Document Woodburn_doc_59ee2cd8f6

Staff Report Project Title: Mill Creek III Project Location: Tax Lots 052W130001200, 1201, 1202, & 1203 (1505 Boones Ferry Rd NE) File Numbers: Annexation (ANX) 25-01 Preliminary Subdivision (SUB) 25-03 Zoning Map Change (ZMC) 25-01 Property Owner: Burlingham Farms, Inc. Applicant: Icon Construction & Development LLC Initial Hearing Date: December 11, 2025 Date of Report: December 4, 2025 Staff Reviewer: Dan Handel, Senior Planner Staff Recommendation: Approval with Conditions Executive Summary The subject properties encompass approximately 72.67 acres of undeveloped farmland within the Woodburn urban growth boundary. The applicant seeks to annex the properties into City limits, assign City zoning to them, and subdivide Tax Lots 1200 & 1203 (the two properties west of the railroad tracks) into eight large lots. No development is proposed with this application package. The applicant anticipates submitting a subsequent land use application package for residential development of the eight large lots after completing this annexation and large lot subdivision. ---PAGE BREAK--- ANX 25-01, SUB 25-03, & ZMC 25-01 Staff Report Page 2 of 3 The Comprehensive Plan land use map designates Tax Lot 1203 to be Medium Density Residential and within the Nodal Overlay District, Tax Lot 1200 to be Low Density Residential and within the Nodal Development Overlay, and Tax Lots 1201 & 1202 to be Low Density Residential. Per Comprehensive Plan Policy Table 1, the default zoning districts that correspond are Nodal Medium Density Residential (RMN), Nodal Single-Family Residential (RSN), and Single-Family Residential (RS), respectively. Aerial view of the subject properties to be annexed (outlined in red) Proposed large lot subdivision plan for Tax Lots 1200 & 1203 1200 1203 1201 1202 ---PAGE BREAK--- ANX 25-01, SUB 25-03, & ZMC 25-01 Staff Report Page 3 of 3 The Planning Commission is tasked with issuing a recommendation on this Type IV land use application package based on the applicable development standards in the Woodburn Development Ordinance (WDO), the applicable goals and policies in the Woodburn Comprehensive Plan, and a review of the evidence submitted into the record. The applicable standards, goals, and policies are specifically cited in the Analyses & Findings (Attachment 103). Staff Recommendation Approval with conditions: Staff recommends that the Planning Commission consider the staff report and its attachments and recommend approval to the City Council with the conditions recommended by staff in Attachment 101. Actions The Planning Commission may act on the land use application to recommend to: 1. Approve per staff recommendations, 2. Approve with modified conditions, or 3. Deny, based on WDO criteria or other City provisions. After the Planning Commission acts upon the application, staff would proceed to a City Council public hearing, tentatively scheduled for January 8, 2026, with the Commission recommendation. Attachment List 101. Recommended Conditions of Approval 102. Notes to the Applicant 103. Analyses & Findings 104. Annexation Service Provider Letters 105. Tax Map, Marked 106. Annexation Plans 107. Subdivision Plans ---PAGE BREAK--- ANX 25-01, SUB 25-03, ZMC 25-01 Mill Creek III Staff Report Attachment 101 Page 1 of 1 Recommended Conditions of Approval Section references throughout the conditions are to the Woodburn Development Ordinance (WDO). Annexation ANX 25-01 1. Annexation agreement: The applicant shall enter into an annexation agreement with the City, made concurrent with and incorporated into the final decision by the City Council that approves the annexation of the subject territory. The agreement shall be subject to Council approval and have provisions addressing the following: a. It shall run with the land and shall be contractually binding on the applicant, heirs, successors, and assigns. It shall have the same effective date as the annexation and zoning assignment ordinances. A duly executed copy shall be recorded with Marion County. b. It shall provide for the continuation of pre-existing nonconforming use of the properties (per 1.04.02A). c. It shall provide for right-of-way dedications as well as the timing and standards for future street improvements (per 3.01). d. It shall provide an access easement to serve the large lot subdivision (per 3.04.01A.2.). e. It shall require a Transportation Impact Analysis (TIA) be submitted with any future land use application involving the lots created by SUB 25-03. The TIA shall be a basis for requiring off-site improvements or proportionate share contributions (per 3.04.05). Preliminary Subdivision SUB 25-03 2. Recordation: After obtaining Subdivision Final Plat approval from the City, record the subdivision with Marion County in a manner acceptable to the County Surveyor. ---PAGE BREAK--- ANX 25-01, SUB 25-03, & ZMC 25-01 Mill Creek III Attachment 102 Page 1 of 1 Notes to the Applicant The following are not land use conditions of approval, they are standard notes for the applicant to be aware of and follow: 1. Records: Staff recommends that the applicant retain a copy of this final decision document. 2. Mylar signature: The Community Development Director is the authority that signs plat Mylars (not the mayor, City Administrator, Public Works Director, or City Engineer). Only one City signature title block is necessary. 3. 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. ---PAGE BREAK--- ANX 25-01, SUB 25-03, & ZMC 25-01 Mill Creek III Staff Report Attachment 103 Page 1 of 17 Analyses & Findings This attachment to the staff report analyzes the application materials and finds through statements how the application materials relate to and meet applicable provisions such as criteria, requirements, and standards. They confirm that a given standard is met or if not met, they call attention to it, suggest a remedy, and have a corresponding recommended condition of approval. Symbols aid locating and understanding categories of findings: Symbol Category Indication Requirement (or guideline) met No action needed Requirement (or guideline) not met Correction needed Requirement (or guideline) not applicable No action needed • Requirement (or guideline) met with condition of approval • Other special circumstance benefitting from attention Modification or condition of approval required Location Address 1505 Boones Ferry Road NE Tax Lots 052W130001200, 1201, 1202, & 1203 Nearest intersections S Boones Ferry Rd & Iris St; Parr Rd & Meadowlark Ave Land Use & Zoning Comprehensive Plan Land Use Designations Low Density Residential, Medium Density Residential, Nodal Development Overlay Zoning Districts Single-Family Residential (RS), Nodal Single-Family Residential (RSN), and Nodal Medium Density Residential (RMN) upon annexation Overlay Districts Nodal Overlay District Existing Use n/a; undeveloped farmland For context, the comprehensive plan land use map designations and zoning are illustrated, and adjacent zoning is tabulated, on the following page. ---PAGE BREAK--- ANX 25-01, SUB 25-03, & ZMC 25-01 Mill Creek III Staff Report Attachment 103 Page 2 of 17 Comprehensive Plan land use map excerpt Zoning map excerpt Section references throughout this staff report are to the Woodburn Development Ordinance (WDO). Statutory Dates The application was submitted on August 14, 2025 and deemed complete as of November 25, 2025, making the 120-day decision deadline March 25, 2026. Applicable Provisions 1.04 Nonconforming Uses and Development 1.04.02 Nonconforming Use A. Multiple-family dwelling and non-residential uses: 2. The Director may allow nonconforming use to expand outdoors where the application of this section to a proposal is unclear. Staff Finding: The subject properties are currently outside City limits and are undeveloped farmland. The applicant seeks to annex the properties and accomplish a large lot subdivision of Tax Lots 1200 Cardinal Direction Adjacent Zoning North RMN, RSN, Public / Semi-Public (P/SP), and RS East RS South No City zoning because territory is not within City limits West No City zoning because territory is not within City limits ---PAGE BREAK--- ANX 25-01, SUB 25-03, & ZMC 25-01 Mill Creek III Staff Report Attachment 103 Page 3 of 17 & 1203 to create eight large lots for future residential development. Looking at the Comprehensive Plan Map, Policy Table 1 within the Comprehensive Plan, and the current Zoning Map, default zoning districts to apply upon annexation include: • Lots 1 and 5 of the large lot subdivision (currently Tax Lot 1203) would be assigned the Nodal Multi-Family Residential (RMN) zoning district. • The remaining six lots within the large lot subdivision (currently Tax Lot 1200) would be assigned the Nodal Single Family Residential (RSN) zoning district. • Tax Lots 1201 and 1202 would be assigned the Single-Family Residential (RS) zoning district. There is no development proposed with this application package. The applicant has requested to maintain the agricultural use of the land until development proposals are approved by the City. Technically, the agricultural use would be nonconforming for the RMN, RSN, and RS zones because it is not listed as a permitted use within Table 2.02A, however it is common for undeveloped land to be annexed and farming to continue while development plans are being created and finalized. Additionally, the provisions within 1.04.02A. are intended for developed property with nonconforming uses, not for undeveloped farmland, and subsection A.2. provides a method for the Director to allow the agricultural use to continue. Staff recommends Condition of Approval 1 to have the applicant enter into an annexation agreement with the City to provide for the continuation of the nonconforming use. The provisions are met with Condition 1. 2.02 Residential Zones A. The City of Woodburn is divided into the following residential zones: 1. The Residential Single Family (RS) zone is intended to establish standard density single-family residential developments (typically 6,000 square foot lots). 2. The Nodal Single Family Residential (RSN) zone provides for row houses (attached single-family homes) and detached single-family homes on smaller lots (typically 4,000 square foot lots). 5. The Nodal Multi-Family Residential (RMN) zone provides for row houses, multi-family dwellings and care facilities at higher densities than non-nodal zones. Staff Finding: The proposed annexation involves approximately 72.67 acres of undeveloped farmland within the Woodburn urban growth boundary. The applicant also seeks to accomplish a large lot subdivision of approximately 56.89 acres of the land (Tax Lots 1200 and 1203) to create eight large lots for future residential development. Looking at the Comprehensive Plan Map, Policy Table 1 within the Comprehensive Plan, and the current Zoning Map, default zoning districts to apply upon annexation include: • Lots 1 and 5 of the large lot subdivision (currently Tax Lot 1203) would be assigned the Nodal Multi-Family Residential (RMN) zoning district. • The remaining six lots within the large lot subdivision (currently Tax Lot 1200) would be assigned the Nodal Single Family Residential (RSN) zoning district. ---PAGE BREAK--- ANX 25-01, SUB 25-03, & ZMC 25-01 Mill Creek III Staff Report Attachment 103 Page 4 of 17 • Tax Lots 1201 and 1202 would be assigned the Single-Family Residential (RS) zoning district. There is no development proposed with this application package. Future development of the eight large lots or of Tax Lots 1201 and 1202 would be reviewed for compliance with lot area & dimension requirements and minimum density requirements through a subsequent land use application. Similarly, site development standards like setbacks, lot coverage, and building height standards are analyzed as part of the review of a building permit application. To ensure future development is consistent with these standards, staff recommends Condition of Approval 1 to have the applicant enter into an annexation agreement with the City to ensure any future residential development of the eight large lots meets minimum density requirements outlined in Comprehensive Plan Policy Table 1. The provisions are met with Condition 1. 2.05 Overlay Districts 2.05.04 Nodal Overlay Districts A. Purpose Development within the Nodal Overlay Districts includes several residential building types, with limited commercial development and accessible parks. The intent of the overlay districts is to provide community identity to higher density residential developments within walking distance (generally one-half mile or less) of the neighborhood commercial center. Nodal development will be designed with a pedestrian focus, with interconnected streets and pedestrian walkways, alleys serving garages located at the rear of lots, and with limited on-street parking. Nodal Overlay Districts are shown on the Comprehensive Plan Map with zoning applied at the time of annexation. To ensure that land is efficiently used within the Urban Growth Boundary (UGB), master plans shall be required for land within Nodal districts. Staff Finding: The proposed annexation includes approximately 56.89 acres of land (Tax Lots 1200 and 1203) that are within the Nodal Overlay District shown on the Comprhensive Plan Map. The applicant also seeks to accomplish a large lot subdivision of this land within the Nodal Overlay District to create eight large lots for future residential development. Looking at the Comprehensive Plan Map, Policy Table 1 within the Comprehensive Plan, and the current Zoning Map, default zoning districts to apply upon annexation include: • Lots 1 and 5 of the large lot subdivision (currently Tax Lot 1203) would be assigned the Nodal Multi-Family Residential (RMN) zoning district. • The remaining six lots within the large lot subdivision (currently Tax Lot 1200) would be assigned the Nodal Single Family Residential (RSN) zoning district. The Nodal Overlay Districts provisions of 2.05.04 apply however there is no development proposed with this application package. Site planning elements like residential density, street and pedestrian connectivity, and access management would be reviewed through a subsequent land use application. ---PAGE BREAK--- ANX 25-01, SUB 25-03, & ZMC 25-01 Mill Creek III Staff Report Attachment 103 Page 5 of 17 The provisions are met. D. Master Planning Requirement 1. A master development plan shall be approved by the City Council for the entire area designated as Nodal Overlay on the Comprehensive Plan Map, prior to annexation of any property within the Nodal Development Overlay Comprehensive Land Use Plan map designation. The master plan shall be conceptual and non-binding in nature, but may be used as a general guide for development within the Nodal Overlay Districts. 2. The required master plan shall show: a. The location and rights-of-way for existing and planned streets. These streets shall provide access to all existing and proposed parcels, consistent with the Transportation System Plan (TSP); b. The location and size of existing and planned sanitary sewer, storm water and water facilities, at adequate levels to serve existing and proposed development; c. The location and area of the Riparian Corridor and Wetlands Overlay District (RCWOD). Planned streets and public facilities that cannot reasonably avoid the RCWOD shall be indicated; d. A development plan for the Nodal Neighborhood Commercial center, neighboring multi-family areas, and potential parks, including planned pedestrian and bicycle connections within the Nodal Overlay District as shown on the Transportation System Plan, and pedestrian and bicycle connections to Southwest Industrial Reserve areas; e. A development plan for all residential areas, demonstrating consistency with applicable nodal design standards. Staff Finding: A Nodal Master Plan in conformance with the requirements of subsection D. was approved by City Council via Resolution No. 2124 in November 2018 as part of the Smith Creek Development project. The applicant has provided a shadow plat of the eight large lots created via this subdivision. This shadow plat serves as an update to the Nodal Master Plan that illustrates potential residential development and how it would connect with the previously approved and built developments in the Nodal Overlay District. The provisions are met. 2.05.05 Riparian Corridor and Wetlands Overlay District A. Purpose The Riparian Corridor and Wetlands Overlay District (RCWOD) is intended to conserve, protect and enhance significant riparian corridors, wetlands, and undeveloped floodplains in keeping with the goals and policies of the Comprehensive Plan. The RCWOD is further intended to protect and enhance water quality, prevent property damage during floods and storms, limit development activity in designated areas, protect native plant species, maintain and enhance fish and wildlife habitats, and conserve scenic and recreational values. B. Boundaries of the RCWOD 1. The RCWOD includes: ---PAGE BREAK--- ANX 25-01, SUB 25-03, & ZMC 25-01 Mill Creek III Staff Report Attachment 103 Page 6 of 17 a. Riparian corridors extending upland 50 feet from the top of the bank of the main stem of Senecal Creek and Mill Creek and those reaches of their tributaries identified as fish-bearing perennial streams on the Woodburn Wetlands Inventory Map; and b. Significant wetlands identified on the Woodburn Wetlands Inventory Map. Where significant wetlands are located fully or partially within a riparian corridor, the RCWOD shall extend 50 feet from the edge of the wetland; and c. The 100-year floodplain on properties identified as vacant or partly vacant on the 2005 Woodburn Buildable Lands Inventory. 2. The approximate boundaries of the RCWOD are shown on the Zoning Map. The precise boundaries for any particular lot should be verified by the property owner when making a land use application. Map errors may be corrected as provided in this Ordinance (Section 1.02.04). Staff Finding: There are no apparent riparian corridors, wetlands, or floodplains within the territory to be annexed. Aerial imagery of Tax Lot 1202 appears to show a drainage ditch running east/west near the northern tip of the lot however no development is proposed for this lot with this application package. If applicable, the RCWOD provisions would be reviewed through a subsequent land use application for future development. The provisions are not applicable. 2.06 Accessory Structures None apply. 2.07 Special Uses None apply. 2.08 Specific Conditional Uses None apply. 3.01 Streets 3.01.01 Applicability A. Right-of-way standards apply to all public streets. B. Improvement standards apply to all public and private streets, sidewalks and bikeways. C. Functional standards are identified in the Woodburn TSP. D. This applies to all development, and is not limited to partitions, subdivisions, multi-family, commercial or industrial construction, or establishment of a manufactured dwelling or recreational vehicle park. Construction of a single-family dwelling or placement of a manufactured dwelling does not, for the purposes of this Section, constitute development, however, in no case can this type of development occur without minimal access as determined by the Director. ---PAGE BREAK--- ANX 25-01, SUB 25-03, & ZMC 25-01 Mill Creek III Staff Report Attachment 103 Page 7 of 17 Figure 3.01C – Minor Arterial Staff Finding: The proposal involves an annexation and large lot subdivision, but no development. Considering TSP Figure 2 “Functional Roadway Classification”, Evergreen Road is expected to continue along the western boundary of the site and the south arterial is expected to run along the southern boundary of the site. Both streets are classified as Minor Arterials and the applicable cross- section is Figure 3.01C. The site also has frontage along S Boones Ferry Road, a Minor Arterial. As analyzed under the Annexation provisions in 5.04.01, staff recommends Condition of Approval 1 to have the applicant enter into an annexation agreement with the City to provide for abutting Minor Arterial right-of-way dedications with this annexation approval and to outline timing and standards for future street improvements. The provisions are met with Condition 1. 3.02 Utilities and Easements The proposal involves an annexation and large lot subdivision, but no development. Utilities, easements, and street lights would be reviewed through a subsequent land use application for future development. The standards do not apply at this time. 3.03 Setbacks and Open Space The proposal involves an annexation and large lot subdivision, but no development. Setbacks and vision clearance areas would be reviewed through a subsequent land use application and/or building permit for future development. ---PAGE BREAK--- ANX 25-01, SUB 25-03, & ZMC 25-01 Mill Creek III Staff Report Attachment 103 Page 8 of 17 The standards do not apply at this time. 3.04 Vehicular Access 3.04.01 Applicability and Permit A. Street Access Every lot shall have: 1. Direct access to an abutting public street, or 2. Access to a public street by means of an access easement and maintenance agreement to the satisfaction of the Director, and revocable only with the concurrence of the Director. C. Access to County Roads Access to a road under the jurisdiction of Marion County shall be subject to County requirements. The Director may incorporate County requirements into the conditions of approval for any application. The proposal involves an annexation and large lot subdivision, but no development. The large lot subdivision plans show a 20-foot-wide private access easement benefiting all eight lots and connecting to Evergreen Road right-of-way. Staff recommends Condition of Approval 1 to have the applicant enter into an annexation agreement with the City to ensure this access easement is granted. The provisions are met with Condition 1. 3.04.05 Traffic Impact Analysis Staff Finding: The proposal involves an annexation and large lot subdivision, but no development. To ensure that transportation impacts created by future development of the large lot subdivision are properly measured and mitigated, staff recommends Condition of Approval 1 to have the applicant enter into an annexation agreement with the City to ensure a transportation impact analysis (TIA) report is submitted alongside any subsequent land use application for development of the lots created by SUB 25-03. The provisions are met with Condition 1. 3.05 Off-Street Parking and Loading Staff Finding: The proposal involves an annexation and large lot subdivision, but no development. Parking requirements would be reviewed through a subsequent land use application for future development or through building permit applications. The standards do not apply at this time. ---PAGE BREAK--- ANX 25-01, SUB 25-03, & ZMC 25-01 Mill Creek III Staff Report Attachment 103 Page 9 of 17 3.06 Landscaping Staff Finding: The proposal involves an annexation and large lot subdivision, but no development. Landscaping requirements would be reviewed through a subsequent land use application for future development or through building permit applications. The standards do not apply at this time. 3.07 Architectural Design Staff Finding: The proposal involves an annexation and large lot subdivision, but no development. Architectural design requirements would be reviewed through a subsequent land use application for future development or through building permit applications. The standards do not apply at this time. 3.08 Partitions and Subdivisions 3.08.01 Requirements All partitions and subdivisions shall comply with the standards of ORS Chapter 92 and the Woodburn Development Ordinance. Staff Finding: This staff report serves to ensure compliance with applicable standards of the Woodburn Development Ordinance whether they are met by the applicant’s proposal or via conditions of approval. The Marion County Surveyor’s Office will ensure compliance with applicable ORS standards during their review of the subdivision plat. It is worth noting that ORS 92.040(3) allows local governments to establish a time period not to exceed 10 years for which the Preliminary Subdivision approval applies. Staff adds Condition of Approval 2 to record the subdivision plat in a manner acceptable to the County Surveyor. The provisions are met with Condition 2. 3.09 Planned Unit Developments The proposal does not include a Planned Unit Development. 3.10 Signs Signage is reviewed separately through Sign Permit applications. These provisions are not applicable here. ---PAGE BREAK--- ANX 25-01, SUB 25-03, & ZMC 25-01 Mill Creek III Staff Report Attachment 103 Page 10 of 17 4.01 Decision-Making Procedures 4.01.07 Consolidated Applications An applicant may request, in writing, to consolidate applications needed for a single development project. Under a consolidated review, all applications shall be processed following the procedures applicable for the highest type decision requested. It is the express policy of the City that development review not be segmented into discrete parts in a manner that precludes a comprehensive review of the entire development and its cumulative impacts. Staff Finding: The application package consists of Type IV Annexation and Zoning Map Change and Type III Preliminary Subdivision. Per 4.01.07, the applications are consolidated and reviewed at the Type IV level. The provision is met. 5.03.10 Subdivision Preliminary Approval A. Purpose: The purpose of a Type III Subdivision decision is to ensure that the division of properties into 4 or more lots complies with the standards of this Ordinance (Sections 2 and Subdivisions are allowed in all zones, provided the proposal meets applicable standards. B. Criteria: Preliminary approval of a Subdivision shall require compliance with the following: 1. That approval does not impede the future best use of the remainder of the property under the same ownership or adversely affect the safe and efficient development of the remainder of any adjoining land or access thereto. 2. That the proposed development shall be served with city streets, water, sewer and storm drainage facilities with adequate capacity. 3. That the plan for the development takes into account topography, vegetation and other natural features of the site. 4. That adequate measures have been planned to alleviate identified hazards and limitations to development: a. For wetlands these shall be the measures required by the Division of State Lands for regulatory wetlands. b. For unstable areas, demonstration that streets and building sites are on geologically stable soil considering the stress and loads. 5. The preliminary plat complies with all applicable provisions of this Ordinance (Sections 2 and except where waived by variance. Staff Finding: The proposal involves an annexation and large lot subdivision, but no development. The applicant’s narrative states on page 3: “The proposed large-lot subdivision will divide these two parcels into eight lots for future development; however, no development is proposed by this application.” ---PAGE BREAK--- ANX 25-01, SUB 25-03, & ZMC 25-01 Mill Creek III Staff Report Attachment 103 Page 11 of 17 And on page 4: “Although development is not proposed by this application, the newly created lots have been designed to accommodate the eventual construction of residential uses permitted in these zoning districts.” Regarding Criterion 1, the proposed large lot subdivision (involving Tax Lots 1200 & 1203) is intended as a preparation stage for future residential development of the land, therefore future best use of the property is not impeded. In fact, this subdivision may expedite the development of the property. The remaining Tax Lots 1201 & 1202 are not adversely impacted by this subdivision. Regarding Criterion 2, staff recommends Condition of Approval 1 to have the applicant enter into an annexation agreement with the City to provide for abutting Minor Arterial right-of-way dedications with this annexation approval and to outline timing and standards for future street improvements. Water, sanitary sewer, and stormwater facilities would be reviewed as part of the land use application(s) for future development of the large lots. Similarly for Criterions 3 and 4, topography, vegetation, wetlands, soils, and other natural features would reviewed as part of the land use application(s) for future development of the large lots. As noted throughout this staff report, the proposal complies with all applicable provisions of the WDO, or can via conditions of approval. The provisions are met with Condition 1. 5.04 Type IV (Quasi-Judicial) Decisions 5.04.01 Annexation A. Purpose: The purpose of this Type IV review is to provide a procedure to incorporate contiguous territory into the City in compliance with state requirements, Woodburn Comprehensive Plan, and Woodburn Development Ordinance. Staff Finding: The applicant proposes to annex Tax Lots 1200, 1201, 1202, and 1203, as well as a remnant segment of S Boones Ferry Rd right-of-way. The subject properties are contiguous with City limits. The Comprehensive Plan Map categorizes Tax Lot 1200 as Low Density Residential and within the Nodal Development Overlay, Tax Lots 1201 & 1202 as Low Density Residential, and Tax Lot 1203 as Medium Density Residential and within the Nodal Development Overlay. This staff report reviews the proposal for compliance with the Woodburn Comprehensive Plan and WDO, both of which were acknowledged by the state to be in compliance with statewide planning goals. ---PAGE BREAK--- ANX 25-01, SUB 25-03, & ZMC 25-01 Mill Creek III Staff Report Attachment 103 Page 12 of 17 The provision is met. B. Mandatory Pre-Application Conference: Prior to requesting annexation to the City, a Pre- Application Conference (Section 4.01.04) is required. This provides the city an opportunity to understand the proposed annexation and an opportunity to provide information on the likely impacts, limitations, requirements, approval standards, and other information that may affect the proposal. Staff Finding: A pre-application meeting for the proposal was held on September 17, 2024 (PRE 24-15). The provision is met. C. Criteria: 1. Compliance with applicable Woodburn Comprehensive Plan goals and policies regarding annexation. 2. Territory to be annexed shall be contiguous to the City and shall either: a. Link to planned public facilities with adequate capacity to serve existing and future development of the property as indicated by the Woodburn Comprehensive Plan; or b. Guarantee that public facilities have adequate capacity to serve existing and future development of the property. 3. Annexations shall show a demonstrated community need for additional territory and development based on the following considerations: a. Lands designated for residential and community uses should demonstrate substantial conformance to the following: 1) The territory to be annexed should be contiguous to the City on two or more sides; 2) The territory to be annexed should not increase the inventory of buildable land designated on the Comprehensive Plan as Low or Medium Density Residential within the City to more than a 5-year supply; 3) The territory proposed for annexation should reflect the City’s goals for directing growth by using public facility capacity that has been funded by the City’s capital improvement program; 4) The site is feasible for development and provides either: a) Completion or extension of the arterial/collector street pattern as depicted on the Woodburn Transportation System Plan; or b) Connects existing stub streets, or other discontinuous streets, with another public street. 5) Annexed fulfills a substantial unmet community need, that has been identified by the City Council after a public hearing. Examples of community needs include park space and conservation of significant natural or historic resources. Staff Finding for Criterion 1: Section G. “Growth Management and Annexation” of the Woodburn Comprehensive Plan includes Growth Management Goals G-1.1 and G-1.2 and Policies G-1.1 through G-1.28. The applicant’s narrative provides the following response (page 11) regarding the goals: ---PAGE BREAK--- ANX 25-01, SUB 25-03, & ZMC 25-01 Mill Creek III Staff Report Attachment 103 Page 13 of 17 “The City of Woodburn implements these goals by establishing city limits, an urban growth boundary, and development ordinance. The standards and criteria governing annexation, which are addressed in this narrative, ensure all property is annexed and developed in orderly and efficient manner. Compliance with these requirements results in a project that accomplishes these goals. While some future improvements might qualify for reimbursement in the form of system development charge credits, any construction would need to dedicate right-of- way and construct the improvements necessary to serve its uses.” The applicant’s narrative provides the following response (page 15) regarding the policies: “These policies are intended to guide and influence the long-range planning decisions made by the City of Woodburn. The results of these decisions have a direct impact on annexation standards, criteria, and procedures. This application proposes to annex a property located within the urban growth boundary and abutting city limits. The proposed annexation can be accomplished without amending the existing urban growth boundary or Comprehensive Plan Map as the applicant proposes zoning consistent with the Comprehensive Plan. Therefore, the proposed project is consistent with these goals and policies” Section G. “Growth Management and Annexation” of the Woodburn Comprehensive Plan also includes Annexation Goal G-2 and Policies G-2.1 through G-2.3. The applicant’s narrative provides the following response (page 15-16) regarding the goal and policies: “The proposed annexation does not include any amendments or alterations to the Comprehensive Plan Map designations applied to these properties, so the future zoning will reflect the City’s plans for this property. Additionally, the service provider letters state that the public utilities extended to the subject property by adjacent development have adequate capacity to serve future development that could result from this annexation. Inclusion in the Comprehensive Plan Map, adjacent development, and easily accessible utilities indicate to the applicant that this is the intended direction and shape of urban development. Additionally, the attached shadow plat demonstrates that future development would be compatible with and reflect the pattern and style of nearby residential development. Therefore, the proposed project is consistent with these goals and policies.” Staff generally concurs with the applicant. The annexation goals and policies are effectuated by the annexation review criteria within the Woodburn Development Ordinance. The Nodal Master ---PAGE BREAK--- ANX 25-01, SUB 25-03, & ZMC 25-01 Mill Creek III Staff Report Attachment 103 Page 14 of 17 Plan, which was approved via Resolution 2124 in 2018, illustrates the conceptual layout of private development and public facilities throughout the Nodal overlay district area. The applicant also submitted a shadow plat showing already approved development within the Nodal overlay district and how future development of Tax Lots 1200 & 1203 could occur in an orderly and efficient manner. Additionally, the applicant provided Service Provider Letters indicating the Woodburn School District, Woodburn Fire District, and Public Works Department can accommodate future development of the territory proposed for annexation. Staff recommends Condition of Approval 1 to have the applicant enter into an annexation agreement with the City to provide for abutting Minor Arterial right-of-way dedications with this annexation approval and to outline timing and standards for future street improvements. Water, sanitary sewer, and stormwater facilities would be reviewed as part of the land use application(s) for future development. The criterion is met with Condition 1. Staff Finding for Criterion 2: The territory proposed for annexation abuts the current City limits boundary on its north and east sides. The application materials include service provider letters from the City Engineer, the Woodburn Fire District, and the Woodburn School District certifying there is capacity to serve future development within these properties. Staff recommends Condition of Approval 1 to have the applicant enter into an annexation agreement with the City to provide for abutting Minor Arterial right-of-way dedications with this annexation approval and to outline timing and standards for future street improvements. Water, sanitary sewer, and stormwater facilities would be reviewed as part of the land use application(s) for future development. The criterion is met with Condition 1. Staff Finding for Criterion 3: The applicant’s narrative provides the following response (pages 16-17): “The subject property’s northern boundary line is the current city limit line, and properties north of this site have already been annexed into the City, some fairly recently. Along with the proposed annexation, the applicant also proposes a large- lot subdivision to divide the property into eight lots for future development and further division. The property is within the urban growth boundary and is identified by the Comprehensive Plan as residential with a Nodal overlay; so, upon annexation, the property will be split zoned between the Nodal Single-Family Residential and Nodal Medium Density Residential zoning designations. The proposal is consistent ---PAGE BREAK--- ANX 25-01, SUB 25-03, & ZMC 25-01 Mill Creek III Staff Report Attachment 103 Page 15 of 17 with the future zoning and current Comprehensive Plan requirements. Confirmation of adequate public facilities has been included with this application. Based on conversation with City Staff and the pre-application conference feedback, the applicant believes that the proposal reflects the city’s goals for growth. Many of the properties immediately north of this site are newly developed. This development stubbed streets to the subject property’s boundaries. As illustrated by the attached shadow plat, these streets could be easily extended to serve future development. The applicant finds that the potential pedestrian pathways (illustrated on the shadow plat) continued from nearby development demonstrate the intent of the Nodal Master Plan. The shadow plat shows a mix of single-family attached and detached homes which the applicant believes is meeting an unmet community housing need as illustrated by the Housing Needs Analysis by providing housing at a range of price points. The subject property is only contiguous with the city limits on one side. It should be emphasized that the above criteria states that the application “should” demonstrate substantial conformance with the standards rather than stating the application “shall” conform to the standards. The applicant has met the burden of proof that substantial conformance with all criteria is met.” Staff generally concurs and recommends Condition of Approval 1 to have the applicant enter into an annexation agreement with the City to provide for abutting Minor Arterial right-of-way dedications with this annexation approval and to outline timing and standards for future street improvements. Water, sanitary sewer, and stormwater facilities would be reviewed as part of the land use application(s) for future development. The criterion is met with Condition 1. D. Procedures: 1. An annexation may be initiated by petition based on the written consent of: a. The owners of more than half of the territory proposed for annexation and more than half of the resident electors within the territory proposed to be annexed; or b. One hundred percent of the owners and fifty percent of the electors within the territory proposed to be annexed; or c. A lesser number of property owners. 2. If an annexation is initiated by property owners of less than half of property to be annexed, after holding a public hearing and if the City Council approves the proposed annexation, the City Council ---PAGE BREAK--- ANX 25-01, SUB 25-03, & ZMC 25-01 Mill Creek III Staff Report Attachment 103 Page 16 of 17 shall call for an election within the territory to be annexed. Otherwise no election on a proposed annexation is required. Staff Finding: The proposed annexation has been initiated by the property owner, Burlingham Farms Inc. The provisions are met. E. Zoning Designation for Annexed Property: All land annexed to the City shall be designated consistent with the Woodburn Comprehensive Plan, unless an application to re-designate the property is approved as part of the annexation process. Staff Finding: The applicant proposes to annex Tax Lots 1200, 1201, 1202, and 1203, as well as a remnant segment of S Boones Ferry Rd right-of-way. The Comprehensive Plan Map designates Tax Lot 1200 as Low Density Residential and within the Nodal Development Overlay, Tax Lots 1201 & 1202 as Low Density Residential, and Tax Lot 1203 as Medium Density Residential and within the Nodal Development Overlay. In compliance with Comprehensive Plan Policy Table 1, the territory will be assigned to the RSN, RS, and RMN zoning districts upon annexation. The provisions are met. F. The timing of public improvements is as follows: 1. Street dedication is required upon annexation. 2. Dedication of public utility easements (PUE) is required upon annexation. 3. Street improvements are required upon development. 4. Connection to the sanitary sewer system is required upon development or septic failure. 5. Connection to the public water system is required upon development or well failure. 6. Connection to the public storm drain system is required upon development. Staff Finding: As required by subsection F, staff recommends Condition of Approval 1 to have the applicant enter into an annexation agreement with the City to provide for abutting Minor Arterial right-of- way dedications with this annexation approval and to outline timing and standards for future street improvements. Water, sanitary sewer, and stormwater facilities would be reviewed as part of the land use application(s) for future development. The criterion is met with Condition 1. 5.04.04 Official Zoning Map Change, Owner Initiated ---PAGE BREAK--- ANX 25-01, SUB 25-03, & ZMC 25-01 Mill Creek III Staff Report Attachment 103 Page 17 of 17 A. Purpose: The purpose of an Owner Initiated Official Zoning Map Change is to provide a procedure to change the Official Zoning Map, in a manner consistent with the Woodburn Comprehensive Plan. B. Criteria: The following criteria shall be considered in evaluating an Official Zoning Map Change; 1. Demonstrated need for the proposed use and the other permitted uses within the proposed zoning designation. 2. Demonstrated need that the subject property best meets the need relative to other properties in the existing developable land inventory already designated with the same zone considering size, location, configuration, visibility and other significant attributes of the subject property. 3. Demonstration that amendments which significantly affect transportation facilities ensure that allowed land uses are consistent with the function, capacity, and level of service of the facility identified in the Transportation System Plan. This shall be accomplished by one of the following: a. Limiting allowed land uses to be consistent with the planned function of the transportation facility; or b. Amending the Transportation System Plan to ensure that existing, improved, or new transportation facilities are adequate to support the proposed land uses consistent with the requirement of the Transportation Planning Rule; or, c. Altering land use designations, densities, or design requirements to reduce demand for automobile travel and meet travel needs through other modes of transportation. C. Delineation: Upon approval, a zone change shall be delineated on the Official Zoning Map by the Director. A zone change subject to specific conditions shall be annotated on the Official Zoning Map to indicate that such conditions are attached to the designation. The applicant proposes to annex Tax Lots 1200, 1201, 1202, and 1203, as well as a remnant segment of S Boones Ferry Rd right-of-way. By its very nature, annexation of territory results in a change to the City limits boundary and the territory being annexed must be assigned to one or more zoning districts. The Comprehensive Plan Map designates Tax Lot 1200 as Low Density Residential and within the Nodal Development Overlay, Tax Lots 1201 & 1202 as Low Density Residential, and Tax Lot 1203 as Medium Density Residential and within the Nodal Development Overlay. In compliance with Comprehensive Plan Policy Table 1, the territory will be assigned to the RSN, RS, and RMN zoning districts upon annexation and the Zoning Map will be updated to reflect this. The provisions are met. ---PAGE BREAK--- PUBLIC WORKS DEPARTMENT 190 GARFIELD STREET WOODBURN, OR 97071 August 14, 2025 Harlan Borow Land Development and Acquisitions Manager ICON Construction & Development, LLC 1969 Willamette Falls Drive, Suite 260 West Linn, OR 97068 Re: Annexation Certification Subject Property: Burlingham Farms Annexation (Mill Creek 3) Primary Situs Address: 1505 Boones Ferry Road, NE Woodburn OR 97071 Map Tax Lot: 052W130001200 Please accept this letter as written documentation that I have reviewed the site in question. The city has no capacity issue with the public wastewater treatment facility or public water, water treatment facility. The subject property is, however, not adjacent to an existing collection system for wastewater, adequate distribution system for water or a public storm sewer collection system. The requirements for those facilities would yet need to be determined. The capacity analysis, design and installation would be the responsibility of the applicant/property owner. I hope this letter fulfills the requirements in accordance with Section 5.104.01 of Woodburn Development Ordinance. If you have any questions, please contact me at [PHONE REDACTED]. Sincerely, Dago Garcia, P.E. City Engineer City of Woodburn ATTACHMENT 104 ---PAGE BREAK--- 1776 Newberg Hwy Woodburn, OR 97071 Bus. Office [PHONE REDACTED] Fax [PHONE REDACTED] July 24, 2025 Hayden Wooton Senior Land Use Planner Emerio Design 1500 Valley River Dr, Ste 100 Eugene, OR 97401 Cell: (541) 990-7689 Re: Adequate Service Provision Hayden Wooton: I have reviewed the property located immediately south of Centennial Park described as tax lots 1200 & 1203 of Marion County Assessor’s Map 052W13. Woodburn Fire District (WFD) evaluated the proposed project and has determined that adequate service can be provided by WFD. We will continue to review, evaluate, and comment on other submitted plans as they become available. If you have any questions or need additional information, please contact me. Sincerely: Ibzan O. Ortiz Fire Marshal Woodburn Fire District (503) 982-2360 [EMAIL REDACTED] ---PAGE BREAK---  +/0.1 23 4 ' 9999 ?@A=B CDE@ AF GH;GIJKL >?FM?DN GO?DP=>? PAQR=EF S ED PB=PV B=FV> CDE@ QFVFESF >?FM?D> ED QF?OT?PR?M ?@A=BN 9999 WXYZ `aabcdeY fge^ Wghiegji ]Xh Ya jaYj^eYh kgi] XbbgigaYXl meam^eig^hn opqXe rst š²³´›µ ¸ 9999 ?@A=B CDE@ AF GH;GIJKL >?FM?DN GO?DP=>? PAQR=EF S ED PB=PV B=FV> CDE@ QFVFESF >?FM?D> ED QF?OT?PR?M ?@A=BN 9999 ¾” ¾” ”Á ¾” ž¿Œ ”Á ¾” ’Á ÈÉÊ ÌÉÊÍÎÏ ÐsÑÒÓÔ ÕÖ×ÑÑsÔ ØÙÚÛÜ ÝÞÚßàáÛâ ãäääåäÓÓæçèÔÑßÓÔåéÓêëìíîï ñòóôíîò õ ìö÷÷øùíîï úòûòüöý÷òùî úòýþÿî÷òùî àÚ
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   ! $%"01 %,(12,34 %78$%  ---PAGE BREAK--- f\7\e Woodburn School District \ 1390 Meridian Drive, Woodburn, OR 97071 ASS pBukN Sea, o° Phone: [PHONE REDACTED] 2 Xp Fax: 971-983-361] August 18, 2025 Re: annexation of the property identified as No. 05-2w-13, Lots 1200 & 1203 on Marion County Assessor's Map. Dear Mr. Wooton, In response to your request, Woodburn School District has determined that your requested annexation will impact our schools. Whereas, we do feel we have capacity to handle potential increase in attendance, we will defer to the city’s traffic and pedestrian analysis to determine if the current infrastructure is sufficient and will not affect the safety of our students and families as they access our sites. We do ask that the city pay close attention to bus access and street width when looking at renderings. We also ask that the developers and the city look at safety barriers that could be placed to decrease foot traffic and access to the back side of our school property. Our school sites have traditionally been very isolated and with this new construction, they will suddenly be very exposed. We will limiting access, and having very directed pathways would help with safety and security. Sincerely, Casey Woolley Director of Safety, Operations, and Communications Woodburn School District Page 1I1 ---PAGE BREAK--- 3 567576869 =4 CCCC EFGH IJKGL GH MNOJ KP QREQSTUV HIPWINX QYINZGHI ZK[\GOP ]FIP O^IPGP_ K\\KZFJIP\H ON ZLGZ` LGP`H MNOJ [P`PO]P HIPWINH ON [PIY^IZ\IW CCCC 4% *Ab bA# A# AeAA/1 f.e g b"c$/h A/ f bA# A/ d"#0 'Ab bA# b"c$ f AeA ."ffA) *A,b /"cA1"$0 j
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R ! <Ò <Ò <Ò <Ò <Ò AT WOODBURN 428.30 1600 4.99 AC 506.42 352.95 15 10 429.82 320.85 506.42 REPLAT 1500 264.52 10.44 AC 1088.29 204.03 LOTS 5 & 6 TRACT - 1' RESERVE STRIP 100.12 100.84 60.64 93.94 80.00 101.81 101.50 82.20 750.00 15 554.16 152.08 301 35.34 43.06 707.16 300 PARCEL 1 PARCEL 2 8.10 AC P.P. 6.00 AC 470.58 470.58 470.58 2010-033 750.00 554.27 646.00 185.65 331.11 103 102 PARCEL 3 PARCEL 2 12.31 AC 7.04 AC 830.00 836.29 830.00 745.00 646.00 257.00 1743-0184 1344-0566 281.00 1218.72 105 900 6.31 600 1000 500 700 400 503.90 503.90 412.01 415.05 CS 20902 114.06 281.00 SW COR B BROWN'S 81.34 CS 36202 ADD'N 90.00 90.00 90.00 CS 33929 1600.72 90.00 33.38 FLORA 90.00 60.01 S89 57 01E 700.65 674.22 60.00 90.00 71.35 23.84 44.62 68.07 68.00 98.57 6.34 46.00 46.00 93.66 21.69 25.00 113.41 1100 714.00 673.82 935.55 1203 ACCESS EASEMENT 1421.85 1300 CS 19926 714.24 760.65 COZY 60 30 30 41.5 WEST 20 30 25 30 HAYES 60 DRIVE R=50' GARFIELD 60 STREET DRIVE SMITH DE SANTIS MCLAUGHLIN 60 60 DRIVE 60 R=45 SMITH CT 60 AUSTIN AVE WORKMAN 60 SMITH 60 DRIV E DRIVE DRIVE WORKMAN 60 MCLAUGHLIN MAPLE ST WORKMAN DRIVE SMITH DRIVE 60 60 60 50 60 SMITH DRIVE 50 50 AVE SETTLEMIER 60 TOUT STREET BEN 60 50 BROWN 55 60 45 50 WAY LANE ST 55 45 ELANA 50 60 KELOWNA 50 50 BOONES FERRY RD 80 UNION PACIFIC 20 40 AVE WAY ST 80 80 50 60 20 FRONT ST ELANA 60 KELOWNA 50 55 SETTLEMIER 25 20 80 PARR 55 ROAD 80 50 60 40 60 50 60 50 BRIDLEWOOD LANE 40 KELOWNA CT 50 50 60 DRIVE UNION PACIFIC RAIROAD OGLE ST 50 BRANDYWINE CT 50 20 60 34 80 34 COUNT WAY ELANA 50' 60' 20 50' MR 38 50' R=49' DAHLIA AUTUMN 26' 50' 26' BLVD COUNTRY LAN E COUNTRY LAN E 50' FO XGL O V E 50' STREET 50' TULIP 50' 50' 60 MR 38 174 74 74 CENTER STREET 70 INTERSTATE 74 74 STACY ALLISON WAY 74 100 74 60 EVERGR EEN R OAD STANF ORD S T STANFORD ST 50 60' DRIVE 60' CREIGHTON ST 50 BOEAN LANE EVERG REEN ROA D SKYLER DRIVE 60' HARVARD 60' DUKE ST R=55' 50 JONAH PLACE 60' 60' 60 74 50 STREET 50 60 50 50 E V ER GR EE N R O AD 50 CIRCLE GOLF COURSE COLUMBIA DRIVE EVERGREEN BLVD 50 CREIGHTON ST 50 50 BAYLOR DRIVE 50 CLACKAMAS 50 30 DUKE ST C 30 30 30 60 WEST HAYES 20 41.5 20 STREET 41.5 NELLIE MUIR GOLF COURSE CIRCLE ELEMENTARY DRIVE SCHOOL CLACKAMAS CASCADE 74 74 STREET STUBB RD CR 517 PARR ACRES MOBILE HOME PARK CR 517 PARR ROAD 81.5 70 81.5 HERITAGE ELEMENTARY SCHOOL 50 CENTENNIAL ROAD PARK PRIVATE ST UNION PACIFIC RAILROAD 80 60 50 CLACKAMAS CIRCLE GOLF COURSE CASCADE DRIVE 50 50 30 50 50 50 50 50 50 50 CLACKAMAS CIRCLE 50 50 EVERGREEN BLVD COLUMBIA DRIVE BAYLOR DRIVE 50 50 SANTIAM DRIVE 50 50 30 50 60 OXFORD ST 60 OXFORD STREET 60 50 60 CITADEL ST 60 REED AVENUE 60 R=58 EVE RG REE N RO AD 50 CLEMSON STREET HARVARD DRIVE VASSER ST 60 WILLAMETTE ST 60 LINFIELD AVENUE 60 60 50 60 74 PALIMINO AVE 60 ST 60 PARADISE ST PRAIRIE 60 60 SWEETWATER AVENUE R=40 ROAD 74 174 100 60 HOOPER STACY ALLISON WAY 74 60 EVERGREEN Y NO.5 CR 517 60 60 RAILROAD SW COR G LEASURE DLC 78 NW COR J B DUCHAME DLC 80 12 11 1/4 COR 13 14 12 7 13 18 SW COR A DUBOIS DLC 98 SE COR A DUBOIS DLC 98 1/4 COR CTR SEC 1/4 COR SE COR HEIRS OF T ROY DLC 82 N'LY NW COR P RAYMOND DLC 88 SW COR M LORE DLC 61 SE COR M LORE DLC 61 NE COR M FOISEY DLC 104 W'LY NW COR P RAYMOND DLC 88 13 14 23 24 18 13 1/4 COR 19 24 03 93 0 03 03 0 03 03 0 03 03 0 03 60 0 03 03 0 1001 PARCEL 1 PARCEL 2 37.75 AC 2.37 AC 420.24 PARCEL 1 6.00 AC 03 60 0 111 113 175.82 181.46 704.40 521.23 297.57 349.18 P.P. 20-066 484.00 484.00 450.00 450.00 352.30 1625.42 802.30 1146.26 200 200 100 100 MCSR 39302 115 PAR 1 PAR 2 6.12 AC P.P. 21-046 190.18 134.01 310.67 475.63 393.44 KIRKSEY ST 60' 4596-0201 46.13 AC 801 PARCEL 2 11.62 AC P.P. 2022- 057 60 60 66 822.09 768.41 660.10 765.00 660.57 60 67 60 240.83 28.26 376.21 260.79 23.85 371.87 486.56 897.70 503.98 280.90 1213.45 30.06 187.44 247.83 267.79 1089.31 P.P. 2023- 060 03 60 0 1200 1201 1202 60.00 60.00 168.86 515.50 515.16 567.69 601.39 614.21 739.78 974.35 2373.80 2999.36 330.51 468.36 476.52 780.63 974.35 1143.44 1401.49 SEE MAP 052W12C SEE MAP 052W12DC SEE MAP 052W12DD SEE MAP 051W07CC SEE MAP 051W18BB SEE MAP 051W18CB SEE MAP 051W19B SEE MAP 052W23 SEE MAP 052W24 SEE MAP 052W11 SEE MAP 052W14 SEE MAP 051W18C SEE MAP 051W18BC SEE MAP 051W18CC 12CD 13AA 13BC 13BD 13AB 13AC 13BA 13AD 13CA 13DB PLOT DATE: 6/17/2025 FOR ADDITIONAL MAPS VISIT OUR WEBSITE AT www.co.marion.or.us DISCLAIMER: THIS MAP WAS PREPARED FOR ASSESSMENT PURPOSES ONLY CANCELLED NUMBERS 175.00 200.00 Tick Marks: A tick mark in the road indicates that the labeled dimension extends into the public ROW NOTES All acres listed are Net Acres, excluding any portions of the taxlot within public ROWs Acreage 0.25 AC Tax Code Number 00 00 0 NUMBERS <Ò 21 22 15 16 Section Corner R ! DLC Corner <Ò 1/4 Section Cor. Ð 1/16TH Section Cor. CORNER TYPES Waterline - Non Waterline - Taxlot Map Boundary Subdivision/Plat Taxcode Line Private Road ROW Railroad Centerline Railroad Right-of-Way Easement Road Right-of-Way Historical Boundary Taxlot Boundary LINE TYPES LEGEND SCALE 1" = 400' MARION COUNTY, OREGON 100 101 102A2 104 105 106 107 108 109 110 112 114 200 [PHONE REDACTED] SEC 13 T5S R2W W.M. 05 2W 13 05 2W 13 WOODBURN 05 2W 13 WOODBURN 05 2W 13 05 2W 13 WOODBURN 05 2W 13 WOODBURN 05 2W 13 05 2W 13 ATTACHMENT 105 ---PAGE BREAK--- 1500 VALLEY RIVER DRIVE, SUITE 100 EUGENE, OREGON 97401 TEL: (503) 746-8812 FAX: (503) 639-9592 www.emeriodesign.com MILL CREEK III TAX MAP 052W13 MARION COUNTY WOODBURN, OREGON TL 1200, 1201, 1202 & 1203 MILL CREEK III ANNEXATION TAX MAP 052W13-TL 1200, 1201, 1202 & 1203 CITY OF WOODBURN, OREGON LEGEND N PROPERTY DATA BENCHMARK INFORMATION PROJECT CONTACTS PAPER SCALE NOTE PARR RD NE VICINITY MAP PROPERTY MAP PROPERTY S BOONES FERRY RD COVER SHEET 01 02 DRAWING INDEX ATTACHMENT 106 ---PAGE BREAK--- RIGHT-OF-WAY DEDICATIONS & EASEMENTS 02 02 1500 VALLEY RIVER DRIVE, SUITE 100 EUGENE, OREGON 97401 TEL: (503) 746-8812 FAX: (503) 639-9592 www.emeriodesign.com MILL CREEK III TAX MAP 052W13 MARION COUNTY WOODBURN, OREGON TL 1200, 1201, 1202 & 1203 ---PAGE BREAK--- 1500 VALLEY RIVER DRIVE, SUITE 100 EUGENE, OREGON 97401 TEL: (503) 746-8812 FAX: (503) 639-9592 www.emeriodesign.com MILL CREEK III TAX MAP 052W13-TL 1200 & 1203 MARION COUNTY WOODBURN, OREGON MILL CREEK III 8 - LOT SUBDIVISION - TENTATIVE SUBDIVISION PLANS TAX MAP 052W13-TL 1200 & 1203 CITY OF WOODBURN, OREGON LEGEND N SUBDIVISION DATA BENCHMARK INFORMATION PROJECT CONTACTS PAPER SCALE NOTE PARR RD NE VICINITY MAP SUBDIVISION MAP SUBDIVISION LOCATION S BOONES FERRY RD COVER SHEET 01 06 COVER SHEET 01 06 DRAWING INDEX ATTACHMENT 107 ---PAGE BREAK--- 1500 VALLEY RIVER DRIVE, SUITE 100 EUGENE, OREGON 97401 TEL: (503) 746-8812 FAX: (503) 639-9592 www.emeriodesign.com MILL CREEK III TAX MAP 052W13-TL 1200 & 1203 MARION COUNTY WOODBURN, OREGON EXISTING CONDITIONS 02 06 ---PAGE BREAK--- PROPOSED LOT LAYOUT 03 06 1500 VALLEY RIVER DRIVE, SUITE 100 EUGENE, OREGON 97401 TEL: (503) 746-8812 FAX: (503) 639-9592 www.emeriodesign.com MILL CREEK III TAX MAP 052W13-TL 1200 & 1203 MARION COUNTY WOODBURN, OREGON ---PAGE BREAK--- 1500 VALLEY RIVER DRIVE, SUITE 100 EUGENE, OREGON 97401 TEL: (503) 746-8812 FAX: (503) 639-9592 www.emeriodesign.com MILL CREEK III TAX MAP 052W13-TL 1200 & 1203 MARION COUNTY WOODBURN, OREGON SHADOW PLAT 04 06 ---PAGE BREAK--- 1500 VALLEY RIVER DRIVE, SUITE 100 EUGENE, OREGON 97401 TEL: (503) 746-8812 FAX: (503) 639-9592 www.emeriodesign.com MILL CREEK III TAX MAP 052W13-TL 1200 & 1203 MARION COUNTY WOODBURN, OREGON FUTURE UTILITY PLAN 05 06 FUTURE UTILITY PLAN 05 06 ---PAGE BREAK--- N NODAL DEVELOPMENT OVERLAY CONCEPT PLAN NODAL DEVELOPMENT OVERLAY CONCEPT PLAN 06 06 1500 VALLEY RIVER DRIVE, SUITE 100 EUGENE, OREGON 97401 TEL: (503) 746-8812 FAX: (503) 639-9592 www.emeriodesign.com MILL CREEK III TAX MAP 052W13-TL 1200 MARION COUNTY WOODBURN, OREGON