signage and striping per PW SS&Ds, or, if none exist for a given topic, per the direction of the City Engineer. Required signage may include two advance warning signs for drivers; and ---PAGE BREAK--- DR 2019-05 Allison Way Apts. – Council Final Decision - Page 10 of 31 Meet federal or state criteria or guidelines that the City Engineer may establish in writing as standards for the mid-block crossing. d. Crosswalk upgrade: Instead of the proposed northwestern of the two proposed mid-block crossings, the applicant shall traffic calm the crosswalk of the southeast leg of the T-intersection of Allison & Hooper. The applicant shall construct a poured concrete crosswalk at minimum width of eight ft and that is either stamped or otherwise treated to have a pattern tactilely that drivers would sense tactilely as well as visually. The applicant shall stripe the crosswalk. e. Street trees: The applicant shall plant trees at 1 per 30 ft of frontage, equaling fourteen (14) trees per frontage (instead of 1 per 50 typical, 9 trees per frontage). For up to no more than two of the absolute number of trees required along each frontage (4 total), the applicant may pay a fee in-lieu of $125 per tree. This fee provision is intended to substitute for the applicant invoking 3.06.03A.3 (Director modification/relocation). EX2. Allison: The City modifies and approves the street exception request as follows regarding improvements and that applies to both phases: a. Phase 1: Northbound travel lane: Either narrow from twelve (12) to eleven (11) ft, or, restripe the center left turn lane from twelve (12) to eleven (11) and shift the travel lane accordingly. However, were the sidewalk described below within this list were to overlap the PUE by at least one and a half (1½) ft, if the bicycle lane is removed, or by up to four and a half (4½) ft, if the bicycle lane remains, no lane narrowing would be required. Bicycle lanes: Remove or narrow to Minimum five ft each. Planter strip: Install a planter strip six ft wide and landscape with street trees at 1 per 30 ft of frontage, equaling twenty (20) trees along the Phase 1 frontage (instead of 1 per 50 typical). The total number shall be divided evenly between either Betula pendula [silver or European white birch] or another Betula [birch] species and an evergreen species among any of Magnolia grandiflora “Victoria” cultivar [magnolia cultivated for the Pacific Northwest], Arbutus menziesii [Pacific madrone], and Tsuga [Western hemlock]. Ninety- seven percent (97%) of the remainder of the strip shall be medium size category shrubbery to the minimum size at planting per Table 3.06B and at maximum size that maintains conformance with VCA, and at least two distinct openings in the shrubbery that total the remaining area of three percent shall be lawn grass. Sidewalk: Construct a sidewalk as a bicycle/pedestrian path at minimum width of eight ft (whether or not a northbound bicycle lane remains) that the City shall allow to overlap the streetside PUE by at least a half ft and as much as four and a half (4½) ft from edge of ROW. If and where sidewalk would need to deflect or meander, such as at driveway A1 or at the northeast corner of Allison & Hooper, it may fully overlap a streetside PUE. Striping: Bicycle: At the Phase 1 north end where the existing bicycle lane will continue at the north side of driveway A1, at the opening of the bicycle lane the developer shall stripe an MUTCD-compliant bicycle lane symbol or symbols. Turn: The applicant shall stripe a turn arrow within the existing center left turn lane southbound at Hooper. ---PAGE BREAK--- DR 2019-05 Allison Way Apts. – Council Final Decision - Page 11 of 31 Utilities: Relocate underground/subsurface utilities that would conflict with street trees, such as a potable water line, and surface utilities such as street light poles and boxes to be within either or both of the planter strip and a streetside PUE. Existing covered vaults may be incorporated within altered or additional sidewalk if meeting PW SS&Ds. NW side landscaping: The following applies between the project north end and the south end of the existing stormwater detention pond fencing – a point approximately 330 ft southwest along Allison ROW from Hooper centerline. The applicant shall plant at least two hundred and forty-eight (248) woody shrubs of large size category as WDO Table 3.06B defines, of one or more evergreen species capable of growing to a mature minimum height of ten (10) ft (preferably Taxus brevifolia var. reptaneta [English yew reptaneta variant]), and with average o.c. spacing of four ft. b. Phase 2 / extension: Lanes, travel: Minimum width twelve (12) ft. Lane, center left turn lane and turn pockets: Width eleven (11) ft. Bicycle lanes: Northbound: none; and, southbound, either none or mMinimum five ft each. Planter strip: Install a planter strip six ft wide and landscape with street trees at 1 per 30 ft of frontage, equaling forty-one (41) trees along the Phase 2 frontage (instead of 1 per 50 typical). The total number shall be divided evenly between Betula pendula [silver or European white birch] or another Betula [birch] species and an evergreen species among any of Magnolia grandiflora “Victoria” cultivar [magnolia cultivated for the Pacific Northwest], Arbutus menziesii [Pacific madrone], and Tsuga [Western hemlock]. Ninety-five percent (95%) of the remainder of the strip shall be medium size category shrubbery to the minimum size at planting per Table 3.06B and at maximum size that maintains conformance with VCA, and at least six distinct openings in the shrubbery that total the remaining area of five percent shall be lawn grass. Sidewalk: Construct a sidewalk as a bicycle/pedestrian path at minimum width of eight ft (whether or not there is a northbound bicycle lane) that the City shall allow to overlap the streetside PUE by at least a half ft and as much as four and a half (4½) ft from edge of ROW. If and where sidewalk would need to deflect or meander, such as at driveways A2 and A3 or at the southeast corner of Allison & Hooper, it may farther overlap a streetside PUE. Median: … [previously struck by the Planning Commission] Turn areas: At the north, the median shall … [previously struck by the Commission] NW side landscaping: The following applies between the fencing south end and the south end of extended Allison. The applicant shall plant at least two hundred and fifty-two (252) woody shrubs of large size category as WDO Table 3.06B defines, of one or more evergreen species capable of growing to a mature minimum height of ten (10) ft (preferably Taxus brevifolia var. reptaneta [English yew reptaneta variant]), and with average o.c. spacing of four ft.: Interim signage: Signed barricades remain required per WDO 3.01.05A.2.b & c. and to PW SS&Ds. The developer shall also install an MUTCD-compliant dead-end sign, either W14-1 or W14-2, at the intersection of Allison & Hooper for southbound drivers. The City Engineer may require the developer to install either also at the intersection either a W14-1a or a W14- ---PAGE BREAK--- DR 2019-05 Allison Way Apts. – Council Final Decision - Page 12 of 31 2a sign to warn drivers turning south from Hooper that Allison ends in the left direction as the arrow within the sign copy would indicate, or a sign or signs serving similar purpose. Design Review 2019-05: Transportation Exhibit T Vicinity map T-A1. Evergreen & W. Hayes: The developer shall: a. Mitigation fee / Fee in-lieu: Pay a mitigation fee or fee in-lieu of $33,000 to fund a transportation study. This is due by Phase 2, building permit issuance. [TIA] b. Evergreen sidewalk west: See Condition T-BP2. T-A2. Allison & Evergreen: The developer shall pay a mitigation fee or fee in-lieu of $33,000 to fund a transportation study. This is due by Phase 2, building permit issuance. [TIA] ---PAGE BREAK--- DR 2019-05 Allison Way Apts. – Council Final Decision - Page 13 of 31 T-A3. OR 214 & Evergreen: The developer shall pay a mitigation fee or fee in-lieu of $15,000 to fund a transportation study, specifically to investigate corridor signal timing and coordination adjustments in coordination with ODOT. This is due by Phase 1, building permit issuance. [R10] T-BP1. Allison & Lawson: The developer shall upgrade the T-intersection so that the south landing of either the east or west leg crosswalk has an ADA-compliant curb ramp and the crosswalk is striped. This is due by Phase 1, building permit issuance. T-BP2. Evergreen sidewalk west: The developer shall fill in the sidewalk gap along the Evergreen frontage of Tax Lot 052W12C 01600 (601 Evergreen Road). The sidewalk shall be minimum eight feet wide and located no closer than one ft from edge of ROW and no more than six ft from edge of ROW. The developer shall to the extent feasible meander the sidewalk as needed to save existing trees in or partially within existing ROW, upgrade the intersection west leg crosswalk by installing an ADA- compliant north curb ramp, and stripe the crosswalk. This is due by Phase 1, building permit issuance. [P6] T-BP3. Evergreen sidewalk east: The developer shall fill in the sidewalk gap along the Evergreen frontage of Tax Lots 052W12DC01400 (2333 W. Hayes Street), 052W12DC01200 & 1300, and 052W12DB04400 (2330, 2340, & 2343 Oregon Court). The sidewalk shall be minimum six feet wide and located no closer than one ft from edge of ROW and no more than six ft from edge of ROW. The applicant shall to the extent feasible meander the sidewalk as needed to save existing trees in or partially within existing ROW, upgrade the W. Hayes intersection east leg crosswalk by installing an ADA- compliant north curb ramp, and stripe the crosswalk. This is due by Phase 2, building permit issuance. [P6] T-BP4. W. Hayes sidewalk: The developer shall fill in the sidewalk gap along the W. Hayes frontage of Tax Lot 052W12C 01600 (601 Evergreen Road). The sidewalk shall be minimum six feet wide. The applicant shall to the extent feasible meander the sidewalk as needed to save existing trees in or partially within existing ROW, including to align sidewalk curb-tight. Within the parameters of this condition, the sidewalk placement shall otherwise reasonably conform to WDO Figure 3.01G, particularly regarding placement relative to centerline and establishing a planter strip with street trees where they can fit. This is due by Phase 2, building permit issuance. T-BP5. Harvard curb ramp(s): At the T-intersection with W. Hayes, the developer shall install at least one ADA-compliant curb ramp at the west end of either the north or south leg crosswalk, pave new sidewalk minimum six ft wide that connects to existing sidewalk, and stripe the crosswalk. The applicant shall to the extent feasible save existing trees in or partially within existing ROW, including by using returned curbs instead of flares along ramps. This is due by Phase 2, building permit issuance. ---PAGE BREAK--- DR 2019-05 Allison Way Apts. – Council Final Decision - Page 14 of 31 Exhibit T-BP North: This exhibit illustrates locations and represents improvements related to Conditions T-BP1 through 5. Sidewalk is in blue dashes and ADA ramps are in yellow trapezoids. T-BP6. Evergreen sidewalk south: The developer shall fill in the sidewalk gap along the Evergreen frontage of Tax Lot 052W12C 02400 (0 Evergreen Road NE). The minimum width and placement shall conform to WDO Figure 3.01C, and within the planter strip the applicant shall plant at least two street trees with root barriers, one each near Harvard and the driveway and to allow future adjacent site development to add trees to conform fully with the quantity required by WDO 3.06.03A (1 per 50 ft typical). This is due by Phase 2, building permit issuance. T-BP7. Evergreen / Walmart driveway curb ramp: The developer shall fill in the sidewalk gap along the Evergreen frontage of the pole of the flag lot that is Tax Lot 052W12C 01900 (3002 Stacy Allison Way) and install an ADA-compliant curb ramp at the west side of the driveway. This is due by Phase 2, building permit issuance. T-BP8. Evergreen curb ramp(s): At the T-intersection with Oxford, the developer shall install at least one ADA-compliant curb ramp at the west end of either the north or south leg crosswalk, pave new sidewalk minimum six ft wide that connects to existing sidewalk, and stripe the crosswalk. The applicant shall to the extent feasible save existing street trees, including by using returned curbs instead of flares along ramps. This is due by Phase 1, building permit issuance. ---PAGE BREAK--- DR 2019-05 Allison Way Apts. – Council Final Decision - Page 15 of 31 Exhibit T-BP South: This exhibit illustrates locations and represents improvements related to Conditions T-BP6 through 8. Sidewalk is in blue dashes and ADA ramps are in yellow trapezoids. ---PAGE BREAK--- DR 2019-05 Allison Way Apts. – Council Final Decision - Page 16 of 31 T-BP9. Evergreen Path: The developer shall pave an ADA-compliant bicycle/pedestrian path minimum twelve (12) ft wide: a. Location: Within the unimproved Evergreen ROW from Points A to B. Point A is the north dead- end of the Mill Creek Greenway Trail within the yet-to-be platted Smith Creek Development Phase 1 Tract and Point B is the east dead-end of the off-street path within the public walkway easement of the Montebello 2 subdivision (2002) that extends from Baylor Drive at Citadel Street and straddles subdivision Lots 139 & 140 (364 & 376 Baylor Drive). (The centerline distance is approximately 350 ft.) The yet-to-be platted Point A is within the larger acreage that as of this writing is Partition Plat 2019-040, Parcel 2 (Tax Lot 052W13 00108). b. Pavement: Either asphalt or poured concrete. If asphalt, construction minimums shall include four inches of hot mix (Level 3) above eight inches of one-inch minus crushed aggregate base course. c. Widths: The mainline path shall be minimum twelve (12) ft wide, and at its interim north dead- end, the spur path that connects west to the public walkway easement shall be minimum eight ft wide, tapering by 1 ft width for every 2 ft of run as it approaches the easement to match the easement width. d. Alignment: The mainline path shall be aligned to accommodate shoulders and furniture zones as specified below and such that its centerline is no closer than twenty-five (25) ft from the east boundary of the Evergreen ROW. e. Shoulders: The mainline path shall have shoulders minimum two ft each, specifically a strip free of vertical improvements on each trail side. Maximum slope shall be two to one f. Furniture, tree zones, and amenities / support facilities: The mainline path shall be sited to have zones minimum six ft along each side unencumbered for installation of the support facilities per the following table: ---PAGE BREAK--- DR 2019-05 Allison Way Apts. – Council Final Decision - Page 17 of 31 Table T-BP: Evergreen Path Amenities / Support Facilities Support Facilities Min. No. Placement* Notes (“min.” = minimum; and “sq ft” = square feet) Benches 2 Near junction of mainline and spur paths, out of corridor of mainline extension. May be paired/grouped. Min. bench width is 6 ft. At least 80.0% of benches shall have backs. There is a City spec. Bicycle parking 2 (stalls) Near junction of mainline and spur paths, out of corridor of mainline extension. Stall size: Minimum 2 ft wide and 6 ft long, asphalt or poured concrete. Facility: Rack, such as or wave racks. There is a City spec rack. Dog waste stations 1 Near junction of mainline and spur paths, out of corridor of mainline extension. Each includes bag dispenser and either includes a trash receptacle or is sited within 10 ft of one. There is a City spec. Recycling and trash receptacles 1 (pair) Near junction of mainline and spur paths, out of corridor of mainline extension. Place pairs near trail and path junctions with sidewalk. There is yet no City spec; staff recommends the model chosen by the developer of Smith Creek Development Phase 1A. This is due by Phase 1, building permit issuance. [P49] ---PAGE BREAK--- DR 2019-05 Allison Way Apts. – Council Final Decision - Page 18 of 31 Exhibit T-BP10A. Location and Conceptual Alignment Exhibit T-BP10B. Starting Point Alignment Context: Smith Creek Development Phase 1A Tract (from Stafford Land Co. Exhibit C-8A-1) T-BP10. BP fee in-lieu option: In order for the City to construct any of the bicycle/pedestrian improvements that Condition T-A1b (Evergreen sidewalk west) and the T-BP conditions above describe, a developer may pay a fee in-lieu as follows: a. Percentage: Equal to at least one hundred and twenty (120%) of a licensed civil engineer’s cost estimate. ---PAGE BREAK--- DR 2019-05 Allison Way Apts. – Council Final Decision - Page 19 of 31 b. Estimate: An estimate shall have construction cost item estimates based on the improvements being bid on as a “Public Works Project” paying prevailing wages. The City Engineer shall review and approve a construction estimate prior to acceptance of a fee in-lieu payment. c. Bond/bonding/performance guarantee: If the applicant were to bond, then the above condition subparts a. and b. about percentage and estimate shall apply also to a bond. T-T. Bus transit fee: The developer shall pay a mitigation fee that is a total of a fixed base amount plus a rate per dwelling of $208.28. The fixed base amount shall be $12,510.20 for Phase 1 and $46,750 for Phase 2. (This condition relates to TSP projects T1, 2, 4, 16, 18 TSP Fig. F5, and TPU projects 9, 11, 12, & 20.) Variance 2019-04 V1-1. Driveway (WDO Table 3.04A): a. The minimum driveway widths shall be per the table below (instead of 24 feet typical): Minimum Driveway Width (feet) One-way Travel Two-way Travel Single Lane Paired Lanes Paired Lanes With Left Turn Lane 10 9 per lane; 18 total 20 30 total b. The maximum driveway widths shall be per the table below (instead of 38 feet typical): Maximum Driveway Width (feet) One-way Travel Two-way Travel Single Lane Paired Lanes Paired Lanes With Left Turn Lane 11 10 per lane; 20 total 22* 31 total *Except 26 ft where required by Oregon Fire Code (OFC) Appendix D c. The condition applies within ROW, and may apply outside ROW along driveway throat length, so as not to interfere with the drive aisle width provisions of WDO Table 3.05C. V2-4. Drive aisle (WDO Table 3.05C): a. The minimum drive aisle widths shall be per the table below (instead of 24 feet typical): Parking Context Minimum Drive Aisle Width (feet) One-way Travel Two-way Travel Single Lane Paired Lanes Standard or ADA- compliant stalls 18 10 per lane; 20 total 20 Compact stalls 16 9 per lane; 18 total 20 No adjacent stalls 10 9 per lane; 18 total 20 b. The condition applies up to newly dedicated ROW so as not to interfere with the driveway minimum width provisions of WDO Table 3.04A. ---PAGE BREAK--- DR 2019-05 Allison Way Apts. – Council Final Decision - Page 20 of 31 V3-5. Curb dimensions, parking area (WDO 3.06.02I): Curb or curbing that delineates on-site walkways and landscaped, parking, and vehicular circulation areas shall have a minimum height and width each of four inches (instead of 6 inches typical). a. Speed table: The applicant shall construct a speed table along the walkway crossing nearest and between the Phase 2 clubhouse, play area, and Building R. (See Condition G3 for specifications.) b. Wheel stops: Wherever required or proposed, wheel stops shall be four inches high maximum. V4-6. Architectural Wall (WDO Table 3.06D & 3.06.06): a. The property lines subject to the Architectural Wall provisions of Table 3.06D and 3.06.06 are exempt from those provisions. b. Landscaping: Along the Phase 2 southeast and east lot lines, the applicant shall landscaped a buffer of minimum width five ft to the minimum planting density of WDO Table 3.06A, row “Buffer yards”. The landscaping shall include evergreen shrubbery planted at the large category minimum size per WDO Table 3.06B. The applicant shall include within fifteen (15) ft of the lot lines at least twenty-one (21) trees. The applicant shall add at least four trees of large category per WDO Table 3.06B for a total of 25 trees. The four additional trees shall be in the lawns near Buildings Q & R, within sixty (60) ft of the lot lines, and with one near Building Q and three near Building R. The proposed site perimeter tree closest to the east/northeast corner of Building R shall be changed to a coniferous or evergreen species. Transformer box: Any on-site at-grade electrical transformer box shall be screened with evergreen shrubbery on all sides except the panel door side. c. Fence, cedar: Along the two segments of the Phase 2 southeast and east lot lines within six ft of parking stalls that face the lot lines, the applicant shall install a treated cedar wood fence at least five ft, ten (10) inches high and with boards arranged for opacity, except that the highest foot may be mostly opaque lattice pattern. Fence height shall not supersede applicable height limits per WDO 2.06.02. d. Lighting: If proposed, exterior light fixtures shall be full cut-off or fully shielded and limited in height as follows: Full cut-off: Exterior lighting fixtures shall be full cut-off or fully shielded models. Heights: As measured to the underside of the fixture: Wall: Exterior wall-mounted fixtures shall be no higher than ten (10) feet above walkway finished grade. (This height limit is not applicable to emergency egress lighting and permanent wall signs allowed through WDO 3.10 were they to have interior illumination.) Parking pole: Exterior pole-mounted fixtures within four feet of or in parking, loading, and vehicular circulation areas shall be no higher than fourteen-and-a-half (14½) feet above vehicular finished grade. Other pole: Remaining exterior pole-mounted fixtures, if any, shall be no higher than twelve (12) feet above grade. V5-3-1. Compact parking (WDO 3.05.03C): ---PAGE BREAK--- DR 2019-05 Allison Way Apts. – Council Final Decision - Page 21 of 31 a. Percentage: The compact parking maximum as a percentage of the required minimum amount of parking shall be percent (6025%; instead of 20% typical) and hundred percent (100%) of any amount in excess of the minimum required. For each phase, at least twenty percent (20%) of the minimum amount of stalls shall be compact b. Striping: The applicant shall stripe each stall with the word “COMPACT” in lettering one foot high minimum. c. Wheel stops: Where used, wheel stops shall be four inches high maximum. V6-3-2. Off-street parking provisions: a. Bicycle parking amount and distribution: For each phase unless otherwise specified, the applicant shall provide a minimum number of bicycle parking stalls as follows: At least one per dwelling in each dwelling in the outdoor closet of the balcony or patio in which the applicant shall install a wall-mounted folding or retractable hook designed for the hanging of a bicycle; At least one stall at the base of each building stairwell, with each of these locations having a bicycle parking sign with minimum face dimensions of foot wide by one-and-a- half (1½) feet high; Phase 1: Guest: Excluding outdoor closet and stairwell stalls, a set of at least two stalls within five to fifteen (5-15) ft of Hooper ROW and near or along the access way; Phase 2: Guest: Excluding outdoor closet and stairwell stalls, at least two sets of at least two stalls each, one northwesterly within five to fifteen (5-15) ft of Hooper and one southeasterly within ninety (90) ft of Hooper ROW. Phase 1: Common: Excluding outdoor closet, stairwell, and guest stalls, there shall be at least twenty (20) outdoor stalls. Of these at least four shall be among the clubhouse / leasing office, clubhouse plaza, or barbeque (BBQ) area, and sixteen (16) shall be covered/sheltered. Phase 2: Common: Excluding outdoor closet, stairwell, and guest stalls, there shall be at least fifty-six (56) outdoor stalls. Of these at least four shall among the clubhouse / leasing office, clubhouse plaza, BBQ area and play area, two shall be northeast of Building F and within ninety (90) ft of Allison ROW, two shall be northeast of Building K and within ninety (90) ft of Allison ROW, and thirty-two (32) shall be covered/sheltered. At least two stalls outside and near each apartment building spaced to conform to the 50-foot distance provision of WDO 3.05.03E as applied through a Design Review condition. In no case shall the total number of bicycle parking stalls equal fewer than 1.2 per dwelling, and in no case shall the minimum coverage/sheltering from precipitation of bicycle parking be for fewer than forty-eight (48) stalls excluding outdoor closet and stairwell stalls. b. Bicycle standards: Stalls shall conform to City of Portland Title 33, Chapter 33.266.220C (amended 5/24/2018), except that the applicant may ignore subsections C6, C7, & C5c, and that C4b does not apply to the outdoor storage closets for which the minimum stall depth from wall instead shall be four feet minimum. Vertical clearance instead shall be eight feet or, where a stall is under stairs, six feet. c. Access ways: ---PAGE BREAK--- DR 2019-05 Allison Way Apts. – Council Final Decision - Page 22 of 31 Phase 1: At least one access way shall remain as proposed that extends from Hooper sidewalk at least one-hundred and fifty (150) ft to the plaza between the clubhouse and the barbeque (BBQ) shelter. Phase 2: At least one access way shall remain as proposed that extends from Hooper sidewalk at least five-hundred and fifty (550) ft from to the clubhouse southwest doors / play area. d. Walkways: Courtyards: The applicant shall revise Sheets SP-1 through 3 (Exhibits 10-12; civils) and each Note 6 to illustrate and note the proposed decorative pavement of the segments of courtyard walkways that the landscape plans (Exhibits 38-42) illustrate. Drive aisle crossings: The shall revise Sheets SP-1 through 3 (Exhibits 10-12; civils) and install in the field at least six walkway drive aisle crossings not only as striping but also as extensions of poured concrete, listed north to south clockwise: Phase 1, north of Building A Phase 2, north of Building R Phase 2, north of Building P Phase 2, south of Building L Phase 2, east of Building M, and Phase 2, SW of Building K. Parking courts: The applicant shall pour concrete or lay concrete pavers to form a pedestrian shortcut up and over the curbed landscaped strip island within each parking court, in order to pass amid groundcover and shrubbery. It shall be roughly aligned at the boundaries of parking stalls, with the side of a landscaped peninsula, and with the nearest walkways that orient northeast-southwest and are between buildings. The minimum width shall be twenty-one (21) inches. Building stormwater scuppers shall not dump onto walkways. e. EV: As proposed and premised on OAR [PHONE REDACTED] “Electric Vehicle Ready Parking”, a minimum of either 36 stalls or three and half percent of minimum required parking– whichever is greater – shall be a designated EV stall or stalls and with a charging station or stations, which the landowner may limit to tenant use. Of 36 or more stalls, Phase 1 shall have at least twelve (12) and Phase 2 at least twenty-four (24). Striping: Stripe each stall in lettering 1 ft high minimum “ELECTRIC VEHICLE CHARGING” or similar and also stencil an EV image or logo. Reflect this on revised site plans. Signage: Post at each stall a wall-mounted or pole-mounted sign for “Electric Vehicle Charging Only” or similar and also include an EV image or logo. Use a minimum sign face size of one foot wide by one-and-a-half (1½) feet high. The top of a posted sign is to be between five-and-a-half (5½) and six-and-a-half (6½) feet above vehicular grade. Reflect this on revised site plans including with an elevation detail. f. Balconies/patios: WDO 3.07.05B.1 (area/size and narrowest dimension) shall apply as minimum standards, except that for whatever balconies and patios among those proposed exceed these dimensions, their larger areas/sizes and wider narrowest dimensions shall be the minimum standards for those. g. Common open space facilities: ---PAGE BREAK--- DR 2019-05 Allison Way Apts. – Council Final Decision - Page 23 of 31 Benches: Install at courtyards, clubhouse plazas, or common lawns at least two Phase 1 benches and at least eight Phase 2 benches. Each bench shall at least six feet wide and with a back. In Phase 2 were 7 benches are proposed, add the eighth bench at the lawn southeast of Building M. Relocate two Phase 2 benches: 1. From NW of Building G to the lawn NE of Building R and roughly in line with the walkway drive aisle crossing; and 2. From NE of Building K to the lawn SE of Building R. Clubhouse plazas and BBQ grill shelters: As proposed, build at least one each of a clubhouse plaza and a barbeque (BBQ) grill shelter in each of Phase 1 and 2. Administrative minor adjustment by the Director to the above common open space facilities is permissible. h. Windows: Proportion: All windows shall be square or vertically proportioned, except that horizontally proportioned windows are allowed if they have grilles or muntins dividing lights or panes so as to be vertically proportioned. Per room: Within apartments, every habitable room abutting a building exterior wall shall have at least one window. Insect screens: All operable windows shall have insect screens. V7-3-3. Public access easement: a. Dedication: Regarding the Phase 1 proposed public park in the form of a plaza along Hooper and its related improvements, the applicant as part of re-plat recordation shall dedicate to the City a public access and utility easement encompassing the plaza and some extra perimeter area, specifically with a boundary that follows the centerlines of the walkways to the northwest and northeast that border the plaza and, to the southeast, along the back side of drive aisle curb. The easement shall grant public access during the same hours and subject to the rules and regulations for City parks per Ordinance Nos. 2060 (1991) and 2377 (2004) or as the City may amend ordinances. b. Boundary marking: The developer shall mark the public boundary through one of the following two options: Caps: Metal caps that either are or mimic land survey markers, are minimum diameter of three and a quarter (3¼) inches, and at a minimum number equal to and with average placement of 1 cap per 10 lineal ft of walkway. There shall be two additional caps along the boundary where it follows the drive aisle curb. The caps shall have the phrases “Open to Public” and “Private Property”, and a line as a separator between the two phrases. Plaques: Metal plaques embedded within walkway concrete, aligned with the boundary, and that read “Property beyond Plaque not Dedicated to Public” with text oriented to be read by persons looking away from the plaza. The minimum size shall result from a minimum lettering height of two inches, and the minimum number shall be equal to and with average placement on center of 1 plaque per 20 lineal ft of walkway. There shall be two additional plaques along the boundary where it follows the drive aisle curb. c. Sign: ---PAGE BREAK--- DR 2019-05 Allison Way Apts. – Council Final Decision - Page 24 of 31 The applicant shall install a permanent sign conforming to WDO 3.10 that reads “Plaza Open to Public 7AM - 10PM April - September, & 7AM - 7 PM October - March” with minimum lettering height of two inches. The developer shall place it near the plaza entry that is along the sidewalk and within five to nine ft of ROW. If a monument sign type, the sign face area shall be twelve (12) sq ft minimum, with a flat top at least three ft above grade and in the form of a concrete cap at least three inches wide. If a pole sign type, the lettering shall be green, and the sign face shall be no lower than three and a half (3½) ft above grade and no higher than five ft and of minimum dimensions of two ft by one-and-a-half {1½) ft. d. Due date: These shall be due by Phase 1, building permit issuance. V8-3-4. Parking management: a. Survey: The applicant or any successor and assigns such as a property manager shall collect data about off-street parking usage or allocation and provide it to the City to the attention of the Director. Reporting period: Collect data by each half of a year – January through June and July through December. Submit each biannual report by the last City business day in the last month of the next quarter of a year and that is not a federal holiday. (For example, a report for January through June 2022 would be due by September 30, 2022.) First report: The first report shall cover whatever irregular length of time would pass between phase occupancy and the end of the next half of a year ending June or December. Attributes: Collect and report on: Geography: Report numbers divided between Phases 1 & 2 (as defined in Condition G3). The number of off-street spaces/stalls that are available and how many, if any, are closed due to occasional events such as parking area resurfacing, temporary outdoor events, outdoor storage, or the stationing of large trucks or truck trailers. Track stalls and usage by type: regular standard size, regular compact, accessible/ADA/handicap, EV, and any other type (such as those designated for visitors, leasing office employees, staff golf cart, or mail carrier). Collection: The property manager shall do field counts as per condition subpart (4 “field count”) below and also provide a separate set of assumed counts based on lease agreements, i.e. what tenant households are allocated a stall or stalls and for what periods, assumed that stalls are occupied as lease agreements describe. Usage: Report how many stalls are used and allocated. For vacant apartments in the context of assumed counts, record stalls associated with vacant apartments as unallocated. If and when a parking area resurfacing project were to happen, provide written notice to the Director of approximate start date and duration, location, and number of stalls involved. Format: Use tables to report by phase absolute numbers and percentages of stall type occupancies. Include phase and sitewide totals. ---PAGE BREAK--- DR 2019-05 Allison Way Apts. – Council Final Decision - Page 25 of 31 Field count: The property manager shall do at least two field counts per reporting period, meaning to travel the project and count in real time occupied and vacant stall types such as by marking a project site plan. Each count shall be on Tuesday, Wednesday, or Thursday that is neither a federal holiday nor within a week (7 days) of a federal holiday. One count shall be daytime starting no earlier than 9:30 a.m. and concluding no later than 4:30 p.m., and one count shall be nighttime starting no earlier than 10:00 p.m. and concluding no later than 12:30 a.m. Report when on a given date the counts were done and how long it took, for example, from 11:30 a.m. to noon. Bicycle parking: For outdoor bicycle parking stalls, including those within stairwells but excluding outdoor closets, the property manager shall also do field counts the same way as per condition subpart above and as part of the larger report confirm the total number of existing outdoor bicycle stalls. Parking demand management: The reporting that a parking demand management condition requires, if it exists, may be incorporated with the parking usage data collection report. Context: In each report, cite the project name, phases, street addresses, master/parent case file number DR 2019-05, and the condition identification(s), state what period the report covers, state the number of vacant apartments and when and how the number was determined given fluctuation over six months, and provide an employee name and direct contact information for questions City staff might have. Intent: It is not the express intent of this condition to police property management or punish tenants or management for perceived misuse of parking, but instead without judgment to collect data on how parking is actually used in a conventional large apartment complex. Change of ownership: If and when property ownership were to change, the property manager shall pass along record of the conditions of approval to the contract purchaser and successive property manager. (10) Expiration: This parking usage/allocation data collection condition becomes optional as of July 1, 2031. If reporting were to cease, the last report – for the January to June 2031 period – would be due September 30, 2031. V9-2. Parking ratio minimum: a. The minimum ratio shall be by unit type as follows for each: Studio dwelling, 1.0 stall; One-bedroom, 1.0 stall; Two-bedroom, 1.77 stalls; and Three or more bedroom unit type, 4.14; which would result in an average of 1.771.9 stalls per dwelling based on the unit type mix across both phases. b. Location: Regarding Phase 1, the applicant may exercise WDO 3.05.02D.1.b. regarding “another site” if that site is Phase 2. ---PAGE BREAK--- DR 2019-05 Allison Way Apts. – Council Final Decision - Page 26 of 31 c. Trial period: Until July 1, 2025, there shall be a trial period in which the Director may receive evidence of a chronic parking overflow problem and choose to investigate, review, and act upon it, including by obtaining the latest documentation of any parking permit system were the property manager to have instituted and be managing such. This condition authorizes the Director to require that the applicant or any successors and assigns apply for and receive approval of a solution to the satisfaction of the Director. The review shall default to a Type II process, but the Director may instead elevation the review to Type III to obtain Planning Commission review and decision. The Director may condition that the applicant or any successors and assigns fulfill the offer made through the revised narrative (submitted March 25, 2020, p. 12; Attachment 106) to contact a car share company and allow a parking space or two to be allocated such a company car or cars for tenant use. (This condition does not supersede WDO 4.02.07 Modification of Conditions.) d. EV: The property manager: Shall keep EV stalls available for EVs and plug-in hybrid vehicles and keep conventional gasoline vehicles from parking in them. Priority users shall be tenants and property management company employees; guests/visitors would be secondary. May charge EV stall users for the costs of charging an EV through a charging station, but shall not charge tenants for either simply parking an EV or plug-in hybrid vehicle in an EV stall or for leaving such a vehicle parked without actively charging, and shall charge to recoup costs to the property manager and not generate profit for the property manager. (This does not preclude the property manager contracting with a for-profit company to manage EV charging stations). Regardless of whether tenant demand is less than, meets, or exceeds the sitewide supply of EV stalls, may – whether or not the manager expands supply – institute a permit system, including a waiting list and assigning a tenant EV to a particular delineated group or zone of stalls, and as part of doing so shall not charge any fee that discriminates among particular EV parking stalls based on the perception of some stalls being more convenient or otherwise desirable than others. “Sitewide” shall mean the combined supplies of Phases 1 and 2, regardless of any division of property management between the two phases. Expiration: Per Woodburn Development Ordinance (WDO) 4.02.04B., a final decision expires within three years of the date of the final decision unless: 1. A building permit to exercise the right granted by the decision has been issued; 2. The activity approved in the decision has commenced; or 3. A time extension, Section 4.02.05, has been approved. ---PAGE BREAK--- DR 2019-05 Allison Way Apts. – Council Final Decision - Page 27 of 31 Notes to the Applicant: The following are not planning / land use / zoning conditions of approval, but are notes for the applicant to be aware of and follow: 1. Records: Staff recommends that the applicant retain a copy of the subject approval. 2. Fences, fencing, & free-standing walls: The approval excludes any fences, fencing, & free-standing walls, which are subject to WDO 2.06 and the permit process of 5.01.03. 3. Signage: The approval excludes any private signage, which is subject to WDO 3.10 and the permit process of 5.01.10. 4. PLA Time Limit: WDO 4.02.04B. specifies that, “A final decision on any application shall expire within three years of the date of the final decision unless: 1. a building permit to exercise the right granted by the decision has been issued; 2. the activity approved in the decision has commenced; or 3. a time extension, Section 4.02.05, has been approved. Because unrecorded re-plats lingering indefinitely have burdened staff, a condition sets sooner time limits for subsection 2. to begin and finish recordation. 5. Mylar signature: The Community Development Director is the authority that signs plat Mylars and not any of the mayor, City Administrator, Public Works Director, or City Engineer. Only one City signature title block is necessary. 6. PLA Plat Tracker: Marion County maintains a plat tracking tool at . Use it to check on the status of a recordation request to the County. City staff does not track County plat recordation. 7. Technical standards: a. Context: A reader shall not construe a land use condition of approval that reiterates a City technical standard, such as a PW standard, to exclude remaining standards or to assert that conditions of approval should have reiterated every standard the City has in order for those standards to be met. b. Utilities: A condition involving altered or additional sidewalk or other frontage/street improvement that would in the field result in displacement or relocation of any of utility boxes, cabinets, vaults, or vault covers does not exempt the developer from having to move or pay to move any of these as directed by the City Engineer and with guidance from franchise utilities. 8. Other Agencies: The applicant, not the City, is responsible for obtaining permits from any county, state and/or federal agencies, which may require approval or permit, and must obtain all applicable City and County permits for work prior to the start of work and that the work meets the satisfaction of the permit-issuing jurisdiction. The Oregon Department of Transportation (ODOT) might require highway access, storm drainage, and other right-of-way (ROW) permits. All work within the public ROW or easements within City jurisdiction must conform to plans approved by the Public Works Department and must comply with a Public Works Right-of-Way permit issued by said department. Marion County plumbing permits must be issued for all waterline, sanitary sewer, and storm sewer work installed beyond the Public Right-of-Way, on private property. ---PAGE BREAK--- DR 2019-05 Allison Way Apts. – Council Final Decision - Page 28 of 31 9. Inspection: The applicant shall construct, install, or plant all improvements, including landscaping, prior to City staff verification. Contact Planning Division staff at least three City business days prior to a desired date of planning and zoning inspection of site improvements. This is required and separate from and in addition to the usual building code and fire and life safety inspections. Note that Planning staff are not primarily inspectors, do not have the nearly immediate availability of building inspectors, and are not bound by any building inspector’s schedule or general contractor convenience. 10. Stormwater management: The storm sewer system and any required on-site detention for the development must comply with the City Storm Water Management Plan, Public Works storm water practices and the Storm Drainage Master Plan. 11. Public Works Review: Staff performs final review of the civil plans during the building permit stage. Public infrastructure must be constructed in accordance with plans approved by the City, as well as current Public Works construction specifications, Standard Drawings, Standard Details, and general conditions of a permit type issued by the Public Works Department. 12. ROW: a. Dedication: The Public Works Department Engineering Division has document templates for ROW and easement dedications that applicants are to use. ROW – and public utility easement (PUE) – dedications are due prior to building permit issuance per Public Works policy. b. Work: All work within the public ROWs or easements within City jurisdiction must require plan approval and permit issuance from the Public Works Department. All public improvements construction work must be performed in accordance with the plans stamped “approved” by the City, and comply with the City’s Standard Specifications and Standard drawings. 13. Franchises: The applicant provides for the installation of all franchised utilities in any required easements. 14. Water: All water mains and appurtenances must comply with Public Works, Building Division, and Woodburn Fire District requirements. Existing water services lines that are not going to be use with this new development must be abandoned at the main line. The City performs required abandonment of existing water facilities at the water main with payment by the property owner. All taps to existing water mains must be done by a “Hot Tap” method and by approved City of Woodburn Contractors. The applicant shall install the proper type of backflow preventer for all domestic, lawn irrigation and fire sprinkler services. The backflow devices and meters shall be located near the city water main within an easement, unless approved otherwise by Public Works. Contact Byron Brooks, City of Woodburn Water Superintendent, for proper type and installation requirements of the backflow device at (503) 982-5380. 15. Grease Interceptor/Trap: If applicable, a grease trap would need to be installed on the sanitary service, either as a central unit or in the communal kitchen/food preparation area. Contact Marion County Plumbing Department for permit and installation requirements, (503) 588-5147. 16. Fire: Fire protection requirements must comply with Woodburn Fire District standards and requirements, including how the District interprets and applies Oregon Fire Code (OFC). Place fire hydrants within the public ROW or public utility easement and construct them in accordance with ---PAGE BREAK--- DR 2019-05 Allison Way Apts. – Council Final Decision - Page 29 of 31 Public Works Department requirements, specifications, standards, and permit requirements. Fire protection access, fire hydrant locations and fire protection issues must comply with current fire codes and Woodburn Fire District standards. See City of Woodburn Standard Detail No. 5070-2 Fire Vault. The fire vault must be placed within the public right-of-way or public utility easement. 17. SDCs: The developer pays System Development Charges prior to building permit issuance. Staff will determine the water, sewer, storm and parks SDCs after the developer provides a complete Public Works Commercial/Industrial Development information sheet. Appeals: Per WDO 4.01.11E., the decision is final unless appealed pursuant to Oregon Revised Statutes (ORS), state administrative rules, and WDO 4.02.01. The appeal to City Council due date is twelve (12) days from the mailing date of this final decision notice per 4.02.01B.1. A valid appeal must meet the requirements of 4.02.01. A copy of the decision is available for inspection at no cost, and the City would provide a copy at reasonable cost at the Community Development Department, City Hall, 270 Montgomery Street, Woodburn, OR 97071. For questions or additional information, contact Vicki Spitznogle, Administrative Assistant, at (503) 982-5246 or [EMAIL REDACTED]. ---PAGE BREAK--- ---PAGE BREAK--- DR 2019-05 Allison Way Apts. – Council Final Decision - Page 31 of 31 Casey Knecht, P.E., Development Review Coordinator, Oregon Dept. of Transportation (ODOT) Region 2 Marion County Assessor’s Office Marion County Public Works Dept. ---PAGE BREAK--- ^ R !R ! R ! <Ò <Ò R ! <Ò <Ò <Ò R !R ! R ! R ! R ! <Ò R ! R ! R ! R ! R ! R ! R ! <Ò <Ò <Ò <Ò <Ò 2665.74 300 607.86 CS 29561 2890.14 134.64 400 60.90 CH NOTE - ASSESSED WITH TAX LOT 100 ON MAP 05 2W 11 1140.15 429.82 1044.78 3429.79 3440.75 2300 5.93 AC 1539.69 581.56 9 28.30 TOWN 321.43 581.87 28.27 3369.96 321.52 50.87 CH 92.20 2100 91.51 80.93 5.16 AC 481.52 CS 9114 500 2200 126.39 CENTER 60.00 3.67 AC 8 60.00 397.64 307.28 60.89 19.59 CH 64.92 150.00 AT 60.00 2000 60.00 150.00 17.76 CH 7.94 AC 200 60.00 743.63 60.00 WOO DBURN 5.52 CH 65.00 374.92 7 18.59 CH 52.66 905.69 155.00 123.67 64.05 60.00 100.45 60.00 60.00 110 .00 110 .00 110 .00 60.00 110 .00 60.00 110 .00 60.00 60.00 110 .00 60.00 110 .00 60.00 60.00 110 .00 110 .00 60.00 110 .00 110 .00 60.00 110 .00 80.00 110 .00 84.92 32.76 CH 600 59.15 CH 800 59.32 CH 16.07 CH (1060.62) 1300 16.07 CH 15.54 CH 700 15.54 CH 18.69 CH 32.64 CH 1238.00 6.15 CH 26.43 CH 1000 900 1100 29.14 CH CS 21749 1059.4 537.56 16.32 CH 16.20 CH 16.32 CH 1200 823.35 742-036 299.69 1238.00 6.15 CH 26.33 CH 748-497 350.00 27.99 CH 772.53 [PHONE REDACTED] 1400 1600 NOTE - REMAINDER OF THIS PARCEL ON MAP 05 2W 15 1600L1 757.02 N37 28E 1450.00 21.17 CH 58.98 CH (3892.68) 21.43 CH 1414.38 1421.85 1421.85 880 880.00 CS 14599 28.15 CH 772.53 BUTTEVILLE ROAD 174 BURLINGTON PUBLIC ROAD 60 74 74 CENTER INTERSTATE 5 FWY STACEY ALLISON WAY 100 74 74 STREET CR 517 ROAD 60 60 R=58 EVE RG REE N ROA D 60 60 74 PALIMINO AVE 60 ST 60 PARADISE ST PRAIRIE 60 60 SWEETWATER AVENUE R=40 ROAD 74 ROAD 174 100 60 HOOPER STACEY ALLISON WAY 74 60 LE BRUN ROAD BUTTEVILLE EVERGREEN CR 518 40 INTERSTATE HIGHWAY NO.5 MR 72 274 PARR CR 517 60 CR 518 174 100 60 RD J.F. GUERIN DLC 63 SW COR J.B. AUBICHON DLC 62 NW COR H. PETIT DLC 59 SEL COR J.B. AUBICHON DLC 62 11 10 12 11 1/4 COR NE COR H. PETIT DLC 59 14 15 13 14 SE COR L GANGNON DLC 91 SW CO A DUB DLC 98 NE COR A LA CHAPELLE DLC 41 SW COR H PETIT DLC 59 SE COR H PETIT DLC 59 SW COR H PETIT DLC 59 NW COR J MATTE DLC 57 NE COR J MATTE DLC 57 1/4 COR SE COR HEIRS OF T ROY DLC 82 N'LY P RA DLC SW COR HEIRS OF T ROY DLC 82 SW COR M LORE DLC 61 SE CO M LO DLC NW COR M FOISEY DLC 104 NE COR M FOISEY DLC 104 W'LY NW COR P RAYMOND DLC 88 COR ELLE LC 41 15 14 22 23 13 14 23 24 103 03 03 0 103 03 93 0 103 00 03 0 001 00 03 0 4 5 2400 2500 I-5 LOGISTICS CENTER SEE MAP 052W10 SEE MAP 052W11C SEE MAP 052W12C SEE MAP 052W15 SEE MAP 052W13BD SEE MAP 052W13 SEE MAP 052W13 SEE MAP 052W23 SEE MAP 052W24 SEE MAP 052W11 13BC MARION COUNTY, OREGON SEC 14 T5S R2W W.M. WOODBURN WOODBURN 05 2W 14 05 2W 14 SCALE 1" = 400' FOR ADDITIONAL MAPS VISIT OUR WEBSITE AT www.co.marion.or.us DISCLAIMER: THIS MAP WAS PREPARED FOR ASSESSMENT PURPOSES ONLY 05 2W 14 05 2W 14 WOODBURN WOODBURN 05 2W 14 05 2W 14 05 2W 14 05 2W 14 LEGEND LINE TYPES CORNER TYPES Section Corner <Ò 15 16 21 22 Waterline - Non Railroad Centerline Historical Boundary Easement Taxcode Line Map Boundary Road Right-of-Way Taxlot Boundary Railroad Right-of-Way Private Road ROW Subdivision/Plat Waterline - Taxlot NUMBERS Tax Code Number 000 00 00 0 All acres listed are Net Acres, excluding any portions of the taxlot within public ROWs Acreage Tick Marks: A tick mark in the road indicates that the labeled dimension extends into the public ROW 0.25 AC NOTES 200.00 175.00 PLOT DATE: 4/11/2018 CANCELLED NUMBERS 100 1700 1800 1900 R ! DLC Corner <Ò 1/4 Section Cor. Ð 1/16TH Section Cor. Attachment 101 ---PAGE BREAK--- LOCATED IN THE OF SECTION 13, SE NE AND 1/4 SW OF 1/4 OF SECTION 12: NE TOWNSHIP SECTION 14: AND NW 5 SOUTH, 1/4 RANGE 2 WEST, WILLAMETTE CITY OF WOODBURN, MARION MERIDIAN, COUNTY, OREGON CITY OF WOODBURN PLANNING DECISION: SUBDIVISION 02-02 o DATE OF SURVEY, DECEMBER 17, LEGEND DENOTES 5/8" X 30" IRON ROD SET WITH YELLOW PLASTIC CAP MARKED "WILHELM ENG OR LS 2413' 2002 DETAIL liEU Ji DENOTES POST-MONUMENTATION 5/8" X 30" IRON ROD SET WITH YELLOW PLASTIC CAP MARKED 'WILHELM ENG OR LS 2413" . ~ / / / • • ( ) (M&R) IRF IPF YPC P.P. DENOTES FOUND 5/8" X 30" IRON ROD WITH YELLOW PLASTIC CAP MARKED "WILHELM ENG OR LS 2413' DENOTES FOUND 5/8" X 30" IRON ROD WITH ORANGE PLASTIC CAP MARKED 'CES NW' DENOTES MONUMENT FOUND AS NOTED DENOTES RECORD DATA, AS NOTED. DENOTES MEASURED AND RECORD DATA DENOTES IRON ROD FOUND DENOTES IRON PIPE FOUND DENOTES YELLOW PLASTIC CAP DENOTES PARTITION PLAT C.S. DENOTES MARION COUNTY SURVEY RECORDS P.U.E. DENOTES PUBLIC UTILITY EASEMENT R.O.W. DENOTES RIGHT OF WAY N8'32'30"W 20.29' N88' 2- 10' 1'1 238.43' ri> r N~8 '52..:1.0" 1'1 231. 39 ' STORM DRAIN ~ EASEMENT .'Iv / REEL 1879 PAGE 72 S7t '3 ~ ~ \ Nte 'i!S' 26.~lO ~ 20. 003?€, EASEMENT REEL 876, N71 '3 PAGE 167-DETAIL A 4'3 41. 26 ,O'1r GRAPHIC SCALE 1"=200' - - - - - - . DENOTES PUBLIC UTILITY EASEMENT ~Ei - - - DENOTES ROADWAY CENTERLINE o 200 400 600 CENTERLINE CURVE TABLE DETAIL CURVE ARC RADIUS DELTA CHORD CHORD BEARING Cl 136.82' 2072.90' 3'46'54' 136.7S' S33'56'44'W C2 38.51' 1491. 37' 1 '28' 47" 38.51' S32'13'48'W C3 77.57' 1491.37' 2'58'4S' 77.56' S34 '27' 36' 1'1 C4 249.78' 540.00' 26 '30 '07" 247,55' S13'4S'41"W C5 644.65' 1550.00' 23'49'46" 640.01 ' N38'59'54"E C6 413.31' 1550.00' 15'16'40" 412.08' S58'33'07"W C7 154.59' 250.00' 35'25'44' 152.14' S71 '48' 58'E PROPERTY LINE CURVE TABLE LINE ARC RADIUS DELTA CHORD CHORD BEARING C1 126.35' 2035.S0' 3'33'21" 126.33' N34 '03' 31'E C2 32.26' 25.00' 73'56'40' 30.07' N04 '41'29"1'1 NOT USED 12' WIDE P.U.E. 6' EACH SIDE OF LOT LINE C4 44.67' 25.00' 102 '23' 11" C5 31. 43' 20.00' 90'03'06' 38.96' N87'08'35"E 28.30' N09'04'33'W LOT 9 5.93 AC C6 31. 40' 20.00' 89'56'54" 28.27' C7 91.93' 280.00' 18'48'3S' 91. 51 ' C8 81. 21 ' 280.00' 16 '37' 05" 80,93' C9 92.88' 220.00' 24 '11'25' 92.20' Cl0 43.15' 220.00' 11 '14 'lS" 43.08' C11 39.30' 25.00' SO'03'45' 35.37' C12 39.24' 25.00' 89'56'15' 35.34' C13 266.89' 577.00' 26'30'07' 264.52' C14 232,66' 503.00' 26'30'07' 230.59' C15 1032,70' 1513.00' 39'06'26' 1012.77' C16 290.17' 1587.00' 10'28'34" 28S.77' CH 306.06' 1587.00' 11 '02'59' 305.59' C18 39.39' 25.00' 90'16'23' 35,44' C19 37.23' 25.00' 85'18'51' 33.88' C20 364.76' 1587.00' 13'10'08' 363.S6' C21 47.87' 1513.00' 1'48'47" 47.87' C22 338,16' 1587.00' 12'12'31" 337.52' C23 27.91' 20,00' 7S'57'53' 25.70' C24 321. 94' 1513.00' 12 '11'30' 321. 34' C25 34.37' 20.00' S8'27'24' 30.29' REFERENCE SURVEYS CS 34322. CS 36038, CS 31257. CS 32206 CS 21246. CS 35696, 33922 PARTITION PLAT 92-17. PARTITION PLAT 92-24 PARTITION PLAT 90-65. PARTITION PLAT 91-117 PARTITION PLAT 2002-19 MONTEBELLO 1 PLAT (9K 44. PG 38 BOTP) MONTEBELLO 2 PLAT (9K 44. PG 108 BOTP) S80'55'27"W N63'30'25'W S81'13'17'E N66 '11 '48'1'1 N83'54'40'W S44'2S'58'E N45'30'03"E S13'49'41'W S13'49'41'W N46 '38'14'E N32'1S'18'E N43'05'04'E S03'28'22'W N84'lS'15'W 559'36'23'1'1 N67'05'51'E N74'39'58'E N40 '47' H'E N74 '05' 41 'E S50'34'52'E LOT 7 7.94 AC LOT 8 5.16 AC -N 01 ~ 1'-1 o z LOT 4 8.77 AC LOT 10 4.99 AC LOT 11 7.50 AC LOT 6 4.24 AC LOT 5 6.20 AC . 01 r' o 00 5' WIDE P.U.E. LOT 3 8.11 AC IRF 5/S' +0.3' _ HELD III ~ W~ · 10 N 10· N • 10 • , 0 0l"-1Il Z~U INITIAL POINT IRF 5/8' BENT HELD CS 34322 ORIGIN UNKNOWN NI"- NN 00 IOUl WUJ OI')N o,o,~ • , 00 ZZOO ~u 1 PAGE OF - -N LOT 13 7.19 AC 11110 I"-N N BK 1879 PG 71 UJ!J-I NO~ Ul - III el inro~ Ul'IO w • O(Y'J 01... ON o - NOO~ N88'53'31'W iu~ S88'51'10'E 00- (N88 '52' 10'1'1) ~ rri 263.89' (S8S '51 ' 10'E 211.SS' (M&R) . 263.84' CS 360~~~ Nl'09'33'E 70.98' (M&R) HELO \ LOT 14 C1~tg Ul 1. 80 AC iJloP-1P IRF 5/8' BENT/SPUN ON 0.3' PP 2002-19 HELD WIDE P.U.E. . . DETAIL LOT 1 7.93 AC N89'27'53'W 770.54' IIII') NN BK 1957 PG 112 P.P. 2002 -19 N89'29'31'W 324.95' (325 . 00' PP 2002-19) 284.97' N8S'28'13'W 1105.48' 1001,53' 1 ~ - N8S'28'13'W 1135.21' 60' - - - EXISTINGEASEMENT FOR-J - T - SANITARY SEWER AND STORM SEWER MAINS (RECORDED REEL 1816 PAGE 463) LOT 2 20.03 AC N89'37'49'W 39.82' (N89 '28' 13'1'1 3S.88') MONTEBELLO 2 FD 5/8' IR W/YPC STAMPED HAGADORN S61'17'30'W 0.24' CONCRETE AT CORNER S89'29'Ol'E 1289.18' (1289.16' MONTEBELLO 2) DETAIL SCALE: 1" = 100' EXISTING SANITARY AND STORM SEWER EASEMENT III ~ N~ D- O .JIO .JO UJO IIIN UJ I-.J zltl ia: DETAIL ZI- OW Cf)W 3: a: .-lCf) 35' 110" III ID~ .JUJ UJ(!) UJ~ a: a. NO '48 '21"E ,Vi6.86 , C23 I 5.08' _ A JULY 26, 19S9 S81'24'48"W 21.84 ' WILHELM ENGINEERING, INC. CONSULTING ENGINEERS & SURVEYORS PLANNING * DESIGN * SURVEY P_O. BOX 561 WOODBURN, OREGON 97071 PH. (503) 981-3181 If FAX (503) 981-8925 IRF 5/8' WITH ALUMINUM 905.69' IPF 1-1/4' HELD CAP STAMPED CLARK & OREGON ~J GEORGE H. WILHELM 2413 GROFF (CS 21246) HELO BK 1666 PG 370 S89'32'20'E 2110.95' (S89'32'20'E 2110.97') CS 34322 BASIS OF BEARINGS ORICGSIN3t3N~2NOWN RENEWS 7/1/ 06 RESET WITH 5/S" X 30" IRON ROD WITH YELLOW PLASTIC CAP STAMPED "WILHELM ENG. OR LS 2413" R 2774 PG 83 ALUMINUM CAPS WERE SET FOR CENTERLINE MONUMENTATION AND MONUMENTS IN ASPHALT WERE PLACED IN MONUMENT BOXES REEL 2774 PAGE 83 RESET WITH 5/S" X 30" IRON ROD WITH YELLOW PLASTIC CAP STAMPED "WILHELM ENG. OR LS 2413" R 2774 PG 83 3 Attachment 101A ---PAGE BREAK--- Engineering & Project Delivery 190 Garfield Street ● Woodburn, Oregon 97071 Ph. 5030-982-5240 ● Fax [PHONE REDACTED] DR 2019-05, PP 2019-01, PLA 2019-0A, VAR 2019-04 Application Materials Dated March 3, 2020 Allison Way Apartments Public Works Conditions May 21, 2020 General Conditions: 1. Building permits shall not be issued prior to constructing public right-of-way infrastructure, including the construction of streets, water, sanitary sewer and storm drainage facilities, and private utilities as determined by the Planning Division and the Public Works Engineering Division. 2. All facilities to be maintained by the City that are located on private property will require a minimum 16-foot wide utility easement to be conveyed to the City. Utilities of unusual depth or size or with a combination of utilities may require a larger width. 3. The applicant, not the City, is responsible for obtaining approval for permits from any local, state and/or federal agencies which may be required. 4. The applicant shall provide for the installation of all franchise utilities and shall provide any required easements. All utility services shall be constructed underground. 5. Prior to construction of any portion of the street and facilities to be maintained by the City, the applicant shall provide to the Woodburn Public Work Engineering Division civil plans prepared by a registered engineer for the required public infrastructure. In accordance with Ordinance No 1795, permits shall be obtained for construction of the public infrastructure form the Public Works Engineering Division prior to installation. Final review of the Civil Plans will be done during the permit application. 6. The applicant is require to sign a “Public Improvement Agreement” prior to issuances of a permit to construct public improvements. Public Right-of-Way and Street Conditions: 7. Public Works does not support median planter on Stacy Allison way. 8. In conjunction with the new public street improvements on Stacy Allison Way, the applicant shall install street lighting consistent with PGE installation plan option B. 9. A Department of Environmental Quality Erosion Control 1200C permit will need to be obtained for this development prior to City issuance of permit. 10. If required, a Permit from the Oregon Division of State Lands and US Army Corps of Engineering will need to be obtained to mitigate/delineate any existing wetlands. This shall be obtained prior to issuance of a City permit. Storm Drainage: Attachment 102A ---PAGE BREAK--- Engineering & Project Delivery 190 Garfield Street ● Woodburn, Oregon 97071 Ph. 5030-982-5240 ● Fax [PHONE REDACTED] 11. The storm sewer system and on-site detention for this Development shall comply with the City’s Storm Water Master Plan. The Development is part of the drainage basin utilizing a regional detention system located near I-5. A preliminary hydraulic analysis for the storm runoff and the regional detention system has been provided and reviewed by the city. Depending on the timing of future development, additional requirements of both state and City may be required. The additional detention area shall be provided in accordance with the hydraulic analysis as improvements by this project are constructed. 12. The regional storm detention shall be sized in accordance with the City Storm Drainage Master Plan. 13. Storm pipes that conduct flow directly from the private site to the regional detention facility are considered private lines. The City does not maintain private lines, and the owner of the property retains maintenance responsibility in perpetuity of these private lines. Sanitary Sewer System: 14. The gravity sewer main shall be design to minimum slope of 0.40 percent for future extension of adjacent properties. Water system: 15. The water mains in private properties shall be sized in accordance with future flow and fire protection requirements. Fire hydrant locations and line valves will be determined at the time of development. ---PAGE BREAK--- ROBIN WOODLAND CLUB COUNTRY COUNTRY CLUB MERIDIAN LINCOLN LINCOLN Oregon 214 PARR CROSBY STACY ALLISON A 6TH ARNEY BOONES FERRY HERITAGE SHENANDOAH EAST HARDCASTLE JULIE KOFFLER HENRYS COUNTRY STAFNEY CARSON FESCUE DUNN LAUREU MULBERRY MCCORMICK BUNKER CAHILL LANDAU 6TH GARDEN ANNA WARREN LUBA GREENVIEW KOERNER TEN OAKS KELOWNA CONSTITUTION DEER RUN CLACKAMAS EAGLE MAYANNA PLUM SANTIAM VERA WOODBURN-HUBBARD STEVEN NEKIA GOUDY GARDENS FINZER LILAC GEORGE EVERGREEN THOMPSON IRONWOOD JUDY OREGON NO NA CAROL MCLAUGHLIN CAMAS JANA LEASURE OATS CORBY JORY ALEXANDRA DOUD WHITNEY RYE SILVERTON LINDA MEADOW AZTEC INDUSTRIAL BRYAN C HAWLEY TUKWILA WORKMAN ROY COLUMBIA HARRISON SERRES PANA COMMERCE QUINN HALL TOMLIN PUBLIC JUNE KING STUBB VANDERBECK JAMES PRINCETON CLEVELAND UMPQUA GARFIELD D CARL 4TH EAST LINCOLN PROGRESS ELM ELANA SALLAL BOONES FERRY RAINIER WILSON BROWN BELLE PASSI COOLEY B 5 CASCADE SMITH WOODLAND STARK HAZELNUT BLAINE CROSBY CLEVELAND ASTOR HARDCASTLE GATCH WILLOW LEBRUN SETTLEMIER PARK PARR OGLE YOUNG HAYES 5TH A ARNEY 3RD LINCOLN 2ND 1ST BUTTEVILLE FRONT Oregon 219 Oregon 219 Oregon 211 Oregon 214 Oregon 99 E CHERRY Figure 7-1 Functional Classification Designations City of Woodburn TSP Legend Existing Facility Freeway Major Arterial Minor Arterial Service Collector Access Street Proposed New Facility Minor Arterial Service Collector Access Street Railroad Historic Settlemier Transportation Corridor Urban Growth Boundary Proposed Urban Growth Boundary 0 2,500 Feet Note Roadway facilities shown outside the UGB are recommended, not planned facilities in the TSP, and are logical extensions and improvements to the planned roadway network. Land use decisions to authorize these as planned facilities and improvements would occur as part of a subsequent UGB amendment adding these areas or a subsequent amendment to the TSP. New facilities are only represented conceptually, actual alignment likely to vary. File Path: \\rosa\proj\ODOT\185701\GIS\data\MapDocuments\ReportFigures\7-01_funct_class.mxd, Date: 01 11, 2005 9:35:17 AM Attachment 104 ---PAGE BREAK--- West Coast Home Solutions Land Use Review 25 March 2020 Allison Way Apartments Woodburn, Oregon EXHIBIT Rendering Aerial Site Plan - Phase 1 01 Attachment 105 Sheet 1 of 16 ---PAGE BREAK--- West Coast Home Solutions Land Use Review 25 March 2020 Allison Way Apartments Woodburn, Oregon EXHIBIT Rendering Aerial Site Plan - Phase 2 02 ---PAGE BREAK--- West Coast Home Solutions Land Use Review 25 March 2020 Allison Way Apartments Woodburn, Oregon EXHIBIT Site Plan - Overall 03 SITE PLAN (PHASE 1 & 2) 1 CLUB HOUSE B A D C E G F P H R Q N L J K BBQ PLAY AREA M A B C D E G F BBQ CLUB HOUSE PUBLIC PLAZA STACY ALLISON WAY HOOPER STREET PHASE 1 PHASE 2 UNIT SUMMARY 1-BEDROOM: 148 (25%) 2-BEDROOM: 390 (67%) 3-BEDROOM: 48 TOTAL: 586 (31 UNITS/ ACRE) VEHICLE PARKING - ON SITE STANDARD: 484 (46.5%) COMPACT: 555 (53.5%) TOTAL: 1,039 (1.77 SPACES/ UNIT) COVERED: 526 (50.5%) UNCOVERED: 513 (49.5%) TOTAL: 1,039 ACCESSIBLE: 24 VEHICLE PARKING - OFF SITE STREET: 26 VEHICLE PARKING - TOTAL STANDARD: 484 (45.5%) COMPACT: 555 (52%) STREET: 26 1,065 (1.82 SPACES/ UNIT) BICYCLE PARKING UNITS: 586 COVERED: 152 UNCOVERED: 20 758 NOTE: 5% OF PARKING SPACES TO BE PROVIDED WITH A CONDUIT SYSTEM FOR THE FUTURE INSTALLATION OF ELECTRIC VEHICLE CHARGING STATIONS PER OAR [PHONE REDACTED]. PROVIDE 26 TOTAL SPACES WITH LEVEL 2 CHARGING STATIONS, STRIPING & SIGNAGE. 400' 0' 200' ---PAGE BREAK--- West Coast Home Solutions Land Use Review 25 March 2020 Allison Way Apartments Woodburn, Oregon EXHIBIT Site Plan - Phase 1 04 SITE PLAN - PHASE 1 1 18' 20' 19' 8' 8' 19' 26' 13' 9' 7.75' 9.3' 8' 9' 8' 9' 26' 8' 6' 6' 6' 9' 7' 9' 6' 15' 28' R. v HOOPER STREET STACY ALLISON WAY EXISTING STREET & SIDEWALK SEE CIVIL EXISTING STREET & SIDEWALK SEE CIVIL 5' FRONT SETBACK/ UTILITY EASEMENT 10' SETBACK 5' SETBACK 100 SF CONCRETE PATIOS (6.5'x8' BALCONIES AT UPPER FLOORS) WHEELSTOPS - TYP. PROPERTY LINE DOUBLE STRIPING PER WDO 3.05.02(K) - TYP. CARPORTS 4" CURBS - TYPICAL 28' R. 8' 7' 7' 10' 10' 6'13' 26' 19' 8' 6.5' BICYCLE RACK WTIH 2'x6' SPACES AT EACH STAIRWELL 19' 8' 20' 16' 20' 19' 8' 9' 7.5' 9' 8' 9' 6' 28' R. 28' R. 20' 15' 5'15' 15' 19' 20' v 9' 8' 9' 28' R. 23' 20' 20' 6'13' 26' 19' 8' 6.5' 9.3' 6' 7.5' 7.75' 8' 8' 9.3' 6' .75' 9.3' 47.7' 47.7' B A C A B C D E G F BBQ CLUB HOUSE PUBLIC PLAZA TRASH ENCLOSURE SEE 1/A3 EXTERIOR STORAGE CLOSETS WITH WALL MOUNT BIKE RACK x 4'-6" FLOOR AREA) BICYCLE RACK WITH 2'x6' SPACES - TYP. 28' R. 28' R. 24' 20' 24' 20' VAN ACCESSIBLE AISLE - TYP. UNIT SUMMARY 1-BEDROOM: 30 (17%) 2-BEDROOM: 132 (74%) 3-BEDROOM: 17 TOTAL: 179 (30 UNITS/ ACRE) VEHICLE PARKING - ON SITE STANDARD: 142 (44.5%) COMPACT: 177 (55.5%) TOTAL: 319 (1.78 SPACES/ UNIT) COVERED: 163 (51%) UNCOVERED: 156 (49%) TOTAL: 319 ACCESSIBLE: 8 VEHICLE PARKING - OFF SITE STREET: 13 VEHICLE PARKING - TOTAL STANDARD: 142 (43%) COMPACT: 177 (53%) STREET: 13 332 (1.85 SPACES/ UNIT) BICYCLE PARKING UNITS: 179 COVERED: 48 UNCOVERED: 4 231 NOTE: 5% OF PARKING SPACES TO BE PROVIDED WITH A CONDUIT SYSTEM FOR THE FUTURE INSTALLATION OF ELECTRIC VEHICLE CHARGING STATIONS PER OAR [PHONE REDACTED]. PROVIDE 8 SPACES WITH LEVEL 2 CHARGING STATIONS, STRIPING & SIGNAGE. 240' 0' 120' ---PAGE BREAK--- West Coast Home Solutions Land Use Review 25 March 2020 Allison Way Apartments Woodburn, Oregon EXHIBIT 19' 8' 9' 9' 8' 9' 9' 6' 6' 7' 9' 9' 8' 9' 9.3' 9.3' 9.3' 8' 19' 26' 13' 6' 9.3' 8' 9' 7.75' 6' 8' 19' 8' 26' 9' 8' 8' 13' 17' 6' 20' 13' 13' 7.5' 13' 7.5' 9' 9' 17' 6' 20' 8' 19' 26' 19' 8' 9.3' 9' 7.75' 8' 19' 26' 15' 8' 19' 8' 20' 7.5' 15' 15' 16' 15' 20' 19' 8' 6' 28' R. 13' 20' 9' 7.5' 9' 6' 9' 19' 28' R. 28' R. MAINTENANCE BUILDING v TRASH ENCLOSURE SEE 1/A3 v VAN ACCESSIBLE AISLE - TYP. STACY ALLISON WAY HOOPER STREET NEW STREET & SIDEWALK SEE CIVIL EXISTING STREET & SIDEWALK SEE CIVIL 5' FRONT YARD SETBACK/ UTILITY EASEMENT 10' SETBACK 5' SETBACK EXTERIOR STORAGE CLOSETS WITH WALL MOUNT BIKE RACK x 4'-6" FLOOR AREA) 100 SF CONCRETE PATIOS (6.5'x8' BALCONIES AT UPPER FLOORS) DOUBLE STRIPING PER WDO 3.05.02(K) - TYP. WHEELSTOPS - TYP. CARPORTS - TYP. BICYCLE RACK WITH 2'x6' SPACES AT EACH STAIRWELL PROPERTY LINE 4" CURBS - TYP. 22.5' 22' 7' 7' 10' 10' 19' 8' 20' 16' 20' 19' 8' 9' 7.5' 9' 8' 9' 6' 28' R. 28' R. 20' 15' 5'15' 15' 19' 20' v 19' 8' 20' 16' 20' 19' 8' 9' 7.5' 9' 8' 9' 6' 28' R. 28' R. 20' 15' 5'15' 15' 19' 20' v 23' 23' 20' 23' 20' 28' R. 20' 6'13' 26' 19' 8' 6.5' 7.5' 8' 9.3' 6' 7.75' 8' 8' 9.3' 9.3' 13' 6' 20' 13' 7.5' 20' 47.7' 7.75' BICYCLE RACK WITH 2'x6' SPACES - TYP. CONCRETE PEDESTRIAN CROSSING - TYP. CLUB HOUSE B A D C E G F P H R Q N L J K BBQ PLAY AREA M E G BBQ CLUB HOUSE PUBLIC PLAZA BICYCL 2'x6' 5' 20' 28' R. 6' 24' 20' 0' 120' UNIT SUMMARY 1-BEDROOM: 118 (29%) 2-BEDROOM: 258 (63%) 3-BEDROOM: 31 TOTAL: 407 (31 UNITS/ ACRE) VEHICLE PARKING - ON SITE STANDARD: 342 (47.5%) COMPACT: 378 (52.5%) TOTAL: 720 (1.77 SPACES/ UNIT) COVERED: 363 (50.5%) UNCOVERED: 357 (49.5%) TOTAL: 720 ACCESSIBLE: 16 VEHICLE PARKING - OFF SITE STREET: 13 VEHICLE PARKING - TOTAL STANDARD: 342 (46.5%) COMPACT: 378 (51.5%) STREET: 13 733 (1.80 SPACES/ UNIT) BICYCLE PARKING UNITS: 407 COVERED: 104 UNCOVERED: 16 STREET: 527 NOTE: 5% OF PARKING SPACES TO BE PROVIDED WITH A CONDUIT SYSTEM FOR THE FUTURE INSTALLATION OF ELECTRIC VEHICLE CHARGING STATIONS PER OAR [PHONE REDACTED]. PROVIDE 18 SPACES WITH LEVEL 2 CHARGING STATIONS, STRIPING & SIGNAGE Site Plan - Phase 2 05 SITE PLAN - PHASE 2 1 UNIT SUMMARY 1-BEDROOM: 118 (29%) 2-BEDROOM: 258 (63%) 3-BEDROOM: 31 TOTAL: 407 (31 UNITS/ ACRE) VEHICLE PARKING - ON SITE STANDARD: 342 (47.5%) COMPACT: 378 (52.5%) TOTAL: 720 (1.77 SPACES/ UNIT) COVERED: 363 (50.5%) UNCOVERED: 357 (49.5%) TOTAL: 720 ACCESSIBLE: 16 VEHICLE PARKING - OFF SITE STREET: 13 VEHICLE PARKING - TOTAL STANDARD: 342 (46.5%) COMPACT: 378 (51.5%) STREET: 13 733 (1.80 SPACES/ UNIT) BICYCLE PARKING UNITS: 407 COVERED: 104 UNCOVERED: 16 STREET: 527 NOTE: 5% OF PARKING SPACES TO BE PROVIDED WITH A CONDUIT SYSTEM FOR THE FUTURE INSTALLATION OF ELECTRIC VEHICLE CHARGING STATIONS PER OAR [PHONE REDACTED]. PROVIDE 18 SPACES WITH LEVEL 2 CHARGING STATIONS, STRIPING & SIGNAGE 9' 6' BICYC SPACE 23' BBQ BICYCLE RACK W 240' 0' 120' ---PAGE BREAK--- West Coast Home Solutions Land Use Review 25 March 2020 Allison Way Apartments Woodburn, Oregon EXHIBIT Civil Property Line Adjustment 33 ---PAGE BREAK--- West Coast Home Solutions Land Use Review 25 March 2020 Allison Way Apartments Woodburn, Oregon EXHIBIT Landscape Plan - Sector 1 38 STACY ALLISON WAY QURU ARCO COCO MABU ILGL CACA ZESE ARUN CADE MABU BUSE EUJA MABU NADO ACPA BUSE CAAC TABA LANA CASE MAST SARU TABA CENT MURE TREES CODE BOTANICAL / COMMON NAME CONT CAL SIZE ACPA ACER PALMATUM `SANGO KAKU` B & B 2" CAL 10`-12` H CORAL BARK MAPLE SMALL TREE 25` H X 20 `W ARME ARBUTUS MENZIESII B & B 2" CAL PACIFIC MADRONE CADE CALOCEDRUS DECURRENS B & B 2" CAL INCENSE CEDAR CACA CARPINUS CAROLINIANA B & B 2" CAL 12-15` H AMERICAN HORNBEAM MEDIUM TREE 40`H X 30`W COCO CORNUS CONTROVERSA `JUNE SNOW` B & B 2" CAL 14-16` H GIANT DOGWOOD MEDIUM TREE 40` H X 30` W LANA LAGERSTROEMIA X `NATCHEZ` 24 INCH BOX 10` WHITE CRAPE MULTI-TRUNK SMALL TREE 20` H X 20` W MAST MAGNOLIA STELLATA 15 GAL 10` STAR MAGNOLIA MULTI-TRUNK SMALL TREE 15` H X 12` W MABU MAGNOLIA X `BUTTERFLIES` B & B 2" CAL 8-10` H MAGNOLIA SMALL TREE 20` H X 15` W QURU QUERCUS RUBRA B & B 2" CAL 14-16` H RED OAK STOB STYRAX OBASSIA B & B 2" CAL 14-16` H FRAGRANT SNOWBELL MEDIUM TREE 35` H X 25` W ZESE ZELKOVA SERRATA `GREEN VASE` B & B 2" CAL 14-16` H SAWLEAF ZELKOVA SHRUBS CODE BOTANICAL / COMMON NAME SIZE HT. ACCI ACER CIRCINATUM `PACIFIC FIRE` 15 GAL VINE MAPLE PLANT SCHEDULE L1 LARGE SHRUB ARUN ARBUTUS UNEDO 5 GAL STRAWBERRY TREE SHRUB ARCO ARCTOSTAPHYLOS COLUMBIANA 5 GAL HAIRY MANZANITA BUSE BUXUS SEMPERVIRENS 3 GAL AMERICAN BOXWOOD LARGE SHRUB CASE CAMELLIA SASANQUA `APPLE BLOSSOM` 3 GAL APPLE BLOSSOM CAMELLIA LARGE SHRUB CHTE CHOISYA TERNATA `AZTEC PEARL` 3 GAL MEXICAN ORANGE LARGE SHRUB COSE CORNUS SERICEA `KELSEYI` 2 GAL KELSEYI DOGWOOD SMALL SHRUB EUJA EUONYMUS JAPONICUS 3 GAL BOXLEAF EUNONYMUS SMALL SHRUB ILGL ILEX GLABRA `SHAMROCK` 3 GAL SHAMROCK INKBERRY HOLLY LARGE SHRUB MARE MAHONIA REPENS 2 GAL CREEPING MAHONIA SMALL SHRUB NADO NANDINA DOMESTICA `HARBOUR DWARF` 1 GAL DWARF HEAVENLY BAMBOO SMALL SHRUB SARU SARCOCOCCA RUSCIFOLIA 3 GAL FRAGRANT SARCOCOCCA LARGE SHRUB TABA TAXUS BACCATA `FASTIGATA` B & B 3` FASTIGA ENGLISH YEW LARGE SHRUB THOC THUJA OCCIDENTALIS `GREEN GIANT` B & B 4` GREEN GIANT ARBORVITAE LARGE SHRUB ORNAMENTAL GRASSES CODE BOTANICAL / COMMON NAME SIZE HT. CAAC CALAMAGROSTIS X ACUTIFLORA `KARL FOERSTER` 1 GAL FEATHER REED GRASS LIMU LIRIOPE MUSCARI `BIG BLUE` 1 GAL BIG BLUE LILYTURF MURE MUHLENBERGIA CAPILLARIS `REGAL MIST` TM 1 GAL PINK MUHLY GRASS GROUND COVERS CODE BOTANICAL / COMMON NAME CONT CENT CEANOTHUS X `CENTENNIAL` 1 GAL CENTENNIAL CEANOTHUS COTT COTONEASTER DAMMERI `CORAL BEAUTY` 1 GAL BEARBERRY COTONEASTER SOD SOD NONE 1204 SE Water Ave Portland, Oregon 97214 t. [PHONE REDACTED] www.shapirodidway.com 0 SCALE: feet 30 60 90 1" = 30' NORTH STREET TREES (FOR REFERENCE ONLY) SPECIES EITHER: QUERCUS ROBUR 'FASTIGIATA,' QUERCUS 'GREENSPIRE,' OR QUERCUS FRAINETTO 'FOREST GREEN' ---PAGE BREAK--- West Coast Home Solutions Land Use Review 25 March 2020 Allison Way Apartments Woodburn, Oregon EXHIBIT Landscape Plan - Sector 2 39 HOOPER STREET HOOPER STREET STACY ALLISON WAY TICO SOD CACA ARCO QURU CENT PAPE COCO ILGL QURU ARCO COCO MABU TABA CENT MABU NADO ACPA BUSE CAAC TABA LANA CASE MAST SARU TABA CAAC SARU CADE MURE TREES CODE BOTANICAL / COMMON NAME CONT CAL SIZE ACPA ACER PALMATUM `SANGO KAKU` B & B 2" CAL 10`-12` H CORAL BARK MAPLE SMALL TREE 25` H X 20 `W ARME ARBUTUS MENZIESII B & B 2" CAL PACIFIC MADRONE CADE CALOCEDRUS DECURRENS B & B 2" CAL INCENSE CEDAR CACA CARPINUS CAROLINIANA B & B 2" CAL 12-15` H AMERICAN HORNBEAM MEDIUM TREE 40`H X 30`W COCO CORNUS CONTROVERSA `JUNE SNOW` B & B 2" CAL 14-16` H GIANT DOGWOOD MEDIUM TREE 40` H X 30` W FROX FRAXINUS OXYCARPA `RAYWOOD` TM B & B 2" CAL 14-16` H RAYWOOD ASH LARGE TREE 70` H X 40` W LANA LAGERSTROEMIA X `NATCHEZ` 24 INCH BOX 10` WHITE CRAPE MULTI-TRUNK SMALL TREE 20` H X 20` W MAST MAGNOLIA STELLATA 15 GAL 10` STAR MAGNOLIA MULTI-TRUNK SMALL TREE 15` H X 12` W MABU MAGNOLIA X `BUTTERFLIES` B & B 2" CAL 8-10` H MAGNOLIA SMALL TREE 20` H X 15` W PAPE PARROTIA PERSICA `VANESSA` B & B 2" CAL 14-16` H PERSIAN PARROTIA MEDIUM TREE 40` H X 30` W QURU QUERCUS RUBRA B & B 2" CAL 14-16` H RED OAK STOB STYRAX OBASSIA B & B 2" CAL 14-16` H FRAGRANT SNOWBELL MEDIUM TREE 35` H X 25` W SHRUBS CODE BOTANICAL / COMMON NAME SIZE HT. ACCI ACER CIRCINATUM `PACIFIC FIRE` 15 GAL VINE MAPLE LARGE SHRUB PLANT SCHEDULE L2 ARCO ARCTOSTAPHYLOS COLUMBIANA 5 GAL HAIRY MANZANITA BUSE BUXUS SEMPERVIRENS 3 GAL AMERICAN BOXWOOD LARGE SHRUB CASE CAMELLIA SASANQUA `APPLE BLOSSOM` 3 GAL APPLE BLOSSOM CAMELLIA LARGE SHRUB CHTE CHOISYA TERNATA `AZTEC PEARL` 3 GAL MEXICAN ORANGE LARGE SHRUB COSE CORNUS SERICEA `KELSEYI` 2 GAL KELSEYI DOGWOOD SMALL SHRUB EUAL EUONYMUS ALATUS `COMPACTUS` 3 GAL COMPACT BURNING BUSH LARGE SHRUB EUJA EUONYMUS JAPONICUS 3 GAL BOXLEAF EUNONYMUS SMALL SHRUB ILGL ILEX GLABRA `SHAMROCK` 3 GAL SHAMROCK INKBERRY HOLLY LARGE SHRUB MARE MAHONIA REPENS 2 GAL CREEPING MAHONIA SMALL SHRUB NADO NANDINA DOMESTICA `HARBOUR DWARF` 1 GAL DWARF HEAVENLY BAMBOO SMALL SHRUB SARU SARCOCOCCA RUSCIFOLIA 3 GAL FRAGRANT SARCOCOCCA LARGE SHRUB TABA TAXUS BACCATA `FASTIGATA` B & B 3` FASTIGA ENGLISH YEW LARGE SHRUB THOC THUJA OCCIDENTALIS `GREEN GIANT` B & B 4` GREEN GIANT ARBORVITAE LARGE SHRUB ORNAMENTAL GRASSES CODE BOTANICAL / COMMON NAME SIZE HT. CAAC CALAMAGROSTIS X ACUTIFLORA `KARL FOERSTER` 1 GAL FEATHER REED GRASS LIMU LIRIOPE MUSCARI `BIG BLUE` 1 GAL BIG BLUE LILYTURF MURE MUHLENBERGIA CAPILLARIS `REGAL MIST` TM 1 GAL PINK MUHLY GRASS PEAL PENNISETUM ALOPECUROIDES `HAMELN` 1 GAL HAMELN DWARF FOUNTAIN GRASS SMALL GRASS GROUND COVERS CODE BOTANICAL / COMMON NAME CONT SPACING CENT CEANOTHUS X `CENTENNIAL` 1 GAL 24" o.c. CENTENNIAL CEANOTHUS SOD SOD NONE 1204 SE Water Ave Portland, Oregon 97214 t. [PHONE REDACTED] www.shapirodidway.com 0 SCALE: feet 30 60 90 1" = 30' NORTH STREET TREES (FOR REFERENCE ONLY) SPECIES EITHER: QUERCUS ROBUR 'FASTIGIATA,' QUERCUS 'GREENSPIRE,' OR QUERCUS FRAINETTO 'FOREST GREEN' 12' x 12' PERGOLA WITH BENCH SEATING ---PAGE BREAK--- West Coast Home Solutions Land Use Review 25 March 2020 Allison Way Apartments Woodburn, Oregon EXHIBIT Landscape Plan - Sector 3 40 HOOPER STREET HOOPER STREET STACY ALLISON WAY ARUN PEAL FRAN ARME CACA CENT ARCO QURU COCO MABU QURU NADO SARU ACCI LANA MAST CACA CENT TABA MABU ARME TICO SOD CACA ARCO QURU CENT PAPE COCO ILGL MAST CAAC SARU CADE STOB TREES CODE BOTANICAL / COMMON NAME CONT CAL SIZE ACPA ACER PALMATUM `SANGO KAKU` B & B 2" CAL 10`-12` H CORAL BARK MAPLE SMALL TREE 25` H X 20 `W ARME ARBUTUS MENZIESII B & B 2" CAL PACIFIC MADRONE CADE CALOCEDRUS DECURRENS B & B 2" CAL INCENSE CEDAR CACA CARPINUS CAROLINIANA B & B 2" CAL 12-15` H AMERICAN HORNBEAM MEDIUM TREE 40`H X 30`W COCO CORNUS CONTROVERSA `JUNE SNOW` B & B 2" CAL 14-16` H GIANT DOGWOOD MEDIUM TREE 40` H X 30` W FROX FRAXINUS OXYCARPA `RAYWOOD` TM B & B 2" CAL 14-16` H RAYWOOD ASH LARGE TREE 70` H X 40` W LANA LAGERSTROEMIA X `NATCHEZ` 24 INCH BOX 10` WHITE CRAPE MULTI-TRUNK SMALL TREE 20` H X 20` W MAST MAGNOLIA STELLATA 15 GAL 10` STAR MAGNOLIA MULTI-TRUNK SMALL TREE 15` H X 12` W MABU MAGNOLIA X `BUTTERFLIES` B & B 2" CAL 8-10` H MAGNOLIA SMALL TREE 20` H X 15` W QURU QUERCUS RUBRA B & B 2" CAL 14-16` H RED OAK PLANT SCHEDULE L3 STOB STYRAX OBASSIA B & B 2" CAL 14-16` H FRAGRANT SNOWBELL MEDIUM TREE 35` H X 25` W TICO TILIA CORDATA B & B 2" CAL 14-16` H LITTLELEAF LINDEN LARGE TREE 70` H X 30` W SHRUBS CODE BOTANICAL / COMMON NAME SIZE HT. ACCI ACER CIRCINATUM `PACIFIC FIRE` 15 GAL VINE MAPLE LARGE SHRUB ARCO ARCTOSTAPHYLOS COLUMBIANA 5 GAL HAIRY MANZANITA BUSE BUXUS SEMPERVIRENS 3 GAL AMERICAN BOXWOOD LARGE SHRUB CASE CAMELLIA SASANQUA `APPLE BLOSSOM` 3 GAL APPLE BLOSSOM CAMELLIA LARGE SHRUB CHTE CHOISYA TERNATA `AZTEC PEARL` 3 GAL MEXICAN ORANGE LARGE SHRUB COSE CORNUS SERICEA `KELSEYI` 2 GAL KELSEYI DOGWOOD SMALL SHRUB EUJA EUONYMUS JAPONICUS 3 GAL BOXLEAF EUNONYMUS SMALL SHRUB ILGL ILEX GLABRA `SHAMROCK` 3 GAL SHAMROCK INKBERRY HOLLY LARGE SHRUB MARE MAHONIA REPENS 2 GAL CREEPING MAHONIA SMALL SHRUB NADO NANDINA DOMESTICA `HARBOUR DWARF` 1 GAL DWARF HEAVENLY BAMBOO SMALL SHRUB SARU SARCOCOCCA RUSCIFOLIA 3 GAL FRAGRANT SARCOCOCCA LARGE SHRUB TABA TAXUS BACCATA `FASTIGATA` B & B 3` FASTIGA ENGLISH YEW LARGE SHRUB THOC THUJA OCCIDENTALIS `GREEN GIANT` B & B 4` GREEN GIANT ARBORVITAE LARGE SHRUB ORNAMENTAL GRASSES CODE BOTANICAL / COMMON NAME SIZE HT. CAAC CALAMAGROSTIS X ACUTIFLORA `KARL FOERSTER` 1 GAL FEATHER REED GRASS LIMU LIRIOPE MUSCARI `BIG BLUE` 1 GAL BIG BLUE LILYTURF MURE MUHLENBERGIA CAPILLARIS `REGAL MIST` TM 1 GAL PINK MUHLY GRASS GROUND COVERS CODE BOTANICAL / COMMON NAME CONT CENT CEANOTHUS X `CENTENNIAL` 1 GAL CENTENNIAL CEANOTHUS COTT COTONEASTER DAMMERI `CORAL BEAUTY` 1 GAL BEARBERRY COTONEASTER RUFU RUDBECKIA FULGIDA 1 GAL CONEFLOWER SOD SOD NONE 1204 SE Water Ave Portland, Oregon 97214 t. [PHONE REDACTED] www.shapirodidway.com 0 SCALE: feet 30 60 90 1" = 30' NORTH STREET TREES (FOR REFERENCE ONLY) SPECIES EITHER: QUERCUS ROBUR 'FASTIGIATA,' QUERCUS 'GREENSPIRE,' OR QUERCUS FRAINETTO 'FOREST GREEN' ---PAGE BREAK--- West Coast Home Solutions Land Use Review 25 March 2020 Allison Way Apartments Woodburn, Oregon EXHIBIT Landscape Plan - Sector 4 41 STACY ALLISON WAY ARME CACA COCO ARUN PEAL OSVI FRAN CAAC MARE MABU ARME CENT RUFU ARME CACA CENT ARCO QURU SARU ACCI LANA MAST CACA CENT MABU EUAL CENT MURE 40`H X 30`W COCO CORNUS CONTROVERSA `JUNE SNOW` B & B 2" CAL 14-16` H GIANT DOGWOOD MEDIUM TREE 40` H X 30` W FRAN FRAXINUS ANGUSTIFOLIA B & B 2" CAL 14-16` H NARROW-LEAVED ASH FROX FRAXINUS OXYCARPA `RAYWOOD` TM B & B 2" CAL 14-16` H RAYWOOD ASH LARGE TREE 70` H X 40` W LANA LAGERSTROEMIA X `NATCHEZ` 24 INCH BOX 10` WHITE CRAPE MULTI-TRUNK SMALL TREE 20` H X 20` W MAST MAGNOLIA STELLATA 15 GAL 10` STAR MAGNOLIA MULTI-TRUNK SMALL TREE 15` H X 12` W MABU MAGNOLIA X `BUTTERFLIES` B & B 2" CAL 8-10` H MAGNOLIA SMALL TREE 20` H X 15` W OSVI OSTRYA VIRGINIANA B & B 2" CAL 14-16` H AMERICAN HOPHORNBEAM PAPE PARROTIA PERSICA `VANESSA` B & B 2" CAL 14-16` H PERSIAN PARROTIA MEDIUM TREE 40` H X 30` W QURU QUERCUS RUBRA B & B 2" CAL 14-16` H RED OAK RESE SEQUOIA SEMPERVIRENS B & B 6-8` H COAST REDWOOD LARGE TREE 100` H X 40` W STOB STYRAX OBASSIA B & B 2" CAL 14-16` H FRAGRANT SNOWBELL MEDIUM TREE 35` H X 25` W SHRUBS CODE BOTANICAL / COMMON NAME SIZE HT. ACCI ACER CIRCINATUM `PACIFIC FIRE` 15 GAL VINE MAPLE LARGE SHRUB ARUN ARBUTUS UNEDO 5 GAL STRAWBERRY TREE SHRUB ARCO ARCTOSTAPHYLOS COLUMBIANA 5 GAL HAIRY MANZANITA AZFR AZALEA X FRAGRANT STAR 3 GAL DECIDUOUS AZALEA LARGE SHRUB BUSE BUXUS SEMPERVIRENS 3 GAL AMERICAN BOXWOOD LARGE SHRUB CASE CAMELLIA SASANQUA `APPLE BLOSSOM` 3 GAL APPLE BLOSSOM CAMELLIA LARGE SHRUB CHTE CHOISYA TERNATA `AZTEC PEARL` 3 GAL MEXICAN ORANGE LARGE SHRUB COSE CORNUS SERICEA `KELSEYI` 2 GAL KELSEYI DOGWOOD SMALL SHRUB DATR DAPHNE TRANSATLANTICA SUMMER ICE 3 GAL SUMMER DAPNE SMALL SHRUB EUAL EUONYMUS ALATUS `COMPACTUS` 3 GAL COMPACT BURNING BUSH LARGE SHRUB EUJA EUONYMUS JAPONICUS 3 GAL BOXLEAF EUNONYMUS SMALL SHRUB ILGL ILEX GLABRA `SHAMROCK` 3 GAL SHAMROCK INKBERRY HOLLY LARGE SHRUB MARE MAHONIA REPENS 2 GAL CREEPING MAHONIA SMALL SHRUB NADO NANDINA DOMESTICA `HARBOUR DWARF` 1 GAL DWARF HEAVENLY BAMBOO SMALL SHRUB SARU SARCOCOCCA RUSCIFOLIA 3 GAL FRAGRANT SARCOCOCCA LARGE SHRUB TABA TAXUS BACCATA `FASTIGATA` B & B 3` FASTIGA ENGLISH YEW LARGE SHRUB THOC THUJA OCCIDENTALIS `GREEN GIANT` B & B 4` GREEN GIANT ARBORVITAE LARGE SHRUB ORNAMENTAL GRASSES CODE BOTANICAL / COMMON NAME SIZE HT. CAAC CALAMAGROSTIS X ACUTIFLORA `KARL FOERSTER` 1 GAL FEATHER REED GRASS LIMU LIRIOPE MUSCARI `BIG BLUE` 1 GAL BIG BLUE LILYTURF MURE MUHLENBERGIA CAPILLARIS `REGAL MIST` TM 1 GAL PINK MUHLY GRASS PEAL PENNISETUM ALOPECUROIDES `HAMELN` 1 GAL HAMELN DWARF FOUNTAIN GRASS SMALL GRASS GROUND COVERS CODE BOTANICAL / COMMON NAME CONT CENT CEANOTHUS X `CENTENNIAL` 1 GAL CENTENNIAL CEANOTHUS COTT COTONEASTER DAMMERI `CORAL BEAUTY` 1 GAL BEARBERRY COTONEASTER RUFU RUDBECKIA FULGIDA 1 GAL CONEFLOWER SOD SOD NONE TREES CODE BOTANICAL / COMMON NAME CONT CAL SIZE ACPA ACER PALMATUM `SANGO KAKU` B & B 2" CAL 10`-12` H CORAL BARK MAPLE SMALL TREE 25` H X 20 `W ARME ARBUTUS MENZIESII B & B 2" CAL PACIFIC MADRONE CADE CALOCEDRUS DECURRENS B & B 2" CAL INCENSE CEDAR CACA CARPINUS CAROLINIANA B & B 2" CAL 12-15` H AMERICAN HORNBEAM MEDIUM TREE 40`H X 30`W PLANT SCHEDULE L4-L5 1204 SE Water Ave Portland, Oregon 97214 t. [PHONE REDACTED] www.shapirodidway.com NORTH SIDEWALK AND SITE WALKS BY OTHERS PROPERTY LINE 0 SCALE: feet 30 60 1" = 30' STREET TREES (FOR REFERENCE ONLY) SPECIES EITHER: QUERCUS ROBUR 'FASTIGIATA,' QUERCUS 'GREENSPIRE,' OR QUERCUS FRAINETTO 'FOREST GREEN' ---PAGE BREAK--- West Coast Home Solutions Land Use Review 25 March 2020 Allison Way Apartments Woodburn, Oregon EXHIBIT Landscape Plan - Sector 5 42 STACY ALLISON WAY STACY ALLISON WAY ARUN FRAN COTT COTT MABU THOC MABU ACCI BUSE COSE CASE AZFR CENT ARME CACA COCO OSVI CAAC MARE MABU MABU EUAL CENT TABA MURE 1204 SE Water Ave Portland, Oregon 97214 t. [PHONE REDACTED] www.shapirodidway.com NORTH SIDEWALK AND SITE WALKS BY OTHERS PROPERTY LINE 0 SCALE: feet 30 60 1" = 30' STREET TREES (FOR REFERENCE ONLY) SPECIES EITHER: QUERCUS ROBUR 'FASTIGIATA,' QUERCUS 'GREENSPIRE,' OR QUERCUS FRAINETTO 'FOREST GREEN' ---PAGE BREAK--- West Coast Home Solutions Land Use Review 25 March 2020 Allison Way Apartments Woodburn, Oregon EXHIBIT Landscape Plan - Public Plaza 43 1204 SE Water Ave Portland, Oregon 97214 t. [PHONE REDACTED] www.shapirodidway.com NORTH 0 SCALE: feet 10 20 1" = 10' HOOPER STREET NOTE: PLAZA FURNISHINGS TO MATCH CITY OF WOODBURN PARKS AND RECREATION REQUESTS PROPERTY LINE SIDEWALK BY OTHERS CROSSWALK BY OTHERS ADA DRINKING FOUNTAIN WITH BOTTLE FILL STATION SPECIALIZED PAVING TYPE I SEAT WALL SPECIALIZED PAVING TYPE II CONCRETE WALK WATER FEATURE TO MATCH WOODBURN AESTHETICS SEAT WALL BENCHES GAME BOARD ADA ACCESSIBLY PICNIC TABLE TABLES AND CHAIRS WASH RECEPTACLE DOG WASTE STATION ---PAGE BREAK--- West Coast Home Solutions Land Use Review 25 March 2020 Allison Way Apartments Woodburn, Oregon EXHIBIT Elevations - Phase 1 Building A, E, F, G BUILDING A, E, F, G - ELEVATION BUILDING A, E, F, G - ELEVATION TYPICAL END ELEVATION TYPICAL END ELEVATION 1 3 2 4 20’ 0’ 20’ 0’ 20’ 0’ 20’ 0’ 39’ 39’ 0’ 0’ 45 33’-9” AVG. HT. 33’-9” AVG. HT. ---PAGE BREAK--- West Coast Home Solutions Land Use Review 25 March 2020 Allison Way Apartments Woodburn, Oregon EXHIBIT Detail Elevations Phase 1 COMPOSITION ROOFING METAL GUARDRAIL FIBER CEMENT TRIM BAND WOOD SUPPORT BRACKETS WOOD TRUSS STANDING SEAM METAL ROOFING VINYL WINDOWS w/ TRIM FIBER CEMENT SHINGLE SIDING, MATERIAL-3 FIBER CEMENT LAP SIDING, MATERIAL-2 FIBER CEMENT LAP SIDING, MATERIAL-2 VINYL WINDOWS w/TRIM FIBER CEMENT LAP SIDING, MATERIAL-1 STONE VENEER, MATERIAL-4 ENLARGED ELEVATION - CLUBHOUSE MATERIAL-1 FIBER CEMENT LAP SIDING RED/ORANGE MATERIAL-2 FIBER CEMENT LAP SIDING DARK GREEN MATERIAL-3 FIBER CEMENT STRAIGHT- EDGE SHINGLE SIDING TAN MATERIAL-4 STONE VENEER VARIEGATED ENLARGED ELEVATION - TYPICAL BUILDING 49 ---PAGE BREAK--- West Coast Home Solutions Land Use Review 25 March 2020 Allison Way Apartments Woodburn, Oregon EXHIBIT Elevations - Phase 2 Building A, E, F, G, K, N, P BUILDING A, E, F, G, K, N, P - ELEVATION BUILDING A, E, F, G, K, N, P - ELEVATION TYPICAL END ELEVATION TYPICAL END ELEVATION 1 3 2 4 20’ 0’ 20’ 0’ 20’ 0’ 20’ 0’ 0’ 0’ 50 42’ 36’-1” AVG. HT. 42’ 36’-1” AVG. HT. ---PAGE BREAK--- West Coast Home Solutions Land Use Review 25 March 2020 Allison Way Apartments Woodburn, Oregon EXHIBIT Detail Elevations Phase 2 COMPOSITION ROOFING METAL GUARDRAIL FIBER CEMENT TRIM BAND VINYL WINDOWS w/ TRIM FIBER CEMENT LAP SIDING, MATERIAL-3 FIBER CEMENT LAP SIDING, MATERIAL-2 FIBER CEMENT LAP SIDING, MATERIAL-1 MATERIAL-1 FIBER CEMENT LAP SIDING BROWN MATERIAL-2 FIBER CEMENT LAP SIDING YELLOW MATERIAL-3 FIBER CEMENT LAP SIDING GREEN ENLARGED ELEVATION - TYPICAL BUILDING 56 MATERIAL-4 BRICK VENEER YELLOW STUCCO COMPOSITION ROOFING FIBER CEMENT LAP SIDING, MATERIAL-2 VINYL WINDOWS w/TRIM STONE VENEER, MATERIAL-4 CONCRETE BASE ENLARGED ELEVATION - CLUBHOUSE Attachment 105 Sheet 16 of 16 ---PAGE BREAK--- West Coast Home Solutions Land Use Review 01 September 2020 Allison Way Apartments Woodburn, Oregon EXHIBIT Site Plan - Overall 03 SITE PLAN (PHASE 1 & 2) 1 G L J K BBQ PLAY AREA A C F BBQ PUBLIC PLAZA D Q P R B E E G F N M H CLUB HOUSE B A C CLUB HOUSE D STACY ALLISON WAY HOOPER STREET PHASE 1 PHASE 2 UNIT SUMMARY 1-BEDROOM: 164 (28%) 2-BEDROOM: 376 (64%) 3-BEDROOM: 46 TOTAL: 586 (30.8 UNITS/ ACRE) VEHICLE PARKING - ON SITE STANDARD: 862 (77.2%) COMPACT: 255 (22.8%) TOTAL: 1,117 (1.91 SPACES/ UNIT) COVERED: 564 (50.5%) UNCOVERED: 553 (49.5%) TOTAL: 1,117 ACCESSIBLE: 36 VEHICLE PARKING - OFF SITE STREET: 26 VEHICLE PARKING - TOTAL STANDARD: 862 (75.4%) COMPACT: 255 (22.3%) STREET: 26 1,143 (1.95 SPACES/ UNIT) BICYCLE PARKING UNITS: 586 COVERED: 152 UNCOVERED: 20 758 NOTE: 5% OF PARKING SPACES TO BE PROVIDED WITH A CONDUIT SYSTEM FOR THE FUTURE INSTALLATION OF ELECTRIC VEHICLE CHARGING STATIONS PER OAR [PHONE REDACTED]. PROVIDE 26 TOTAL SPACES WITH LEVEL 2 CHARGING STATIONS, STRIPING & SIGNAGE. 400' 0' 200' Attachment 105A ---PAGE BREAK--- West Coast Home Solutions Land Use Review 01 September 2020 Allison Way Apartments Woodburn, Oregon EXHIBIT Site Plan - Phase 1 04 SITE PLAN - PHASE 1 1 G 22' 9.7' 20' 19' 8' 8' 19' 26' 13' 9' 9' 7.5' 9' 9' 9' 26' 8' 6' 6' 9' 9' 9' 6' 28' R. v HOOPER STREET STACY ALLISON WAY EXISTING STREET & SIDEWALK SEE CIVIL EXISTING STREET & SIDEWALK SEE CIVIL 5' FRONT SETBACK/ UTILITY EASEMENT 10' SETBACK 5' SETBACK 100 SF CONCRETE PATIOS (6.5'x8' BALCONIES AT UPPER FLOORS) WHEELSTOPS - TYP. PROPERTY LINE DOUBLE STRIPING PER WDO 3.05.02(K) - TYP. CARPORTS 4" CURBS - TYPICAL 28' R. 7.5' 7' 7' 10' 10' 6'13' 26' 19' 8' 6.5' BICYCLE RACK WTIH 2'x6' SPACES AT EACH STAIRWELL 24.5' 23' 20' 9' 6' 7.5' 47.7' A C F BBQ PUBLIC PLAZA TRASH ENCLOSURE SEE 1/A3 EXTERIOR STORAGE CLOSETS WITH WALL MOUNT BIKE RACK x 4'-6" FLOOR AREA) BICYCLE RACK WITH 2'x6' SPACES - TYP. 28' R. 28' R. 20' 24' 20' 24' VAN ACCESSIBLE AISLE - TYP. D B E 17' 8' 19' 26' 17' 13' 26' 20' 7.5' 9' 6' 13' 26' 19' 8' 19' 19' 8' 20' 19' 20' 19' 8' 9' 9' 8' 9' 6' 28' R. 28' R. 4'17' 17' 19' 24' v 9.7' 9' 9' 17' 26' 19' 8' 9' 6' 9.7' 9 26' 7.5' 9' 6' 6'13' 26' 19' 8' 6.5' 47.7' 8' 19' B A C CLUB HOUSE UNIT SUMMARY 1-BEDROOM: 30 (16.8%) 2-BEDROOM: 132 (73.7%) 3-BEDROOM: 17 TOTAL: 179 (30.2 UNITS/ ACRE) VEHICLE PARKING - ON SITE STANDARD: 267 (77.2%) COMPACT: 79 (22.8%) TOTAL: 346 (1.93 SPACES/ UNIT) COVERED: 178 (51.4%) UNCOVERED: 179 (48.6%) TOTAL: 346 ACCESSIBLE: 11 VEHICLE PARKING - OFF SITE STREET: 13 VEHICLE PARKING - TOTAL STANDARD: 267 (74.4%) COMPACT: 79 (22.0%) STREET: 13 TOTAL: 359 (2.01 SPACES/ UNIT) BICYCLE PARKING UNITS: 179 COVERED: 48 UNCOVERED: 4 TOTAL: 231 NOTE: 5% OF PARKING SPACES TO BE PROVIDED WITH A CONDUIT SYSTEM FOR THE FUTURE INSTALLATION OF ELECTRIC VEHICLE CHARGING STATIONS PER OAR [PHONE REDACTED]. PROVIDE 8 SPACES WITH LEVEL 2 CHARGING STATIONS, STRIPING & SIGNAGE. 240' 0' 120' ---PAGE BREAK--- West Coast Home Solutions Land Use Review 01 September 2020 Allison Way Apartments Woodburn, Oregon EXHIBIT G 9.7' 19' 8' 9' 9' 9' 9' 6' 9' 9' 9' 8' 9' 6' 8' 19' 8' 26' 8' 8' 13' 19' 6' 9' 8' 8' 19' 26' 15' 8' 19' 6' 24' 9' 17' 17' 24' 13' 28' R. 17' 24' 7.5' 9' 28' R. MAINTENANCE BUILDING v TRASH ENCLOSURE SEE 1/A3 v VAN ACCESSIBLE AISLE - TYP. STACY ALLISON WAY HOOPER STREET NEW STREET & SIDEWALK SEE CIVIL EXISTING STREET & SIDEWALK SEE CIVIL 5' FRONT YARD SETBACK/ UTILITY EASEMENT 10' SETBACK 5' SETBACK EXTERIOR STORAGE CLOSETS WITH WALL MOUNT BIKE RACK x 4'-6" FLOOR AREA) 100 SF CONCRETE PATIOS (6.5'x8' BALCONIES AT UPPER FLOORS) DOUBLE STRIPING PER WDO 3.05.02(K) - TYP. WHEELSTOPS - TYP. CARPORTS - TYP. BICYCLE RACK WITH 2'x6' SPACES AT EACH STAIRWELL PROPERTY LINE 4" CURBS - TYP. 7' 7' 10' 10' 24.5' 23' 20' 7.5' 24' BICYCLE RACK WITH 2'x6' SPACES - TYP. CONCRETE PEDESTRIAN CROSSING - TYP. L J K BBQ PLAY AREA BBQ PUBLIC PLAZA BICYCLE 2'x6' S 4' 28' R. 20' 24' VAN ACCESSIBLE AISLE - TYP. Q P R E 8' 19' 26' 17' 13' 26' 19' 19' 8' 20' 19' 20' 19' 8' 9' 9' 8' 9' 6' 28' R. 28' R. 4'17' 17' 19' 24' v 9.7' 9' 9' 17' 26' 19' 19' 8' 20' 19' 20' 19' 8' 9' 9' 8' 9' 6' 28' R. 28' R. 4'17' 17' 19' 24' v 9.7' 9' 9' 17' 26' 7.5' 9' 6' 6'13' 26' 19' 8' 6.5' 47.7' 9' 7.5' 6' 20' 20' 8' 19' 26' 13' 24.5' 23' 8' 19' 26' 17' 13' 26' 19' 8' 7.5' 9' 6' 9.7' 9' 13' 26' 6' 24.5' 8' 19' 26' 19' 9.7' 8' 19' 26' 15' 8' 9' 8' 6' 7.5' 9' 6' 13' 26' 19' 8' 28' R. 9' 20' 7.5' 9' 6' 13' 26' 19' 8' 9' 17' 24' 17' 17' 24' 15' 9' 6' 6' 8' 7.5' 9' 9' 6'6'6' 7.5' 9' 17' 24' 7.5' 7.5' E G F N M H CLUB HOUSE B A C CLUB HOUSE D 0' 120' UNIT SUMMARY 1-BEDROOM: 134 (32.9%) 2-BEDROOM: 244 (60.0%) 3-BEDROOM: 29 TOTAL: 407 (31.1 UNITS/ ACRE) VEHICLE PARKING - ON SITE STANDARD: 595 (77.2%) COMPACT: 176 (22.8%) TOTAL: 771 (1.89 SPACES/ UNIT) COVERED: 386 (50.1%) UNCOVERED: 385 (49.9%) TOTAL: 771 ACCESSIBLE: 25 VEHICLE PARKING - OFF SITE STREET: 13 VEHICLE PARKING - TOTAL STANDARD: 595 (75.9%) COMPACT: 176 (22.4%) STREET: 13 TOTAL: 784 (1.93 SPACES/ UNIT) BICYCLE PARKING UNITS: 407 COVERED: 104 UNCOVERED: 16 TOTAL: 527 NOTE: 5% OF PARKING SPACES TO BE PROVIDED WITH A CONDUIT SYSTEM FOR THE FUTURE INSTALLATION OF ELECTRIC VEHICLE CHARGING STATIONS PER OAR [PHONE REDACTED]. PROVIDE 18 SPACES WITH LEVEL 2 CHARGING STATIONS, STRIPING & SIGNAGE Site Plan - Phase 2 05 SITE PLAN - PHASE 2 1 UNIT SUMMARY 1-BEDROOM: 134 (32.9%) 2-BEDROOM: 244 (60.0%) 3-BEDROOM: 29 TOTAL: 407 (31.1 UNITS/ ACRE) VEHICLE PARKING - ON SITE STANDARD: 595 (77.2%) COMPACT: 176 (22.8%) TOTAL: 771 (1.89 SPACES/ UNIT) COVERED: 386 (50.1%) UNCOVERED: 385 (49.9%) TOTAL: 771 ACCESSIBLE: 25 VEHICLE PARKING - OFF SITE STREET: 13 VEHICLE PARKING - TOTAL STANDARD: 595 (75.9%) COMPACT: 176 (22.4%) STREET: 13 TOTAL: 784 (1.93 SPACES/ UNIT) BICYCLE PARKING UNITS: 407 COVERED: 104 UNCOVERED: 16 TOTAL: 527 NOTE: 5% OF PARKING SPACES TO BE PROVIDED WITH A CONDUIT SYSTEM FOR THE FUTURE INSTALLATION OF ELECTRIC VEHICLE CHARGING STATIONS PER OAR [PHONE REDACTED]. PROVIDE 18 SPACES WITH LEVEL 2 CHARGING STATIONS, STRIPING & SIGNAGE 9.7' BICYC SPACE 24.5' BICYCLE RACK W 8' 19' 26' 17' 240' 0' 120' ---PAGE BREAK--- Application for Land Use Review Allison Way Apartments West Coast Home Solutions Stacy Allison Way & Hooper Street / Woodburn, Oregon 25 March 2020 PAGE 12 of 14 – Land Use Review Application transportation is the Salem-Keizer Cherriots 10x which runs along Portland Road NE to Salem with a stop at the Woodburn Transit Center, less than two miles away. This will reduce the need for a car as many people will commute to these neighboring cities for work. The property management will require parking permits in order to park onsite. Each vehicle that doesn’t have a permit will be towed eliminating non-resident parking. The maximum allowed parking for 2 and 3-bedroom units will be 2 cars per unit. The management will also enforce only 1 car per unit for each 1-bedroom unit. By only allowing 1 car for each 1-bedroom unit that would allow exactly 2.03 cars per unit for each of the other 2 and 3-bedroom units. Additionally, the development team accounts for an average 5% vacancy in the rental property, which could leave anywhere from 30- 60 parking spots available. To further support this variance, bicycle parking is proposed well in excess of code requirements (see Section 3.05.03(E) above) and, if needed, the property management team would be willing to contact Zip Car and allow a parking space or two allocated to Zip cars for tenant use. Variance #3 Section 3.05.03(C) – Compact Parking Percentage Requires: A maximum of 20 percent of the required vehicle parking spaces may be satisfied by compact vehicle parking spaces. Proposed: 60 percent Criteria A 20% compact parking ratio precludes meeting minimum off-street parking ratios to achieve housing density and affordability goals desired for the zone. Criteria Adjacent properties will not be affected by the proposed compact parking ratios. Variance #4 Table 3.05(C) – Drive Aisle Width Requires: The required width for a 90° 2-way drive aisle is 24’. Proposed: Drive aisle widths are proposed as follows: One-way Travel Standard or ADA compliant stalls: 18’ Compact stalls: 16’ Two-way Travel All stalls: 20’ Criteria 24’ drive aisles preclude meeting minimum off-street parking ratios and housing density and affordability goals desired for the zone. Attachment 106 ---PAGE BREAK--- 01 September 2020 Mayor Swenson & Woodburn City Council c/o Chris Kerr, Community Development Director City of Woodburn Community Development Department 970 N. Cascade Drive Woodburn, OR 97071 Reference: DR 2019-05, PLA 2019-04, PP 2019-01 & VAR 2019-04 “Allison Way Apartments” for Tax Lots 052W14 020000, 2100, & 2300 (three undeveloped, unaddressed lots along Stacy Allison Way); Accela record no. 971-19-000094-PLNG Subject: Proposed Land Use Review Revisions Dear Mayor Swenson and Councilors, In response to comments received during the 7/13/20 Woodburn City Council Meeting, please find the attached revisions to the Allison Way Apartments land use review narrative, exhibits and additional supporting documents for your consideration. The proposal has been revised as follows: 1. The five main courtyards were narrowed to provide as much parking as possible. Ground floor patios are now located 2’ into the 5’ Hooper Street setbacks as permitted by WDO 3.03.03E. Because these setbacks also serve as 5’ public utility easements, the City Engineer has provided conditions of approval for the 8 patio encroachments. 2. The ratios of compact spaces and parking spaces per unit were revised to meet zoning code requirements as closely as possible. Parking was increased from 1.77 to 1.9 spaces per unit and compact spaces were reduced from 53.5% overall to 25%. 3. Drive aisles are 24 feet minimum at all locations except 20 feet as indicated at the three main parking lots facing Stacy Allison Way (see new Exhibit 61). 4. The southernmost driveway on Stacy Allison Way was removed to reduce traffic conflicts and to increase on-site parking. 5. The unit mix of a few building types were changed (more 1-bedroom units) but the total unit count is unchanged. 6. Although the landscape plans are not included in this resubmittal, staff will review all applicable landscaping requirements of the zoning code and Condition of Approval V4-6 Architectural Wall during the plan review process. Attachment 107 ---PAGE BREAK--- Three parking variances were the subject of the most discussion at the last Council meeting. The revised proposal still requests the three variances, but now provides parking much closer to what is required by the zoning code: PARKING VARIANCES: 1. Parking Ratio (WDO Table 3.05A) Required: 2 spaces per unit. Proposed: 1.9 spaces per unit. 2. Compact Parking (WDO Table 3.05.03C) Required: 20% maximum. Proposed: 25% maximum. 3. Drive Aisle Width (WDO Table 3.05C) Required: 24 feet minimum. Proposed: 24 feet minimum except 20 feet at 25% of stalls maximum. Staff attached the following Conditions of Approval to mitigate the parking variance requests. Because these conditions are above and beyond what is required by the zoning code, we feel they justify granting the requested variances: PARKING CONDITIONS OF APPROVAL: 1. Bike Parking (WDO Section 3.05.03E) Required: One space per ten vehicle parking spaces, with a maximum of 20 rack spaces: 1117 vehicle spaces/ 10 = 112 spaces minimum required. Condition of Approval (V6-3-2a & 1.2 spaces per unit = 704 spaces minimum. Proposed: 758 spaces. 2. Electric Vehicle Ready Parking (OAR [PHONE REDACTED]) Required: Not adopted by the City of Woodburn. Requires the installation of an electrical conduit system and electrical service for the future installation of electric vehicle charging stations at 5% of parking spaces. The installation of the electric vehicle charging stations is not required. Condition of Approval (V6-3-2e): Full installation of 36 electric vehicle charging stations. Proposed: As conditioned. ---PAGE BREAK--- 3. Public Plaza Required: Not required. Condition of Approval (V7-3-3): An approximately 3,000 sf public access easement and public park is to be provided in Phase 1 with landscaping, signage, pavement, seat walls, benches, drinking fountains, bicycle racks, trash receptacles and an ornamental fountain as requested and specified by staff. Proposed: As conditioned. To address Woodburn’s lack of parks in the southwestern area of the city, the applicant has voluntarily agreed to provide an access easement and a public plaza with amenities benefitting the neighborhood on a portion of the site that would otherwise be dedicated to required vehicle parking. 4. Parking Management Required: Not required. Condition of Approval (V8-3-4): The applicant is to collect data regarding off-street parking usage and provide half-yearly reports to the City of Woodburn through July 1, 2031. Proposed: As conditioned. The applicant has voluntarily agreed to provide these reports to aid the City in its analysis of how parking is used in conventional large apartment complexes. Condition of Approval D7 for railings or fencing at ground floor patios is also requested to be removed. The condition is not a zoning code requirement and does not support any of requested variances. GROUND FLOOR PATIO CONDITION OF APPROVAL Private Open Space (WDO Section 3.07.05B1a.2) Required: Ground level private open space should/shall* be visually and physically separated from common open space, through the use of perimeter landscaping or fencing. *For Type III reviews, these requirements are to be read as “should” and are applied as guidelines only: Condition of Approval (D7): a. Pavement: As proposed, patios shall be paved with brick, concrete pavers, or poured concrete. b. Railings/fencing & gate: The outermost edges of patio concrete slabs that do not abut building walls shall have either metal or wood railings or cedar wood fencing at least three ft high. If the latter, then opacity shall be full, but if fencing is higher than the minimum height, it shall be no more than ninety ---PAGE BREAK--- percent (90%) opaque, such as by being fully opaque from grade but from the top having a lattice pattern. The railings or fencing shall have a gated opening at least two ft and four inches wide. c. Height maximum: the railings or fencing maximum height shall be either five ft or, where a patio faces a courtyard, three and a half (3½) ft. d. Shrubbery: Evergreen shrubbery shall line fully the outermost edges of patio concrete slabs, except along the gated opening. Proposed: Perimeter landscaping at ground floor patios as suggested by the zoning code guideline. The developer would prefer to avoid the management and maintenance issues associated with ground floor railings and gates. The applicant and design team have worked closely with planning and engineering staff to follow their direction and provide everything that has been requested. West Coast Home Solutions is dedicated to making this a successful project that will benefit residents, the neighborhood and the City of Woodburn. We hope the revisions to our proposal address your concerns and you agree that the conditions of approval justify the requested variances. We thank you for pushing us to create a better project and look forward to making it happen! Sincerely, Leeb Architects Doug Hamilton