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CITY OF WOODBURN COMMUNITY DEVELOPMENT MEMORANDUM 270 Montgomery Street Woodburn, Oregon 97071 Phone (503) 982-5246 Fax (503) 982-5244 Date: February 7, 2020 To: Dan Handel, AICP, Associate Planner From: Colin Cortes, AICP, CNU-A, Senior Planner Subject: Smith Creek Development Standards The Smith Creek Development is master-planned. Planned unit development (PUD) covers part of its area, and variances apply to areas outside the PUD. This memo serves successors to the master developer, including homebuilders, by summarizing Woodburn Development Ordinance (WDO), PUD, and variance standards. Exhibit C-4 Color Lot Type Map from Final Order ---PAGE BREAK--- Smith Creek Development Standards 2 For details, see the Final Order by the City Council of November 14, 2018 via the City project webpage. Conditions of approval begin on p. 49 and Notes to the Applicant on p. 68. Regarding the variances in particular, all variance conditions begin with “VAR” and are found on Final Order pages 59 & 60. Particularly for default WDO provisions, zoning is relevant. The project area covers three zoning districts: Nodal Residential Single-Family (RSN) at the north (hatched pale yellow), Nodal Medium Density Residential (RMN) at the south (hatched brown), and Residential Single-Family (RS) at a small east central area (pale yellow). Zoning Map excerpt The summary table is on the next, ledger-size page. Table column headers use the lot color coding the master developer had established; see again Exhibit C-4 along with the tables. ---PAGE BREAK--- Smith Creek Lot Development Standards Summary Table Master Developer Lot Type SFD-60 SFD-45* SFD-40 SFDA- 40* SFD-33* SFDA-34* SFDA-32* RHA-18* Dwelling Context Single- family detached Single-family detached Single-family detached with alley garages Single- family detached Single-family detached Single-family detached with alley garages Single-family detached with alley garages Row houses with alley garages Lot dimensions in square feet or feet (ft) Lot area / lot size minimum (corner lot) WDO 5,000 4,500 WDO 4,000 WDO 3,000 2,800 Lot area / lot size min. (interior or cul-de-sac) WDO 4,400 4,000 4,000 3,100 3,000 2,900 1,600 Lot width min. WDO 50 WDO 34 33 34 32 18 Street/alley frontage min. WDO 40 A 30 B 30 18 Setbacks (in context of primary structure) in feet Setback abutting a street excluding attached garage 15 C 15 D 15 C 15 D Attached garage setback min. from street*** WDO 18 D WDO 18 D Front porch setback min. WDO 6 E WDO 6 E Side setback min. WDO WDO WDO WDO 3 F 4 F WDO Rear setback min. WDO, with deviation for certain lots G 20 or if applicable context and more lenient then WDO From alley either zero or if PUE at least 5 H WDO 20 or if applicable context and more lenient then WDO From alley either zero or if PUE at least 5 H Lot coverage† Lot coverage maximum 50.0% I No maximum WDO No maximum Other topics Accessory structures WDO WDO WDO, with modification that if rear setback would be from alley, then same as primary structure: either zero or if PUE at least 5 WDO WDO, with modification that side setback min. is 3 J 4 J, with modification that if rear setback would be from alley, then same as primary structure: either zero or if PUE at least 5 WDO, with modifications that side setback min. is 4 J and that if rear setback would be from alley, then same as primary structure: either zero or if PUE at least 5 WDO, with modification that if rear setback would be from alley, then same as primary structure: either zero or if PUE at least 5 Accessory dwelling units (ADUs) WDO Architecture WDO See Condition PUD-3 53), on next p. 4 WDO See Condition PUD-3 53) quoted on next p. 4. Fence / Fencing WDO, with deviation Condition PUD-16 K; permits required WDO; permits required Dwelling parking space/stall min. dimensions WDO 9 x 18 L WDO 9 x 18 L Patios WDO “Substantial conformance” with the Final Order Exhibit C-5 typical lot plans series E, meaning no shallower or smaller WDO “Substantial conformance” with the Final Order Exhibit C-5 typical lot plans series E, meaning no shallower or smaller *Red column headers represent lots within the PUD boundary; Exhibit C-4 Color Lot Type Map delineates the boundary in red. **WDO 3.03 that regulates allowed projections into minimum setbacks continues to apply because there were no modifications or variances. ***An alley isn’t a street for purpose of administering the street setback and rear garage setback. Per Condition G3, “street” or “streets” excludes alleys unless condition wording explicitly includes them. †As WDO 1.02 defines. Footnotes: A. Per Final Order Exhibit B Narrative excerpt Table 2.0 and in turn Condition G1. The Final Order is available via the City project webpage. B. Per Condition VAR-SF 59) based on variance request 1. C. Per Condition VAR-FS1 and excluding garage setback addressed elsewhere in the summary table 59). D. Per Condition PUD-3e 54). E. Per Condition PUD-3d 54). F. Per Final Order Exhibit B Narrative excerpt Table 2.0 which modified from the WDO. G. Condition SUB-6 59) applies to the 29 lots across Phases 1A (Lots 13-24), 2B (Lots 1-8), and 3B (Lots 1-9) that abut Woodburn Senior Estates No. 7 Subdivision. Here, any house that is higher than 16 ft as measured per WDO Figure 1.02A shall have a rear setback of at least 25 ft. H. Per Condition PUD-2c 53), rear setback minimum from an alley shall be either 5 ft where a public utility easement (PUE) exists or if not then 1 ft. Per Condition G3, “street” or “streets” excludes alleys unless condition wording explicitly includes them. I. Per Condition VAR-LC1b 60). J. Per Final Order Exhibit B Narrative, p. 18. K. The developer shall construct sight-obscuring wood fencing at least 6 ft high along the boundary with Woodburn Senior Estates No. 7 Subdivision; staff expects the master developer to meet to this rather than devolve to individual homebuilders to do so. L. Per Condition PUD-8a 57). 2/07/2020 ---PAGE BREAK--- Architecture Condition PUD-3: “The architectural standards of WDO 3.07 are clarified and modified as outlined in the applicant's narrative (Exhibit B) and as follows: a. Theme: The developer shall maintain the architectural theme of "Modern American Cottage" style throughout the SDA, substantially conforming to the theme represented in the Exhibit D renderings series. b. Houses: Single-family dwellings shall meet the architectural standards in WDO 3.07.03C., except that the developer may: i. As a minimum provide seven (instead of nine) of the twelve design features; and ii. If the developer opts for item 7. (garage setback), the garage minimum setback shall be 18 ft (instead of 20). c. Corner lots: For applying architectural standards, a narrow open space tract between a lot and a street that is narrower than an adjacent lot shall not preclude the lot from being deemed at the second street.” Driveways Per condition PUD-8a, driveways – if poured cement – shall be a minimum of 4 inches deep (instead of 6 inches per WDO 3.04.04A). Staff applies Table 3.04A regarding driveway minimum width such that in the context of a single lot with a detached house or row house, the context is “1-way” travel and so there is no minimum driveway width. Staff recommends that each such driveway be no wider than either 9 ft in the context of a one-car wide garage or than 18 ft in the context of a two-car wide garage in order to preserve more on-street parking along block faces with lots lacking alleys. Refer to City approved civil engineering plans for driveway locations and obtain Public Works Department permits to site and construct the area of driveways within rights- of-way. Driveways are sited to fit among street improvements including street trees. Landscaping: Front Yard Trees Condition PUD-6 requires that, “along lots with south, southwest, and west street frontage where the size of the yard open ground accommodates a planting area of at least 50 sq ft and a minimum distance of 6 ft between sidewalk and building foundation, the developer shall plant a small deciduous shade tree.” Refer to WDO Table 3.06B for minimum size at planting. Notes to the Applicant: Among those in the Final Order are: "12. Inspection: Prior to building occupancy, all landscaping and screening must be installed and prior to City staff verification. Contact Planning staff at least three City business days prior to a desired date of planning/zoning inspection of site improvements. This is separate from and in addition to the usual building code and fire and life safety inspections." (Contact is through Accela / Oregon ePermitting inspection requests.) “13. 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.” Attachments: Final Order Exhibit C-4 Color Lot Type Map Final Order Exhibit C-5 Lot Type Series (porch plans, 7 sheets) Final Order Exhibit D Example House Plans and Elevations Renderings series (21 sheets) Final Order Exhibit Y-1 Proposed Public Land / Common Area Disclaimer: This handout should not be used as a substitute for applicable law, including the WDO. The applicant is responsible for compliance with all applicable legal requirements, whether or not addressed in this handout. The user assumes all risks related to or arising from the use of the WDO. Official records should be used as a primary information source for verification of information. The information may include typographical errors and changes may be made by the City at any time. The City of makes no representations, guarantees, warranties, express or implied, or assumes any liability or responsibility as to the accuracy, completeness, suitability, reliability, timeliness, or usefulness of the Information for any purpose whatsoever. The Information is provided “as is” without any warranty of any kind. [October 2018; Revised February 2020] ---PAGE BREAK--- COLOR PUE, 9/5/2018 12:23:59 PM EXHIBIT C-4 ---PAGE BREAK--- SFD-RF, 3/28/2018 4:52:20 PM EXHIBIT C-5a Attachment 103C-5 / Exhibit C-5 series ---PAGE BREAK--- SFD-60, 3/27/2018 5:09:35 AM EXHIBIT C-5b ---PAGE BREAK--- SFDA-32, 3/27/2018 5:41:44 AM EXHIBIT C-5c ---PAGE BREAK--- SFD-45_40, 3/27/2018 10:21:25 AM EXHIBIT C-5d ---PAGE BREAK--- SFD-33, 3/27/2018 10:25:14 AM EXHIBIT C-5e ---PAGE BREAK--- SFDA-32, 3/28/2018 4:49:20 PM EXHIBIT C-5f ---PAGE BREAK--- SFDA-32, 3/27/2018 10:08:40 AM EXHIBIT C-5g ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- CITY OS, 8/31/2018 11:56:04 AM EXHIBIT Y - 1 Attachment 103-Y-1 / Exhibit Y-1