Agenda - City of Newberg [PDF]

PLANNING COMMISSION AGENDA

October 12, 2017 7:00 PM NEWBERG PUBLIC SAFETY BUILDING 401 EAST THIRD STREET I.

CALL MEETING TO ORDER

II.

ROLL CALL

III.

PUBLIC COMMENTS (5-minute maximum per person – for items not on the agenda)

IV.

CONSENT CALENDAR 1. Approval of the September 14, 2017 Planning Commission meeting minutes.

V.

QUASI-JUDICIAL PUBLIC HEARINGS (complete registration form to give testimony - 5-minute maximum per person except for principals, unless otherwise set by majority motion of the Planning Commission). 1. Design review: Chehalem Pointe Apartments: Consider a design review application to construct a 140-unit multifamily apartment development at 1317 Villa Road (north of the railroad trestle). APPLICANT: KWDS, LLC. FILE NO.: DR217-0021 ORDER: 2017-08 CRITERIA: Newberg Development Code Sections: 15.220.050(B) & 15.220.060 2. Conditional Use Permit – 801 E North St.: Consider a conditional use permit application to allow use of an existing single-family dwelling and accessory dwelling unit as a vacation rental. APPLICANT: Hans and Kristi Larsen FILE NO.: CUP-17-0005 ORDER: 2017-07 CRITERIA: Newberg Development Code Sections: 15.225.060, 15.445.300-350

VI.

LEGISLATIVE PUBLIC HEARING (complete registration form to give testimony - 5 minute maximum per person, unless otherwise set by majority motion of the Planning Commission) 1. Private street regulations in Planned Unit Developments: Consider a proposal to amend the Newberg Development Code to allow the creation of private streets within a Planned Unit Development. Applicant: J.T. Smith Companies File No.: DCA-17-0004 RESOLUTION: 2017-335

VII.

ITEMS FROM STAFF 1. Update on Council items 2. Other reports, letters or correspondence 3. Next Planning Commission meeting: November 9, 2017

VIII.

ITEMS FROM COMMISSIONERS

IX.

ADJOURNMENT

FOR QUESTIONS, PLEASE STOP BY THE COMMUNITY DEVELOPMENT DEPT. AT 414 E. FIRST STREET, OR CALL 503-537-1240 ACCOMMODATION OF PHYSICAL IMPAIRMENTS: In order to accommodate persons with physical impairments, please notify the Community Development Department Office Assistant II of any special physical or language accommodations you may need as far in advance of the meeting as possible as and no later than 48 business hours prior to the meeting. To request these arrangements, please contact the Office Assistant at (503) 537-1240. For TTY services please dial 711.

City of Newberg: Planning Commission Agenda (October 12, 2017)

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NEWBERG PLANNING COMMISSION MINUTES September 14, 2017, 7:00 PM PUBLIC SAFETY BUILDING (401 E. THIRD STREET) Chair Jason Dale called the meeting to order at 7:00 p.m. ROLL CALL Members Present:

Jason Dale, Chair Allyn Edwards Philip Smith Cathy Stuhr Miranda Piros, Student Patricia Watson

Members Absent:

Ron Wolfe, excused Gary Bliss, excused

Staff Present:

Doug Rux, Community Development Director Steve Olson, Senior Planner Cheryl Caines, Associate Planner Bobbie Morgan, Office Assistant II Kaaren Hofmann, City Engineer

PUBLIC COMMENTS: None CONSENT CALENDAR: Approval of the August 10, 2017 Planning Commission meeting minutes MOTION: PC Stuhr/PC Watson moved to approve the August 10, 2017 Planning Commission meeting minutes. The motion carried (5 Yes/ 0 No). QUASI-JUDICIAL PUBLIC HEARINGS (complete registration form to give testimony - 5 minute maximum per person except for principals, unless otherwise set by majority motion of the Planning Commission). Panda Express Appeal: Consider an appeal of the approval for a new 2,216 square foot restaurant with a drive-up window and code adjustment to reduce the minimum number of off-street parking spaces, as well as increase the maximum number of compact spaces. This restaurant is part of the development known as Old Mill Marketplace. APPLICANT: Old Mill Crossing, Inc. FILE NO.: DR2-17-006/ADJC-17-008 ORDER 2017-06 CRITERIA: Newberg Development Code Sections: 15.250.020 & 15.250.030 Chair Dale called the public hearing to order at 7:01 p.m. CALL FOR ABSTENTIONS, BIAS, EX PARTE CONTACT, AND OBJECTIONS TO JURISDICTION: None LEGAL ANNOUNCEMENT: Miranda Piros gave the legal announcement. STAFF REPORT: The staff report presentation was given by Community Development Director Doug Rux. This was an appeal of the approval for a new Panda Express restaurant. The two elements the appellant identified in the appeal were: the appellant did not believe the traffic data had been interpreted and/or applied correctly and/or fully and the applicant had not maintained the posted notices on the site as they were lying on the ground for a period of time. The property was at the northwest corner of Elliot and Portland roads. Three parcels made up this development project. He explained the design of Planning Commission Meeting, Sept 14, 2017

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the building, parking, access, phases of the project, floor plan and renderings for the restaurant, and elevations. The approval of the application was appealed on August 21 and notice was posted and mailed to all the property owners within 500 feet on August 30. He summarized the design review criteria. The proposed building was compatible with the Old Mill Marketplace and was of a higher quality than some of the other nearby developments. There was parking with 72 spaces on site and 12 more would be added. Two spaces from the existing parking would be removed to accommodate the drive thru. The project met the setback and landscaping requirements. There was a sign permit application for the signs. It was not a manufactured home, mobile home, or RV park. It was in compliance with the zoning district as a restaurant was an outright permitted use in the C-2 zone. The Airport Overlay addressed the issue of height and the building proposed was well below the 150 feet. The alternative circulation, roadway frontage improvements, and utility improvements were done with the first phase. A traffic study was done for the first phase and a supplemental was done for the Panda project. Regarding transportation impacts, Elliot Road was a major collector and would be improved in the future. The supplemental traffic study updated the phase 1 traffic study and the phase 2 study stated the intersection of Elliot and Portland roads was expected to operate to standard. The code allowed a 25% adjustment and in the application there was a request for an adjustment to the overall number of parking spaces and number of allowed compact parking spaces. There were 109 parking spaces required at full build out. Currently there were 72 spaces and the applicant was proposing to add 12, however two current spaces would be eliminated. There were 100 spaces required for phase 1 and 2 the applicant proposed 82 parking spaces. With the 25% adjustment, the minimum number of parking spaces would be 75 spaces. When they got to full build out with phase 3, the minimum spaces on the site would be 82 and the applicant proposed 103. The businesses would have different operating hours and staff took that into account as well. The applicant had turned in an application for phase 3, which would be an office building. They were allowed to have 30% of the parking to be compact spaces, which for the Panda project meant 25 spaces. The applicant was proposing 31 spaces and at full build out was proposing 36 spaces. This was less than the 25% adjustment. The conditions of approval addressed stormwater, wastewater, lighting, and windows. The appellant also raised the question about posting the notice. The Development Code required notices be posted on the site and the applicant did post the notice. Just because they were knocked down did not invalidate the proceeding. Three additional comments had been received that night. Some of the concerns were about increased traffic on Elliot Road, no need for another restaurant in this area, safety, the effect on residential in the area, home values, taxes, congestion, and no reduced parking should be allowed. Chair Dale took a few minutes for the Planning Commission to read the additional public testimony. PUBLIC TESTIMONY: Proponents: Vince Ibarra, representing the applicant, indicated that notice was properly done for the project and the sign was reestablished when it fell down and that transportation requirements were met for the project. Stuart Brown was the original developer of the property. He no longer owned it, but owned the parcel next door. They had exceeded the combined parking requirements. The addition of the office building added ten more parking spaces above the needs of the office building. There was more than enough parking. They paid for a traffic study twice and met or exceeded all traffic requirements. Newberg was growing and there would be more traffic. The public notice signs had been up and were visible to anyone who went to the site. He had never seen the signs down. They were excited to have Panda come to the site. It was a significantly less intense use than what was originally proposed for the site. The mass and scale of the structure and the flow of the traffic had been improved and the number of parking spaces was greater than originally proposed. PC Stuhr said there were three parking spaces north of the driveway off of Elliot that were in an odd spot. Did they cause a problem with circulation? Mr. Brown responded that they were used by staff and there had been no problems. PC Smith asked if the parking was currently sufficient and did not depend on the office building project. Mr. Brown stated that was correct. The projects had to stand on their own. Opponent: Micah Martinez, Newberg resident, voiced concern about the traffic impacts. She lived in the first cul-de-sac off of Elliot and people turned around in the cul-de-sac all of the time. There were animals and children on the street. The notice of 500 feet did not include two homes in her four home cul-de-sac. The narrow driveway going into the site would create congestion. The appellant was one of her neighbors and he had offered to do a private traffic study. Planning Commission Meeting, Sept 14, 2017

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Neutral: Anjum Bana, principle with Fehrand Peers, was present to answer any questions regarding the traffic study. PC Stuhr clarified the traffic study looked at trips generated by the use of the property and the study used a standard table to come up with the numbers to put in the model. Mr. Brown did two traffic studies, and Mr. Bana did another. It was not likely that another traffic engineer who applied the same standards and looked at the same data would come up with a different conclusion about the trips generated. Mr. Bana responded there was an approved traffic study that he used as a source for his traffic study. Since the original traffic study was done, there had been two uses that had already gone in. The ITE trip generation manual that engineers used recommended trips that could be generated by land use, but ground counts at the site were the best source. He took ground counts at the site and layered on top of it the uses that were not yet in, which included the Panda project. He used the ITE manual for those uses. Both gave a picture of what the site could generate in the future. All traffic engineers used the future projections coming out of Newberg/Dundee EIS which projected traffic and how it would change at the intersection of Elliot and Portland. Everyone used the same sources, and he thought they would come to the same conclusions. He found that the intersection would still operate as projected in the original traffic study and would meet ODOT and the City’s standards. PC Smith said the ground count showed slightly less traffic than what was first estimated. Mr. Bana said that was correct. Rebuttal: Mr. Ibarra thought Mr. Bana had summarized the traffic study well. CLOSE OF PUBLIC TESTIMONY: Chair Dale closed the public testimony portion of the hearing at 7:42 p.m. FINAL COMMENTS FROM STAFF AND RECOMMENDATION: CDD Rux said staff’s recommendation was to adopt the Order, which approved the application as conditioned. PLANNING COMMISSION DELIBERATION AND ACTION: PC Edwards thanked the staff for addressing each of the appellant’s concerns. He thought the project conformed to the standards and requirements. PC Watson asked if the Commission needed to respond to the letters that had been received. CDD Rux explained the City was not obligated to respond to the comments that were not applicable to the criteria. The Commission evaluated the criteria and whether or not the application met the criteria. PC Smith thought it would have been better if the appellants had been present. They had to follow State law and the City Code and the evidence had to relate to the criteria. There was no good reason to not approve this project. PC Stuhr agreed that the Commission often found themselves in this dilemma of following the criteria and knowing the public wanted answers to their questions and comments about property value, safety, and traffic. There was a Traffic Safety Commission who might have a suggestion for the cul-de-sac issue. Traffic improvements were planned for Elliot that should help alleviate some of the traffic and safety concerns. Chair Dale said the Commission was sitting in judgment of the application and there was not a lot of leeway for interpretation. They had to follow the law and could not make allowances. MOTION: PC Edwards/PC Stuhr moved to approve Order 2017-06. The motion carried (5 Yes/0 No). NEW BUSINESS 1. Population Forecast: Consider a resolution initiating a Comprehensive Plan Text Amendment to update population data in the Newberg Comprehensive Plan. Resolution 2017-334. File No. CPTA-17-002. CDD Rux stated in 2013 the legislature passed a new law requiring population projections come from Portland State University. In June 2017 new population projections came out to be used for planning purposes. These projections needed to be placed in the Comprehensive Plan. They were for a 50 year horizon, and the first 20 years would be put into the Planning Commission Meeting, Sept 14, 2017

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Comprehensive Plan. This would help with the current UGB expansion process. The resolution would initiate a Comprehensive Plan text amendment to incorporate the new numbers. PC Stuhr asked why they were only taking 20 years. CDD Rux replied in the Oregon land use system, they only required 20 years for planning purposes. Every four years PSU had to go back and update the projections. PC Edwards asked how close PSU was on their report in 2012. CDD Rux said the new projections showed growth was slower than anticipated in the 2012 work. An aging population and lower birth rates had contributed to this. MOTION: PC Smith/PC Watson moved to approve Resolution 2017-334, initiating a Comprehensive Plan Text Amendment to update population data in the Newberg Comprehensive Plan. The motion carried (5 Yes/0 No). WORKSHOPS: 1. Residential & ADU Parking Standards CDD Rux said this item was postponed. 2. Comprehensive Plan Change regarding R-3/Annexation Regulations Senior Planner Steve Olson said staff was requesting potential Comprehensive Plan policy changes for the R-3 annexation regulations. There had been consensus from the Commission that in defining large, they wanted to look at the net size, not the gross size. Did they want to subtract 25% from the gross size for streets, walkways, rights-of-way, utilities, open spaces, stream corridors, and wetlands? Schools and churches could be placed on R-1 and R-2 land, so there was some uncertainty in how residential land would be developed and average numbers would have to be used. There was discussion regarding what was known at the Urban Growth Boundary stage and annexation stage, the current allowance for non-buildable land such as stream corridors, and exempting schools from the R-3 requirement. SP Olson confirmed schools and churches could be placed on R-3 land. There would already be the R-3 designation on the land, and it could be developed either as multi-family, a school, or a church. SP Olson said there was consensus to base the size on the total annexation, not individual parcels. Discussion ensued regarding people bringing in smaller parcels so they would not have to meet the R-3 requirements. PC Smith had suggested certain sized annexations contribute to a housing fund. CDD Rux said staff had not heard back from the City Attorney if that was legal. SP Olson suggested setting the threshold lower, so instead of 20-25 acres, 10-15 acre annexations had to provide some R3. Large could be based on a percentage of land in the UGB, but that was a moving target that would change over time. The Housing Newberg group recommended considering large at 20 acres and some R-3 at 10%. There was discussion regarding ways to incentivize R-3 development. PC Edwards suggested creating a formula based on the number of units going on a property, such as 10% would be used for high density. Charlie Harris, Newberg resident, said inclusionary zoning used to be prohibited, but the legislators had changed that and it was now allowed. He thought what PC Edwards was proposing was acceptable. Rick Rogers, Newberg resident, said that just because it was multi-family it did not mean it would be affordable. However, the likelihood was that it would be more affordable. He did not have any problem with using the term multifamily instead of affordable. SP Olson discussed maps showing how much residential land was currently in the UGB. CDD Rux added there was 328 acres of residentially designated land outside of the City limits, but in the UGB. That number did not deduct stream corridors. Planning Commission Meeting, Sept 14, 2017

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Mr. Harris asked what other land in the UGB was designated HDR land. SP Olson said very little, and he showed the areas on the map. Lisa Rogers, Newberg resident, asked if there was a way to change some of the LDR designations to HDR. CDD Rux responded it would have to be done by owner consent and if it was upzoned without owner consent, they could file a Measure 37 claim against the City. SP Olson said the high density was not there now, and they would have to bring it in to the UGB or change some of the land inside the UGB. Applicants could request a zone change as well. Mr. Harris wanted to make sure there was clarity in these regulations so developers would know what could be developed. Mr. Rogers said they needed to look at the short term and long term for high density. PC Smith approached the map adding to the discussion and showing where the resource and exception lands were located and where the City could possibly grow. Discussion continued regarding the designation of more HDR land. Ms. Rogers said the Springbrook development master plan was approved many years ago, but now they were not going to be doing the development themselves. Could the City change the designation since the development would not be done as it was originally planned? CDD Rux responded there was an approved master plan and executed development agreement, and they did not know if a new developer would want to come up with a different master plan and agreement. SP Olson said changing owners did not give the City leverage to change the zoning, but the developer could go through a Comprehensive Plan and Zone change process. Ms. Rogers said that was a large area and had potential to include multi-family housing. If there was any way to incentivize putting multi-family there, they should do so. SP Olson said it had a lot to do with the economy as well. The Commission took a five minute break. SP Olson continued his presentation by discussing the location policies. He asked about using the term multi-family housing instead of low and moderate income housing. PC Smith pointed out multi-family could be done in R-2 as well as R-3. SP Olson suggested using the term HDR multifamily housing. There was consensus to use the term HDR multi-family housing. SP Olson said instead of using the term rental housing, they could use the term HDR multi-family housing. PC Stuhr suggested using the term multi-family housing instead to include all types of rentals. SP Olson said there were standards for medium and high density locations, such as on a collector or arterial and near City services. He asked if a sentence should be added saying these were aspirational, but not absolute requirements and were lower in priority than the goal of disbursing R-3 multi-family housing throughout the City. There was consensus to add that language. SP Olson discussed the housing mix policy, one at the UGB phase and one at the annexation phase. At the UGB phase, they could not say residentially designated because they had not been designated yet. They would have to say where large parcels or groups of parcels were to be brought into the Urban Growth Boundary and designated low or medium density, the City would apply a mixture of residential designations including some HDR designated land. It would be applied to the portion of the property that would be most suitable. At the annexation phase, they could say for large parcels or groups of parcels, the applicant would apply for a Comprehensive Plan map amendment to include some high density.

Planning Commission Meeting, Sept 14, 2017

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Mr. Harris suggested instead of going through a Comprehensive Plan map amendment, to change the table so that LDR went to R-1 and R-3, MDR went to R-2 and R-3, and HDR went to R-3. SP Olson said that had been discussed, and there was concern that it would be complicated to do. There was discussion regarding the issues and impacts with changing the table as suggested. There was consensus for staff to look into this option further. SP Olson said the mixed designation in the Comprehensive Plan talked about being suitable for high density residential, however the Development Code said if mixed designation was being annexed, the appropriate zones would be C-2, M-1, and M-2. The PQ designation in the Comprehensive Plan showed it as being for institutional uses, but the Development Code stated it could be any zone. CDD Rux said the institutional zone did not allow K-12 in the zone, and schools had to be in residential zones. There was discussion regarding planning for infrastructure, especially when properties were up zoned. There was consensus to change the Development Code to add R-3 for mixed designations and to change the Institutional zone to allow elementary and secondary schools. SP Olson discussed the definition of large annexations and some R-3. PC Smith thought they should pick a number, such as 20 acres, that it should be the net buildable acres which only subtracted the stream corridors, and some should be defined as 10%. The Commission agreed that large meant 20 acres, individual or aggregate, and subtracting the stream corridor area only for the net buildable acres. The definition of some was 10%. PC Smith wanted staff to discuss with the City Attorney the possibility of a fee for medium sized annexations. Mr. Rogers said Housing Newberg came up with the 20 acres, but that did not take stream corridors into consideration. He thought there were not many single parcels that were 20 acres, but it would have to be several parcels. He suggested defining large as 10-15 acres, especially since it was net buildable acres. Discussion continued regarding the map and potential sites for annexation. PC Smith did not think the number for large should go below 15 acres. There was consensus to lower the number for large from 20 to 15 acres, with only the stream corridor reduction. The Commission was basing the decision on what was projected would come into the City. ITEMS FROM STAFF: CDD Rux gave updates on the Council’s decisions on the Dutchman Ridge annexation, land division regulations, Stormwater Master Plan, and initiation of a Development Code amendment for private streets as part of Planned Unit Developments. He also gave the Council a review of some of the City’s master plans. The next Planning Commission meeting was scheduled for October 12, 2017. ITEMS FROM COMMISSIONERS: None. Chair Jason Dale adjourned meeting at 9:48 pm. Approved by the Newberg Planning Commission this October 12, 2017.

____________________________________ Jason Dale, Planning Commission Chair

_____________________________ Bobbie Morgan, Office Assistant II

Planning Commission Meeting, Sept 14, 2017

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Exhibit “2” To Planning Commission Rules

OUTLINE FOR QUASI-JUDICIAL PUBLIC HEARING Newberg Planning Commission 1.

CALL TO ORDER OPEN THE PUBLIC HEARING, ANNOUNCE THE PURPOSE, DISCUSS TESTIMONY PROCEDURE, AND TIME ALLOTMENTS

2.

CALL FOR ABSTENTIONS, BIAS, EX PARTE CONTACT, AND OBJECTIONS TO JURISDICTION

3.

LEGAL ANNOUNCEMENT READ “QUASI-JUDICIAL ANNOUNCEMENTS” SHEET

4.

STAFF REPORT COMMISSION MAY ASK BRIEF QUESTIONS FOR CLARIFICATION

5.

PUBLIC TESTIMONY 5 MINUTE TIME LIMIT PER SPEAKER (15 MINUTE LIMIT FOR APPLICANT AND PRINCIPAL OPPONENT). SPEAKER GOES TO WITNESS TABLE, STATES NAME & PRESENTS TESTIMONY. COMMISSION MAY ASK QUESTIONS OF SPEAKERS. A. APPLICANT(S) B. OTHER PROPONENTS C. OPPONENTS AND UNDECIDED D. STAFF READS WRITTEN CORRESPONDENCE (TIME LIMIT APPLIES) E. APPLICANT REBUTTAL 6

CLOSE OF PUBLIC TESTIMONY PORTION OF HEARING

7.

FINAL COMMENTS FROM STAFF AND RECOMMENDATION

8.

PLANNING COMMISSION DELIBERATION INCLUDING DISCUSSION OF CRITERIA WITH FINDINGS OF FACT

9.

ACTION BY THE PLANNING COMMMISSION A. ORDER OR RESOLUTION – Usually requires passage of order if the commission is the final decision maker, or a resolution if the commission is only advisory to the council. B. VOTE – Vote is done by roll call. C. COMBINATION – Can be combined with other commission action; separate vote on each action is required.

City of Newberg: Planning Commission Rules & Guidelines

Page 18

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QUASI-JUDICIAL PUBLIC HEARING PROCESS TESTIMONY AND EVIDENCE REQUIREMENTS

ORS 197.763 requires certain statements to be made at the commencement of a public hearing. •

The applicable City and State zoning criteria must be listed. This means that we must advise you of the standards that must be satisfied by the applicant prior to our approval of an application. The Planning Staff will list the applicable criteria during his or her presentation of the staff report.

•

Persons wishing to participate in this hearing must direct their testimony or the evidence toward the criteria stated by the Planner or other specific City or State criteria which you believe apply. You must tell us why the testimony or evidence relates to the criteria.

•

Any issue which might be raised in an appeal of this case to the Land Use Board of Appeals (LUBA) must be raised in person or by letter at the local level prior to the City approving or denying the application. The law states that the issue must be raised in enough detail to afford the decision-maker and the parties an opportunity to respond. This part of the law is also known as the "raise it or waive it" requirement. If you do not bring it up now, you can't bring it up at LUBA.

•

Failure of the applicant to raise constitutional or other issues relating to proposed conditions of approval in enough detail to allow the local government or its designee to respond to the issue precludes an action for damages in Circuit Court.

•

Prior to the conclusion of the initial evidentiary hearing on an application, any participant may request an opportunity to present additional evidence or testimony regarding the application. The Planning Commission will grant such a request through a continuance or extension of the record.

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Community Development Department P.O. Box 970 ▪ 414 E First Street ▪ Newberg, Oregon 97132 503-537-1240 ▪ Fax 503-537-1272 ▪ www.newbergoregon.gov

PLANNING COMMISSION STAFF REPORT CHEHALEM POINTE APARTMENTS DESIGN REVIEW APPLICATION HEARING DATE:

October 12, 2017

FILE NO:

DR2-17-0021

REQUEST:

Design review application for a 140-unit apartment project named Chehalem Pointe Apartments

LOCATION:

1317 Villa Road (future address will be on Park Lane)

TAX LOT:

3217BC-00800

APPLICANT:

KWDS, LLC (contact – Kim McAvoy)

OWNER:

same

ZONE:

R-3 (high density residential)

PLAN DISTRICT:

HDR (high density residential)

OVERLAYS:

A small section of Stream Corridor overlay on the SE corner of the site

ATTACHMENTS: Order 2017-08 with Exhibit “A”: Findings Exhibit “B”: Conditions 1. Aerial Photo 2. Site Plan 3. Comments 4. Application

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LOCATION:

A.

DESCRIPTION OF APPLICATION: A Design Review application to construct a 140-unit multifamily apartment project (one, two and three bedroom units) named Chehalem Pointe Apartments on approximately 5.9 gross acres of land. The development includes eight buildings that are primarily three stories tall, with two story sections on the west side of the site. There will be extensive landscaping, and 243 on-site parking spaces. The development will take access from Park Lane, and will include frontage improvements to Park Lane.

B.

BACKGROUND: The zoning on the site was changed from R-1 to R-3 for multifamily apartments in 2015 by City Council Order 2015-0037. This order placed one condition on the site, which was that the Design Review application for apartments must go to the Planning Commission for review instead of following the typical Type II process. The applicant held a neighborhood meeting on May 31, 2017 and showed preliminary plans for the apartment project. There is no City requirement for a neighborhood meeting, so the applicant did this voluntarily.

C.

SITE INFORMATION: 1.

Location: 1317 Villa Road

2.

Size: Approximately 5.9 gross acres

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D.

3.

Topography: Fairly flat with a moderate slope on the southern portion of the site

4.

Current Land Uses: Field (farm house was demolished)

5.

Natural Features: Primarily a grass field, previously farmed. The two large oaks on the eastern edge of the site were removed by the Villa Road street improvement project.

6.

Adjacent Land Uses: a.

North: Single-family residential (R-1 and R-2 zoning)

b.

East: Single-family residential (R-1 zoning) and stream corridor

c.

South: Railroad track and stream corridor

d.

West: Single-family residential (R-1 zoning)

7.

Access and Transportation: Access to the apartments will be provided from Park Lane, a Local Residential street. The east side of the property is adjacent to Villa Road which is a Major Collector, however no driveway access will be provided onto Villa Road for the proposed apartments.

8.

Utilities: a.

Wastewater: There is an existing 12-inch public wastewater line documented in the City’s GIS system on Park Lane and across the south end of the property.

b.

Water: There is an existing 8-inch water line documented in the City’s GIS system on Park Lane and Villa Road.

c.

Stormwater: There is an existing 21-inch stormwater line documented in the City’s GIS system on the south end of the property and a 12-inch stormwater line in Park Lane.

d.

Overhead Lines: There are existing overhead lines on the west side of Villa Road.

PROCESS: The design review request is being processed as a Type III application and follows the procedures in Newberg Development Code 15.100.050. The Planning Commission will hold a quasi-judicial hearing on the application. The Commission is to make a decision on the application based on the criteria listed in the attached findings. The Planning Commission’s decision is final unless appealed. Important dates related to this application are as follows: 1.

9/28/17:

2.

9/21/17:

The Community Development Director deemed the application complete. The applicant mailed notice to the property owners within 500

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E.

3. 4.

9/27/17: 9/27/17:

5.

10/12/17:

feet of the site. The applicant posted notice on the site. The Newberg Graphic published notice of the Planning Commission hearing. The Planning Commission will hold a quasi-judicial hearing to consider the application.

AGENCY COMMENTS: The application was routed to several public agencies for review and comment. Comments and recommendations from city departments have been incorporated into the findings and conditions. As of the writing of this report, the city received the following agency comments: 1.

Frontier: Reviewed, no conflict.

2.

PGE: Reviewed, no conflict. New vault will be installed near Park Lane/Villa Road intersection on Villa Road widening project. This will be the source of power for this project.

3.

TVF&R: 1. The proposed location of the hydrants is acceptable. 2. One access road is acceptable as long as all structures include an NFPA sprinkler system, and no structure is over 30’ tall to the eave line. 3. All access roads must meet turn radius requirements. The offset interior intersections as drawn may not meet requirements. All radii must be shown on the drawings for review. 4. FDC placement must be approved by Fire Marshal. The drawings are required to show these locations. 5. If bldgs are over 30’ tall to the eave line, aerial fire apparatus access requirements will have to be met. 6. Provide hydrant flows. Flow must meet code requirements. 7. Turnaround must meet Fire Code dimension requirements. 8. Knox Box will be required.

4.

Newberg School District: Reviewed, no conflict.

5.

OR Department of State Lands: It is unlikely that there are jurisdictional wetlands or waterways on the property based upon a review of wetland maps, the county soil survey and other information.

6.

ODOT Rail: As you may know this development is directly adjacent to a railroad trestle (ODOT Crossing No. P-749.70-B, USDOT 754145U) and there is currently a draft crossing order application and plans in process with the City of Newberg, its designer, and two railroads. Currently the cross-section configuration is 5 ft. sidewalk with pedestrian protection, 5 ft. bike lane, 12 ft. travel lane, 12 ft. travel lane, 5 ft. bike lane, and 5 ft. sidewalk with pedestrian protection in the draft crossing order application. After some “Working Together For A Better Community-Serious About Service" Z:\WP5FILES\FILES.DR (Design Review)\Type 2 DR\2017\DR2-17-0021 Chehalem Pointe apartments\DR2-17-0021 Chehalem Pointe staff report.doc

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discussion and review of the truck turning template 12 ft. lanes were chosen. Sidewalk pedestrian protection protrudes approximately 40 ft. beyond the trestle on both sides of the road so have the developer work with the crossing order applicant. The developer has applied to the city with a cross-section of unknown width of sidewalk, 5 ft. bike lane, a variable travel lane, 12 ft. travel lane, 5 ft. bike lane, and 5 ft. sidewalk per Sheet SS-4 (76 of 87). (See attached developer sheet SS-4). Please have the City of Newberg/designer work with the developer to match the crosssection in the paragraph above which should be in the future crossing order. If a left turn lane is being added for the new development, striping and signage will need to match the future crossing order. Please have the developer work with the applicant for the crossing order application. I will cc the designer and all parties in the crossing order application in this email. Make sure street trees are not interfering with the future covered pedestrian sidewalk and signage. The southernmost street trees on sheet SS-4 may need to be removed from the plans. Match sidewalk and lane configuration with plans for the future crossing order. We support removal of the current driveway located on Villa Road and having it relocated onto Park Lane. We also support the developer adding a 6 ft. chain link fence to restrict trespassing on railroad right of way adjacent to the railroad track on the southern property edge as stated on page 8 of 44. Please make sure the fence is installed off of rail road right of way and on the developer’s property. Fencing will need to be continuous with no gates installed to the railroad right of way. F.

PUBLIC COMMENTS: As of the writing of this report, the city has received no written public comments.

G.

ANALYSIS: 1.

Previous zone change from R-1 to R-3: The zone change to R-3 was approved by the City Council in 2015. Apartments are an allowed use in the R-3 zone, and the proposal is below the maximum density for the site.

2.

Design compatibility: The design includes several elements to improve compatibility with the single-family homes to the west, such as facing the narrow end of the buildings west, reducing the height, increasing setbacks, and providing landscape hedges.

3.

Transportation/traffic: The traffic study found that under year 2018 total traffic conditions (after development of the project), all of the study intersections, except the Fulton Street/Villa Road intersection, are forecast to meet city operational “Working Together For A Better Community-Serious About Service" Z:\WP5FILES\FILES.DR (Design Review)\Type 2 DR\2017\DR2-17-0021 Chehalem Pointe apartments\DR2-17-0021 Chehalem Pointe staff report.doc

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standards (Level of Service “D” or better) during the AM and PM peak hours. Under year 2018 total traffic conditions, the Fulton Street/Villa Road intersection will meet the city operational standards (Level of Service “C”) if upgraded to an all-way stop controlled intersection. The study found that the proposed driveway on Park Lane will function acceptably with stop control on the driveway approach, and that a driveway on Villa Road is not recommended. The study also noted that the left-turn lane on Villa Road will provide more than 120 feet of storage, which exceeds the minimum recommendation of 25 feet. H.

PRELIMINARY STAFF RECOMMENDATION: The preliminary staff recommendation is made in the absence of public hearing testimony, and may be modified subsequent to the close of the public hearing. At this writing, staff recommends the following motion: Move to adopt Planning Commission Order 2017-08, which approves the requested design review with the attached conditions.

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PLANNING COMMISSION ORDER 2017-08 AN ORDER APPROVING DESIGN REVIEW DR217-0021 FOR A 140-UNIT APARTMENT DEVELOPMENT AT 1317 VILLA ROAD, YAMHILL COUNTY TAX LOT 3217BC-00800. RECITALS 1.

KWDS, LLC submitted a design review application to the Planning Commission for a 140-unit apartment development named Chehalem Pointe Apartments at 1317 Villa Road, Yamhill County tax lot 3217BC-00800.

2.

After proper notice, the Newberg Planning Commission held a hearing on October 12, 2017, took public testimony, and deliberated on the application.

3.

The Newberg Planning Commission finds that the application meets the applicable criteria as conditioned and shown in the findings in Exhibit “A”.

The Newberg Planning Commission orders as follows: 1.

Design Review Application DR217-0021 is hereby approved, subject to the conditions contained in Exhibit “B”. Exhibit "B" is hereby adopted and by this reference incorporated.

2.

The findings shown in Exhibit “A” are hereby adopted. Exhibit "A" is hereby adopted and by this reference incorporated.

3.

This order shall be effective October 27, 2017 unless appealed prior to that date.

4.

This order shall expire one year after the effective date above if the applicant does not obtain a building permit pursuant to this application by that time, unless an extension is granted per Newberg Development Code 15.225.100.

Adopted by the Newberg Planning Commission this 12th day of October, 2017. ATTEST: Planning Commission Chair

Planning Commission Secretary

List of Exhibits: Exhibit “A”: Findings Exhibit “B”: Conditions

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Exhibit “A” to Planning Commission Order 2017-08 Findings –DR217-0021 Chehalem Pointe apartments – 1317 Villa Road I.

Design Review Criteria That Apply - Newberg Development Code 15.220.050(B): 1. Design compatibility. The proposed design review request incorporates an architectural design which is compatible with and/or superior to existing or proposed uses and structures in the surrounding area. This shall include, but not be limited to, building architecture, materials, colors, roof design, landscape design, and signage.

Finding: The design of the proposed apartment project incorporates several design elements to make the project compatible with surrounding development, and in particular with the adjacent single-family homes on the west side of the site. The buildings have pitched roofs with fiberglass shingles, and a mix of wooden lap siding and board-and-batten siding. The painting plan will include color bands to break up the visual mass of the units. The western buildings are oriented so that their narrow ends face west and east, which minimizes the visual impact on the western neighbors. No decks or patios are located on the western end of the western buildings. The Development Code allows a 45 foot height limit on most of the site, and places a 30 foot height limit within 50 feet of the western property line because it is zoned R-1. The apartment project meets those height limits, and is actually below them. The northwestern buildings are setback approximately 40 feet from the western property line, and incorporate a two-story section and a three-story section. The three-story buildings are 31 feet tall (height is measured from grade to the midpoint of the highest gable), and are less than 36 feet tall at the peak of the roof. The southwestern buildings also meet the height limits, and incorporate a two story section and three story section. These two buildings are 14 feet from the property line, so the applicant has graded the site 5-6 feet lower than the adjoining western properties at this location in order to decrease the visual impact of these buildings. The project’s landscaping plan shows that a 6 foot tall chain link fence with wooden slats is proposed for the western property line to provide a physical and visual barrier. The fence will be supplemented with a mix of shrubs to form an effective hedge along the western property line. The Development Code requires that exterior lights be shielded, and that light trespass be limited to 0.5 foot-candles at the adjacent property lines. The proposal includes shielded fixtures, but the lighting plan shows that the light trespass will exceed 0.5 foot-candles along most of the northern property line and at points along the east and west property lines. The applicant will need to submit a revised lighting plan that indicates that the 0.5 foot-candle light trespass limit is met along the entire property line. As conditioned, the project design is compatible with the existing surrounding development and meets this criterion.

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2. Parking and On-Site Circulation. Parking areas shall meet the requirements of NMC 15.440.010. Parking studies may be required to determine if adequate parking and circulation are provided for uses not specifically identified in NMC 15.440.010. Provisions shall be made to provide efficient and adequate on-site circulation without using the public streets as part of the parking lot circulation pattern. Parking areas shall be designed so that vehicles can efficiently enter and exit the public streets with a minimum impact on the functioning of the public street. Finding: The Development Code requires multifamily apartments to provide 1 parking space per 1 bedroom unit, 1.5 parking spaces per 2 bedroom unit, and 2 parking spaces per 2 bedroom unit. In addition, 0.2 visitor spaces are required per unit. The proposed apartment project has 42 1bedroom units, 74 2-bedroom units, and 24 3-bedroom units. It requires a total of 229 parking spaces, including 28 visitor parking spaces. The proposal includes 243 parking spaces, which exceeds the Development Code requirements. All of the parking spaces will have wheel stops. Most of the parking will be covered, which will be an amenity for the residents. The proposal includes 36 bicycle parking spaces scattered throughout the site, which exceeds the 35 space requirement. The proposal meets this criterion. 3. Setbacks and General Requirements. The proposal shall comply with NMC 15.415.010 through 15.415.060 dealing with height restrictions and public access; and NMC 15.405.010 through 15.405.040 and NMC 15.410.010 through 15.410.070 dealing with setbacks, coverage, vision clearance, and yard requirements. Finding: The site is in the R-3 zone, which requires 12 foot minimum front yard setbacks and 5 foot minimum interior yard setbacks. It also limits lot coverage to 50%, parking coverage to 30%, and total coverage to 70%. The proposed plan meets the required setbacks, and is below the coverage limits as the total coverage in the proposal is 53%. The remaining 47% of the site is landscaped. The maximum height in the R-3 zone is 45 feet (height is measured from grade to the midpoint of the highest gable), with a 30-foot height limit within 50 feet of an R-1 zone border. The proposal includes two-story building sections that are 22 feet tall along the western R-1 border, and threestory building sections that are 31 feet tall on the rest of the site. The proposal is below the R-3 height limits. The design proposes trash enclosures with chain-link fence walls. The Development Code requires that trash enclosures have masonry walls, and the design and location have to meet Waste Management requirements. The applicant will need to provide written confirmation that Waste Management has approved the method of refuse collection, and the design, size, and location of any proposed refuse collection area. Trash enclosures must be constructed of masonry. 4. Landscaping Requirements. The proposal shall comply with NMC 15.420.010 dealing with landscape requirements and landscape screening. Finding: The proposed design includes 47% landscaping coverage, which exceeds the 30% minimum requirement. Each unit has either a patio or balcony for a private outdoor area, which “Working Together For A Better Community-Serious About Service" Z:\WP5FILES\FILES.DR (Design Review)\Type 2 DR\2017\DR2-17-0021 Chehalem Pointe apartments\DR2-17-0021 Chehalem Pointe staff report.doc

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includes storage. The site is required to have at least 30,400 square feet of usable shared outdoor recreation area; the proposal includes over 41,000 square feet of usable shared outdoor recreation area. In addition, there is approximately 70,000 square feet of stormwater swales on the southeast corner of the site that provides landscaped open space. The design includes street trees that are on the city’s approved street tree list. The landscape buffers between the parking areas and the western property line are at least 5 feet wide and include a mix of fencing and shrubs that meet the requirement for a 75% site-obscuring fence or hedge for buffering. The private walkways on the site connect each building to the street. As proposed, the design meets this criterion. 5. Signs. Signs shall comply with NMC 15.435.010 et seq. dealing with signs. Finding: No signs are included in this review. Any signs for the site will require a separate sign permit application. 6. Manufactured Home, Mobile Home and RV Parks. Manufactured home, mobile home, and recreational vehicle parks shall also comply with the standards listed in NMC 15.445.050 et seq. in addition to the other criteria listed in this section. Finding: Not applicable. The development proposal is not a manufactured home, mobile home, or RV park. 7. Zoning District Compliance. The proposed use shall be listed as a permitted or conditionally permitted use in the zoning district in which it is located as found in NMC 15.304.010 through 15.328.040. Through this site review process, the director may make a determination that a use is determined to be similar to those listed in the applicable zoning district, if it is not already specifically listed. In this case, the director shall make a finding that the use shall not have any different or more detrimental effects upon the adjoining neighborhood area than those specifically listed. Finding: The site is zoned R-3 (High Density Residential). A multifamily apartment project is a permitted use in the R-3 zone. The site has a net size (after dedicating right-of-way for adjacent streets) of 5.57 acres. The maximum density allowed on the site is 1 unit per 1,500 square feet, or 162 units. The minimum density allowed on the site is 1 unit per 2,500 square feet, or 97 units. The proposed 140-unit project is above the minimum density and below the maximum density, so it is permitted in the R-3 zone. 8. Subdistrict Compliance. Properties located within subdistricts shall comply with the provisions of those subdistricts located in NMC 15.340.010 through 15.348.060. Finding: The site has a small section of Stream Corridor overlay on its southeast corner. The design shows that a storm drain line will extend into this area, and that the area will be replanted with groundcover and western red cedar trees. The proposal complies with the Stream Corridor requirements.

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9. Alternative Circulation, Roadway Frontage Improvements and Utility Improvements. Where applicable, new developments shall provide for access for vehicles and pedestrians to adjacent properties which are currently developed or will be developed in the future. This may be accomplished through the provision of local public streets or private access and utility easements. At the time of development of a parcel, provisions shall be made to develop the adjacent street frontage in accordance with city street standards and the standards contained in the transportation plan. At the discretion of the city, these improvements may be deferred through use of a deferred improvement agreement or other form of security. Finding: The Engineering Services Department findings are listed below: 15.505.020 Applicability. The provision and utilization of public facilities and services within the City of Newberg shall apply to all land developments in accordance with this chapter. No development shall be approved unless the following improvements are provided for prior to occupancy or operation, unless future provision is assured in accordance with NMC 15.505.030(E). A. Public Works Design and Construction Standards. The design and construction of all improvements within existing and proposed rights-of-way and easements, all improvements to be maintained by the city, and all improvements for which city approval is required shall comply with the requirements of the most recently adopted Newberg public works design and construction standards. B. Street Improvements. All projects subject to a Type II design review, partition, or subdivision approval must construct street improvements necessary to serve the development. C. Water. All developments, lots, and parcels within the City of Newberg shall be served by the municipal water system as specified in Chapter 13.15 NMC. Finding: There is an existing 8-inch water line in both Park Lane and Villa Road which are available to serve the development. The requirement is met. D. Wastewater. All developments, lots, and parcels within the City of Newberg shall be served by the municipal wastewater system as specified in Chapter 13.10 NMC. Finding: There is an existing 12-inch public wastewater line in both Park Lane and along the south end of the property available to serve the development. Preliminary plans show two lateral connections to the existing line in Park Lane and a connection to the existing line along the south end of the property. The requirement is met.

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E. Stormwater. All developments, lots, and parcels within the City of Newberg shall manage stormwater runoff as specified in Chapters 13.20 and 13.25 NMC. Finding: There is an existing 21-inch storm line along the south end of the property which is available to serve the development. There is also a 12-inch storm line in Park Lane. The requirement is met. F. Utility Easements. Utility easements shall be provided as necessary and required by the review body to provide needed facilities for present or future development of the area. Finding: The applicant has submitted preliminary plans that indicate some utility easements. All public utilities shall be located within a public utility easement. The applicant has not submitted construction plans so it cannot be determined if this requirement has been met. The applicant will be required to submit construction plans that include utility easements meeting the specifications and standards of the Newberg Pubic Works Design and Construction Standards. Easements to include, but not necessarily limited to: 1. 15-foot easement for the proposed public water main and onsite fire hydrants. 2. 15-foot easement for the existing 12-inch wastewater line along the south end of the property. 3. 20-foot easement for the existing 21-inch storm line along the southern end of the property. 4. 10-foot utility easements along all frontages. Preliminary plans show a curb for the southern parking area in conflict with an existing public storm manhole and public storm line. Submitted plans also indicate a retaining wall along the southern property boundary that appears to be within 5-feet of the existing public storm manhole and storm line. Final plans for the southern property boundary will be required to show the curb and retaining wall avoiding impacts to the existing public manhole and storm line.

G. City Approval of Public Improvements Required. No building permit may be issued until all required public facility improvements are in place and approved by the director, or are otherwise bonded for in a manner approved by the review authority, in conformance with the provisions of this code and the Newberg Public Works Design and Construction Standards. [Ord. 2810 § 2 (Exhs. B, C), 12-19-16.] 15.505.030 Street standards. B. Applicability. The provisions of this section apply to: 1. The creation, dedication, and/or construction of all public streets, bike facilities, or pedestrian facilities in all subdivisions, partitions, or other developments in the City of Newberg.

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2. The extension or widening of existing public street rights-of-way, easements, or street improvements including those which may be proposed by an individual or the city, or which may be required by the city in association with other development approvals. 3. The construction or modification of any utilities, pedestrian facilities, or bike facilities in public rights-of-way or easements. 4. The designation of planter strips. Street trees are required subject to Chapter 15.420 NMC. 5. Developments outside the city that tie into or take access from city streets. C. Layout of Streets, Alleys, Bikeways, and Walkways. Streets, alleys, bikeways, and walkways shall be laid out and constructed as shown in the Newberg transportation system plan. In areas where the transportation system plan or future street plans do not show specific transportation improvements, roads and streets shall be laid out so as to conform to previously approved subdivisions, partitions, and other developments for adjoining properties, unless it is found in the public interest to modify these patterns. Transportation improvements shall conform to the standards within the Newberg Municipal Code, the Newberg public works design and construction standards, the Newberg transportation system plan, and other adopted city plans. D. Construction of New Streets. Where new streets are necessary to serve a new development, subdivision, or partition, right-of-way dedication and full street improvements shall be required. Three-quarter streets may be approved in lieu of full street improvements when the city finds it to be practical to require the completion of the other one-quarter street improvement when the adjoining property is developed; in such cases, three-quarter street improvements may be allowed by the city only where all of the following criteria are met: 1. The land abutting the opposite side of the new street is undeveloped and not part of the new development; and 2. The adjoining land abutting the opposite side of the street is within the city limits and the urban growth boundary. Finding: The criterion does not apply to this applicant. The proposed application does not include new streets. E. Improvements to Existing Streets. 1. All projects subject to partition, subdivision, or Type II design review approval shall dedicate right-of-way sufficient to improve the street to the width specified in subsection (G) of this section. “Working Together For A Better Community-Serious About Service" Z:\WP5FILES\FILES.DR (Design Review)\Type 2 DR\2017\DR2-17-0021 Chehalem Pointe apartments\DR2-17-0021 Chehalem Pointe staff report.doc

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Finding: Park Lane and Villa Road are adjacent to this site. There is 35-feet of right-of-way proposed from the center line of Park Lane shown on the preliminary plans submitted. A minimum of 35-feet of right-of-way from the center line of Park Lane is required for the installation of improvements for a local residential street per (G). The applicant will be required to dedicate rightof-way sufficient to provide a minimum of 54-feet of right-of-way for Park Lane. Villa Road is being constructed under a separate design contract being administered by the City. The applicant has entered into a Right-of-Way Dedication Easement and Improvement Agreement with the City of Newberg for the Villa Road improvements. The signed agreement includes right-ofway to be dedicated along Villa Road varying from 0 to approximately 24-feet to meet requirements for the Villa Road project. 2. All projects subject to partition, subdivision, or Type II design review approval must construct a minimum of a three-quarter street improvement to all existing streets adjacent to, within, or necessary to serve the development. The director may waive or modify this requirement where the applicant demonstrates that the condition of existing streets to serve the development meets city standards and is in satisfactory condition to handle the projected traffic loads from the development. Where a development has frontage on both sides of an existing street, full street improvements are required. Finding: The applicant is proposing to construct a three-quarter street improvement on Park Lane along the property frontage. Per the City of Newberg Transportation System Plan, Park Lane is to have 5-foot sidewalks, 5.5-foot planters, 0.5-foot curb, 7-foot parking lane, 9-foot drive aisle. The final design of Park Lane will need to be approved as part of the Public Improvement Permit. The applicant will be required to provide ¾ street improvements for Park Lane meeting the specifications and standards of the Newberg Pubic Works Design and Construction Standards and the Transportation System Plan. Villa Road improvements to be installed as part of the City’s project include a left turn lane at Park Lane noted as needed in the traffic study and sidewalks, bike lanes and travel lanes required by the City of Newberg Transportation System Plan (TSP). These improvements are agreed to in the signed Right-of-way Dedication Easement and Improvement Agreement meeting requirements for the Villa Road project. G. Street Width and Design Standards. 1. Design Standards. All streets shall conform with the standards contained in Table 15.505.030(G). Where a range of values is listed, the director shall determine the width based on a consideration of the total street section width needed, existing street widths, and existing development patterns. Preference shall be given to the higher value. Where values may be modified by the director, the overall width shall be determined using the standards under subsections (G)(2) through (10) of this section. 7. Sidewalks. Sidewalks shall be provided on both sides of all public streets. Minimum width is five feet.

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Finding: The submitted plans show a 5-foot sidewalk along the Park Lane frontage. Two directional curb ramps will be required on the southwest corner of the Park Lane/Villa Road intersection to provide pedestrian mobility access. The final design of Park Lane improvements will need to be approved as part of the Public Improvement Permit. Sidewalks along Villa Road are part of the City’s Villa Road project. This requirement is met. 8. Planter Strips. Except where infeasible, a planter strip shall be provided between the sidewalk and the curb line, with a minimum width of five feet. This strip shall be landscaped in accordance with the standards in NMC 15.420.020. Finding: The submitted plans show a planter strip along the Park Lane frontage. The typical planter strip width for a local residential street is 5.5-feet per the Transportation System Plan. The final design of the Park Lane improvements will need to be approved as part of the Public Improvement Permit. This requirement is met. 10. Intersections and Street Design. The street design standards in the Newberg public works design and construction standards shall apply to all public streets, alleys, bike facilities, and sidewalks in the city. Finding: Preliminary plans indicate that the applicant will be able to meet requirements of the public works design and construction standards. The final design of Park Lane will need to comply with City of Newberg’s standards. The applicant will be required to obtain a Public Improvement Permit and meet the Public Works Design and Construction Standards for the proposed roadway improvements per 15.505.020(A) and 15.505.030(G)(10). The pavement width for Park Lane is to be 32-feet at the curb return at the southwest corner of the Park Lane at Villa Road intersection. The applicant will be required to coordinate design and construction of the Park Lane at Villa Road intersection with the Villa Road project. R. Vehicular Access Standards. 1. Purpose. The purpose of these standards is to manage vehicle access to maintain traffic flow, safety, roadway capacity, and efficiency. They help to maintain an adequate level of service consistent with the functional classification of the street. Major roadways, including arterials and collectors, serve as the primary system for moving people and goods within and through the city. Access is limited and managed on these roads to promote efficient through movement. Local streets and alleys provide access to individual properties. Access is managed on these roads to maintain safe maneuvering of vehicles in and out of properties and to allow safe through movements. If vehicular access and circulation are not properly designed, these roadways will be unable to accommodate the needs of development and serve their transportation function. 2. Access Spacing Standards. Public street intersection and driveway spacing shall follow the standards in Table 15.505.R below. The Oregon Department of “Working Together For A Better Community-Serious About Service" Z:\WP5FILES\FILES.DR (Design Review)\Type 2 DR\2017\DR2-17-0021 Chehalem Pointe apartments\DR2-17-0021 Chehalem Pointe staff report.doc

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Transportation (ODOT) has jurisdiction of some roadways within the Newberg city limits, and ODOT access standards will apply on those roadways.

Table 15.505.R. Access Spacing Standards Roadway Functional Classification

Area1

Driveway Setback from Intersecting Street3

Minimum Public Street Intersection Spacing (Feet)2

Expressway

All

Refer to ODOT Access Spacing Standards

Major arterial

Urban CBD

Refer to ODOT Access Spacing Standards

Minor arterial

Urban CBD

500 200

150 100

Major collector All

400

150

Minor collector All

300

100

1

NA

“Urban” refers to intersections inside the city urban growth boundary outside the central business district (C-3 zone). “CBD” refers to intersections within the central business district (C-3 zone). “All” refers to all intersections within the Newberg urban growth boundary.

2 3

Measured centerline to centerline. The setback is based on the higher classification of the intersecting streets. Measured from the curb line of the intersecting street to the beginning of the driveway, excluding flares. If the driveway setback listed above would preclude a lot from having at least one driveway, including shared driveways or driveways on adjoining streets, one driveway is allowed as far from the intersection as possible.

Finding: Submitted plans show the development having a single driveway approach from Park Lane. The closest intersecting street is Villa Road, classified as a major collector. As submitted, the plans indicate the driveway setback from Villa Road as approximately 120-feet measured from the west curb of Villa Road to the east edge of the proposed driveway. Per Table 15.505.R, the required setback is 150 feet. The applicant will be required to submit revised plans showing the driveway setback at least 150 feet from Villa Road per the requirements of 15.505.030.(R).2. “Working Together For A Better Community-Serious About Service" Z:\WP5FILES\FILES.DR (Design Review)\Type 2 DR\2017\DR2-17-0021 Chehalem Pointe apartments\DR2-17-0021 Chehalem Pointe staff report.doc

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3. Properties with Multiple Frontages. Where a property has frontage on more than one street, access shall be limited to the street with the lesser classification. Finding: The property is adjacent to two roadways, Park Lane is classified as a local residential street and Villa Road is classified as a major collector. The submitted plans show the development access from Park Lane, which is the lesser classification roadway. This requirement is met. 6. Closure of Existing Accesses. Existing accesses that are not used as part of development or redevelopment of a property shall be closed and replaced with curbing, sidewalks, and landscaping, as appropriate. Finding: There is one existing access to the property along Villa Road. The preliminary plans indicated the access will be closed and replaced with curbing, sidewalks, and landscaping as appropriate. This requirement is met. T. Street Trees. Street trees shall be provided for all projects subject to Type II design review, partition, or subdivision. Street trees shall be installed in accordance with the provisions of NMC 15.420.010(B)(4). Finding: The applicant is proposing to provide street trees along all public streets adjacent to this development. Park Lane is classified as a local residential street and Villa Road is classified as a major collector. The applicant will be required to provide street trees that are compliant with 15.420.010(B)(4)(a). U. Street Lights. All developments shall include underground electric service, light standards, wiring and lamps for street lights according to the specifications and standards of the Newberg public works design and construction standards. The developer shall install all such facilities and make the necessary arrangements with the serving electric utility as approved by the city. Upon the city’s acceptance of the public improvements associated with the development, the street lighting system, exclusive of utility-owned service lines, shall be and become property of the city unless otherwise designated by the city through agreement with a private utility. Finding: The applicant has submitted preliminary plans that do not show street lighting. The applicant has not submitted construction plans so it cannot be determined if this requirement has been met. The applicant will be required to submit construction plans that include existing, or if found to be needed, new street lights meeting the specifications and standards of the Newberg Public Works Design and Construction Standards for street lights. 15.505.040 Public utility standards. C. General Standards.

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1. The design and construction of all improvements within existing and proposed rightsof-way and easements, all improvements to be maintained by the city, and all improvements for which city approval is required shall conform to the Newberg public works design and construction standards and require a public improvements permit. 2. The location, design, installation and maintenance of all utility lines and facilities shall be carried out with minimum feasible disturbances of soil and site. Installation of all proposed public and private utilities shall be coordinated by the developer and be approved by the city to ensure the orderly extension of such utilities within public right-ofway and easements. D. Standards for Water Improvements. All development that has a need for water service shall install the facilities pursuant to the requirements of the city and all of the following standards. Installation of such facilities shall be coordinated with the extension or improvement of necessary wastewater and stormwater facilities, as applicable. 1. All developments shall be required to be linked to existing water facilities adequately sized to serve their intended area by the construction of water distribution lines, reservoirs and pumping stations which connect to such water service facilities. All necessary easements required for the construction of these facilities shall be obtained by the developer and granted to the city pursuant to the requirements of the city. 2. Specific location, size and capacity of such facilities will be subject to the approval of the director with reference to the applicable water master plan. All water facilities shall conform with city pressure zones and shall be looped where necessary to provide adequate pressure and fire flows during peak demand at every point within the system in the development to which the water facilities will be connected. Installation costs shall remain entirely the developer’s responsibility. Finding: The applicant will be utilizing the existing water lines in Park Lane and Villa Road to provide a looped public water line through the site. Fire flow calculations have not been submitted to determine if this requirement is met. As part of the Public Improvement Permit, the applicant will be required to submit fire flow calculations to show that the proposed service is adequate. 3. The design of the water facilities shall take into account provisions for the future extension beyond the development to serve adjacent properties, which, in the judgment of the city, cannot be feasibly served otherwise. Finding: The criterion does not apply to this applicant. The proposed application does not need to account for future extension beyond the development to serve adjacent properties. 4. Design, construction and material standards shall be as specified by the director for the construction of such public water facilities in the city. “Working Together For A Better Community-Serious About Service" Z:\WP5FILES\FILES.DR (Design Review)\Type 2 DR\2017\DR2-17-0021 Chehalem Pointe apartments\DR2-17-0021 Chehalem Pointe staff report.doc

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Finding: Preliminary plans indicate that the applicant will be able to meet requirements of the public works design and construction standards. Submitted plans indicate a new 4-inch service lateral for onsite domestic water service to each building. The plans also show a new private onsite fire service water line for fire services to each building. However, the plans do not clearly indicate the intended point of connection to the public water main. Fire department connection (FDC) locations for building fire sprinkler systems are also not clearly indicated. Backflow prevention devices will be required on the private domestic and fire service lines. The applicant’s plans also show a new 8-inch public water main connecting existing public water mains in Park Lane and Villa Road. Submitted plans show onsite fire hydrants served off of a private fire service line. The onsite fire hydrants will be required to be public and will be required to be served off of the new public water main. Drive aisle widths at fire hydrant locations are to be 26-feet per fire department requirements. Construction plans have not yet been submitted and reviewed to determine if this requirement is met. The applicant will need to submit construction plans and obtain a Public Improvement Permit to install the water system pursuant to the requirements of the City of Newberg Public Works Design and Construction Standards. E. Standards for Wastewater Improvements. All development that has a need for wastewater services shall install the facilities pursuant to the requirements of the city and all of the following standards. Installation of such facilities shall be coordinated with the extension or improvement of necessary water services and stormwater facilities, as applicable. 2. All properties shall be provided with gravity service to the city wastewater system, except for lots that have unique topographic or other natural features that make gravity wastewater extension impractical as determined by the director. Where gravity service is impractical, the developer shall provide all necessary pumps/lift stations and other improvements, as determined by the director. 3. All developments shall be required to be linked to existing wastewater collection facilities adequately sized to serve their intended area by the construction of wastewater lines which connect to existing adequately sized wastewater facilities. All necessary easements required for the construction of these facilities shall be obtained by the developer and granted to the city pursuant to the requirements of the city. 4. Specific location, size and capacity of wastewater facilities will be subject to the approval of the director with reference to the applicable wastewater master plan. All wastewater facilities shall be sized to provide adequate capacity during peak flows from the entire area potentially served by such facilities. Installation costs shall remain entirely the developer’s responsibility. Finding: The applicant has submitted a preliminary wastewater plan. The applicant will be required to submit construction plans and obtain a Public Improvement Permit to install the “Working Together For A Better Community-Serious About Service" Z:\WP5FILES\FILES.DR (Design Review)\Type 2 DR\2017\DR2-17-0021 Chehalem Pointe apartments\DR2-17-0021 Chehalem Pointe staff report.doc

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wastewater lateral pursuant to the requirements of the City of Newberg Public Works Design and Construction Standards. 6. The design of the wastewater facilities shall take into account provisions for the future extension beyond the development to serve upstream properties, which, in the judgment of the city, cannot be feasibly served otherwise. Finding: The criterion does not apply to this applicant. The proposed application does not require provisions for the future extension beyond the development to serve upstream properties. 7. Design, construction and material standards shall be as specified by the director for the construction of such wastewater facilities in the city. Finding: Preliminary plans indicate that the applicant will be able to meet requirements of the public works design and construction standards. The plans show two new 4-inch connections to the public wastewater line in Park Lane, and a new 8-inch connection the public wastewater line along the south end of the property. Construction plans have not yet been submitted and reviewed to determine if the requirement is met. Multifamily wastewater service laterals shall connect into the public main at a manhole per City of Newberg Public Works Design and Construction Standards. The applicant will be required to submit construction plans and obtain a Public Improvement Permit to install the wastewater laterals pursuant to the requirements of the City of Newberg Public Works Design and Construction Standards. F. Easements. Easements for public and private utilities shall be provided as deemed necessary by the city, special districts, and utility companies. Easements for special purpose uses shall be of a width deemed appropriate by the responsible agency. Such easements shall be recorded on easement forms approved by the city and designated on the final plat of all subdivisions and partitions. Minimum required easement width and locations are as provided in the Newberg public works design and construction standards. [Ord. 2810 § 2 (Exhs. B, C), 12-19-16.] Finding: The applicant has submitted preliminary plans that indicate some utility easements. The applicant will be required to submit construction plans that include necessary utility easements meeting the specifications and standards of the Newberg Pubic Works Design and Construction Standards. 15.505.050 Stormwater system standards. A. Purpose. The purpose of this section is to provide for the drainage of surface water from all development; to minimize erosion; and to reduce degradation of water quality due to sediments and pollutants in stormwater runoff. B. Applicability. The provisions of this section apply to all developments subject to site development review or land division review and to the reconstruction or expansion of such developments that increases the flow or changes the point of discharge to the city “Working Together For A Better Community-Serious About Service" Z:\WP5FILES\FILES.DR (Design Review)\Type 2 DR\2017\DR2-17-0021 Chehalem Pointe apartments\DR2-17-0021 Chehalem Pointe staff report.doc

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stormwater system. Additionally, the provisions of this section shall apply to all drainage facilities that impact any public storm drain system, public right-of-way or public easement, including but not limited to off-street parking and loading areas. C. General Requirement. All stormwater runoff shall be conveyed to a public storm wastewater or natural drainage channel having adequate capacity to carry the flow without overflowing or otherwise causing damage to public and/or private property. The developer shall pay all costs associated with designing and constructing the facilities necessary to meet this requirement. Finding: The applicant is proposing to collect all on-site stormwater and connect into the 21-inch stormwater line along the south end of the property. Submitted plans indicate stormwater planters along Park Lane. Laterals from the storm planters are shown connecting to the existing storm line in Park Lane. Construction plans have not yet been submitted and reviewed to determine if the requirement is met. The applicant will be required to submit construction plans and obtain a Public Improvement Permit to install the stormwater systems pursuant to the requirements of the City of Newberg Public Works Design and Construction Standards. D. Plan for Stormwater and Erosion Control. No construction of any facilities in a development included in subsection (B) of this section shall be permitted until an engineer registered in the State of Oregon prepares a stormwater report and erosion control plan for the project. This plan shall contain at a minimum: 1. The methods to be used to minimize the amount of runoff, sedimentation, and pollution created from the development both during and after construction. 2. Plans for the construction of stormwater facilities and any other facilities that depict line sizes, profiles, construction specifications, and other such information as is necessary for the city to review the adequacy of the stormwater plans. 3. Design calculations shall be submitted for all drainage facilities. These drainage calculations shall be included in the stormwater report and shall be stamped by a licensed professional engineer in the State of Oregon. Peak design discharges shall be computed based upon the design criteria outlined in the public works design and construction standards for the city. Finding: The applicant has submitted preliminary plans and a preliminary stormwater report for the proposed development. It appears that the applicant will be able to meet requirements of the Public Works Design and Construction Standards. This site is not currently paved. New impervious surfaces will be created so stormwater quality and quantity facilities will be required. As the project will disturb more than one acre, a 1200-C Permit from DEQ will be required. The applicant will be required to submit a Final Stormwater report, stormwater system and erosion control plans that comply with City Public Works Design and Construction Standards. “Working Together For A Better Community-Serious About Service" Z:\WP5FILES\FILES.DR (Design Review)\Type 2 DR\2017\DR2-17-0021 Chehalem Pointe apartments\DR2-17-0021 Chehalem Pointe staff report.doc

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E. Development Standards. Development subject to this section shall be planned, designed, constructed, and maintained in compliance with the Newberg public works design and construction standards. [Ord. 2810 § 2 (Exhs. B, C), 12-19-16.] Finding: The site will be served by a lateral to a public stormwater line. Construction plans for this lateral and associated stormwater systems have not yet been submitted. A stormwater report will need to be submitted with the Public Improvement Permit and will be completely reviewed at that time. The stormwater report is to include maintenance plans for the stormwater facilities including the stormwater quality and quantity systems along with the LIDA planters along Park Lane. The applicant will need to submit construction plans and obtain a Public Improvement Permit to install the stormwater system and lateral. TVF&R commented: 1. The proposed location of the hydrants is acceptable. 2. One access road is acceptable as long as all structures include an NFPA sprinkler system, and no structure is over 30’ tall to the eave line. 3. All access roads must meet turn radius requirements. The offset interior intersections as drawn may not meet requirements. All radii must be shown on the drawings for review. 4. FDC placement must be approved by the Fire Marshal. The drawings are required to show these locations. 5. If bldgs are over 30’ tall to the eave line, aerial fire apparatus access requirements will have to be met. 6. Provide hydrant flows. Flow must meet code requirements. 7. Turnaround must meet Fire Code dimension requirements. 8. Knox Box will be required. ODOT Rail commented: As you may know this development is directly adjacent to a railroad trestle (ODOT Crossing No. P-749.70-B, USDOT 754145U) and there is currently a draft crossing order application and plans in process with the City of Newberg, its designer, and two railroads. Currently the cross-section configuration is 5 ft. sidewalk with pedestrian protection, 5 ft. bike lane, 12 ft. travel lane, 12 ft. travel lane, 5 ft. bike lane, and 5 ft. sidewalk with pedestrian protection in the draft crossing order application. After some discussion and review of the truck turning template 12 ft. lanes were chosen. Sidewalk pedestrian protection protrudes approximately 40 ft. beyond the trestle on both sides of the road so have the developer work with the crossing order applicant. The developer has applied to the city with a cross-section of unknown width of sidewalk, 5 ft. bike lane, a variable travel lane, 12 ft. travel lane, 5 ft. bike lane, and 5 ft. sidewalk per Sheet SS-4 (76 of 87). (See attached developer sheet SS-4). Please have the City of Newberg/designer work with the developer to match the cross-section in the paragraph above which should be in the future crossing order.

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If a left turn lane is being added for the new development, striping and signage will need to match the future crossing order. Please have the developer work with the applicant for the crossing order application. I will cc the designer and all parties in the crossing order application in this email. Make sure street trees are not interfering with the future covered pedestrian sidewalk and signage. The southernmost street trees on sheet SS-4 may need to be removed from the plans. Match sidewalk and lane configuration with plans for the future crossing order. We support removal of the current driveway located on Villa Road and having it relocated onto Park Lane. We also support the developer adding a 6 ft. chain link fence to restrict trespassing on railroad right of way adjacent to the railroad track on the southern property edge as stated on page 8 of 44. Please make sure the fence is installed off of rail road right of way and on the developer’s property. Fencing will need to be continuous with no gates installed to the railroad right of way. Conditions: The developer must coordinate with the City of Newberg Engineering Services Department (the crossing order applicant) on all aspects of the project that impact the Villa Road frontage and railroad crossing. The Villa Road striping, signage, sidewalk, lane configuration and street tree locations must match the crossing order plans. The developer must add a 6 foot tall continuous chain link fence along the railroad right-of-way on the southern edge of the property; this fence must not intrude into the railroad right-of-way. 10. Traffic Study Improvements. If a traffic study is required, improvements identified in the traffic study shall be implemented as required by the director. Finding: A traffic study was prepared for the project by a professionally licensed traffic engineer. The traffic study was originally prepared for a 136-unit project, and then later revised for a 140unit project. It estimated that the proposal would generate approximately 972 average daily trips, and approximately 95 trips in the PM peak hour. Under year 2018 total traffic conditions (after development of the project), all of the study intersections, except the Fulton Street/Villa Road intersection, are forecast to meet city operational standards (Level of Service “D” or better) during the AM and PM peak hours. Under year 2018 total traffic conditions, the Fulton Street/Villa Road intersection will meet the city operational standards (Level of Service “C”) if upgraded to an all-way stop controlled intersection. The applicant will be required to upgrade the Fulton Street and Villa Road intersection to all-way stop control as part of the Public Improvements permit. The study found that the proposed driveway on Park Lane will function acceptably with stop control on the driveway approach, and that a driveway on Villa Road is not recommended. The study also noted that the left-turn lane on Villa Road will provide more than 120 feet of storage, which exceeds the minimum recommendation of 25 feet. As conditioned, the proposal meets this criterion.

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II.

Additional criteria – Multifamily Design Standards - Newberg Development Code 15.220.060: The purpose of this section is to ensure that residential projects containing three or more units meet minimum standards for good design, provide a healthy and attractive environment for those who live there, and are compatible with surrounding development. As part of the site design review process, an applicant for a new multi-unit residential project must demonstrate that some of the following site and building design elements, each of which has a point value, have been incorporated into the design of the project. At least 14 points are required for attached single-family projects of any size and smaller multifamily projects with six or fewer units and at least 20 points are required for multifamily projects with seven or more units. For more information and illustrations of each element, refer to the Newberg Residential Development Design Guidelines (July 1997).

Finding: The multi-unit residential project contains 140 units. The project therefore must score at least 20 points according to the guidelines. The table below shows the point values obtained. Design Review

Possible Points

Points

Consolidate green space

3

3

Preserve existing natural features

3

Use front setback to build a street edge

3

3

Place parking lots on sides or back of projects

3

2

Create "outdoor rooms"

2

1

Provide good quality landscaping

2

2

Landscape at edges of parking lots

2

1

Use street trees and vegetative screens

1

1

Use site furnishings to enhance open space

1

Keep fences "neighborly"

1

Use entry accents

1

Site Design Elements

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Use appropriate outdoor lighting

1

Building Design Elements Orient buildings toward the street

3

2

Respect the scale and patterns of nearby buildings

3

2

Break up large building planes into bays

3

3

Provide variation in repeated units

3

3

Building materials:

1 each

2

a) wood or wood-like siding b) shingles on roof or upper portions c) brick at base of walls or chimneys d) wood or wood-like sash windows e) wood or wood-like trim Incorporate historical architectural elements

2

Keep car shelters accessory to building

2

Provide a front porch at every main entry

2

Use slope roofs at a pitch of 3:12 or steeper

2

Total exceeds 20 points & meets criterion

1

2 Total =28

CONCLUSION: Based on the above mentioned findings, the project meets the criteria required within the Newberg Development Code, subject to completion of the attached conditions.

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Exhibit “B” to Planning Commission Order 2017-08 Conditions – File DR217-0021 Chehalem Pointe Apartments A.

THE FOLLOWING MUST BE COMPLETED BEFORE THE CITY WILL ISSUE A BUILDING PERMIT: 1.

Permit Submittal: Submit a building permit application and two (2) complete working drawing sets of the proposed project. Show all the features of the plan approved through design review, including the following: a. b. c. d. e. f. g. h. i. j. k.

ADA accessible route Existing and proposed sewer, water, and storm sewer connections Fire hydrant locations Fire department connection (FDC) Grading plan Landscaping plan and method of irrigation Lighting plan O.S.S.C. Chapter 11 (ADA) requirements relating to access from the public way, parking spaces and signage Parking lot design, including ADA compliant spaces Structural details Utility plan

2.

Conditions of Approval: Either write or otherwise permanently affix the conditions of approval contained within this report onto the first page of the plans submitted for building permit review.

3.

Lighting plan: Submit a revised lighting plan that indicates that the 0.5 foot-candle light trespass limit is met along the entire property line.

4.

Garbage: Provide written confirmation that Waste Management has approved the method of refuse collection, and the design, size, and location of any proposed refuse collection area. Trash enclosures must be constructed of masonry.

5.

Signs: Any signs for the site will require a separate sign permit application.

6.

TVF&R: a. One access road is acceptable as long as all structures include an NFPA sprinkler system, and no structure is over 30’ tall to the eave line. b. All access roads must meet turn radius requirements. The offset interior intersections as drawn may not meet requirements. All radii must be shown on the drawings for review. c. FDC placement must be approved by the Fire Marshal. The drawings are required “Working Together For A Better Community-Serious About Service" Z:\WP5FILES\FILES.DR (Design Review)\Type 2 DR\2017\DR2-17-0021 Chehalem Pointe apartments\DR2-17-0021 Chehalem Pointe staff report.doc

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to show these locations. d. If buildings are over 30’ tall to the eave line, aerial fire apparatus access requirements will have to be met. e. Provide hydrant flows. Flow must meet code requirements. f. Turnaround must meet Fire Code dimension requirements. g. Knox Box will be required. 7.

ODOT Rail: a. The developer must coordinate with the City of Newberg Engineering Services Department (the crossing order applicant) on all aspects of the project that impact the Villa Road frontage and railroad crossing. The Villa Road striping, signage, sidewalk, lane configuration and street tree locations must match the crossing order plans. b. The developer must add a 6 foot tall continuous chain link fence along the railroad right-of-way on the southern edge of the property; this fence must not intrude into the railroad right-of-way.

8.

Public Improvement permit: Provide construction drawings for review and approval by the Engineering Services Department. Include the following: a.

The applicant will be required to submit construction plans that include necessary utility easements meeting the specifications and standards of the Newberg Pubic Works Design and Construction Standards.

b.

Final plans for the southern property boundary will be required to show the curb and retaining wall avoiding impacts to the existing public manhole and storm line.

c.

The applicant will be required to dedicate right-of-way sufficient to provide a minimum of 54-feet of right-of-way for Park Lane.

d.

The applicant will be required to provide ¾ street improvements for Park Lane meeting the specifications and standards of the Newberg Pubic Works Design and Construction Standards and the Transportation System Plan.

e.

The applicant will be required to obtain a Public Improvement Permit and meet the Public Works Design and Construction Standards for the proposed roadway improvements per 15.505.020(A) and 15.505.030(G)(10). The pavement width for Park Lane is to be 32-feet at the curb return at the southwest corner of the Park Lane at Villa Road intersection. The applicant will be required to coordinate design and construction of the Park Lane at “Working Together For A Better Community-Serious About Service" Z:\WP5FILES\FILES.DR (Design Review)\Type 2 DR\2017\DR2-17-0021 Chehalem Pointe apartments\DR2-17-0021 Chehalem Pointe staff report.doc

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Villa Road intersection with the Villa Road project. f.

The applicant will be required to submit revised plans showing the driveway setback at least 150 feet from Villa Road per the requirements of 15.505.030.(R).2.

g.

The applicant will be required to provide street trees that are compliant with 15.420.010(B)(4)(a).

h.

The applicant will be required to submit construction plans that include existing, or if found to be needed, new street lights meeting the specifications and standards of the Newberg Public Works Design and Construction Standards for street lights.

i.

As part of the Public Improvement Permit, the applicant will be required to submit fire flow calculations to show that the proposed service is adequate.

j.

Backflow prevention devices will be required on the private domestic and fire service lines.

k.

The onsite fire hydrants will be required to be public and will be required to be served off of the new public water main. Drive aisle widths at fire hydrant locations are to be 26-feet per fire department requirements.

l.

The applicant will need to submit construction plans and obtain a Public Improvement Permit to install the water system pursuant to the requirements of the City of Newberg Public Works Design and Construction Standards.

m.

The applicant will be required to submit construction plans and obtain a Public Improvement Permit to install the wastewater lateral pursuant to the requirements of the City of Newberg Public Works Design and Construction Standards.

n.

Multifamily wastewater service laterals shall connect into the public main at a manhole per City of Newberg Public Works Design and Construction Standards. The applicant will be required to submit construction plans and obtain a Public Improvement Permit to install the wastewater laterals pursuant to the requirements of the City of Newberg Public Works Design and Construction Standards.

o.

The applicant will be required to submit construction plans and obtain a Public Improvement Permit to install the stormwater systems pursuant to the requirements of the City of Newberg Public Works Design and Construction Standards.

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B.

C.

p.

A 1200-C Permit from DEQ will be required. The applicant will be required to submit a Final Stormwater report, stormwater system and erosion control plans that comply with City Public Works Design and Construction Standards.

q.

The stormwater report is to include maintenance plans for the stormwater facilities including the stormwater quality and quantity systems along with the LIDA planters along Park Lane. The applicant will need to submit construction plans and obtain a Public Improvement Permit to install the stormwater system and lateral.

r.

Upgrade the Fulton Street and Villa Road intersection to all-way stop control as part of the Public Improvements permit.

THE FOLLOWING MUST BE ACCOMPLISHED PRIOR TO OCCUPANCY 1.

Fire Department (TVF&R) Requirements: This project is subject to compliance with all Fire Department standards relating to access and fire protection.

2.

Design Review Conditions: Contact the Planning Division (503-537-1240) to verify that all design review conditions have been completed.

3.

Site Inspection: Contact the Building Division (503-537-1240) for Building, Mechanical, and Plumbing final inspections. Contact the Fire Department (503-5371260) for Fire Safety final inspections. Contact Yamhill County (503-538-7302) for electrical final inspections. Contact the Planning Division (503-537-1240) for landscaping final inspections.

DEVELOPMENT NOTES 1.

Systems development charges (SDCs) will be collected when building permits are issued. For questions regarding SDCs please refer to the city permit fee packet and contact the Engineering Division.

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Attachment 1: Aerial Photo

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Attachment 2: Site Plan

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ATTACHMENT 3: COMMENTS

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ATTACHMENT 3: COMMENTS

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ATTACHMENT 3: COMMENTS

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ATTACHMENT 3: COMMENTS

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ATTACHMENT 4: APPLICATION - CHEHALEM POINTE

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ATTACHMENT 4: APPLICATION - CHEHALEM POINTE

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ATTACHMENT 4: APPLICATION - CHEHALEM POINTE

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ATTACHMENT 4: APPLICATION - CHEHALEM POINTE

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ATTACHMENT 4: APPLICATION - CHEHALEM POINTE

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ATTACHMENT 4: APPLICATION - CHEHALEM POINTE

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ATTACHMENT 4: APPLICATION - CHEHALEM POINTE

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ATTACHMENT 4: APPLICATION - CHEHALEM POINTE

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ATTACHMENT 4: APPLICATION - CHEHALEM POINTE

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ATTACHMENT 4: APPLICATION - CHEHALEM POINTE

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ATTACHMENT 4: APPLICATION - CHEHALEM POINTE HHPR JOB NUMBER – KWD-05

Chehalem Pointe Design Review Land Use Application Owner/Developer:

KWDS, LLC PO Box 145 Wilsonville, OR 97070

Owner Contact:

Kim McAvoy (503) 682-2337 [email protected]

Planner:

Harper Houf Peterson Righellis Inc. 205 SE Spokane Street, Suite 200 Portland, OR 97202 (503) 221-1131 Brad Kilby, AICP [email protected]

Engineer:

Harper Houf Peterson Righellis Inc. 205 SE Spokane Street, Suite 200 Portland, OR 97202 Chris Beatty, PE (503) 221-1131 [email protected]

Traffic Engineer:

Kittelson and Associates, Inc. 610 SW Alder, Suite 700 Portland, OR 97205 Patrick Marnell, PE (503) 535-7412 [email protected]

Site Location:

SW corner of the intersection of Park Lane and Villa Road.

Tax Lot(s):

Tax Map 3217BC Tax lot 00800

Site Size:

5.9 Gross Acres (5.57 acres Net)

Zoning:

R-3 High-density residential

Summary of Request:

The applicant requests Design Review approval of a 140 unit multi-family development.

Report Date:

August 16, 2017

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ATTACHMENT 4: APPLICATION - CHEHALEM POINTE

TABLE OF CONTENTS I.

DESCRIPTION OF PROPOSAL

3

II.

RESPONSE TO APPLICABLE CODE STANDARDS AND APPROVAL CRITERIA

3

CITY OF NEWBERG, OREGON DEVELOPMENT CODE (NDC)

3

Chapter 15 – DEVELOPMENT CODE

3

III.

CONCLUSION

44

IV.

APPENDIX

44

Design Review Application - Newberg Land Use Application Narrative

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ATTACHMENT 4: APPLICATION - CHEHALEM POINTE

I.

DESCRIPTION OF PROPOSAL

The applicant proposes to construct 140 one, two, and three bedroom multi-family dwelling units on 5.9 gross acres of land. The development includes eight buildings that range in height between two and three-stories, on-site waste collection, mailboxes, and 243 on-site parking spaces. The site is located at the southwest corner of the intersection of Villa Road and Park Lane. II. RESPONSE TO APPLICABLE CODE STANDARDS AND APPROVAL CRITERIA CITY OF NEWBERG, OREGON DEVELOPMENT CODE (NDC) Chapter 15 – DEVELOPMENT CODE 15.100 Land Use Processes and Procedures Response: The proposed development is a 140-unit multi-family development. According to section 15.100.030, Site Design Review is subject to a Type II staff review; however, in their order approving the rezone of the property from R-1 to R-3 (Order 2015-0037), the City Council included a condition that requires all applications on this property, that are subject to Design Review, to be reviewed by the Planning Commission. Section 15.220, spells out the standards that must be met for such a development and compliance with the specific approval criteria are discussed in the following narrative. B. Type II. The following information is required to be submitted with all Type II applications for site design review: 1. Site Development Plan. A site development plan shall be to scale and shall indicate the following as appropriate to the nature of the use: a. Access to site from adjacent right-of-way, streets and arterials; b. Parking and circulation areas; c. Location and design of buildings and signs; d. Orientation of windows and doors; e. Entrances and exits; f. Private and shared outdoor recreation spaces; g. Pedestrian circulation; h. Outdoor play areas; i. Service areas for uses such as mail delivery, trash disposal, above-ground utilities, loading and delivery; j. Areas to be landscaped; k. Exterior lighting; l. Special provisions for handicapped persons; m. Other site elements and spaces which will assist in the evaluation of site development; n. Proposed grading, slopes, and proposed drainage; o. Location and access to utilities including hydrant locations; and p. Streets, driveways, and sidewalks.

Response: This narrative is supplemented by a plan set that includes a site plan demonstrating access locations, parking and circulation areas, building elevations, a landscape plan, service areas, a lighting plan, a utilities plan, a grading plan, and the locations of all proposed driveways, sidewalks, and street improvements along Park Ln. The Design Review Application - Newberg Land Use Application Narrative

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developer has come to an agreement (Resolution 2017-3377) with the City of Newberg to pay the fair and proportionate share towards Villa Road improvements that are to be completed by the City of Newberg. According to the City, that improvement is slated to begin in August 2017. 2. Site Analysis Diagram. A site analysis diagram shall be to scale and shall indicate the following characteristics on the site and within 100 feet of the site: a. Relationship of adjacent lands; b. Location of species of trees greater than four inches in diameter at four feet above ground level; c. Existing and proposed topography; d. Natural drainage and proposed drainage and grading; e. Natural features and structures having a visual or other significant relationship with the site.

Response: These characteristics are demonstrated on composite plans including the existing conditions plan, the site plan, and the site utility plan. An image showing the site’s relationship to adjacent land is provided below. Surrounding properties include R-1, R-2, and Institutional zoning classifications.

3. Architectural Drawings. Architectural drawings shall be prepared which identify floor plans and elevations. Response: Architectural drawings and elevations are included with the submittal. See sheets A-1 through A10. 4. Landscape Plan. The landscape plan shall indicate: Design Review Application - Newberg Land Use Application Narrative

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a. The size, species and approximate locations of plant materials to be retained or placed on the site together with a statement which indicates the mature size and canopy shape of all plant materials; b. Proposed site contouring; and c. A calculation of the percentage of the site to be landscaped. Response: The submittal includes landscape plans (Sheets L1 and L2) that identify the preliminary size, species, and locations of plantings. The total area proposed to be landscaped is 47%, which far exceeds the 15% requirement in section 15.420.010.B.1 of the Newberg Municipal Code (NMC). Specific conformance with the approval criteria is discussed later in this narrative. 5. Special Needs for Handicapped. Where appropriate, the design review plan shall indicate compliance with handicapped accessibility requirements including, but not limited to, the location of handicapped parking spaces, the location of accessible routes from the entrance to the public way, and ramps for wheelchairs. Response: The site has been designed to be compliant with the Americans with Disabilities Act (ADA) and includes accessible ground floor units, designated parking located near the entrances of buildings, and accessible routes throughout the site. Specific compliance with units proposed to be ADA accessible is confirmed through the detailed building review associated with the issuance of building permits. 6. Existing Features and Natural Landscape. The plans shall indicate existing landscaping and existing grades. Existing trees or other features intended to be preserved or removed shall be indicated on the plans.

Response: The submittal includes an existing conditions plan and a grading plan illustrating existing and proposed grades. The site was formerly farmed and while there are some volunteer shrubs on site, the only two significant trees on site are two oak trees located within the future Villa Road right-of-way. These two trees are being acquired by the City through the right-of-way dedication along Villa Road. 7. Drives, Parking and Circulation. Proposed vehicular and pedestrian circulation, parking spaces, parking aisles, and the location and number of access points shall be indicated on the plans. Dimensions shall be provided on the plans for parking aisles, back-up areas, and other items as appropriate. Response: The site plan, Sheet A2, shows the location of proposed access points, parking, pedestrian, and vehicular circulation. The site plan is dimensioned and consistent with the approval criteria related to drives, parking, and circulation. Compliance with these standards are discussed in greater detail below. 8. Drainage. The direction and location of on- and off-site drainage shall be indicated on the plans. This shall include, but not be limited to, site drainage, parking lot drainage, size and location of storm drain lines, and any retention or detention facilities necessary for the project.

Design Review Application - Newberg Land Use Application Narrative

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Response: The submittal includes a civil plan set that includes C3.0 (Grading and Erosion Control Plan), C4.0 (Composite Utility Plan), and Appendix B, a stormwater report that include more specific details about stormwater treatment and detention. As proposed, this criterion is satisfied. 9. Buffering and Screening. Buffering and screening of areas, structures and facilities for storage, machinery and equipment, services (mail, refuse, utility wires, and the like), loading and parking and similar accessory areas and structures shall be shown on the plans.

Response: Sheet A2, the Site Plan demonstrates that the applicant has been very conscientious of the placement of service facilities for aesthetic purposes and out of respect for the adjacent neighbors. There is only one location where it is necessary to put the trash enclosure adjacent to the properties to the west. There will be screening provided by an enclosure and additional landscaping. Specific details are discussed later in this narrative, and illustrated on the plans. 10. Signs and Graphics. The location, colors, materials, and lighting of all exterior signs, graphics or other informational or directional features shall be shown on the plans.

Response: The individual buildings will be addressed for emergency access and include building markings. There will be a monument sign placed on the property, outside of the vision clearance area, at the intersection of Park Lane and Villa Road. See Sheet A3 for a detail of the proposed monument sign. 11. Exterior Lighting. Exterior lighting within the design review plan shall be indicated on the plans. The direction of the lighting, size and type of fixtures, and an indication of the amount of lighting shall be shown on the plans. Response: The proposed development will be provided with energy efficient LED lighting fixtures that are directed to ensure that the light does not shine outside of the property, while maintaining the safety of future residents. A photometric lighting plan is included with the submittal that shows the type of lighting fixtures proposed and indicates the amount of lighting provided by those fixtures across the site. See Sheet A3. 12. Trash and Refuse Storage. All trash or refuse storage areas, along with appropriate screening, shall be indicated on the plans. Refuse storage areas must be constructed of brick, concrete block or other similar products as approved by the director. Response: As indicated previously, the locations of trash and refuse areas are illustrated on Sheet A2 of the site plan. The facilities include three enclosures spaced strategically throughout the development to ensure that all future residents have convenient access. The details for the enclosures and proposed construction materials are illustrated on Sheet A3. The enclosures are proposed be constructed of 5-6 feet high chain-link fence with steel standards set in concrete, and vinyl slats for screening. This treatment has worked successfully in other developments owned and maintained by the developer.

Design Review Application - Newberg Land Use Application Narrative

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13. Roadways and Utilities. The proposed plans shall indicate any public improvements that will be constructed as part of the project, including, but not limited to, roadway and utility improvements. Response: The owner and the City have agreed that owner will pay their fair and proportionate share towards the improvements along Villa Road as part of the City’s project to improve existing transportation conditions in the area (See Resolution 2017-3377). The dedication associated with that is reflected on the submitted plan set. Park Lane will also include dedication and street improvements consistent with the City’s Transportation System Plan (TSP). Additional details regarding utilities along with sheet C4.0, a composite utility plan, are provided later in this narrative and attached to this application. 14. Traffic Study. A traffic study shall be submitted for any project that generates in excess of 40 trips per p.m. peak hour. This requirement may be waived by the director when a determination is made that a previous traffic study adequately addresses the proposal and/or when off-site and frontage improvements have already been completed which adequately mitigate any traffic impacts and/or the proposed use is not in a location which is adjacent to an intersection which is functioning at a poor level of service. A traffic study may be required by the director for projects below 40 trips per p.m. peak hour where the use is located immediately adjacent to an intersection functioning at a poor level of service. The traffic study shall be conducted according to the City of Newberg design standards. [Ord. 2619, 5-16-05; Ord. 2451, 12-2-96. Code 2001 § 151.192.]

Response: The application includes a traffic study consistent with this requirement from Patrick Marnell, P.E., a professionally licensed traffic engineer with Kittelson and Associates. The results of the traffic impact analysis report indicates that the proposed Chehalem Pointe development, with 140 units, can be developed while maintaining acceptable levels of service and safety on the surrounding transportation system for the build-out year. The Chehalem Pointe apartment complex will consist of 140 apartment units. This is estimated to generate 972 average daily trips, 72 trips (14 inbound, 58 outbound) during the weekday a.m. peak hour, and 95 trips (62 inbound, 33 outbound) during the weekday p.m. peak hour. Under the updated Year 2018 Total Traffic conditions, all of the study intersections are forecast to continue meeting operational standards during the weekday a.m. and p.m. peak hours. The TIA is provided as appendix A to this application. 15.220.050 Criteria for design review (Type II process) B. Type II. The following criteria are required to be met in order to approve a Type II design review request: 1. Design Compatibility. The proposed design review request incorporates an architectural design which is compatible with and/or superior to existing or proposed uses and structures in the surrounding area. This shall include, but not be limited to, building architecture, materials, colors, roof design, landscape design, and signage.

Response: The application addresses a 5.57 net acre parcel in a diverse part of Newberg. There are a variety of uses in the vicinity including one and two family dwellings, a multifamily retirement facility, George Fox University, and other institutional uses. The proposed Design Review Application - Newberg Land Use Application Narrative

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multi-family buildings will be a mix of three story buildings and buildings that are part three story and part two story. Buildings D6 and D8 are located along the west property line in the southwest corner of the site. These two buildings are two stories until they are a minimum of 50 feet from the west property line, then they transition to three stories. In addition, there is a landscape buffer of at least fourteen feet from the west property line to the building. The developer has adjusted the finish floor elevations of these two buildings to be five to six feet lower than the existing grade of the single family properties to the west. There will be a retaining wall constructed to retain the elevation difference. Along with the two story building within this first 50 feet, the lower elevation will help minimize the visual impact of these two buildings. The remaining three buildings that are adjacent to the west property line are A1, A3, and A5. These buildings have a landscape buffer from the west property line that ranges from 39 to 47 feet. This is to the two story section of these buildings. The three story sections of these buildings are over 100 feet from the west property line. The large open space along the west section of these buildings creates a nice area for additional landscape, sitting area, and privacy. It was very important during the developmental phases of this property to design the buildings with an orientation that has the least impact on the neighbors. Even with additional cost involved, the buildings were situated on the site without having any decks, patios, or entries that were facing any single family homes to the west. This was done with the neighbors in mind. The intent was to have less of an impact and create more privacy for everyone. This site will include a six foot high, slatted cyclone fence. It will be located on the west, south, and portions of the east side. In addition, this application proposes extensive landscaping not only in the areas along property lines but throughout the project as well. The developer has had contact with some of the neighbors at the neighborhood meeting to discuss how to mitigate impacts through landscaping. The remaining portions of the east and north property lines are the projects frontage with Park Lane and Villa Road. Along these frontages, the site is landscaped with an abundance of planting materials. The landscape designer has drawn the plans so the site looks established and complete. He doesn’t rely on one to two years of growth to allow the plants to fill in but calls out for the correct size and number to make things feel complete. The result of this is that this application proposes that 47% of the site be landscaped. The proposed parking for the development is largely located on the interior of the site and well screened from the public view. The design has buildings along the road frontages and landscape placed adjacent to property lines to protect the neighbors from headlights and visual impacts of the parking lot. Exterior building finishes will be compatible with many of the neighboring homes. All of the buildings first stories will have horizontal lap siding with wood corner boards. At each separation between the first, second and third story floors there will be a horizontal belly band. These belly bands will be painted an accent color. Above the first story belly band, the siding switches from horizontal lap siding to board and batten. This is also where the color break is. It is proposed to use three different exterior earth tone colors on the building planes. This would include a color for horizontal siding, batten board, and belly bands. All Design Review Application - Newberg Land Use Application Narrative

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the deck rails will be made of metal and painted black. Please see the attached pictures in Exhibit E for color and siding treatments. 2. Parking and On-Site Circulation. Parking areas shall meet the requirements of NMC 15.440.010. Parking studies may be required to determine if adequate parking and circulation are provided for uses not specifically identified in NMC 15.440.010. Provisions shall be made to provide efficient and adequate on-site circulation without using the public streets as part of the parking lot circulation pattern. Parking areas shall be designed so that vehicles can efficiently enter and exit the public streets with a minimum impact on the functioning of the public street.

Response: The proposed development is comprised of 140 total units. Per the City requirements, the development must provide 229 parking spaces. As proposed, the development provides 243 parking spaces which exceeds the minimum on-site parking requirements. Required parking is as follows per 15.440.030: Number of Units 24

38

36

42 Visitor Total Required

Unit type

3 Bedroom/2 Bath 2 Bedroom/2 Bath 2 Bedroom/1 Bath 1 Bedroom/1 Bath N/A

Code Requirement 2

Required Parking 48

1.5

57

1.5

54

1

42

0.2/unit

28 229

3. Setbacks and General Requirements. The proposal shall comply with NMC 15.415.010 through 15.415.060 dealing with height restrictions and public access; and NMC 15.405.010 through 15.405.040 and 15.410.010 through 15.410.070 dealing with setbacks, coverage, vision clearance, and yard requirements.

Response: The proposal does not include any requests for adjustments or modifications to the standards of the code, and complies with the requirements listed above. 4. Landscaping Requirements. The proposal shall comply with NMC 15.420.010 dealing with landscape requirements and landscape screening.

Response: Landscaping for the project has been designed by John Clifford, a professional and licensed landscape Architect. Mr. Clifford’s landscape plan has been designed to comply with the landscaping and screening requirements. Compliance with the specific standards are discussed further in this report. Please see Sheets L1 and L2 for details of the proposed landscape plan. Design Review Application - Newberg Land Use Application Narrative

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5. Signs. Signs shall comply with NMC 15.435.010 et seq. dealing with signs. Response: The individual buildings will be addressed for emergency access and include lettering/numbering. In addition, the development will have a monument sign placed on the property, outside of the vision clearance area, at the intersection of Park Lane and Villa Road. See Sheet A3 for a detail of the proposed monument sign. A sign permit separate from this application will be requested during construction. The proposed sign at the intersection of Villa Road and Park Lane is 36 square feet. The NMC allows one major freestanding sign on each street frontage, plus additional signs for each full 600 feet of street frontage. While the development would have adequate frontage along both Park Lane and Villa Road to allow for more than one sign, only one sign is proposed at this time. 6. Manufactured Dwelling, Mobile Home and RV Parks. Manufactured dwelling and mobile home parks shall also comply with the standards listed in NMC 15.445.075 through 15.445.100 in addition to the other clear and objective criteria listed in this section. RV parks also shall comply with NMC 15.445.170 in addition to the other criteria listed in this section.

Response: The proposed development is a multi-family development. This criterion is not applicable to this proposal. 7. Zoning District Compliance. The proposed use shall be listed as a permitted or conditionally permitted use in the zoning district in which it is located as found in NMC 15.305.010 through 15.336.020. Through this site review process, the director may make a determination that a use is determined to be similar to those listed in the applicable zoning district, if it is not already specifically listed. In this case, the director shall make a finding that the use shall not have any different or more detrimental effects upon the adjoining neighborhood area than those specifically listed.

Response: The proposed development is located on a piece of property zoned R-3 HighDensity Residential. According to NMC 15.305.010, multi-family dwellings are an outright permitted use. The overall development of the site is subject to the Site Design approval and compliance with other applicable provisions of the NMC. As proposed and discussed in greater detail throughout this narrative, the development complies with those standards. 8. Subdistrict Compliance. Properties located within subdistricts shall comply with the provisions of those subdistricts located in NMC 15.340.010 through 15.348.060. Response: The proposed development is not located within a subdistrict. This standard is not applicable to the proposed development. 9. Alternative Circulation, Roadway Frontage Improvements and Utility Improvements. Where applicable, new developments shall provide for access for vehicles and pedestrians to adjacent properties which are currently developed or will be developed in the future. This may be accomplished through the provision of local public streets or private access and utility easements. At the time of development of a parcel, provisions shall be made to develop the adjacent street frontage in accordance with city street standards and the standards contained in the transportation plan. At the Design Review Application - Newberg Land Use Application Narrative

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discretion of the city, these improvements may be deferred through use of a deferred improvement agreement or other form of security. Response: The surrounding properties are either already developed, or within the Hess Creek stream corridor with limited development potential that may have already been realized. The developer has an agreement (Resolution 2017-3377) to participate in the improvements to Villa Road as part of a City of Newberg capital improvement. The developer will pay their fair and proportionate share towards that improvement. In addition, the development has frontage onto Park Lane. As part of this development, the developer will be making improvements to Park Lane to include widening and the construction of curb and sidewalk. The applicant is not proposing to defer any of these improvements, but the improvements to Villa Road will occur on the City’s schedule which is currently planned to begin construction in August/September, 2017. 10. Traffic Study Improvements. If a traffic study is required, improvements identified in the traffic study shall be implemented as required by the director. [Ord. 2763 § 1 (Exh. A § 7), 9-16-13; Ord. 2747 § 1 (Exh. A § 5), 9-6-11; Ord. 2451, 12-2-96. Code 2001 § 151.194.]

Response: A traffic study by Patrick Marnell, PE of Kittelson and Associates, a registered and licensed professional traffic engineer is included with this submittal as required. The study finds that with the additional development, all intersections that were studied would continue to meet operational standards in both the morning and evening peak traffic hours. The study also includes a recommendation that a northbound left turn pocket be constructed at the Villa Road/Park Lane intersection. Within the report, Mr. Marnell stated that they studied the impacts of a 136-unit multi-family development as opposed to 140units. This submittal also includes a memo from Mr. Marnell that finds that even with the additional traffic created by four additional units, no other improvements would be necessary. Please see Appendix A to this submittal for more specific details.

15.220.060 Additional requirements for multifamily residential projects. The purpose of this section is to ensure that residential projects containing three or more units meet minimum standards for good design, provide a healthy and attractive environment for those who live there, and are compatible with surrounding development. As part of the site design review process, an applicant for a new multifamily residential project must demonstrate that some of the following site and building design elements, each of which has a point value, have been incorporated into the design of the project. At least 14 points are required for attached single-family projects of any size and smaller multifamily projects with six or fewer units and at least 20 points are required for multifamily projects with seven or more units. For more information and illustrations of each element, refer to the Newberg Residential Development Design Guidelines (July 1997). A. Site Design Elements. 1. Consolidate green space to increase visual impact and functional utility. This applies to larger projects which collectively have a significant amount of open space areas which can be consolidated into children’s play areas, gardens, and/or dog-walking areas (three points). Design Review Application - Newberg Land Use Application Narrative

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Response: The proposed development consolidates the usable green space either in central courtyards between buildings that are clustered and along the west property line. The water quality facility is proposed to be underground which provides additional open space in the southeast corner of the site. This criterion is satisfied. 2. Preserve existing natural features, including topography, water features, and/or native vegetation (three points). Response: The site was previously farmed and stripped of all native vegetation. While there are some volunteer shrubs on site, the only two significant trees on site are two oak trees located within the future Villa Road right-of-way. These two trees are being acquired by the City through the right-of-way dedication along Villa Road. Also, the owners sold the Hess Creek stream corridor to the City for the culvert improvement. This criterion is not applicable. 3. Use the front setback to build a street edge by orienting building(s) toward the street with a relatively shallow front yard (12 to 15 feet for two-story buildings) to create a more “pedestrianfriendly” environment (three points). Response: The development proposes to locate buildings along frontages with Park Lane and Villa Road. The front setback along these street frontages is no more than 13 feet. With proposed improvements to Park Lane and Villa Road, new sidewalks will be constructed that connect to the sidewalks within the development improving pedestrian connectivity within the site. This criterion is satisfied. 4. Place parking lots to the sides and/or back of projects so that front yard areas can be used for landscaping and other “pedestrian-friendly” amenities (three points). Response: The majority of the proposed parking is located behind or to the side of the buildings, outside of public view, and where adjacent to the right of way, screened by landscaping. Due to the amount of required parking, it is necessary to strategically locate the parking in a manner that is convenient and has minimal impact on the properties to the west of the project site. To the extent that it is feasible, this criterion is satisfied. 5. Create “outdoor” rooms in larger projects by grouping buildings to create well-defined outdoor spaces (two points). Response: Five of the eight buildings are clustered around well-defined outdoor spaces and the other three buildings have landscaping on all four sides. This criterion is satisfied. 6. Provide good-quality landscaping. Provide coordinated site landscaping sufficient to give the site its own distinctive character, including the preservation of existing landscaping and use of native species (two points). Response: The proposed landscaping has been designed by John Clifford, a licensed and professional landscape architect. As stated previously, the only existing landscaping are two Oak trees that the City is acquiring as part of the City’s improvements to Villa Road. Mr. Clifford has proposed a very robust landscape plan that will ensure a quality landscape over time. This criterion is satisfied. Design Review Application - Newberg Land Use Application Narrative

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7. Landscape at the edges of parking lots to minimize visual impacts upon the street and surrounding properties (two points). Response: The limited parking that will be visible from the public right of way includes landscaping at the edges between the parking area and the right of way. This criterion is satisfied. 8. Use street trees and vegetative screens at the front property line to soften visual impacts from the street and provide shade (one point). Response: City plans show that the City will install street trees as a component of the improvements to Villa Road. The developer will install street trees along SW Park Lane. As a result, the development will include street trees along the entire perimeter of the site adjacent to the right of way. This criterion is satisfied. 9. Use site furnishings to enhance open space. Provide communal amenities such as benches, playground equipment, and fountains to enhance the outdoor environment (one point). Response: The proposed landscape plans, Sheets L1 and L2 illustrate shared courtyards with communal amenities intended to enhance the space for future residents. This criterion is satisfied. 10. Keep fences neighborly by keeping them low, placing them back from the sidewalk, and using compatible building materials (one point). Response: The developer proposes to use 6-foot high chain-link fencing with slats to increase privacy. Although intended to provide security and privacy, the fences are also intended to be attractive and neighborly. This criterion is satisfied. 11. Use entry accents such as distinctive building or paving materials to mark major entries to multifamily buildings or to individual units (one point). Response: The proposed building entrances include oversized courts and their location will be distinctive to anyone who visits or resides in the development. 12. Use appropriate outdoor lighting which enhances the nighttime safety and security of pedestrians without causing glare in nearby buildings (one point). Response: The site will include energy efficient LED lighting fixtures that are directed to the ground. The proposed lighting will provide enough lighting for security and safety but will not trespass onto adjoining properties. See Sheet A3 for specific details. This criterion is satisfied. B. Building Design Elements. 1. Orient buildings toward the street. For attached single-family and smaller multifamily projects, this means orienting individual entries and porches to the street. In larger projects with internal Design Review Application - Newberg Land Use Application Narrative

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circulation and grounds, this means that at least 10 percent of the units should have main entries which face the street rather than be oriented toward the interior (three points). Response: The proposed development is for 140 units. There are three buildings with frontage onto Park Lane and Villa Road. Twenty five units within those three buildings will have front doors and direct frontage onto those streets. Of those 25 units, all ground floor units will have patios oriented to the street, and the upper floor units will have decks that face out to the street. This represents 18% of the development with direct entries onto the street facing façade of the buildings. This criterion is satisfied. 2. Respect the scale and patterns of nearby buildings by reflecting the architectural styles, building details, materials, and scale of existing buildings (three points). Response: The homes that surround the development are tract built 70’s/80/s and early 90/s small ranch homes and as mentioned previously, the materials used on the proposed buildings are compatible with, if not the same as many of the neighboring homes. Materials include horizontal lap siding, board and batten siding, trim, belly bands to separate the different bodies of the building, and metal railings. Because the zoning and densities are different, the scale of these buildings are larger than the single and double story units surrounding the development. It’s important to note that where the development is immediately adjacent to the single family homes, the buildings step down and are only two stories as opposed to three. This criterion is satisfied. 3. Break up large buildings into bays by varying planes at least every 50 feet (three points). Response: The proposed buildings are not large single plane buildings. Rather, they are broken into bays along the entire building façade with the largest single plane being on average 9-10 feet wide. The buildings include significant articulation and varying gabled roof heights for visual interest from the street and within the development. This criterion is satisfied. 4. Provide variation in repeated units in both single-family attached and large multifamily projects so that these projects have recognizable identities. Elements such as color; porches, balconies, and windows; railings; and building materials and form, either alone or in combination, can be used to create this variety (three points). Response: The designer has been very conscientious in his design of the building including articulation, varying roof ridges, building sizes, and building heights. In fact, there are five building types intended to make the development less homogenous and visually more interesting. This criterion is satisfied. 5. Building Materials. Use some or all of the following materials in new buildings: wood or woodlike siding applied horizontally or vertically as board and batten; shingles, as roofing, or on upper portions of exterior walls and gable ends; brick at the base of walls and chimneys; wood or wood-like sash windows; and wood or wood-like trim (one point for each material described above).

Design Review Application - Newberg Land Use Application Narrative

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Response: Materials include horizontal lap siding, board and batten siding, trim on the corners, belly bands to separate the different bodies of the building, premier laminated fiberglass shingles, and metal railings. This criterion is satisfied. 6. Incorporate architectural elements of one of the city’s historical styles (Queen Anne, Dutch colonial revival, colonial revival, or bungalow style) into the design to reinforce the city’s cultural identity. Typical design elements which should be considered include, but are not limited to, “crippled hip” roofs, Palladian-style windows, roof eave brackets, dormer windows, and decorative trim boards (two points). Response: The development is more of a traditional craftsman style. 7. Keep car shelters secondary to the building by placing them to the side or back of units and/or using architectural designs, materials, and landscaping to buffer visual impacts from the street (two points). Response: The majority of parking for the site is located to the side or rear of the buildings that face onto a public street. The proposed parking includes 143 carports that are clearly secondary to the main buildings in scale and height. The carports will be constructed of steel. On-site landscaping and buildings will buffer the carports from the street. This criterion is satisfied. 8. Provide a front porch at every main entry as this is both compatible with the city’s historic building pattern and helps to create an attractive, “pedestrian-friendly” streetscape (two points). Response: Each entry into the main buildings are through a covered landing. Probably not a porch in the traditional sense of the word, but it is a covered entrance with a separate roof feature intended to create visual interest, and protects the tenants from the weather. This criterion is satisfied. 9. Use sloped roofs at a pitch of 3:12 or steeper. Gable and hip roof forms are preferable (two points). [Ord. 2763 § 1 (Exh. A § 8), 9-16-13; Ord. 2505, 2-1-99. Code 2001 § 151.195.] Response: Proposed roofs are gabled and designed to have pitches that are 4:12. This criterion is satisfied. 15.302.032 Purposes of each zoning district. C. R-3 High Density Residential District. 1. The purpose of this land use designation is to provide multifamily dwellings of different types and styles at an average overall density of 16.5 units per gross buildable acre in the district. 2. Typical housing types will include duplexes, multifamily dwellings, and manufactured dwelling and mobile home parks. The district also is intended to allow low intensity institutional uses that operate consistent with peaceful enjoyment of residential neighborhoods. Density may vary depending on lot size, off-street parking area, Design Review Application - Newberg Land Use Application Narrative

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transportation, landscaping and other site considerations. The R-3 district is intended to be consistent with the high density residential (HDR) designation of the comprehensive plan. Response: The proposed development is located within the R-3 High Density Residential. The R-3 zoning district has a district-wide density target of 16.5 dwelling units to the acre. The target is a district wide target for the purposes of planning for the land area needed in the Urban Growth Boundary. That implementation of this target is through establishing a minimum density of 1 unit for every 2,500 SF which, based on the gross site area of 5.9 acres would yield 97 units, and a maximum density of 1 unit for every 1,500 SF of net lot area which would yield 162 units. The proposed development provides for 140 dwelling units which is more than the minimum density and less than the maximum density. This criterion is satisfied. 15.302.040 Subdistricts. Subdistricts of each of the use districts may be established. The parent residential district requirements shall apply to those respective subdistricts except those regulations pertaining to lot area per dwelling unit or density. G. SC Stream Corridor Overlay Subdistrict. The stream corridor overlay subdistrict may be created within any zoning district. The stream corridor subdistrict is applied to areas which are classified as Statewide Goal 5 resources. The overlay shall be designated by the suffix SC added to the symbol of the parent district. The SC subdistrict provides additional land use regulations which govern properties located within the subdistrict. Where the provisions of the subdistrict are inconsistent with the parent district, the provisions of the subdistrict shall govern. Response: None of the subject site is located within the overlay. These criterion are not applicable to the proposed development. 15.303.200 Use Categories This section speaks to the uses that are outright permitted, conditionally permitted, or not permitted within a specific zoning classification. Response: Section 15.303.200 defines a multi-family dwelling as, “a building designed and used for occupancy by three or more families, all living independently of each other, and having separate housekeeping facilities for each family. “Dwelling, multifamily” includes assisted living facilities.” The proposed development would be for 140 multi-family dwelling units. Therefore, the use is permitted within the R-3 zoning classification. This criterion is satisfied. 15.405 Lot Requirements 15.405.010 Lot area – Lot areas per dwelling unit. 15.404.010.B.3. In the R-3 district, there shall be a minimum of 1,500 square feet of lot or development site area per dwelling unit. Lots or development sites in excess of 15,000 square feet used for multiple single-family, duplex or multifamily dwellings shall be developed at a minimum of one dwelling per 2,500 square feet lot area. Response: The current lot size is 5.9 gross acres or 257,004 square feet. This criterion is satisfied. Design Review Application - Newberg Land Use Application Narrative

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15.405.040 Lot coverage and parking coverage requirements 15.405.040.B.3.b Combined Maximum Lot and Parking Coverage. b. R-3: 70 percent Response: As proposed, the development includes buildings, parking, and circulation spaces that cover 53% of the site. The remaining 47% of the site is landscape or open space. This criterion is satisfied. See Sheet A2 for a detailed breakdown of the land areas. 15.410 Yard Setback Requirements 15.410.020.A.2 R-3 and RP districts shall have a front yard not less than 12 feet. Said yard shall be maintained and landscaped. Response: The proposed development has frontage onto both Villa Road and Park Lane. The proposed setback along Park Lane is 12.00 feet for Building E2 and 12.50 feet for building A1. Building B4, along Villa Road, has a front yard setback of 12.78 feet. This criterion is satisfied. 15.410.030.A.1 All lots or development sites in the AR, R-1, R-2 and R-3 districts shall have interior yards of not less than five feet, except where a utility easement is recorded adjacent to a side lot line, there shall be a side yard no less than the width of the easement. Response: Proposed buildings along the west and south property lines are setback from the property line between 14.05 feet at the closest point and 47.25 at its furthest. This criterion is satisfied. See Sheet A2 for specific details. 15.410.050.C A lot or parcel of land in any district adjoining a street for which the planned rightof-way width and alignment have been determined shall have a building setback line equal to the yard required in the district, plus a distance of: 1. Fifty feet from and parallel with the centerline of expressways. 2. Thirty-five feet from and parallel with the centerline of major and minor arterials. 3. Thirty feet from and parallel with the centerline of multifamily, commercial and industrial streets and single-family collector streets. 4. Thirty feet from and parallel with the centerline of single-family local streets. 5. Twenty-five feet from and parallel with the centerline of single-family hillside, cul-de-sacs and local streets which will never be extended more than 2,400 feet in length and which will have a relatively even division of traffic to two or more exits. Response: The property fronts Park Lane, a local road and Villa Road, a major collector. As proposed, the developer intends to dedicate the right of way to the ultimate planned width for both streets, which with the proposed setbacks will satisfy the requirements listed above. This criterion is met. Design Review Application - Newberg Land Use Application Narrative

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15.410.060 The following vision clearance standards shall apply in all zones (see Appendix A, Figure 9). A. At the intersection of two streets, including private streets, a triangle formed by the intersection of the curb lines, each leg of the vision clearance triangle shall be a minimum of 50 feet in length. B. At the intersection of a private drive and a street, a triangle formed by the intersection of the curb lines, each leg of the vision clearance triangle shall be a minimum of 25 feet in length. C. Vision clearance triangles shall be kept free of all visual obstructions from two and one-half feet to nine feet above the curb line. Where curbs are absent, the edge of the asphalt or future curb location shall be used as a guide, whichever provides the greatest amount of vision clearance. Response: The vision clearance triangles are illustrated on the site plan. As proposed and shown, the vision clearance triangle is free of visual obstructions. See Sheet A2. This criterion is satisfied. 15.415 Building and Design Standards 15.415.020.A.2 Building Height - In the R-3 district, no main building shall exceed 45 feet in height, except, where an R-3 district abuts upon an R-1 district, the maximum permitted building height shall be limited to 30 feet for a distance of 50 feet from the abutting boundary of the aforementioned district. Response: The NMC defines building height as, “Lthe vertical distance from the grade to the highest point of the coping of a flat roof or the deck line of a mansard roof or to the average height of the highest gable roofL” As indicated above, the buildings are limited in height to 30 feet for a distance of 50 feet from the abutting boundary of the R-1 district. As proposed, the buildings vary between 24 and 36 feet in height. The site plan, Sheet A2, includes a line that shows the location of the 50-foot wide height restriction buffer along the R-1 zoned properties to the west of the site. There are two building types along that property line; building type “A” (See Sheet A6), and building type “D” (See Sheet A9). Within the height restricted area, neither building exceeds 30 feet in height. This criterion is satisfied. 15.415.040 Public access required. No building or structure shall be erected or altered except on a lot fronting or abutting on a public street or having access to a public street over a private street or easement of record approved in accordance with provisions contained in this code. New private streets may not be created to provide access except as allowed under NMC 15.332.020(B)(24), 15.336.020(B)(8), and in the M-4 zone. Existing private streets may not be used for access for new dwelling units, except as allowed under NMC 15.405.030. No building or structure shall be erected or altered without provisions for access roadways as required in the Oregon Fire Code, as adopted by the city. [Ord. 2720 § 1(11), 11-2-09; Ord. 2647, 6-5-06; Ord. 2507, 3-1-99; Ord. 2451, 12-2-96. Code 2001 § 151.538.] Response: The proposed development has access onto two public streets, Villa Road and Park Lane. Vehicular access into the site will take place from Park Lane, a public street. Design Review Application - Newberg Land Use Application Narrative

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Pedestrians can access the site from either street. There are no private streets proposed with this development. This criterion is met. 15.420 Landscaping and Outdoor Areas 15.520.010 Required minimum standards A. Private and Shared Outdoor Recreation Areas in Residential Developments. 1. Private Areas. Each ground-level living unit in a residential development subject to a design review plan approval shall have an accessible outdoor private space of not less than 48 square feet in area. The area shall be enclosed, screened or otherwise designed to provide increased privacy for unit residents, their guests and neighbors. Response: Every unit within the proposed development will have access to either a patio, on the ground floor units, or a deck on the upper floor units. The outdoor area for the ground floor units is approximately 60 square feet. See Sheet A4 for specific details. This criterion is met. 2. Individual and Shared Areas. Usable outdoor recreation space shall be provided for the individual and/or shared use of residents and their guests in any duplex or multifamily residential development, as follows: a. One- or two-bedroom units: 200 square feet per unit. b. Three- or more bedroom units: 300 square feet per unit. c. Storage areas are required in residential developments. Convenient areas shall be provided in residential developments for the storage of articles such as bicycles, barbecues, luggage, outdoor furniture, and the like. These shall be entirely enclosed. Response: There are 116 one and two bedroom units and 24 three bedroom units proposed within the development. Considering this premise, the development is required to provide 30,400 square feet of individual or shared outdoor recreation space. Overall, there is approximately 114,294 square feet of landscaping on site. Areas within the central courtyards of the buildings that are clustered along with the larger open spaces located along the west property edge total 42,034 square feet. There is also a large open space area above the underground water quality facilities that will serve as an outdoor recreation area for the residents. In addition, each unit will have access to a storage area on their deck, or in the case of ground-floor units, on the patio. This criterion is satisfied. B. Required Landscaped Area. The following landscape requirements are established for all developments except single-family dwellings: 1. A minimum of 15 percent of the lot area shall be landscaped; provided, however, that computation of this minimum may include areas landscaped under subsection (B)(3) of this section. Development in the C-3 (central business district) zoning district and M-4 (large lot industrial) zoning district is exempt from the 15 percent landscape area requirement of this section. Additional landscaping requirements in the C-4 district are described in NMC 15.352.040(K). In the AI airport industrial district, only a five percent Design Review Application - Newberg Land Use Application Narrative

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landscaping standard is required with the goal of “softening” the buildings and making the development “green” with plants, where possible. The existence of the runway, taxiway, and approach open areas already provide generally for the 15 percent requirement. Developments in the AI airport industrial district with a public street frontage shall have said minimum landscaping between the front property line and the front of the building. Response: As demonstrated on the plans, a total of 47% of the site will be landscaped. This criterion is satisfied. 2. All areas subject to the final design review plan and not otherwise improved shall be landscaped. Response: Noted. The applicant will comply with this standard as required. 3. The following landscape requirements shall apply to the parking and loading areas: a. A parking or loading area providing 10 or more spaces shall be improved with defined landscaped areas totaling no less than 25 square feet per parking space. Response: The proposed development provides 243 parking spaces. Therefore, the development is required to provide 6,075 square feet of landscaping to soften the impacts of the parking area. As proposed, and illustrated on the landscape plans, the development provides landscaping adjacent to on-site parking, between the buildings and the parking area to soften the appearance of the parking lot. The landscape area is 114,518 square feet, or 47% of the site. This criterion is satisfied. b. A parking, loading area, or drive aisle which runs adjacent to a property line shall be separate from any lot line adjacent to a street by a landscaped strip at least 10 feet in interior width or the width of the required yard, whichever is greater, and any other lot line by a landscaped strip of at least five feet in interior width. See subsections (B)(3)(c) and (d) of this section for material to plant within landscape strips. Response: In all locations where parking is adjacent to Park Lane or Villa Road, there is a setback with a minimum of 10 feet for landscaping. All other parking areas are set back from an interior lot line a minimum of 5 feet. That 5-foot setback is landscaped in those instances. This criterion is satisfied. c. A landscaped strip separating a parking area, loading area, or drive aisle from a street shall contain street trees spaced as appropriate to the species, not to exceed 50 feet apart on average, and a combination of shrubs and ground cover, or lawn. This landscaping shall provide partial screening of these areas from the street. Response: There are three locations where parking and loading areas are located along the right of way. In these locations, there are street trees that have either been planted as part of the public project, or in the case of Park Lane street trees that are planted by the developer. The street trees are not spaced further than 50 feet apart. In addition to the street trees, there is a combination of shrubs and ground cover between the parking and right of way. This criterion is satisfied. Design Review Application - Newberg Land Use Application Narrative

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d. A landscaped strip separating a parking area, loading area, or drive aisle from an interior lot line shall contain any combination of trees, shrubs, ground cover or lawn. Plant material shall be selected from at least two different plant material groups (example: trees and shrubs, or lawn and shrubs, or lawn and trees and shrubs). Response: As mentioned previously, the parking areas that are adjacent to all lot lines are provided with a minimum landscape strip of 5-feet in width between the property line and the parking area or drive aisle. This criterion is satisfied. e. Landscaping in a parking or loading area shall be located in defined landscaped areas which are uniformly distributed throughout the parking or loading area. Response: The parking areas are located throughout the site as is the landscaped areas. This criterion is satisfied. f. Landscaping areas in a parking lot, service drive or loading area shall have an interior width of not less than five feet. Response: The landscaped areas within the parking lot are limited to the endcaps of the individual parking areas. In these locations, the islands are at least 10 feet in width. This criterion is satisfied. g. All multifamily, institutional, commercial, or industrial parking areas, service drives, or loading zones which abut a residential district shall be enclosed with a 75 percent opaque, site-obscuring fence, wall or evergreen hedge along and immediately adjacent to any interior property line which abuts the residential district. Landscape plantings must be large enough to provide the required minimum screening requirement within 12 months after initial installation. Adequate provisions shall be maintained to protect walls, fences or plant materials from being damaged by vehicles using said parking areas. Response: The developer proposes to place a six-foot tall chain-link fence with individual slats for screening along the south and west property lines. Proposed landscaping is provided with on-site irrigation in addition to the fence. As illustrated, the landscape plan intends to provide a continuous screen along the interior property lines, and is separated from the parking areas by a protruded six-inch curb to protect the landscaping. This criterion is satisfied. h. An island of landscaped area shall be located to separate blocks of parking spaces. At a minimum, one deciduous shade tree per seven parking spaces shall be planted to create a partial tree canopy over and around the parking area. No more than seven parking spaces may be grouped together without an island separation unless otherwise approved by the director based on the following alternative standards: i. Provision of a continuous landscaped strip, with a five-foot minimum width, which runs perpendicular to the row of parking spaces (see Appendix A, Figure 13).

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ii. Provision of tree planting landscape islands, each of which is at least 16 square feet in size, and spaced no more than 50 feet apart on average, within areas proposed for back-to-back parking (see Appendix A, Figure 14). Response: As proposed, the developer proposes to provide a continuous landscape strip that runs perpendicular to the row of parking in compliance with alternative allowed in 15.520.010.B.h.i. The proposed landscaping will be separated from the parking by wheel stops, a two foot overhang, and a five foot sidewalk. This criterion is satisfied. 4. Trees, Shrubs and Ground Covers. The species of street trees required under this section shall conform to those authorized by the city council through resolution. The director shall have the responsibility for preparing and updating the street tree species list which shall be adopted in resolution form by the city council. a. Arterial and minor arterial street trees shall have spacing of approximately 50 feet on center. These trees shall have a minimum two-inch caliper tree trunk or stalk at a measurement of two feet up from the base and shall be balled and burlapped or boxed. b. Collector and local street trees shall be spaced approximately 35 to 40 feet on center. These trees shall have a minimum of a one and one-half or one and threefourths inch tree trunk or stalk and shall be balled and burlapped or boxed. c. Accent Trees. Accent trees are trees such as flowering cherry, flowering plum, crabapple, Hawthorne and the like. These trees shall have a minimum one and one-half inch caliper tree trunk or stalk and shall be at least eight to 10 feet in height. These trees may be planted bare root or balled and burlapped. The spacing of these trees should be approximately 25 to 30 feet on center. d. All broad-leafed evergreen shrubs and deciduous shrubs shall have a minimum height of 12 to 15 inches and shall be balled and burlapped or come from a two-gallon can. Gallon-can size shrubs will not be allowed except in ground covers. Larger sizes of shrubs may be required in special areas and locations as specified by the design review board. Spacing of these shrubs shall be typical for the variety, three to eight feet, and shall be identified on the landscape planting plan. e. Ground Cover Plant Material. Ground cover plant material such as greening juniper, cotoneaster, minor Bowles, English ivy, hypericum and the like shall be one of the following sizes in specified spacing for that size: Gallon cans- 3 feet on center 4'' containers - 2 feet on center 2-1/4'' containers - 18'' on center Rooted cuttings - 12'' on center Response: As proposed, the landscape plans, Sheets L1 and L2, call for street trees along Park Lane to be 1.5 inches in diameter. They are larger trees and will be placed approximately 35-40 feet apart in compliance with this standard. The City will be Design Review Application - Newberg Land Use Application Narrative

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responsible for the planter strip along SW Villa Road as part of that capital improvement. This criterion is satisfied. 5. Automatic, underground irrigation systems shall be provided for all areas required to be planted by this section. The director shall retain the flexibility to allow a combination of irrigated and nonirrigated areas. Landscaping material used within nonirrigated areas must consist of drought- resistant varieties. Provision must be made for alternative irrigation during the first year after initial installation to provide sufficient moisture for plant establishment. Response: The proposed development will be provided with an on-site, and underground irrigation system as required. This criterion is satisfied. 6. Required landscaping shall be continuously maintained. Response: The development will be owned, managed, and maintained by the developer. Within each of their developments, they have an on-site manager to ensure that the property is continuously maintained. This criterion is satisfied. 7. Maximum height of tree species shall be considered when planting under overhead utility lines. Response: All project related utilities are proposed to be undergrounded as required by the NMC Section 15.430. Street trees will be planted by the City as part of the Villa Road improvements. The developer is contributing their proportionate share towards these improvements. This criterion is not applicable to the proposed development. 8. Landscaping requirements and standards for parking and loading areas (subsection (B)(3) of this section) will apply to development proposals unless the institution has addressed the requirements and standards by an approved site development master plan. With an approved site development master plan, the landscape requirements will be reviewed through an administrative Type I review process. Response: Noted by the applicant. As discussed earlier, this proposal is consistent with the standards of subsection (B)(3) above. This criterion is satisfied. 9. In the M-4 zone, landscaping requirements and standards for parking and loading areas (subsection (B)(3) of this section) do not apply unless within 50 feet of a residential district. Response: The property is not located within the M-4 zone. This criterion does not apply to this development. C. Installation of Landscaping. All landscaping required by these provisions shall be installed prior to the issuance of occupancy permits, unless security equal to 110 percent of the cost of the landscaping as determined by the director is filed with the city, insuring such installation within six months of occupancy. A security – cash, certified check, time certificates of deposit, assignment of a savings account, bond or such other assurance of completion as shall meet with the approval of the city attorney – shall satisfy the security Design Review Application - Newberg Land Use Application Narrative

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requirements. If the installation of the landscaping is not completed within the six-month period, or within an extension of time authorized by the director, the security may be used by the city to complete the installation. Upon completion of the installation, any portion of the remaining security deposited with the city shall be returned to the applicant. [Ord. 2720 § 1(16, 17), 11-2-09; Ord. 2647, 6-5-06; Ord. 2564, 4-15-02; Ord. 2561, 4-1-02; Ord. 2513, 8-2-99; Ord. 2451, 12-2-96. Code 2001 § 151.580.] Response: Noted by the applicant. 15.420.020 Landscaping and amenities in public rights-of-way. The following standards are intended to create attractive streetscapes and inviting pedestrian spaces. A review body may require any of the following landscaping and amenities to be placed in abutting public rights-of-way as part of multifamily, commercial, industrial, or institutional design reviews, or for subdivisions and planned unit developments. In addition, any entity improving existing rights-of-way should consider including these elements in the project. A decision to include any amenity shall be based on comprehensive plan guidelines, pedestrian volumes in the area, and the nature of surrounding development. A. Pedestrian Space Landscaping. Pedestrian spaces shall include all sidewalks and medians used for pedestrian refuge. Spaces near sidewalks shall provide plant material for cooling and dust control, and street furniture for comfort and safety, such as benches, waste receptacles and pedestrian-scale lighting. These spaces should be designed for short-term as well as long-term use. Elements of pedestrian spaces shall not obstruct sightlines and shall adhere to any other required city safety measures. Medians used for pedestrian refuge shall be designed for short-term use only with plant material for cooling and dust control, and pedestrian-scale lighting. The design of these spaces shall facilitate safe pedestrian crossing with lighting and accent paving to delineate a safe crossing zone visually clear to motorists and pedestrians alike. 1. Street trees planted in pedestrian spaces shall be planted according to NMC 15.420.010(B)(4). Response: Street trees, as required by this section will be planted as required. See Sheet L1, the landscape plan for specific details about proposed street tree plantings along Park Lane. Street trees will be planted by the City of Newberg along Villa Road. This criterion is satisfied. 2. Pedestrian spaces shall have low (two and one-half feet) shrubs and ground covers for safety purposes, enhancing visibility and discouraging criminal activity. a. Plantings shall be 90 percent evergreen year-round, provide seasonal interest with fall color or blooms, and at maturity maintain growth within the planting area (refer to plant material matrix below). b. Plant placement shall also adhere to clear sight line requirements as well as any other relevant city safety measures. Response: Planter strips will be constructed by the developer along Park Lane. Planter strips along Villa Road will be constructed by The City of Newberg as part of a public Design Review Application - Newberg Land Use Application Narrative

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project to rebuild Villa Road. Along Park Lane, the plan is to include street trees and shrubs. See Sheets L1 and L2 for specific details. This criterion is satisfied. 3. Pedestrian-scale lighting shall be installed along sidewalks and in medians used for pedestrian refuge. a. Pole lights as well as bollard lighting may be specified; however, the amount and type of pedestrian activity during evening hours, e.g., transit stops, nighttime service districts, shall ultimately determine the type of fixture chosen. b. Luminaire styles shall match the area/district theme of existing luminaires and shall not conflict with existing building or roadway lights causing glare. c. Lighting heights and styles shall be chosen to prevent glare and to designate a clear and safe path and limit opportunities for vandalism (see Appendix A, Figure 17, Typical Pedestrian Space Layouts). d. Lighting shall be placed near the curb to provide maximum illumination for spaces furthest from building illumination. Spacing shall correspond to that of the street trees to prevent tree foliage from blocking light. Response: Park Lane is a local street, and Villa Road is a major collector within the Newberg Transportation System Plan (TSP). There are no proposed medians or pedestrian refuges proposed along Park Lane, and the City will be constructing the improvements along Villa Road as part of a capital facility project. The developer has come to an agreement (Resolution 2017-3377) with the City to pay their fair and proportionate share towards those improvements. This criterion is not applicable to the proposed development. 4. Street furniture such as benches and waste receptacles shall be provided for spaces near sidewalks only. a. Furniture should be sited in areas with the heaviest pedestrian activity, such as downtown, shopping districts, and shopping centers. b. Benches should be arranged to facilitate conversation between individuals with Lshaped arrangements and should face the area focal point, such as shops, fountains, plazas, and should divert attention away from nearby traffic. Response: For the same reasons above, this criterion is not applicable to this development. 5. Paving and curb cuts shall facilitate safe pedestrian crossing and meet all ADA requirements for accessibility. Response: All paving and curb cuts will be designed and constructed to meet ADA requirements and City of Newberg standards as required. This criterion is satisfied. B. Planting Strip Landscaping. All planting strips shall be landscaped. Planting strips provide a physical and psychological buffer for pedestrians from traffic with plant material that Design Review Application - Newberg Land Use Application Narrative

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reduces heat and dust, creating a more comfortable pedestrian environment. Planting strips shall have different arrangements and combinations of plant materials according to the frequency of on-street parking (see Appendix A, Figures 18 and 19). 1. Planting strips which do not have adjacent parking shall have a combination of ground covers, low (two and one-half feet) shrubs and trees. Planting strips adjacent to frequently used on-street parking, as defined by city staff, shall only have trees protected by tree grates, and planting strips adjacent to infrequently used on-street parking shall be planted with ground cover as well as trees (see Appendix A, Figures 18 and 19, Typical Planting Strip Layouts). District themes or corridor themes linking individual districts should be followed utilizing a unifying plant characteristic, e.g., bloom color, habit, or fall color. When specifying thematic plant material, monocultures should be avoided, particularly those species susceptible to disease. Response: Planter strips will be constructed by the developer along Park Lane. Planter strips along Villa Road will be constructed by The City of Newberg as part of a public project to rebuild Villa Road. Along Park Lane, the plan is to include street trees, shrubs, and lawn. See Sheets L1 and L2 for specific details. This criterion is satisfied. 2. Street trees shall be provided in all planting strips as provided in NMC 15.420.010(B)(4). a. Planting strips without adjacent parking or with infrequent adjacent parking shall have street trees in conjunction with ground covers and/or shrubs. b. Planting strips with adjacent parking used frequently shall have only street trees protected by tree grates. Response: Street trees will be provided along Park Lane by this project in compliance with this section. Street trees along Villa Road will be planted by the City as part of a public capital improvement. The developer of this project will be financially contributing to the Villa Road project for their proportionate share of the project. See Sheets L1 and L2 for specific details. This criterion is satisfied. 3. Shrubs and ground covers shall be provided in planting strips without adjacent parking with low (two and one-half feet) planting masses to enhance visibility, discourage criminal activity, and provide a physical as well as psychological buffer from passing traffic. a. Plantings shall be 90 percent evergreen year-round, provide seasonal interest with fall color or blooms and at maturity maintain growth within the planting area. b. Ground cover able to endure infrequent foot traffic shall be used in combination with street trees for planting strips with adjacent occasional parking (refer to plant material matrix below). c. All plant placement shall adhere to clear sight line requirements as well as any other relevant city safety measures.

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Response: This standard is most likely to apply only along Villa Road, since it is likely that there will be public parking allowed along portions of Park Lane. The developer is proposing to plant street trees in accordance with the standards listed in this section along Park Lane, but improvements to Villa Road will be the responsibility of the City of Newberg. See Sheets L1 and L2 for proposed landscaping. This criterion is satisfied. C. Maintenance. All landscapes shall be maintained for the duration of the planting to encourage health of plant material as well as public health and safety. All street trees and shrubs shall be pruned to maintain health and structure of the plant material for public safety purposes. Response: As was mentioned previously within this narrative, the development will be owned, managed, and maintained by the developer. The company has an in house landscape company to ensure that the property is continuously maintained. 15.425 Exterior Lighting 15.425.020 Applicability and exemptions A. Applicability. Outdoor lighting shall be required for safety and personal security in areas of assembly, parking, and traverse, as part of multifamily residential, commercial, industrial, public, recreational and institutional uses. The applicant for any Type I or Type II development permit shall submit, as part of the site plan, evidence that the proposed outdoor lighting plan will comply with this section. This information shall contain but not be limited to the following: 1. The location, height, make, model, lamp type, wattage, and proposed cutoff angle of each outdoor lighting fixture. 2. Additional information the director may determine is necessary, including but not limited to illuminance level profiles, hours of business operation, and percentage of site dedicated to parking and access. 3. If any portion of the site is used after dark for outdoor parking, assembly or traverse, an illumination plan for these areas is required. The plan must address safety and personal security. Response: A lighting plan and accompanying specifications from Cree Lighting for each fixture type is provided along with this narrative. The plan shows the type of lighting proposed, the intensity of lighting, and illustrates the amount of lighting that will be provided over the entire site including parking and shared recreation areas. Please see Sheet A3 for specific details. This criterion is satisfied. 15.425.040 Requirements A. General Requirements – All Zoning Districts. 1. Low-level light fixtures include exterior lights which are installed between ground level and six feet tall. Low-level light fixtures are considered nonintrusive and are unrestricted by this code. Design Review Application - Newberg Land Use Application Narrative

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2. Medium-level light fixtures include exterior lights which are installed between six feet and 15 feet above ground level. Medium-level light fixtures must either comply with the shielding requirements of subsection (B) of this section, or the applicant shall show that light trespass from a property has been designed not to exceed one-half foot-candle at the property line. 3. High-level light fixtures include exterior lights which are installed 15 feet or more above ground level. High-level light fixtures must comply with the shielding requirements of subsection (B) of this section, and light trespass from a property may not exceed one-half foot-candle at the property line. B. Table of Shielding Requirements. Response: All proposed lighting has been specifically chosen to ensure that the site is well lit for safety and security as required. The proposed lighting includes a variety of lighting fixtures. All lighting fixtures will be shielded to eliminate glare, and to ensure that the light does not trespass onto adjacent properties. Please see Sheet A3 for specifics. This criterion is satisfied. 15.430 Underground Utility Installation 15.430.010 Underground utility installation A. All new utility lines, including but not limited to electric, communication, natural gas, and cable television transmission lines, shall be placed underground. This does not include surface-mounted transformers, connections boxes, meter cabinets, service cabinets, temporary facilities during construction, and high-capacity electric lines operating at 50,000 volts or above. B. Existing utility lines shall be placed underground when they are relocated, or when an addition or remodel requiring a Type II design review is proposed, or when a developed area is annexed to the city. C. The director may make exceptions to the requirement to underground utilities based on one or more of the following criteria: 1. The cost of undergrounding the utility is extraordinarily expensive. 2. There are physical factors that make undergrounding extraordinarily difficult. 3. Existing utility facilities in the area are primarily overhead and are unlikely to be changed. [Ord. 2537, 11-6-00. Code 2001 § 151.589.] Response: All new utilities intended to serve the site will be placed underground in compliance with this section. This criterion is satisfied. 15.440 Off-Street Parking, Bicycle Parking, and Private Walkways 15.440.010 Required off-street parking Design Review Application - Newberg Land Use Application Narrative

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A. Off-street parking shall be provided on the development site for all R-1, C-1, M-1, M-2 and M-3 zones. In all other zones, the required parking shall be on the development site or within 400 feet of the development site which the parking is required to serve. All required parking must be under the same ownership as the development site served except through special covenant agreements as approved by the city attorney, which bind the parking to the development site. Response: As proposed, the development will provide all required off-street parking on site. The parking is under the same ownership as the development site. This criterion is satisfied. 15.440.020 Parking area and service drive design A. All public or private parking areas, parking spaces, or garages shall be designed, laid out and constructed in accordance with the minimum standards as set forth in NMC 15.440.070. Response: Compliance with NMC Section 15.440.070 is discussed later in this narrative. As proposed, the development will comply with the prescribed standards for design and construction of parking. This criterion is satisfied. B. Groups of three or more parking spaces, except those in conjunction with single-family or two-family dwellings on a single lot, shall be served by a service drive so that no backward movement or other maneuvering of a vehicle within a street, other than an alley, will be required. Service drives shall be designed and constructed to facilitate the flow of traffic, provide maximum safety in traffic access and egress and maximum safety of pedestrian and vehicular traffic on the site, but in no case shall two-way and one-way service drives be less than 20 feet and 12 feet, respectively. Service drives shall be improved in accordance with the minimum standards as set forth in NMC 15.440.060. Response: All on-site circulation intended to serve parking and loading will occur within drive aisles that are 24-feet in width. The layout of the site does not require any backward movement or other maneuvering of a vehicle to occur within a street. This criterion is satisfied. C. Gates. A private drive or private street serving as primary access to more than one dwelling unit shall not be gated to limit access, except as approved by variance. Response: The development is not proposed to have a gated access. This criterion is not applicable. 15.440.030 Parking spaces required Use

Minimum Parking Spaces Required

Residential Types Dwelling,

multifamily and Design Review Application - Newberg Land Use Application Narrative

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Minimum Parking Spaces Required

Use

multiple single-family dwellings on a single lot

Studio or one-bedroom

1 per dwelling unit

unit

1.5 per dwelling unit

Two-bedroom unit

2 per dwelling unit

Three- and four-bedroom 0.75 spaces per bedroom

unit Five- or more bedroom unit

• Unassigned spaces

If a development is required to have more than 10 spaces on a lot, then it must

provide some unassigned spaces. At least 15 percent of the total

required parking spaces must be unassigned and be located for convenient use by all occupants of the development. The location shall be

approved by the director.

• Visitor spaces

If a development is required to have more than 10 spaces on a lot, then it must

provide at least 0.2 visitor spaces per dwelling unit. • On-street parking credit

On-street parking spaces may be counted toward the minimum number of

required spaces for developments required to have more than 10 spaces on

a lot. The on-street spaces must be directly adjoining and on the same side of

the street as the subject property, must be legal spaces that meet

all city standards, and cannot be counted if they could be removed by planned

future street widening or a bike lane on the street.

• Available transit service

At the review body’s discretion, affordable housing projects may reduce the

required off-street parking by 10 percent if there is an adequate continuous

pedestrian route no more than 1,500 feet in length from the development to transit service with an average of less than one hour regular service intervals

during commuting periods or where the development provides its own transit. A

developer may qualify for this parking reduction if improvements on a proposed pedestrian route are made by the developer, thereby rendering it an adequate continuous route.

Response: The proposed development is comprised of 140 total units. Per the City requirements, the development must provide 229 parking spaces. As proposed, the development provides 243 parking spaces on-site. As illustrated below, this criterion is satisfied.

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Number of Units 24

38

36

42 Visitor Total Required

Unit type

3 Bedroom/2 Bath 2 Bedroom/2 Bath 2 Bedroom/1 Bath 1 Bedroom/1 Bath N/A

Code Requirement 2

Required Parking 48

1.5

57

1.5

54

1

42

0.2/unit

28 229

15.440.060 Parking area and service drive improvements All public or private parking areas, outdoor vehicle sales areas, and service drives shall be improved according to the following: A. All parking areas and service drives shall have surfacing of asphaltic concrete or Portland cement concrete or other hard surfacing such as brick or concrete pavers. Other durable and dust-free surfacing materials may be approved by the director for infrequently used parking areas. All parking areas and service drives shall be graded so as not to drain stormwater over the public sidewalk or onto any abutting public or private property. Response: All proposed parking areas and service drives will be constructed of asphalt, and are proposed to be graded to ensure that stormwater goes to the on-site water quality facility. See Sheet 4.0, 4.1, 4.2, 4.3 and Appendix B for specific details related to on-site stormwater collection and treatment. This criterion is satisfied. B. All parking areas shall be designed not to encroach on public streets, alleys, and other rights-of-way. Parking areas shall not be placed in the area between the curb and sidewalk or, if there is no sidewalk, in the public right-of-way between the curb and the property line. The director may issue a permit for exceptions for unusual circumstances where the design maintains safety and aesthetics. Response: All proposed parking is interior to the site. This criterion is satisfied. C. All parking areas, except those required in conjunction with a single-family or two-family dwelling, shall provide a substantial bumper which will prevent cars from encroachment on abutting private and public property. Response: All on-site parking is provided with a wheel stop located two feet in front of the edge of pavement. This criterion is satisfied. D. All parking areas, including service drives, except those required in conjunction with single-family or two-family dwellings, shall be screened in accordance with NMC 15.420.010(B). Design Review Application - Newberg Land Use Application Narrative

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Response: As discussed earlier and illustrated on the landscape plans accompanying this application, all parking areas are screened in accordance with NMC 15.420.010.B. This criterion is satisfied. E. Any lights provided to illuminate any public or private parking area or vehicle sales area shall be so arranged as to reflect the light away from any abutting or adjacent residential district. Response: As indicated earlier in this narrative, and illustrated on Sheet A3, all lighting has been selected and designed to reflect light away from the adjacent properties. This criterion is satisfied. F. All service drives and parking spaces shall be substantially marked and comply with NMC 15.440.070. Response: All service drives and parking spaces will be marked as illustrated on the site plan, Sheet A2. This criterion is satisfied. G. Parking areas for residential uses shall not be located in a required front yard, except as follows: 1. Attached or detached single-family or two-family: parking is authorized in a front yard on a service drive which provides access to an improved parking area outside the front yard. 2. Three- or four-family: parking is authorized in a front yard on a service drive which is adjacent to a door at least seven feet wide intended and used for entrance of a vehicle (see Appendix A, Figure 12). Response: None of the required off-street parking is located within a required front yard setback. This criterion is satisfied. H. A reduction in size of the parking stall may be allowed for up to a maximum of 30 percent of the total number of spaces to allow for compact cars. For high turnover uses, such as convenience stores or fast-food restaurants, at the discretion of the director, all stalls will be required to be full-sized. Response: 232 of the proposed parking spaces will be constructed to the full size dimension. 11 of the proposed parking spaces, located in the southeast corner of the site, are proposed to be compact spaces. Therefore, 4.5% of the total parking spaces are compact. This is less than allowed by this standard. This criterion is satisfied. I. Affordable housing projects may use a tandem parking design, subject to approval of the community development director. Response: The applicant is not proposing any tandem parking design. This criterion is not applicable to the proposed development.

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J. Portions of off-street parking areas may be developed or redeveloped for transit-related facilities and uses such as transit shelters or park-and-ride lots, subject to meeting all other applicable standards, including retaining the required minimum number of parking spaces. [Ord. 2810 § 2 (Exhs. B, C), 12-19-16; Ord. 2730 § 1 (Exh. A (14)), 10-18-10; Ord. 2628, 1-3-06; Ord. 2505, 2-1-99; Ord. 2451, 12-2-96. Code 2001 § 151.615.] Response: The proposed development does not include the provision of any transit-related facilities. This criterion is not applicable to the proposed development. 15.44.070 Parking tables and diagrams Response: All proposed parking will be 90-degree pull-in. The parking stalls are designed to be 9 feet wide by 18 feet deep and served by a 24-foot drive aisle. A wheel stop 2-feet in front of the edge of pavement or an extruded curb will be provided abutting landscape areas. This criterion is satisfied. Article II. Bicycle Parking 15.440.100 Facility Requirements Bicycle parking facilities shall be provided for the uses shown in the following table. Fractional space requirements shall be rounded up to the next whole number. Minimum Number of Bicycle Parking

Spaces Required

Use New multiple dwellings,

One bicycle parking

including additions creating

space for every

additional dwelling units

four dwelling units

Response: The proposed development is for 140-unit multi-family dwellings. As such, the developer is required to provide 35 bicycle parking spaces. As proposed, the development will provide 36 bicycle parking spaces distributed throughout the site. This criterion is satisfied. 15.440.110 Design A. Bicycle parking facilities shall consist of one or more of the following: 1. A firmly secured loop, bar, rack, or similar facility that accommodates locking the bicycle frame and both wheels using a cable or U-shaped lock. 2. An enclosed locker. 3. A designated area within the ground floor of a building, garage, or storage area. Such area shall be clearly designated for bicycle parking. 4. Other facility designs approved by the director. Design Review Application - Newberg Land Use Application Narrative

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B. All bicycle parking spaces shall be at least six feet long and two and one-half feet wide. Spaces shall not obstruct pedestrian travel. C. All spaces shall be located within 50 feet of a building entrance of the development. D. Required bicycle parking facilities may be located in the public right-of-way adjacent to a development subject to approval of the authority responsible for maintenance of that right-of-way. [Ord. 2518, 9-21-99. Code 2001 § 151.625.3.] Response: As proposed, the provided bicycle parking will consist of a firmly secured loop or rack that accommodates locking the bicycle frame and both wheels using a cable or Ushaped lock. The proposed bike parking is distributed throughout the development, located within 50-feet of a building entrance, and provided with a space that is at least six feet long and five feet wide. Proposed bicycle parking is shown on Sheet A3, the site plan. This criterion is satisfied. Article III. Private Walkways 15.440.130 Where required. Private walkways shall be constructed as part of any development requiring Type II design review, including mobile home parks. In addition, they may be required as part of conditional use permits or planned unit developments. In the airport industrial (AI) district and residential (AR) district, on-site walks are not required in aircraft operations areas, such as parking aprons, taxiways, and runways. [Ord. 2647, 6-5-06; Ord. 2619, 5-16-05; Ord. 2513, 8-2-99. Code 2001 § 151.620.2.] 15.440.140 Private walkway design. A. All required private walkways shall meet the applicable building code and Americans with Disabilities Act requirements. Response: All sidewalks within the accessible route are designed to meet the requirements of the Americans with Disabilities Act (ADA). This criterion is satisfied. B. Required private walkways shall be a minimum of four feet wide. Response: As proposed, all on-site sidewalks are proposed to be 5 feet wide. This criterion is satisfied. C. Required private walkways shall be constructed of portland cement concrete or brick. Response: All on-site sidewalks will be constructed of concrete in compliance with this standard. This criterion is satisfied. D. Crosswalks crossing service drives shall, at a minimum, be painted on the asphalt or clearly marked with contrasting paving materials or humps/raised crossings. If painted striping is used, it should consist of thermoplastic striping or similar type of durable application.

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Response: As shown on the site plan, Sheet A3, all crosswalks crossing the internal service drive will be clearly marked in accordance with this standard. This criterion is satisfied. E. At a minimum, required private walkways shall connect each main pedestrian building entrance to each abutting public street and to each other. Response: The proposed development includes a system of interior walkways that are designed to connect to the abutting street, to each other, and to all of the building entrances within the site. This criterion is satisfied. F. The review body may require on-site walks to connect to development on adjoining sites. Response: The proposed on-site walkways will connect to the adjacent public sidewalks as required. This criterion is satisfied. G. The review body may modify these requirements where, in its opinion, the development provides adequate on-site pedestrian circulation, or where lot dimensions, existing building layout, or topography preclude compliance with these standards. [Ord. 2619, 516-05; Ord. 2513, 8-2-99. Code 2001 § 151.620.3.] Response: This provision is noted by the applicant. 15.505 Public Improvement Standards 15.505.030 Street Standards E. Improvements to Existing Streets. 1. All projects subject to partition, subdivision, or Type II design review approval shall dedicate right-of-way sufficient to improve the street to the width specified in subsection (G) of this section. 2. All projects subject to partition, subdivision, or Type II design review approval must construct a minimum of a three-quarter street improvement to all existing streets adjacent to, within, or necessary to serve the development. The director may waive or modify this requirement where the applicant demonstrates that the condition of existing streets to serve the development meets city standards and is in satisfactory condition to handle the projected traffic loads from the development. Where a development has frontage on both sides of an existing street, full street improvements are required. 3. In lieu of the street improvement requirements outlined in NMC 15.505.040(B), the review authority may elect to accept from the applicant monies to be placed in a fund dedicated to the future reconstruction of the subject street(s). The amount of money deposited with the city shall be 100 percent of the estimated cost of the required street improvements (including any associated utility improvements), and 10 percent of the estimated cost for inflation. Cost estimates used for this purpose shall be based on preliminary design of the constructed street provided by the applicant’s engineer and shall be approved by the director. Design Review Application - Newberg Land Use Application Narrative

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F. Improvements Relating to Impacts. Improvements required as a condition of development approval shall be roughly proportional to the impact of the development on public facilities and services. The review body must make findings in the development approval that indicate how the required improvements are roughly proportional to the impact. Development may not occur until required transportation facilities are in place or guaranteed, in conformance with the provisions of this code. If required transportation facilities cannot be put in place or be guaranteed, then the review body shall deny the requested land use application. G. Street Width and Design Standards. 1. Design Standards. All streets shall conform with the standards contained in Table 15.505.030(G). Where a range of values is listed, the director shall determine the width based on a consideration of the total street section width needed, existing street widths, and existing development patterns. Preference shall be given to the higher value. Where values may be modified by the director, the overall width shall be determined using the standards under subsections (G)(2) through (10) of this section. Response: As proposed, the development will be dedicating right-of-way for both Park Lane and Villa Road. As part of the site development, the developer will be making improvements to Park Lane including curb, gutter, and sidewalks, and will be contributing financially to the construction of Villa Road. This criterion is satisfied. R. Vehicular Access Standards. 1. Purpose. The purpose of these standards is to manage vehicle access to maintain traffic flow, safety, roadway capacity, and efficiency. They help to maintain an adequate level of service consistent with the functional classification of the street. Major roadways, including arterials and collectors, serve as the primary system for moving people and goods within and through the city. Access is limited and managed on these roads to promote efficient through movement. Local streets and alleys provide access to individual properties. Access is managed on these roads to maintain safe maneuvering of vehicles in and out of properties and to allow safe through movements. If vehicular access and circulation are not properly designed, these roadways will be unable to accommodate the needs of development and serve their transportation function. Response: Noted. 2. Access Spacing Standards. Public street intersection and driveway spacing shall follow the standards in Table 15.505.R below. The Oregon Department of Transportation (ODOT) has jurisdiction of some roadways within the Newberg city limits, and ODOT access standards will apply on those roadways. Response: ODOT does not have jurisdiction on any adjacent street. This criterion is not applicable to the proposed development. Design Review Application - Newberg Land Use Application Narrative

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3. Properties with Multiple Frontages. Where a property has frontage on more than one street, access shall be limited to the street with the lesser classification. Response: The site has multiple frontages. Park Lane is classified as a local street. Villa Road is classified as a major collector. As proposed, the site would be accessed off of Park Lane. This criterion is satisfied. 4. Driveways. More than one driveway is permitted on a lot accessed from either a minor collector or local street as long as there is at least 40 feet of lot frontage separating each driveway approach. More than one driveway is permitted on a lot accessed from a major collector as long as there is at least 100 feet of lot frontage separating each driveway approach. Response: The development will have a single driveway approach off of Park Lane. This criterion does not apply to this proposal. 5. Alley Access. Where a property has frontage on an alley and the only other frontages are on collector or arterial streets, access shall be taken from the alley only. The review body may allow creation of an alley for access to lots that do not otherwise have frontage on a public street provided all of the following are met: a. The review body finds that creating a public street frontage is not feasible. b. The alley access is for no more than six dwellings and no more than six lots. c. The alley has through access to streets on both ends. d. One additional parking space over those otherwise required is provided for each dwelling. Where feasible, this shall be provided as a public use parking space adjacent to the alley. Response: There is no alley access proposed. This criterion is not applicable to this proposed development. 6. Closure of Existing Accesses. Existing accesses that are not used as part of development or redevelopment of a property shall be closed and replaced with curbing, sidewalks, and landscaping, as appropriate. Response: There is one existing access to the property from Villa Road. The home that previously utilized that access has been demolished, and the access will be closed and replaced as part of the City’s improvements to Villa Road. This criterion is satisfied. 7. Shared Driveways. a. The number of driveways onto arterial streets shall be minimized by the use of shared driveways with adjoining lots where feasible. The city shall require shared driveways as a condition of land division or site design review, as applicable, for traffic safety and access management purposes. Where there is an abutting developable property, a shared driveway shall be provided as appropriate. When Design Review Application - Newberg Land Use Application Narrative

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shared driveways are required, they shall be stubbed to adjacent developable parcels to indicate future extension. “Stub” means that a driveway temporarily ends at the property line, but may be accessed or extended in the future as the adjacent parcel develops. “Developable” means that a parcel is either vacant or it is likely to receive additional development (i.e., due to infill or redevelopment potential). b. Access easements (i.e., for the benefit of affected properties) and maintenance agreements shall be recorded for all shared driveways, including pathways, at the time of final plat approval or as a condition of site development approval. c. No more than four lots may access one shared driveway. d. Shared driveways shall be posted as no parking fire lanes where required by the fire marshal. e. Where three lots or three dwellings share one driveway, one additional parking space over those otherwise required shall be provided for each dwelling. Where feasible, this shall be provided as a common use parking space adjacent to the driveway. Response: There are no shared driveways proposed with this development. This criterion is not applicable. 8. Frontage Streets and Alleys. The review body for a partition, subdivision, or design review may require construction of a frontage street to provide access to properties fronting an arterial or collector street. Response: The proposed development does not take access off of a collector or arterial. As proposed the development will have access onto Park Lane, a local street. This criterion is not applicable. 9. ODOT or Yamhill County Right-of-Way. Where a property abuts an ODOT or Yamhill County right-of-way, the applicant for any development project shall obtain an access permit from ODOT or Yamhill County. Response: Neither ODOT nor Yamhill County have jurisdiction on any adjacent street. This criterion is not applicable to the proposed development. 10. Exceptions. The director may allow exceptions to the access standards above in any of the following circumstances: a. Where existing and planned future development patterns or physical constraints, such as topography, parcel configuration, and similar conditions, prevent access in accordance with the above standards. b. Where the proposal is to relocate an existing access for existing development, where the relocated access is closer to conformance with the standards above and does not increase the type or volume of access. Design Review Application - Newberg Land Use Application Narrative

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c. Where the proposed access results in safer access, less congestion, a better level of service, and more functional circulation, both on street and on site, than access otherwise allowed under these standards. Response: No exceptions are necessary for these standards by the proposed development. This criterion is not applicable to the proposed development. 11. Where an exception is approved, the access shall be as safe and functional as practical in the particular circumstance. The director may require that the applicant submit a traffic study by a registered engineer to show the proposed access meets these criteria. Response: No exceptions are necessary for these standards by the proposed development. This criterion is not applicable to the proposed development. S. Public Walkways. 1. Projects subject to Type II design review, partition, or subdivision approval may be required to provide public walkways where necessary for public safety and convenience, or where necessary to meet the standards of this code. Public walkways are meant to connect cul-de-sacs to adjacent areas, to pass through oddly shaped or unusually long blocks, to provide for networks of public paths according to adopted plans, or to provide access to schools, parks or other community destinations or public areas. Where practical, public walkway easements and locations may also be used to accommodate public utilities. 2. Public walkways shall be located within a public access easement that is a minimum of 15 feet in width. 3. A walk strip, not less than 10 feet in width, shall be paved in the center of all public walkway easements. Such paving shall conform to specifications in the Newberg public works design and construction standards. 4. Public walkways shall be designed to meet the Americans with Disabilities Act requirements. 5. Public walkways connecting one right-of-way to another shall be designed to provide as short and straight of a route as practical. 6. The developer of the public walkway may be required to provide a homeowners’ association or similar entity to maintain the public walkway and associated improvements. 7. Lighting may be required for public walkways in excess of 250 feet in length. 8. The review body may modify these requirements where it finds that topographic, preexisting development, or similar constraints exist. Design Review Application - Newberg Land Use Application Narrative

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Response: The proposed development includes improvements to Park Lane and a financial contribution to the improvements on Villa Road. As part of those improvements, the applicant, along Park Lane, and the City, along Villa Road will be constructing sidewalks. There are really no other opportunities from the subject property to any other location given the surrounding developments and the railroad right-of-way. This criterion is satisfied. T. Street Trees. Street trees shall be provided for all projects subject to Type II design review, partition, or subdivision. Street trees shall be installed in accordance with the provisions of NMC 15.420.010(B)(4). Response: The proposed development and required street improvements will include street trees along Park Lane, by the developer, and the City, along Villa Road. As proposed, the developer is proposing to plant “Green Vase” or a similar species that is available on the market at the time of planting. This type of tree does well as a street tree. See Sheet L1, the landscape plans for specific details. This criterion is satisfied. U. Street Lights. All developments shall include underground electric service, light standards, wiring and lamps for street lights according to the specifications and standards of the Newberg public works design and construction standards. The developer shall install all such facilities and make the necessary arrangements with the serving electric utility as approved by the city. Upon the city’s acceptance of the public improvements associated with the development, the street lighting system, exclusive of utility-owned service lines, shall be and become property of the city unless otherwise designated by the city through agreement with a private utility. Response: The proposed street improvements will be designed to meet the design and construction standards of the City of Newberg including, if necessary, the provision of street lights along Park Lane, by the developer, and along Villa Road, by the City. This criterion is satisfied. 15.505.040 Public Utility Standards B. Applicability. This section applies to all development where installation, extension or improvement of water, wastewater, or private utilities is required to serve the development or use of the subject property. C. General Standards. 1. The design and construction of all improvements within existing and proposed rightsof-way and easements, all improvements to be maintained by the city, and all improvements for which city approval is required shall conform to the Newberg public works design and construction standards and require a public improvements permit. 2. The location, design, installation and maintenance of all utility lines and facilities shall be carried out with minimum feasible disturbances of soil and site. Installation of all proposed public and private utilities shall be coordinated by the developer and be approved by the city to ensure the orderly extension of such utilities within public right-of-way and easements. Design Review Application - Newberg Land Use Application Narrative

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Response: All required public improvements will be located, designed and constructed in conformance with the Newberg public works design and construction standards. D. Standards for Water Improvements. All development that has a need for water service shall install the facilities pursuant to the requirements of the city and all of the following standards. Installation of such facilities shall be coordinated with the extension or improvement of necessary wastewater and stormwater facilities, as applicable. 1. All developments shall be required to be linked to existing water facilities adequately sized to serve their intended area by the construction of water distribution lines, reservoirs and pumping stations which connect to such water service facilities. All necessary easements required for the construction of these facilities shall be obtained by the developer and granted to the city pursuant to the requirements of the city. 2. Specific location, size and capacity of such facilities will be subject to the approval of the director with reference to the applicable water master plan. All water facilities shall conform with city pressure zones and shall be looped where necessary to provide adequate pressure and fire flows during peak demand at every point within the system in the development to which the water facilities will be connected. Installation costs shall remain entirely the developer’s responsibility. 3. The design of the water facilities shall take into account provisions for the future extension beyond the development to serve adjacent properties, which, in the judgment of the city, cannot be feasibly served otherwise. 4. Design, construction and material standards shall be as specified by the director for the construction of such public water facilities in the city. Response: Public water to the development site will be provided via a connection from an existing 8-inch public line in Park Lane. That line will be looped through the site and connected into an 8-inch line in Villa Road. Domestic service will be provided to each building from that line. Water lines will be designed in conformance with the City of Newberg Design and Construction Manual. See sheets C4.0 (Composite Utility Plan) and C5.0 (Details) for specific information related to utilities. This criterion is satisfied. E. Standards for Wastewater Improvements. All development that has a need for wastewater services shall install the facilities pursuant to the requirements of the city and all of the following standards. Installation of such facilities shall be coordinated with the extension or improvement of necessary water services and stormwater facilities, as applicable. 1. All septic tank systems and on-site sewage systems are prohibited. Existing septic systems must be abandoned or removed in accordance with Yamhill County standards. 2. All properties shall be provided with gravity service to the city wastewater system, except for lots that have unique topographic or other natural features that make gravity wastewater extension impractical as determined by the director. Where gravity Design Review Application - Newberg Land Use Application Narrative

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service is impractical, the developer shall provide all necessary pumps/lift stations and other improvements, as determined by the director. 3. All developments shall be required to be linked to existing wastewater collection facilities adequately sized to serve their intended area by the construction of wastewater lines which connect to existing adequately sized wastewater facilities. All necessary easements required for the construction of these facilities shall be obtained by the developer and granted to the city pursuant to the requirements of the city. 4. Specific location, size and capacity of wastewater facilities will be subject to the approval of the director with reference to the applicable wastewater master plan. All wastewater facilities shall be sized to provide adequate capacity during peak flows from the entire area potentially served by such facilities. Installation costs shall remain entirely the developer’s responsibility. 5. Temporary wastewater service facilities, including pumping stations, will be permitted only if the director approves the temporary facilities, and the developer provides for all facilities that are necessary for transition to permanent facilities. 6. The design of the wastewater facilities shall take into account provisions for the future extension beyond the development to serve upstream properties, which, in the judgment of the city, cannot be feasibly served otherwise. 7. Design, construction and material standards shall be as specified by the director for the construction of such wastewater facilities in the city. Response: The proposed development will have access to public sanitary. On the north, the buildings that front onto Park Lane will obtain service from two laterals that will be connected to an existing public line in the right-of-way. For the remaining six buildings, service will be extended through the site and tie into a public sanitary line that runs along the south property line. See sheets C4.0 (Composite Utility Plan) and C5.0 (Details) for specific information related to utilities. F. Easements. Easements for public and private utilities shall be provided as deemed necessary by the city, special districts, and utility companies. Easements for special purpose uses shall be of a width deemed appropriate by the responsible agency. Such easements shall be recorded on easement forms approved by the city and designated on the final plat of all subdivisions and partitions. Minimum required easement width and locations are as provided in the Newberg public works design and construction standards. Response: Easements for public and private utilities will be provided where required. There is a public sanitary sewer line and a separate storm line that runs along the southern property line. The sanitary line is already protected by an easement, but the storm line is not. The storm line and public waterline that is proposed to be looped through the site will be protected through easements. As proposed, this criterion is satisfied. 15.505.050 Stormwater system standards

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C. General Requirement. All stormwater runoff shall be conveyed to a public storm wastewater or natural drainage channel having adequate capacity to carry the flow without overflowing or otherwise causing damage to public and/or private property. The developer shall pay all costs associated with designing and constructing the facilities necessary to meet this requirement. Response: All on-site stormwater will be collected within a series of catch basins, conveyed to a stomrwater swale in the southeast corner of the project, treated, and detained prior to discharging into a public line that runs through the southern portion of the site. More specific details can be found in Sheets C4.0 and C5.0 of the plan set, and within the accompanying stormwater report that was submitted along with this application. As proposed, this criterion is satisfied. D. Plan for Stormwater and Erosion Control. No construction of any facilities in a development included in subsection (B) of this section shall be permitted until an engineer registered in the State of Oregon prepares a stormwater report and erosion control plan for the project. This plan shall contain at a minimum: 1. The methods to be used to minimize the amount of runoff, sedimentation, and pollution created from the development both during and after construction. 2. Plans for the construction of stormwater facilities and any other facilities that depict line sizes, profiles, construction specifications, and other such information as is necessary for the city to review the adequacy of the stormwater plans. 3. Design calculations shall be submitted for all drainage facilities. These drainage calculations shall be included in the stormwater report and shall be stamped by a licensed professional engineer in the State of Oregon. Peak design discharges shall be computed based upon the design criteria outlined in the public works design and construction standards for the city. Response: A stormwater report, prepared by Bill Long, a professional and licensed engineer within the State of Oregon has been prepared and submitted along with this application. The plan includes methods, proposed facilities, and calculations to support the design of the system. A specific erosion control plan will be prepared and submitted along with design and construction plans that will be submitted once the land use entitlements are obtained. Proposed erosion controls will include best management practices as prescribed by the Oregon Department of Environmental Quality (DEQ). This criterion is satisfied. E. Development Standards. Development subject to this section shall be planned, designed, constructed, and maintained in compliance with the Newberg public works design and construction standards. Response: Noted. The project engineer is aware of this requirement, and has designed the proposal with these design and construction standards in mind.

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III. CONCLUSION This summary of the request and attachments demonstrate compliance with the City of Newberg applicable approval criteria for the proposed design review. The applicant respectfully requests that the City approve this request. IV. APPENDIX

A. Memorandum and accompanying Traffic Impact Analysis from Patrick Marnell, PE of Kittelson and Associates. B. Draft Stormwater Report from Bill Long, PE of Harper Houf Peterson Righellis Inc. C. Title report D. Neighborhood meeting minutes, sign-in sheet, and notice E. Sample elevations from KWDS, LLC – Bend Project X. PLAN SETS Architectural A1 – Cover Sheet A2 – Site Plan A3 – Lighting Plan A4 – Typical Accessible Unit Plan A5 – Accessory Uses Plan A6 – Elevations Building Type “A” A7 – Elevations Building Type “B” A8 – Elevations Building Type “C” A9 – Elevations Building Type “D” A10 – Elevations Building Type “E” Civil Plans

C1.0 – Cover Sheet C2.0 – Existing Conditions Plan C3.0 – Grading and Erosion Control Plan C4.0 – Composite Utility Plan C5.0 – Details Landscape Plan

L1 – North Landscape Plan L2 – South Landscape Plan

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115 of 452 8021 SW. Viola St., Tigard Or. 97224 phone: 503.639.8045 [email protected]

Naff Design Support S ervices Inc.

205 SE. Spokane Street, Suite 200, Portland, OR 97202 phone: 503.221.1131 www.hhpr.com fax: 503.221.1171

ENGINEERS PLANNERS LANDSCAPE ARCHITECTS SURVEYORS

Harper Houf Peterson Righellis Inc.

ATTACHMENT 4: APPLICATION - CHEHALEM POINTE

116 of 452 8021 SW. Viola St., Tigard Or. 97224 phone: 503.639.8045 [email protected]

Naff Design S upport S ervices Inc.

205 SE. Spokane Street, Suite 200, Portland, OR 97202 phone: 503.221.1131 www.hhpr.com fax: 503.221.1171

ENGINEERS PLANNERS LANDSCAPE ARCHITECTS SURVEYORS

Harper Houf Peterson Righellis Inc.

ATTACHMENT 4: APPLICATION - CHEHALEM POINTE

ATTACHMENT 4: APPLICATION - CHEHALEM POINTE

0.1

0.1

0.1

0.1

0.1

0.2

0.2

0.2

0.2

0.2

0.2

0.2

0.2

0.4

0.5

0.6

0.7

0.8

0.8

0.9

0.9

1.0

1.4

2.2

0.3

0.7

1.6

2.8

4.4

5.5

5.5

4.5

3.3

2.7

2.4

2.2

PARK LANE

50 FT. VISION 0.1 0.1 0.1 0.1 0.1 0.1 0.0 CLEARANCE TRIANGLE

0.2

0.3

0.2

0.2

0.2

0.2

0.2

0.2

0.3

0.3

0.4

0.4

0.5

0.4

0.3

0.3

0.2

0.2

0.2

0.1

0.1

2.7

2.8

2.9

2.9

2.6

2.9

2.9

2.8

2.7

2.1

1.5

1.2

1.1

1.1

1.1

1.4

1.9

2.5

2.5

2.4

2.1

1.4

2.9

3.3

3.7

3.5

3.5

3.5

3.6

3.2

3.0

2.7

2.9

1.7

1.4

1.8

2.3

2.7

2.3

2.4

2.7

2.7

2.0

1.8

12.50 0.3

0.7

2.0

3.4

4.7

9.0

8.4

3.8

2.5

2.1

1.7

1.7

2.6

2.8

4.7

3.8

0.0

0.0

0.0

3.0

3.2

2.7

3.1

2.7

3.0

0.5

1.0

2.0

2.7

2.6

2.0

2.2

2.3

2.4

1.7

0.2

1.7

1.0

0.5

12.00

1.3

1.3

0.1

0.1

0.3

0.1

0.1

0.9

0.5

0.3

PROJECT SIGN - SEE 0.2 0.1 SEE SHEET A3.1

0.0

0.0

0.0

0.0

0.0

0.0

0.0

0.0

0.0

0.0

0.0

0.0

0.0

MH: 25 2.6

0.2

0.6

1.8

3.9

5.4

5.1

5.1

4.1

2.2

1.2

1.5

1.6

1.9

2.2

2.2

2.3

3.2

2.2

2.2

2.1

2.6

3.3

0.2

0.4

1.0

2.0

4.7

3.9

3.7

4.6

1.9

1.2

1.5

1.8

2.5

2.3

2.9

2.6

3.0

2.6

2.8

2.5

2.9

2.6

1.3

0.3

0.1

0.1

1.0

1.9

2.5

0.3

0.5

0.9

1.4

1.4

1.7

1.7

1.5

1.5

0.7

0.4

1.8

0.5

0.5

0.5

0.7

0.7

0.4

1.0

0.7

0.3

0.3

0.6

0.4

2.0

4.5

1.9

0.6

0.4

8'0.5WIDE AISLE 1.1 0.0 0.1 0.1

0.2

0.3

0.5

1.5

1.2

0.8

0.7

0.7

0.8

0.8

0.8

0.7

10' 1.2 GOLF CART

1.1

0.5

0.5

0.5

0.4

0.4

0.3

4.1

2.5

1.0

0.9

1.1

1.1

1.4

1.6

2.1

2.4

2.6

2.6

1.9

1.4

1.5

1.1

0.9

0.5

0.3

MS48 0.6 0.7

1.1

1.7

2.6

3.3

3.7

3.0

3.0

2.1

1.1

2.0

1.7

1.5

0.7

0.3

2.0

2.1

1.4

0.8

0.6

1.8

1.9

2.4

1.3

0.3

2.2

2.3

2.2

2.2

0.3

0.3

0.8

2.9

5.1

7.1

0.2

0.8

2.9

5.1

2.9

MH: 16

20 DU

1.8

1.2

MH: 25

MH: 25

1.2

0.9

0.8

0.7

1.4

2.7

2.4

2.8

1.8

3.2

MH: 25

22 0.4STD 0.4 SPACES 0.4 0.6 0.4

0.4 0.3 0.4 0.2 24'0.4 WIDE AISLE

MH: 8

0.0

2.7

0.9

2.2

2.1

2.1

1.6

2.5

2.0

2.2

1.6

2.4

1.3

0.4

0.8

1.5

E2

0.4

MH: 16

2

2.6

MH: 25

A1

0.0

39.12 1

2.8

0.3

8 STD SPACES

0.8

3.3

0.5

8 STD SPACES

0.2

2.8

MH: 25

MH: 16

0.8

2.7

1.3

2.3

2.8

2.2

2.2

3.2

1.6

2.2

2.1

1.6

1.4

2.0

2.1

1.5

0.9

0.6

0.5

0.3

0.2

0.1

0.1

2.7

3.1

2.9

2.8

2.1

1.2

0.9

0.5

0.3

0.2

0.1

9 STD 0.4 0.2SPACES 0.2 2.3 1.8

0.1

0.2

0.2

0.2

0.3

0.2

0.1

0.9

0.6

0.5

0.5

0.6

1.7

1.5

1.6

1.6

0.6

0.6

0.7

0.7

0.6

0.7

1.3

2.2

2.0

2.7

2.5

1.4

1.0

2.8

2.6

3.3

2.9

1.4

0.4

0.1

0.1

0.8

2.2

2.4

2.9

1.6

1.7

1.2

0.5

0.6

0.8

1.9

2.3

2.2

1.8

2.1

2.5

0.4

0.6

0.0

0.0

0.5

2.0

2.5

2.1

2.5

2.8

2.4

2.5

0.4

2.0

2.4

0.4

0.6

0.0

0.1

0.5

2.6

2.0

1.8

2.4

2.5

2.9

2.3

0.4

2.1

3.5

1.5

0.5

0.0

0.0

0.4

2.1

2.2

2.3

2.6

2.9

3.9

1.7

0.4

2.3

2.5

3.0

2.2

0.4

2.7

2.9

2.5

2.5

0.4

2.4

2.5

2.3

2.3

0.3

1.3

1.6

2.2

1.4

0.3

0.8

2.1

3.0

2.5

2.5

2.9

2.4

1.1

1.5

2.3

2.2

2.0

2.4

3.1

3.0

2.9

0.2

0.5

1.4

2.7

4.5

5.9

6.1

3.8

2.2

1.3

1.7

1.7

2.3

2.5

2.7

2.5

3.2

2.4

MH: 25

MH: 16

0.3

0.8

4.4

5.1

0.0

0.0

5.3

7.5

0.0

0.0

A3

MH: 16

2.3

7 STD SPACES

MH: 25

0.0

CA DN

46.50

3.0

12 DU

0.2

0.4

2.5

MH: 25

0.3

0.2

0.7

12.00

MH: 25

21 STD SPACES

0.2

0.0

OFF. DN STOR. UP MH: 25

AA DN MH: 25 MH: 25

MH: 25

12.78

3.0

5.2

4.8

0.2

0.7

2.2

4.3

5.6

MH: 16 4.6

4.0

1.8

MH: 25

1.7

0.4

0.6

1.4

2.5

5.0

4.9

4.9

4.8

2.4

1.7

2.1

2.2

3.1

3.0

3.6

3.2

3.8

3.1

3.7

3.2

3.3

2.8

0.2

0.5

1.2

2.6

2.7

2.9

2.9

2.8

2.8

2.2

2.8

3.1

2.7

2.7

3.2

4.5

5.1

4.0

2.8

2.7

3.1

3.4

0.5

1.1

2.4

3.8

3.4

3.4

3.8

2.9

2.1

2.4

2.9

2.8

2.7

3.3

4.3

4.5

4.0

2.9

2.6

3.3

3.2

5.0

6.6

6.3

4.1

2.5

1.7

2.0

2.1

2.8

3.1

3.3

3.1

3.7

3.0

3.3

3.1

3.5

3.1

1.7

0.2

0.2

PICNIC 0.5 1.4 3.0 TABLES

0.2

0.6

2.0

0.2

0.6

2.4

4.6

5.5

0.1

0.0

47.25 4.8

8.1

MH: 16

A5

0.2

0.2

0.1

MH: 25

20 DU 0.2

0.6

2.2

4.8

7.0

0.2

0.5

1.7

4.4

5.8

4.5

4.5

3.9

1.7

0.2

0.4

1.1

2.3

4.9

4.6

4.3

4.6

2.0

MH: 16

0.0

0.1

MH: 25

0.0

0.1

0.1

0.3

0.7

1.8

1.8

1.8

1.8

1.9

0.0

0.0

0.1

0.2

0.4

0.4

0.5

0.7

0.9

0.5

1.3

1.7

1.4

0.0

1.7

2.7

2.0 STD 1.3 1.8SPACES 2.2 2.0 1.9 22

18 DU

1.9

0.5

0.5

0.7

1.8

2.5

2.0

1.8

2.4

0.5

0.6

0.8

1.6

2.0

2.7

2.1

2.4

0.7

0.9

1.0

1.6

2.1

2.4

1.9

1.7

0.8

0.3

0.1

0.4

1.8

1.7

1.7

1.8

1.1

0.3

0.0

0.1

0.5

0.8

0.8

0.7

0.0

LAUN. STOR.

0.0

1.2

1.3

1.4

0.7

0.2

2.1

2.6

0.2

0.2

0.0

0.1

0.6

0.9

1.2

1.8

1.5

2.0

2.0

1.8

1.2

0.8

0.4

0.2

1.9

2.4

0.1

0.1

0.1

0.1

0.6

0.3

0.2

0.2

0.2

0.2

0.2

0.2

0.2

1.7

3.2

1.1

0.1

0.1

0.1

0.5

0.2

0.2

0.1

1.3

1.2

1.2

1.2

0.1

0.1

0.1

0.1

0.1

0.1

2.9

2.3

1.2

0.2

0.1

0.1

0.5

0.6

0.7

0.7

0.6

0.6

0.6

0.6

0.6

0.6

0.5

0.3

0.1

0.1

MH: 25

MH: 25

0.0

0.0

2.1 25 1.7 MH:

1.9 2.2 2.0 2.1 90.2STD SPACES

MH: 25 0.0

2.4

B4

MH: 25

MH: 25

MH: 16

4

MH: 25

0.4

0.3

55.50

50 FT. WIDE HEIGHT RESTRICTED BUFFER

4.5

2.9

2.5

3.0

2.5

3.0

2.6

MS48 0.4 0.4

2.2

2.9

3.3

2.8

2.1

2.1

2.2

2.3

1.3

0.7

1.2

1.4

1.5

0.7

0.7

0.7

0.6

0.7

0.7

1.0

VILLA RD.

0.8

18 STD SPACES

3

0.3

22 STD SPACES

20 DU

10 STD SPACES 0.6

0.6

1.6

4.9

0.5

0.4

0.4

0.4

0.4

0.4

0.3

0.2

0.2

0.2

0.1

0.1

2.6

0.5

0.3

0.2

0.2

0.2

0.1

0.1

0.1

0.1

0.1

0.1

5 0.4

0.3

0.2

0.2

0.2

0.5

0.6

0.6

MH: 8 0.0

0.0

0.0

0.0

0.0

0.0

0.0

0.0

0.6

0.0

0.0

0.0

0.0

0.1

0.1

0.4

1.1

2.1

1.9

1.3

1.5

1.2

0.0

0.0

0.5

1.0

0.9

0.7

1.7

4.1

2.5

0.4

0.0

0.1

0.2

0.5

2.1

2.6

2.4

2.5

3.3

3.0

2.5

2.3

2.4

3.0

3.5

3.4

3.1

3.1

2.1

2.6

3.0

3.8

1.8

1.6

1.5

1.6

1.0

0.6

0.4

0.3

0.2

0.1

0.0

0.1

0.2

0.6

1.9

3.7

6.1

6.2

4.4

2.9

2.3

2.9

2.9

3.6

3.7

3.8 3.3 20.09

2.0

1.7

2.1

2.2

3.3

3.3

3.4

2.7

0.4

0.2

0.1

0.4

0.2

0.2

0.1

2.2

2.9

1.9

0.2

0.1

0.1

0.4

0.3

0.2

0.1

1.7

1.9

2.1

0.1

0.1

0.1

0.4

0.2

0.2

0.1

1.6

1.4

1.4

0.0

0.0

0.0

0.3

0.2

0.2

0.1

1.1

1.0

0.9

0.4

0.4

0.3

0.4

0.2

0.1

0.1

1.8

1.6

1.7

0.1

0.1

0.1

0.3

0.2

0.1

0.1

1.9

2.3

2.1

0.2

0.0

0.0

0.4

0.2

0.2

0.1

3.5

3.5

2.2

0.3

0.0

0.0

0.4

0.2

0.2

0.1

0.2 0.1 MS44

0.3

0.2

0.1

0.1

SLOPE CATCH LINE

22 STD SPACES

2.9

3.2

MH: 7.5

16 DU

0.0

0.1

2.9

3.5

0.0

0.2

0.5

0.5

0.0

0.1

0.1

0.3

0.9

2.1

4.4

7.0

7.4

5.4

4.1

0.1

0.1

0.3

0.8

3.5

5.1

4.3

4.6

5.8

6.1

1.5

3.6

2.9

2.1

1.8

1.7

1.2

1.4

0.5

MH: 25

3.0

3.0

3.0

3.3

2.3

2.4

1.6

4.3

3.4

2.9

2.9

3.7

3.1

1.5

MH: 164.0

0.8

MH: 25

MH: 25

2.2 1.5 18.09

0.4

C7 18 DU

MH: 25

7

0.1

0.1

0.3

0.9

2.2

4.6

6.7

6.9

5.8

4.4

3.2

3.2

3.0

3.2

2.3

2.6

0.0

17 STD SPACES

0.1

0.0

D6

14.05 0.0

MH: 25

3.5

13 STD SPACES

0.3

DA DN

0.3

43.25

6

0.1

10' WIDE TEMP CONST. EASEMENT

MH: 25

CA DN

0.0

MH: 16

PROPOSED R/W CUT SLOPE

SLOPE EASEMENT LINE EXISTING R/W

MH: 25

1.8

MH: 25 0.1

0.0

0.2

0.5

14.80 0.1 3.0

0.4

MH: 164.6

0.0

MH: 7.5 0.1

2.9

4.4

0.0

0.1

0.5

0.5

0.0

0.0

0.1

0.2

0.6

1.9

2.4

1.9

3.0

16 DU 0.0

6.1

6.0

4.3

2.7

2.9

MH: 25

MH: 16 3.7

2.5

2.5

2.6

2.7

LAUNDRY 2.0 3.5 2.9 &2.9STOR.

D8

3.0

0.0

MH:2.6 25

2.0

0.0

MH: 25

2.0

2.3

2.4

2.6

1.8

3.9

3.3

3.3

3.0

0.5

2.3

3.1

3.3

2.7

0.0

1.1

0.7

0.5

0.3

0.1

0.1

0.1

1.8

1.8

0.3

0.0

0.0

0.0

0.3

0.3

0.2

0.1

0.1

0.1

0.1

0.0

0.0

0.1

0.1

0.0

0.3

0.2

0.2

0.1

0.1

0.1

0.3

0.0

0.0

0.1

0.3

0.2

0.2

0.1

0.1

0.1

0.1

0.0

1.9

2.7

3.3

2.6

2.1 S1.5 CE A S2.1P 0.0 0.3

0.7

0.0

0.0

0.0

0.2

0.4

0.3

0.2

0.2

0.9

0.4

0.0

0.3

0.3

0.3

0.2

0.1

0.1

ES0.2 C 0.4 0.4 A SP

0.2

0.1

0.1

8

3.2

TD 9S

0.0

0.1

0.2

0.5

2.0

3.1

2.7

2.7

3.5

2.6

2.3

2.0

1.7

1.8

2.5

11.6

0.0

0.1

0.2

0.5

0.8

0.9

1.3

1.3

1.4

1.7

1.3

0.9

1.0

0.0

0.1

0.0

0.0

0.1

0.1

0.2

0.2

0.3

0.4

0.5

0.6

0.6

0.6

0.1

0.1

0.0

0.0

0.0

0.0

0.1

0.1

0.1

0.2

0.2

0.3

0.2

0.1

0.1

0.1

0.0

0.0

0.1

T0.2D 5S

0.0

0.0

0.1

0.1

0.3

1.1

2.2

0.5

0.2

0.1

0.2

0.1

0.1

0.0

0.1

0.6

3.7

4.6

2.1

0.4

0.1

0.1

0.1

0.1

0.1

0.5

0.6

0.2

0.1

0.1

0.0

0.0

0.3

1

3.0

2.8

0.1

0.2

2.9

0.2

0.1

1200 92nd Street - Sturtevant, WI 53177 www.cree.com - (800) 236-6800

SR23882

Project Name: Chehalem Point - Newberg Oregon Date:6/13/2017

Footcandles calculated at grade

Scale: NTS

0.1

Filename: S:\Out\170601LP1BRSR4.AGI

Layout by: Bill Schubert

0.1

MH: 8

Lumens/Lamp 2501 11424 11424 11424 2529

LLF 0.980 0.930 0.930 0.930 1.000

Description ARE-EDG-4M-DA-02-E-xx-xx-350-xxx-40K OSQ-A-NM-2ME-B-40K-xx-xx OSQ-A-NM-3ME-B-40K-xx-xx OSQ-A-NM-4ME-B-40K-xx-xx XSPW-A-0-3-F-G-U-x-x

Lum. Watts 25 86 86 86 25

(3) PS4S10X1xx 10' x 4" Square steel poles (will need to cut 2' off of top/pole) (48) OSQ-DA-xx Direct arm mounts (48) WM-DM-xx Direct arm wall plates *** Poles meet 140 mph wind zone requirements *** Customer to verify mounting locations / heights before ordering Footcandles calculated using predicted lumen values after 50K hours of operation Label Avg Max 1.50 9.0 CalcPts

Min 0.0

Avg/Min N.A.

Max/Min N.A.

117 of 452

8021 SW. Viola St., Tigard Or. 97224 phone: 503.639.8045 [email protected]

Arrangement SINGLE SINGLE SINGLE SINGLE SINGLE

Naff Design Support Services Inc.

Label 4M-E OSQB-2ME OSQB-3ME OSQB-4ME XSPW 3 25w

205 SE. Spokane Street, Suite 200, Portland, OR 97202 phone: 503.785.1131 www.hhpr.com fax: 503.785.1141

Luminaire Schedule Symbol Qty 3 5 8 35 2

ENGINEERS PLANNERS LANDSCAPE ARCHITECTS SURVEYORS

10

Illumination results shown on this lighting design are based on project parameters provided to Cree, Inc. used in conjunction with luminaire test procedures conducted under laboratory conditions. Actual project conditions differing from these design parameters may affect field results. The customer is responsible for verifying dimensional accuracy along with compliance with any applicable electrical, lighting, or energy code.

Harper Houf Peterson Righellis Inc.

9

118 of 452 8021 SW. Viola St., Tigard Or. 97224 phone: 503.639.8045 [email protected]

Naff Design Support Services Inc.

205 SE. Spokane Street, Suite 200, Portland, OR 97202 phone: 503.785.1131 www.hhpr.com fax: 503.785.1141

ENGINEERS PLANNERS LANDSCAPE ARCHITECTS SURVEYORS

Harper Houf Peterson Righellis Inc.

ATTACHMENT 4: APPLICATION - CHEHALEM POINTE

119 of 452 8021 SW. Viola St., Tigard Or. 97224 phone: 503.639.8045 [email protected]

Naff Design Support Services Inc.

205 SE. Spokane Street, Suite 200, Portland, OR 97202 phone: 503.785.1131 www.hhpr.com fax: 503.785.1141

ENGINEERS PLANNERS LANDSCAPE ARCHITECTS SURVEYORS

Harper Houf Peterson Righellis Inc.

ATTACHMENT 4: APPLICATION - CHEHALEM POINTE

120 of 452 8021 SW. Viola St., Tigard Or. 97224 phone: 503.639.8045 [email protected]

Naff Design Support Services Inc.

205 SE. Spokane Street, Suite 200, Portland, OR 97202 phone: 503.221.1131 www.hhpr.com fax: 503.221.1171

ENGINEERS PLANNERS LANDSCAPE ARCHITECTS SURVEYORS

Harper Houf Peterson Righellis Inc.

ATTACHMENT 4: APPLICATION - CHEHALEM POINTE

121 of 452 8021 SW. Viola St., Tigard Or. 97224 phone: 503.639.8045 [email protected]

Naff Design Support Services Inc.

205 SE. Spokane Street, Suite 200, Portland, OR 97202 phone: 503.221.1131 www.hhpr.com fax: 503.221.1171

ENGINEERS PLANNERS LANDSCAPE ARCHITECTS SURVEYORS

Harper Houf Peterson Righellis Inc.

ATTACHMENT 4: APPLICATION - CHEHALEM POINTE

122 of 452 8021 SW. Viola St., Tigard Or. 97224 phone: 503.639.8045 [email protected]

Naff Design Support Services Inc.

205 SE. Spokane Street, Suite 200, Portland, OR 97202 phone: 503.221.1131 www.hhpr.com fax: 503.221.1171

ENGINEERS PLANNERS LANDSCAPE ARCHITECTS SURVEYORS

Harper Houf Peterson Righellis Inc.

ATTACHMENT 4: APPLICATION - CHEHALEM POINTE

123 of 452 8021 SW. Viola St., Tigard Or. 97224 phone: 503.639.8045 [email protected]

Naff Design Support Services Inc.

205 SE. Spokane Street, Suite 200, Portland, OR 97202 phone: 503.221.1131 www.hhpr.com fax: 503.221.1171

ENGINEERS PLANNERS LANDSCAPE ARCHITECTS SURVEYORS

Harper Houf Peterson Righellis Inc.

ATTACHMENT 4: APPLICATION - CHEHALEM POINTE

124 of 452 8021 SW. Viola St., Tigard Or. 97224 phone: 503.639.8045 [email protected]

Naff Design Support Services Inc.

205 SE. Spokane Street, Suite 200, Portland, OR 97202 phone: 503.221.1131 www.hhpr.com fax: 503.221.1171

ENGINEERS PLANNERS LANDSCAPE ARCHITECTS SURVEYORS

Harper Houf Peterson Righellis Inc.

ATTACHMENT 4: APPLICATION - CHEHALEM POINTE

PRELIMINARY

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ENGINEERS PLANNERS LANDSCAPE ARCHITECTS SURVEYORS

Harper Houf Peterson Righellis Inc.

NEWBERG, OREGON

CHEHALEM POINTE APARTMENTS

COVER SHEET

NEWBERG, OREGON

CHECKED:

DRAWN:

DESIGNED:

P:\KWD (KWDS LLC)\KWD-05 (Chehalem Pointe Apartments)\KWD05-DWGS\SHEETS\PRIVATE\Development Review\ KWD05-C1_0 COVER.dwg

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205 SE Spokane Street, Suite 200, Portland, OR 97202 phone: 503.221.1131 www.hhpr.com fax: 503.221.1171

ENGINEERS PLANNERS LANDSCAPE ARCHITECTS SURVEYORS

Harper Houf Peterson Righellis Inc.

NEWBERG, OREGON

CHEHALEM POINTE APARTMENTS

EXISTING CONDITIONS

ATTACHMENT 4: APPLICATION - CHEHALEM POINTE

PRELIMINARY

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205 SE Spokane Street, Suite 200, Portland, OR 97202 phone: 503.221.1131 www.hhpr.com fax: 503.221.1171

ENGINEERS PLANNERS LANDSCAPE ARCHITECTS SURVEYORS

Harper Houf Peterson Righellis Inc.

NEWBERG, OREGON

CHEHALEM POINTE APARTMENTS

GRADING PLAN

ATTACHMENT 4: APPLICATION - CHEHALEM POINTE

PRELIMINARY

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205 SE Spokane Street, Suite 200, Portland, OR 97202 phone: 503.221.1131 www.hhpr.com fax: 503.221.1171

ENGINEERS PLANNERS LANDSCAPE ARCHITECTS SURVEYORS

Harper Houf Peterson Righellis Inc.

NEWBERG, OREGON

CHEHALEM POINTE APARTMENTS

GRADING PLAN

ATTACHMENT 4: APPLICATION - CHEHALEM POINTE

PRELIMINARY

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205 SE Spokane Street, Suite 200, Portland, OR 97202 phone: 503.221.1131 www.hhpr.com fax: 503.221.1171

ENGINEERS PLANNERS LANDSCAPE ARCHITECTS SURVEYORS

Harper Houf Peterson Righellis Inc.

NEWBERG, OREGON

CHEHALEM POINTE APARTMENTS

GRADING PLAN

ATTACHMENT 4: APPLICATION - CHEHALEM POINTE

PRELIMINARY

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205 SE Spokane Street, Suite 200, Portland, OR 97202 phone: 503.221.1131 www.hhpr.com fax: 503.221.1171

ENGINEERS PLANNERS LANDSCAPE ARCHITECTS SURVEYORS

Harper Houf Peterson Righellis Inc.

NEWBERG, OREGON

CHEHALEM POINTE APARTMENTS

COMPOSITE UTILITY PLAN

ATTACHMENT 4: APPLICATION - CHEHALEM POINTE

PRELIMINARY

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205 SE Spokane Street, Suite 200, Portland, OR 97202 phone: 503.221.1131 www.hhpr.com fax: 503.221.1171

ENGINEERS PLANNERS LANDSCAPE ARCHITECTS SURVEYORS

Harper Houf Peterson Righellis Inc.

NEWBERG, OREGON

CHEHALEM POINTE APARTMENTS

COMPOSITE UTILITY PLAN

ATTACHMENT 4: APPLICATION - CHEHALEM POINTE

MC-4500 END CAP

SUBGRADE SOILS (SEE NOTE 4)

9" (230 mm) MIN

100" (2540 mm)

12" (300 mm) TYP

*FOR COVER DEPTHS GREATER THAN 7.0' (2.1 m) PLEASE CONTACT STORMTECH

NOTES: 1.

MC-4500 CHAMBERS SHALL CONFORM TO THE REQUIREMENTS OF ASTM F2418 "STANDARD SPECIFICATION FOR POLYPROPYLENE (PP) CORRUGATED WALL STORMWATER COLLECTION CHAMBERS".

2.

MC-4500 CHAMBERS SHALL BE DESIGNED IN ACCORDANCE WITH ASTM F2787 "STANDARD PRACTICE FOR STRUCTURAL DESIGN OF THERMOPLASTIC CORRUGATED WALL STORMWATER COLLECTION CHAMBERS".

3.

"ACCEPTABLE FILL MATERIALS" TABLE ABOVE PROVIDES MATERIAL LOCATIONS, DESCRIPTIONS, GRADATIONS, AND COMPACTION REQUIREMENTS FOR FOUNDATION, EMBEDMENT, AND FILL MATERIALS.

4.

THE SITE DESIGN ENGINEER IS RESPONSIBLE FOR ASSESSING THE BEARING RESISTANCE (ALLOWABLE BEARING CAPACITY) OF THE SUBGRADE SOILS AND THE DEPTH OF FOUNDATION STONE WITH CONSIDERATION FOR THE RANGE OF EXPECTED SOIL MOISTURE CONDITIONS.

5.

PERIMETER STONE MUST BE EXTENDED HORIZONTALLY TO THE EXCAVATION WALL FOR BOTH VERTICAL AND SLOPED EXCAVATION WALLS.

6.

ONCE LAYER 'C' IS PLACED, ANY SOIL/MATERIAL CAN BE PLACED IN LAYER 'D' UP TO THE FINISHED GRADE. MOST PAVEMENT SUBBASE SOILS CAN BE USED TO REPLACE THE MATERIAL REQUIREMENTS OF LAYER 'C' OR 'D' AT THE SITE DESIGN ENGINEER'S DISCRETION.

ADVANCED DRAINAGE SYSTEMS, INC.

12" (300 mm) MIN

3 N W T E IS O U IR O 0 7 D A D ,

DEPTH OF STONE TO BE DETERMINED BY SITE DESIGN ENGINEER 9" (230 mm) MIN

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205 SE Spokane Street, Suite 200, Portland, OR 97202 phone: 503.221.1131 www.hhpr.com fax: 503.221.1171

NEWBERG, OREGON

CHEHALEM POINTE APARTMENTS

SHEET NO.

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1 OF 1

132 of 452

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60" (1525 mm)

Harper Houf Peterson Righellis Inc.

JLM

DESCRIPTION

B EXCAVATION WALL (CAN BE SLOPED OR VERTICAL)

I

12" (300 mm) MIN

7.0' (2.1 m) MAX

860-529-8188 |888-892-2694 | WWW.STORMTECH.COM

24" (600 mm) MIN*

| C T| 7 6 0 6 0

*TO BOTTOM OF FLEXIBLE PAVEMENT. FOR UNPAVED INSTALLATIONS WHERE RUTTING FROM VEHICLES MAY OCCUR, INCREASE COVER TO 30" (750 mm).

| LR O H C IK Y

D C

PERIMETER STONE (SEE NOTE 6)

REV

PAVEMENT LAYER (DESIGNED BY SITE DESIGN ENGINEER)

Detention Retention Water Quality

ADS GEOSYNTHETICS 601T NON-WOVEN GEOTEXTILE ALL AROUND CLEAN, CRUSHED, ANGULAR STONE IN A & B LAYERS

DRW CHK

PLEASE NOTE: 1. THE LISTED AASHTO DESIGNATIONS ARE FOR GRADATIONS ONLY. THE STONE MUST ALSO BE CLEAN, CRUSHED, ANGULAR. FOR EXAMPLE, A SPECIFICATION FOR #4 STONE WOULD STATE: "CLEAN, CRUSHED, ANGULAR NO. 4 (AASHTO M43) STONE". 2. STORMTECH COMPACTION REQUIREMENTS ARE MET FOR 'A' LOCATION MATERIALS WHEN PLACED AND COMPACTED IN 9" (230 mm) (MAX) LIFTS USING TWO FULL COVERAGES WITH A VIBRATORY COMPACTOR. 3. WHERE INFILTRATION SURFACES MAY BE COMPROMISED BY COMPACTION, FOR STANDARD DESIGN LOAD CONDITIONS, A FLAT SURFACE MAY BE ACHIEVED BY RAKING OR DRAGGING WITHOUT COMPACTION EQUIPMENT. FOR SPECIAL LOAD DESIGNS, CONTACT STORMTECH FOR COMPACTION REQUIREMENTS.

V

PLATE COMPACT OR ROLL TO ACHIEVE A FLAT SURFACE. ² ³

E

AASHTO M43¹ 3, 4

C4.2 JOB NO.

KWD-05

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DESCRIPTION

FOUNDATION STONE: FILL BELOW CHAMBERS FROM THE SUBGRADE UP TO THE FOOT (BOTTOM) OF THE CHAMBER.

NO.

A

DATE

NO COMPACTION REQUIRED.

ENGINEERS PLANNERS LANDSCAPE ARCHITECTS SURVEYORS

AASHTO M43¹ 3, 4

CAB

CLEAN, CRUSHED, ANGULAR STONE

CHECKED:

EMBEDMENT STONE: FILL SURROUNDING THE CHAMBERS FROM THE FOUNDATION STONE ('A' LAYER) TO THE 'C' LAYER ABOVE.

BEGIN COMPACTIONS AFTER 24" (600 mm) OF MATERIAL OVER THE CHAMBERS IS REACHED. COMPACT ADDITIONAL LAYERS IN 12" (300 mm) OR MAX LIFTS TO A MIN. 95% PROCTOR DENSITY FOR MOST PAVEMENT SUBBASE MATERIALS CAN BE USED IN LIEU WELL GRADED MATERIAL AND 95% RELATIVE AASHTO M43¹ OF THIS LAYER. DENSITY FOR PROCESSED AGGREGATE 3, 357, 4, 467, 5, 56, 57, 6, 67, 68, 7, 78, 8, 89, MATERIALS. 9, 10

HHPR TEAM

B

AASHTO M145¹ A-1, A-2-4, A-3

GRANULAR WELL-GRADED SOIL/AGGREGATE MIXTURES,