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Pre-Application Meeting PRE 24-18 Follow-up Notes Wednesday, November 13, 2024 at 10:00 a.m. Woodburn City Hall, Large Conference Room & via Microsoft Teams Thank you Andres, Brian, Cesar, & Keith for joining staff for pre-application meeting PRE 24-18 to discuss the proposed subdivision into 9 lots of Tax Lot 051W08CC06100 (no assigned address), an existing flag lot along the north side of Lincoln at Bryan Street and adjacent to Washington E.S. at the west, and development into 9 townhouses. The project yet has no name. The property is 0.73 acres and zoned Medium Density Residential (RM) zoning district. Section references are to the Woodburn Development Ordinance (WDO). Preliminary subdivision plan Preliminary site plan ---PAGE BREAK--- PRE 24-18 Pre-App 11/13/2024 Follow-up Notes 11/13/2024 2 A. Uses: 1. The proposal isn’t allowed as is. Though townhouses are a permitted use within the RM zoning district, every one of the proposed lots is a flag lot as 1.02 “Lot” defines and Figure 1.02D example lots 3 & 4 illustrate, even though none would have a flag “pole”, and there is a maximum number of flag lots within a development – 4 (behind street-abutting lots) – per Table 3.04A footnote 6 as illustrated by Figure 3.04A. 2. Corrective action: As long as there are no more than 4 lots – staff would not count a tract against the maximum – the City could approve a subdivision. (However, know that the Marion County Surveyor will no longer allow recordation of a partition plat with a “tract”. Per state law, a partition is 2 or 3 lots and a subdivision is more.) Assuming minimum lot areas and other dimensional standards would be met, flag lot alternative dwelling types include: a. 4 lots with a duplex each, totaling 8 dwellings; b. 3 lots with a triplex each, totaling 9 dwellings; c. 3 lots, 2 with a quadplex each and 1 with a house, totaling 9 dwellings; and d. 2 lots with a quadplex each, totaling 8 dwellings B. Streets: The site has frontage only along the flag lot pole of 30 ft width along E. Lincoln Street, which per Transportation System Plan (TSP) Figure 2 is classified “Service Collector” for which applicable standard cross section would be WDO 3.01. WDO Figure 3.01D – Service Collector ---PAGE BREAK--- PRE 24-18 Pre-App 11/13/2024 Follow-up Notes 11/13/2024 3 Upgrade the driveway approach / apron / curb cut so that the portion containing the sidewalk is minimum width 6 ft per Fig. 3.01D and otherwise conforms to public works standard drawings 4150-1 & 4. Note that for development of 5 or more dwellings, min and max driveway widths are 20 and 24 ft per Table 3.04A. “Driveway” in this context meaning the apron and what lies within common area. If the dwellings have garages (or carports), note that the “driveways” in front of each are termed “parking pads” and are subject to smaller minimum dimensions per 3.05.03F.1b: 8 x 18 ft per stall. (Each garage stall is subject to the same minimum dimensions.) PUE: Regarding streetside public utility easement (PUE), refer to 3.02.01B & F. C. Subdivision dimensional standards: Verify minimum lot areas are met. They vary by dwelling type. WDO Table 2.02E footnote 1 excludes shared driveway area from counting towards minimum lot areas. Though it should go without saying, please ensure each lot not only meets the minimum area per local code but also is large enough to fit the footprint of building the developer wants and still have the building conform with minimum setbacks and maximum lot coverage – before drawing the preliminary subdivision plan and certainly before platting. D. Development: 1. Setbacks: Regarding rear setback, for a building more than 16 ft and less than 28 ft tall, see both Table 2.02B* footnote 11 and Figure 2.02E. In answer to one of the developer’s questions in the narrative, yes, the 30-foot setback applies only to the portion above 16 ft, so the ground story may be set back as little as 24 feet. See again Fig. 2.02E, bottom third panel titled “Building Height”, to see this illustrated. *Table 2.02E re-directs to Table 2.02B for minimum rear setback. 2. Transportation a. Cross access / shared access: SE and SW: Because aerial photography shows the existing houses at 993 & 1035 E. Lincoln already use the flag pole as vehicular cross access, update or replace the grant of access (Partition Plat 2001-056 30-foot access easement) to continue to grant legal access to the standard of 3.04.03C.4a – and ensure that the new flag pole driveway includes pavement stubs up to those property lines to the standard of C.4b. ---PAGE BREAK--- PRE 24-18 Pre-App 11/13/2024 Follow-up Notes 11/13/2024 4 b. TIA: Regarding a transportation impact analysis (TIA) per 3.04.05, see at least 3.04.05B and address it, whether it would be a TIA or traffic letter/memo that is required. c. Walkways: Regarding the walkway connection from all dwellings to E. Lincoln Street sidewalk, maintain walkway connections, specifically provide for minimum conformance with 3.04.06C, second paragraph. This would require accommodation of walkway pavement adjacent to the “parking pad” in front of dwelling that does have a garage, as well as fitting walkway pavement along the flag pole driveway. d. Bicycle: Table 3.05D row 1b applies such that each triplex and quadplex requires minimum 2 bicycle parking stalls (to the standards of 3.05.06). ---PAGE BREAK--- PRE 24-18 Pre-App 11/13/2024 Follow-up Notes 11/13/2024 5 3. Trees: There are stringent “Significant Tree” preservation and removal standards – as well as high fees – both modeled after City of Portland Title 11. Examine closely WDO 3.06.07 & 3.06.08 as well as Planning Division fee schedule page 3. (Per Table 3.06T, “Tier 4” standards are applicable.) Any “Significant Tree” approved for removal incurs a fee, though approved, and the larger the tree the more severe the fee. Also, to avoid required mitigation planting(s) would incur fee in-lieu. 4. Architecture: 3.07.02 are the architectural standards. Ensure that dwellings (other than multiple-family dwellings) conform with the relevant provisions of Table 3.07A. Most of the individual provisions wouldn’t be applicable based on flag lot context; however, it appears at least a few do remain applicable: Table 3.07A items R1, R2, E2-E4, & F2. Because E2 opens with, “On lots wider than 25 ft, each dwelling entrance shall meet the below regardless of street frontage, the item provisions remain applicable unless a specific provision is otherwise not applicable to the context of the proposed development. In short, minimum size porch or patio areas remain required at entrances. E. Process: 1. Land use review: Pre-app Land use review stage Subdivision, Preliminary (SUB) Post- approval Apply and pay for Final Subdivision (FSUB); obtain City approval (City clears Marion County to allow recordation to proceed up to Mylar for City approval) Right-of-way (ROW) dedication and public easement grant (whether on face of plat and/or by separate instrument as County directs) Construct and have the City inspect and accept public improvements per 3.01.02E. Building permit applications ---PAGE BREAK--- PRE 24-18 Pre-App 11/13/2024 Follow-up Notes 11/13/2024 6 Applications would be consolidated into a single review per 4.01.07 and reviewed at the highest level. Type III applications go before the Planning Commission for public hearing and decision. View the Planning Division fee schedule. Oregon Revised Statutes (ORS) 227.178(2) establishes that City staff reviews a submittal package for completeness and responds in writing to the applicant within 30 days. When complete, staff would proceed with a full review. From a completeness determination to first public hearing, assume approximately 8 weeks. 2. Lots & tracts: As the developer’s surveyor redraws the preliminary subdivision to dispense with townhouses, continue to letter tracts based on memo INT 24-0205 "Interpretation: Partition & Subdivision Lot Numbering and Tract Lettering" p. 2, starting from NW. If layout remains much as is, start with Tract E as Tract A and go west to east. Continue to number lots based on INT 24-0205 p. 2, starting from north. F. Utilities: 1. On site, utilities must be buried underground per 3.02.04C. 2. Regarding potable water, sanitary sewer, and stormwater management, consult the Public Works Department Engineering Division, (503) 982-5240, or the City Engineer directly. G. Recommendations: 1. Frontage: That the driveway apron sidewalk be 8 feet wide. 2. Tract A: Have all shared access driveway be within a tract, not split among a tract and some of each of the lots. (A homeowners’ or maintenance association would’ve been necessary anyway for common area maintenance.) 3. Cross access / shared access: Provide to the benefit of: a. North: Wood Terrace Park Apts., 1025 Park Ave; b. East: 1129 E. Lincoln St, and if not extending fire hammerhead pavement, then also with a temporary construction easement (TCE) same width as the access easement plus 5 ft each side; ---PAGE BREAK--- PRE 24-18 Pre-App 11/13/2024 Follow-up Notes 11/13/2024 7 4. Recycling and trash: The proposed development has garages, and Table 3.06D requires that outdoor storage of recycling and trash be walled (and were it “multiple-family dwelling” development, then a pedestrian gap in the wall, gated or not, per 3.05.06C.7). Clarify for the flag lot context what’s proposed for recycling and trash collection and storage. An applicant is to use an application narrative to address how the WDO is seen to be applicable (or not) and what application documentation illustrates conformance. Out of curiosity, how would “trash day” function on the developed property? 5. Lighting: Have exterior lighting fixtures conform with the “dark sky” provisions of WDO 3.11.02, which are not required for houses or “middle housing”, showing conforming lighting sheets no later than through building permit application. This is particularly important for a proposal of dwellings adjacent to the back and side yards of other dwellings, more than local zoning ever anticipated until recently because of “middle housing” state law. 6. Stormwater management helpful hint: WDO 3.04.04 allows a broad palette of pavement types including pavers and “grasscrete” and combinations of paving types. Such would be ideal as the “parking pad” in front of each garage, for reduction of impervious surface as a means of conforming with public works standards, and perhaps also aesthetics. 7. SDCs: Be sure the client is aware of the cost of system development charges (SDCs), sometimes called “impact fees”. The Engineering Division administers assessment and collection and answers SDC questions. Contacts: • Colin Cortes, AICP, CNU-A, Senior Planner, (503) 980-2485, [EMAIL REDACTED] • Cassandra Bassich, Administrative Specialist (Planning Division), (503) 982-5246, [EMAIL REDACTED] (application intake and fee assessment) • Curtis Stultz, Public Works Director, (503) 982-5268, [EMAIL REDACTED] • Dago Garcia, P.E., City Engineer, (503) 982-5248, [EMAIL REDACTED] • Ken Spencer, Customer Operations Engineer, Portland General Electric (PGE), (503) 970-7200, [EMAIL REDACTED] • Jim Gibbs, Fire Marshal, Woodburn Fire Dist., (503) 982-2360, [EMAIL REDACTED] • Casey Woolley, Director of Safety and Operations, Woodburn School Dist., (503) 981-2702, [EMAIL REDACTED] Attachment(s): • Narrative • Utility survey and site plans (3 sheets) ---PAGE BREAK--- Salem, OR 97304 I [PHONE REDACTED] [EMAIL REDACTED] October 15, 2024 NARRATIVE LETTER Project Description: MarPez Engineering LLC is designing a proposed subdivision development of a 0.73-acre site at E. Lincoln St. (Tax lot Number: 051W08CC06100) next to the Washington Elementary School. This development is intended to provide nine single residential housing lots. Per my understanding, the development of the property would require obtaining an easement from the adjacent property owner to keep its current drainage outfall, which currently drains to the southwest via the as-built system located through the lot (895 E LINCOLN ST) and the ditch on the corner of the school lot. We do not anticipate any drainage pattern changes or a significant increase in the stormwater it had previously received. The development might need a drainage easement to continue draining the 18” storm drain. Please confirm if the City of Woodburn would require the development to obtain a drainage easement from the School to continue using the existing 18” SD. Setback for the property, as shown as 24’ for the ground floor, and 30’ for the second floor, is the design meeting per Table 2.02B (RS) for setbacks (Note 11: Applies to the story or stories of the building within this height tier, not the ground story, per Figure 2.02B.) Does the 30’ setback only apply to the portion above 16’? Lot coverage assumed no maximum per table; please confirm. Townhouses are exempt from maximum lot coverage, and per OAR [PHONE REDACTED](4)(g) A street improvement would be limited to the property frontage (Access). Would an ADA Ramp be required for the NE corner since it conflicts with the access, or is the crossing considered closed as the other side is a marked crosswalk? For the ROW dedication, what document does the city require? Is the 8’ Public Utility Easement (PUE) part of the 11’ RW dedication for the street? Tree impacts near access: would that be under a grading permit? I appreciate your time and assistance in this matter. Best, Cesar J. Lopez P.E. MarPez Engineering LLC. [EMAIL REDACTED] [PHONE REDACTED] ---PAGE BREAK--- Drawn By: BWP 09/20/24 Job File: 24-021 1132 HERITAGE LOOP STAYTON, OR 97383 O R E G O N MARCH 13, 2018 BRIAN W. PAULL 89074 R E G I S T E R E D PROFESSIONAL LAND SURVEYOR Expires 12/31/2024 TOPOGRAPHIC SURVEY/ UTILITIES PRELIMINARY DRAFT SURVEY IN PROGRESS SCALE: 1'=20' PAGE 2 OF 3 ---PAGE BREAK--- 95.05' N 89°50'02" W 100.22' S 00°09'58" W 30.23' N 82°43'16" W 331.39' N 00°09'58" E 125.12' S 86°40'08" E 228.00' S 00°08'06" W Drawn By: BWP 09/20/24 Job File: 24-021 1132 HERITAGE LOOP STAYTON, OR 97383 PAGE 3 OF 3 O R E G O N MARCH 13, 2018 BRIAN W. PAULL 89074 R E G I S T E R E D PROFESSIONAL LAND SURVEYOR Expires 12/31/2024 PROPOSED LOT LAYOUT PRELIMINARY DRAFT SURVEY IN PROGRESS ---PAGE BREAK--- 15' MIN. 24' MIN. 22' - 0" 20' - 0" 20' - 0" 20' - 0" 38' - 0" 38' - 0" 20' - 0" 20' - 0" 25' - 0" 26' - 0" 4' - 0" 30' - 0" SETBACK LINE PROPOSED SHARED ACCESS PROPOSED SHARED ACCESS 5' MIN. 5' - 0" 5' - 0" 6' - 0" 125.12' S 86° 40' 08" E 331.39' N 0° 09' 58" E 95.05' N 89° 50' 02" W 100.22' S 0° 09' 58" W 331.39' N 0° 09' 58" E 30.23' N 82° 43' 16" W 228.00' S 0° 08' 06" W 2' - 5 1/8" 5' - 6" 6' - 0" 4' - 0" 6' - 0" 26' - 0" 24' - 0" Scale Project number Date Drawn by Checked by Salem, Oregon 97304 PH:(323) 717-4405 EMAIL:[EMAIL REDACTED] NOT FOR CONSTRUCTION NOT FOR CONSTRUCTION NOT FOR CONSTRUCTION REFERNCE ONLY DO NOT USE REGION 1" = 20'-0" 10/22/2024 9:01:18 AM G103 SITE PLAN S0012024 Home Addition with Two Story BCAZ LLC 9/24/2024 CESAR L. Checker E. LINCOLN ST. WOODBURN, OR 97301 PROJECT DESCRIPTION: JURISDICTION: WOODBURN COUNTY: MARION MAP NO.: TAX LOT: 051W08CC06100 SUBDIVISION: TYPE: SINGLE-FMLY ZONE: MEDIUM DENSITY RESIDENTIAL (RM-1) APPLICABLE CODES: - 2023 OREGON RESIDENTIAL SPECIALTY CODE (ORSC) PROJECT DESCRIPTION: TOWNHOUSE (1905 SQ. FT.) AREAS: 1583 SQ. FT. NEW FLOOR (LIVING AREA) 322 SQ. FT. GARAGE SETBACKS (TABLE 2.02E): FRONT 15 FT. MIN SIDE 5 FT. MIN (END UNIT EXTERIOR WALL) 0 FT. MIN (COMMON WALL) REAR 24 FT. MIN (BUILDING HEIGHT 16' OR LESS) 30 FT. MIN (BUILDING HEIGHT > 16' & < 28') LOT AREA: 2500 SQ. FT LOT COVERAGE MAX. N/A NOTE: Townhouses are exempt from maximum lot coverage, and per OAR [PHONE REDACTED](4)(g) HEIGHT: 35 FT. MAX (NEW BUILDING) 28 FT. MAX (EXTG. BUILDING) ELEVATION: APROX. 181.00 FT. REFERENCES: WOODBURN DEVLOPEMENT ORDINANCE TREES REQUIERES PROTECTION MEASURES FOR ALL TREE WITHING THE DEVELOPMENT AREAS. ABOVE GROUND SILT FENCE IS REQUIERE TO EMCOMPASS 100% OF THE CRITICAL ROOT ZONE. SD STORM DRAIN/ROOF (SEE CITY OF SALEM STANDARD DRAWING NO.257 FOR WORK ON PUBLIC ROW) W CONNECTION TO COLD WATER S CONNECTION TO WASTE LINE ELEC. CONNECTION TO ELECTRICAL (PGE) 1" = 20'-0" 1 SITE PLAN NORTH 10' 20' 40' 0 2" 0 1" = 20'-0" No. Description Date