I. Community Vision, Project Roadmap & Participation

A. Why This Matters

Oppenlander is one of West Linn's most significant recent residential development proposals and the City's first major development shaped by Oregon's new middle-housing laws. It should not be treated as merely another subdivision. It is an opportunity for the developer, City, and community to demonstrate how increased housing choices can be implemented with excellence and respect for all parties. The development process will unfold through planning, engineering, public review, property closing, site preparation, infrastructure construction, home construction, inspections, and final occupancy. Adjoining neighborhood residents need a clear roadmap and continuing opportunities to participate at the points where information and local knowledge can improve the project.

B. Requested Evaluation(s) and Information

1. Provide a project roadmap. Venture Properties should provide a high-level sequence of anticipated milestones, even

where dates remain uncertain.

• Neighborhood outreach and the August 6 developer meeting.
• Formal application submittal and completeness review.
• Platting and subdividing of planned lots
• Planning, engineering, transportation, tree, environmental, utility, and fire review.
• Planning Commission or other land-use decision points, if applicable.
• Property closing.
• Civil design, site preparation, utility installation, and road construction.
• Home construction, inspections, certificates of occupancy, and final move-in.

2. Identify public participation points. The City and developer should identify when and how residents may be notified of

and review documents, submit comments, attend meetings, and both informally and formally ask questions.

3. Maintain open communication channels. Friends of Oppenlander, immediate neighbors, and the RSNA request formal

notice of all public meetings, neighborhood meetings, major design changes, and stakeholder discussions where community participation is appropriate.

4. Clarify the decision-makers. Identify the roles and contacts for Venture Properties, City staff, Planning Commission,

City Council, TVF&R, ODOT, the school district, utilities, and other agencies.

5. Preserve the Oppenlander identity. The completed development should acknowledge the history of the property through

an appropriate name or permanent identity that includes “Oppenlander.” The final name is not proposed in this draft.

C. Requested Development Commitments

2. Treat the Oppenlander project as an opportunity to create a regional example of exemplary community

development.

3. Provide information early enough that community review can contribute to and improve the project rather than

merely react to completed decisions.

4. Designate clear developer and City contacts for ongoing communication.

5. Invite meaningful neighborhood input on issues where design choices remain open.

6. Preserve the Oppenlander identity in a respectful form within the completed neighborhood.

D. Applicable References

• Oregon middle-housing statutes and implementing rules.
• West Linn Comprehensive Plan and Housing Production Strategy.
• West Linn Community Development Code and public-participation requirements.
• Applicant materials, pre-application materials, and future land-use filings.
• Public-meeting and notice requirements applicable to the final review path.

These references are examples and a starting point, not a comprehensive list. The next revision of this document will add direct links and the specific statutes, code sections, standards, maps, agreements, and recorded documents relied upon.

E. Responsibility & Timing

Provide the development roadmap, project contacts, advance information, and design updates. Beginning immediately and throughout the project Explain and report on the review process, responsible departments, public participation, and decision milestones. Pre-application through final occupancy Provide opportunities and report on public reviews, discussions, and decisions within its legal authority. Land-use review and development of waivers and variances Provide policy leadership and address broader City issues outside the quasi- judicial record. Policy and public oversight Friends of Oppenlander / RSNA / Immediate Neighbors Collect community input, provide local knowledge, and maintain a shared reference. Throughout the project

F. What Shared Success Looks Like

Shared success means that everyone understands the roadmap, the responsible decision-makers, the points where participation is meaningful, and the difference between preliminary ideas and final commitments. Venture Properties can move through the process with fewer surprises; the City can administer a transparent and credible review; and residents can provide useful information before important decisions become fixed. Oppenlander should become an example not only of good design, but also of how neighborhoods, developers, and local government can work together to improve a project.

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II. Urban Forest & Environmental Function

A. Why This Matters

The preliminary plot plan indicates removal of approximately 28 mature and clustered firs, together with impacts to other significant trees, including a large tree near Meadowlark Court (currently called Miles Court). The mature tree stand provides much more than a count of trunks. It supplies shade, cooling, stormwater interception, carbon storage, wildlife and bird habitat, pollinator support, visual screening, neighborhood character, and a recognizable part of West Linn's urban forest. Numerical tree replacement is not ecological replacement. Twenty-eight young parkway trees do not replace the environmental function of 28 mature trees. Every mature tree contributes to the larger urban forest; the fact that West Linn contains many trees does not make the loss of any significant grove irrelevant.

B. Requested Evaluation(s) and Questions

11. Prepare a formal Urban Forest, Wildlife, and Ecological Function Assessment. This should be completed by

qualified professionals and coordinated with the City Arborist.

12. Evaluate preservation of the existing 28-tree mature grove. The study should determine whether the layout, grading,

roads, utilities, sidewalks, or lot lines can be modified to preserve all or portions of the stand.

13. Evaluate individual significant trees. This includes the cedar or sequoia near Meadowlark Court and any tree partly

within private property and partly within public right-of-way. Evaluate whether modest sidewalk, road, or utility adjustments could preserve it.

14. Evaluate the effects of removal:

• Existing and future tree canopy.
• Bird, wildlife, insect, and pollinator habitat.
• Shade and urban cooling.
• Stormwater interception and soil stability.
• Carbon storage and air quality.
• Neighborhood character and screening.

15. Document how ecological functions will be preserved or replaced. Mitigation must be evaluated by ecological

function, expected canopy at maturity, habitat value, shade, water interception, and long-term survival - not simply the number and initial size of replacement trees.

16. Clarify the evolving state requirements. Identify how 2024 Oregon Laws, Chapter 110, HB 2258, and related

implementation rules apply to large-tree protection, heritage trees, qualifying removals, and replacement planting, and identify West Linn's adoption schedule for any required new standards.

C. Requested Development Commitments

17. Preserve mature trees and tree clusters wherever practical before relying on replacement.

18. Develop a “No Net Loss of Urban Canopy Function” plan.

19. Use larger-caliper, long-lived canopy trees and native species rather than relying only on small ornamental parkway

trees.

20. Create native understory, pollinator, bird, and wildlife-supporting habitat.

21. Use clustered natural areas, rain gardens, bioswales, and green infrastructure to replace multiple ecological

functions.

22. Provide a long-term tree establishment, irrigation, replacement, and survival plan.

23. Treat Tree City USA and Bee City USA as community commitments that should inform a development of this

scale, even where those designations do not independently impose project-specific legal requirements.

D. Applicable References

• 2024 Oregon Laws, Chapter 110.
• Oregon HB 2258 and implementing rules concerning large-tree protection and replacement planting.
• West Linn Community Development Code tree-protection, heritage-tree, significant-tree-cluster, and landscaping

provisions.

• West Linn tree-removal and development tree-plan requirements.
• Tree City USA and Bee City USA program commitments.
• City Arborist review requirements.

These references are examples and a starting point, not a comprehensive list. The next edition will add live links and the specific statutes, code sections, standards, maps, agreements, and recorded documents relied upon. of

E. Responsibility & Timing

F. What Shared Success Looks Like

Shared success means preserving as much mature canopy as reasonably possible and replacing lost ecological function through a combination of tree preservation, enhanced canopy planting, natural areas, native landscaping, habitat, and green infrastructure. The result should improve livability and market value for future residents, preserve or improve the ecological impact of the development, and honor West Linn's environmental identity while reducing impacts on surrounding neighbors. Our goal is not simply to replace trees, but to preserve the environmental functions that make mature urban forests such an important part of West Linn's identity and ecology. Every tree contributes to that forest.

Venture Properties / Project Arborist

Prepare inventory, alternatives analysis, ecological assessment, preservation plan, and mitigation plan. Before final site layout and during land- use review

City Arborist / Planning

Review tree health, protection, removal, replacement, and compliance. Land-use and civil review Evaluate whether the record and conditions adequately address applicable tree requirements and perimeter compatibility. Public review Address broader urban-forest policy and adoption of evolving statewide standards. Policy process Provide history, photographs, habitat observations, and community priorities. Early review and ongoing of

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III. Water, Stormwater, Downstream Utilities & Easements

A. Why This Matters

The preliminary proposal would develop 46 homes on 26 R-10 parent parcels. That represents substantially greater household and infrastructure demand than the previously anticipated conventional subdivision of approximately 26 R-10 homes. The property is currently dominated by grass and open ground capable of absorbing rainfall. Development will add roofs, streets, sidewalks, driveways, patios, and other impervious surfaces. At the same time, the loss of mature trees will reduce canopy interception and cooling. More runoff will need to be captured, treated, detained, conveyed, and safely discharged. The site spans more than one drainage basin, and some proposed drainage routes may rely on systems or easements through developed residential properties. Neighbors have identified at least one apparent discrepancy between City mapping and the physical location of a drainage pipe near 21345 Miles Drive. Some potential runoff and sewer drainage routes are steep, landscaped, narrow, and occupied by mature trees. Preliminary City comments that capacity “appears” adequate should not substitute for a formal, field-verified engineering record based on the final 46-home plan.

B. Requested Evaluation(s) and Questions

Venture Properties must prepare a comprehensive, field-verified Water, Sanitary Sewer, Stormwater, Downstream Capacity, Fiber, and Easement Study addressing the following:

24. Evaluate the full utility demands of 46 homes.

• Domestic and peak water demand.
• Capacity and pressure of the applicable water service zone.
• Sanitary sewer flow capacity and peak loading.
• Water capacity, pressure, hydrant service, and fire-flow requirements for fire suppression.
• Safety and reliability of buried electrical, natural-gas, communications, and other utility infrastructure.
• Whether cumulative demand approaches or exceeds current capacity of downstream or supporting utilities.

25. Prepare a complete stormwater management and peak-event plan.

• Existing infiltration and runoff.
• Proposed impervious surface area.
• Proposed intentionally pervious and infiltration-supporting, and runoff flow rate limiting areas.
• Peak runoff under applicable design-storm criteria.
• Required treatment and detention volumes.
• Changes in runoff timing, direction, and discharge rate.
• Performance during peak rainfall and snowmelt events.

City Planning & Engineering Friends / Neighbors / RSNA of

• Performance when soil or facilities are frozen, saturated, blocked, or temporarily unavailable.

26. Evaluate all drainage basins and downstream systems for peak service capacity.

• Northeastern and northwestern routes.
• Southern and southeastern routes.
• Miles Drive, Horton Road, and Peregrine Court-area capacity.
• Mary S. Young Creek and Tanner Creek basin impacts.
• Locations where surcharge, overflow, erosion, or flooding have and could occur.

27. Field-verify all mapped infrastructure.

• Actual pipe and drainage collection basin locations.
• Pipe size, material, condition, slope, and capacity.
• Survey, video inspection, potholing, or other appropriate verification.
• Resolution of all discrepancies between City mapping and physical conditions.

28. Verify the northeast and northwest drainage, utility, and maintenance routes.

• Whether drainage infrastructure currently exists.
• Actual legal location and width of easements.
• Whether easements and access rights are sufficient for inspection, maintenance, repair, replacement, and restoration of

landscaping through existing easements.

• Whether maintenance equipment can physically reach the northeast and northwest facilities located behind existing

and planned homes.

• Document impacts on mature trees, urban forest, established landscaping, slopes, fences, and adjoining private

property.

• Document restoration standards and financial responsibility.
• Whether the existing Haverhill pedestrian connection remains safe and usable during and after construction.

29. Evaluate and Document the existing stormwater drainage into the Miles Drive drainage system.

• French drains, collection structures, catch basins, and outlet pipes.
• Whether systems installed to manage overflow from an open pervious field can safely accommodate runoff from

several acres of developed impervious surfaces.

• Pipe sizes, alignment, outlet, and condition.
• Mature trees located above or beside drainage infrastructure.
• Required improvements before approval.

30. Assess and document the adequacy and constructability of the specific easements proposed to serve Oppenlander.

• Whether existing ten-foot and split five-foot easements are adequate.
• Construction, inspection, repair, replacement, and staging access.
• Long-term access after all homes and landscaping are complete.
• Additional easements or rights that must be obtained.

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31. Identify and document required improvements and costs.

• On-site infrastructure.
• Off-site extensions.
• Downstream improvements to existing facilities for peak capacity.
• Private-property restoration, including mature trees and landscaping.
• Long-term inspection, maintenance, and eventual replacement.

32. Document responsibility for utility-development costs.

• Direct developer obligations.
• Eligible and ineligible SDC credits.
• Costs that could otherwise fall to the City, utility ratepayers, or taxpayers.
• How development-driven costs will be kept from shifting unfairly to City residents.
• Responsibility for restoration and easement work.

33. Document ongoing ownership, maintenance, and handoff.

• Ownership during construction.
• Acceptance standards and transfer schedule from developer to City or another legally responsible entity.
• Responsibility for inspection, blockages, erosion, mosquitoes, flooding, and repairs.
• Funding of long-term obligations.
• Ownership and maintenance of private access tracts, including paving, drainage, lighting, snow/ice response, and

replacement.

34. Provide future-ready fiber infrastructure.

• Fiber-ready conduit, vaults, and access points from Rosemont Road into the development.
• Reserve capacity for at least one additional future fiber provider.
• Dedicated empty conduit or dark fiber where practical.
• Include a capped lateral or junction connecting to Miles Drive and Peregrine Court, and perhaps to Haverhill Way, as part

of planned roadway or utility improvements so future fiber can be extended cost-effectively to the existing neighborhoods without reopening existing streets.

35. Clarify access to natural-gas service. Describe whether natural gas will be available, whether the project is designed as

all-electric or dual-fuel capable, and how future homeowners will understand their utility options.

C. Requested Development Commitments

36. Use distributed infiltration, rain gardens, bioswales, native plantings, healthy soils, and green pervious

infrastructure to reduce downstream stormwater burden.

37. Incorporate safe and durable pervious surfaces where appropriate.

38. Design planting strips and parkways to support stormwater management as well as appearance.

39. Design visible stormwater facilities as safe, attractive landscape features rather than fenced utility pits.

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40. Use stormwater designs that minimize standing-water and mosquito risks and include clear maintenance

procedures that are agreed to by West Linn Public Works.

41. Coordinate utility corridors to reduce repeated disturbance of mature trees, adjoining properties, and established

landscaping.

42. Provide understandable diagrams showing where water originates, how it is treated, where it flows, and who is

responsible.

43. Provide complete restoration standards for work within existing residential easements.

44. Install fiber conduit and the Miles Drive and Peregrine Court laterals while trenches and utility corridors are open

(and perhaps Haverhill Way).

D. Applicable References

• West Linn Community Development Code provisions governing subdivisions, utilities, easements, stormwater, and

required improvements.

• City of West Linn Public Works Design Standards and Stormwater Management Manual.
• Oregon DEQ construction stormwater and erosion-control permits.
• Applicable plumbing, fire-flow, environmental, and land-use requirements.
• System Development Charge ordinances, methodologies, and credit policies.
• Recorded utility and drainage easements, City maps, and as-built plans.
• TVF&R water-supply, hydrant, fire-flow, and emergency-access standards.
• Applicant materials and City pre-application engineering comments.

These references are examples and a starting point, not a comprehensive list. The next edition will add live links and the specific statutes, code sections, standards, maps, agreements, and recorded documents relied upon. of

E. Responsibility & Timing

F. What Shared Success Looks Like

Shared success means a final development supported by a formal engineering record - not casual promises - demonstrating that water, sewer, stormwater, electrical, gas, communications, and downstream systems can safely serve all 46 homes without increasing flooding, erosion, maintenance risk, or unfair costs for existing residents. Success also means future-ready utility corridors, safe and attractive stormwater systems, physically verified easements, clear long-term ownership, and infrastructure that can be inspected, repaired, maintained, and replaced without avoidable harm to homes, mature trees, landscaping, or private property.

Venture Properties / Project Engineers

Prepare formal studies, field verification, utility designs, cost allocation, fiber plan, and maintenance documents. Before approval and throughout civil design Confirm standards, verify assumptions and capacity, review easements, and require corrections. Completeness, land-use, and engineering review Determine whether the record adequately addresses capacity, drainage, easements, and neighborhood risk. Coordinate with Public Works for acceptance of ongoing maintenance procedures after infrastructure is handed off to the City. Public review and conditions where applicable Address broader policy, SDC, and infrastructure funding issues. Policy and capital planning

TVF&R / Safety Agencies

Review fire flow, hydrants, emergency water, and access. Design, permitting, and inspection Provide local knowledge of drainage history, mappings, easements, trees, and prior conditions. Early and ongoing review of

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IV. Transportation, Mobility & Safety

A. Why This Matters

The development will add 46 households and hundreds of daily trips to transportation corridors already affected by school activity, regional commuter traffic, pedestrians, bicyclists, buses, deliveries, and emergency vehicles. Rosemont Road is classified as an arterial and functions as both a neighborhood street and a significant commuter alternative during congestion on I-205 and Willamette Falls Drive. Rosemont is also a community corridor. Students and adults walk or bicycle to schools, nearby shopping, restaurants, coffee shops, bus stops, and surrounding neighborhoods. Different weather and daylight conditions change both behavior and safety. A study that counts only passenger cars at one intersection under one weather condition will not adequately describe how people actually move through this area. Sunrise and sunset vary greatly throughout the year in West Linn, and when combined with differences in rain and clouds on any given day, particularly as a lack of daylight overlapping with students arriving or returning home from school, creates significant safety concerns. Sunrise: as early as 5:30 am, and as late as 7:50pm … Rosemont Ridge Middle School starts at 9:15 am and Trillium Primary at 7:50 am Sunset: as early as 4:30 pm, and as late as 9:00 pm … Rosemont Ridge Middle School ends at 3:45 pm and Trillium Primary at 2:10 pm

B. Requested Evaluation(s) and Questions

Venture Properties must prepare a comprehensive Transportation, Mobility & Safety Assessment.

45. Conduct school-year multimodal counts.

• Passenger vehicles.
• School buses and other large vehicles.
• Parent drop-off and pick-up.
• Walking students and adults.
• Bicycling students and adults.
• Transit users.
• Delivery and service vehicles.
• Peak commuter traffic (typically eastbound on Rosemont Road in the afternoons/evening).

46. Evaluate multiple seasonal and weather conditions.

• Dry weather.
• Rainy weather.

City Planning & Engineering Planning Commission Friends / Neighbors / RSNA ODOT / External Agencies of

• Longer-daylight conditions.
• Shorter-daylight and winter conditions.
• Different conditions produce different transportation behavior and safety profiles: rain may increase parent driving,

good weather may increase walking and bicycling, and darkness may increase visibility risk.

47. Scope of the full study area.

• Rosemont Road.
• Meadowlark Drive.
• Meadowlark Court (currently called Miles Court).
• Salamo Road.
• Santa Anita Drive at Hidden Springs Road.
• Hidden Springs Road.
• Pimlico Drive.
• Pimlico Drive at Highway 43.
• Hidden Springs Road at Highway 43.
• Rosemont Road at Summit Street
• Other intersections shown by actual trip distribution.

48. Determine traffic distribution and operational effects.

• Direction of travel.
• Peak morning and afternoon trips.
• School-related trips. (school buses and personal vehicles)
• Construction, delivery, and service traffic.
• Peak delay, queue lengths, and backups.
• Intersection performance and safety.

49. Evaluate pedestrian and bicycle safety.

• Sidewalk continuity and ADA access.
• Student and family walking routes.
• Bicycle routes and existing facilities on Rosemont.
• Safe Routes to School.
• Crossing locations and sight distance.
• The crossing strategy from the Oppenlander/Meadowlark entrance to the south side of Rosemont.
• Whether students should be directed to the signalized crossing at Salamo rather than a new uncontrolled crossing at

Meadowlark.

• Students should receive particular attention because they may be less predictable and more likely to cross impulsively.

50. Identify transportation improvements and funding.

• Roadway, signal, sidewalk, bicycle, crossing, and school-safety improvements.

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• Safe Routes to School.
• Transportation SDCs generated by the project.
• Whether development impacts justify improvements farther downstream.
• Whether SDCs could contribute to future Pimlico/Highway 43 safety improvements in combination with City,

County, Metro, and/or ODOT funding.

C. Requested Development Commitments

51. Use street design that naturally calms traffic.

52. Connect future residents safely to existing sidewalks, bicycle facilities, schools, shopping, transit, and neighborhood

routes.

53. Coordinate school and commuter impacts rather than evaluating them separately.

54. Avoid creating unsafe crossing patterns that encourage children to choose the shortest but less-safe route.

55. Contribute fairly to transportation improvements where the study demonstrates project impacts.

56. Design transportation for people - not just for vehicle throughput.

D. Applicable References

• West Linn Transportation System Plan.
• West Linn Community Development Code and Public Works standards.
• Safe Routes to School guidance.
• Transportation SDC ordinances and methodologies.
• ODOT standards and Highway 43 jurisdictional requirements.
• School District arrival, dismissal, bus, and pedestrian-safety information.

These references are examples and a starting point, not a comprehensive list. The next edition will add live links and the specific statutes, code sections, standards, maps, agreements, and recorded documents relied upon. of

E. Responsibility & Timing

F. What Shared Success Looks Like

Shared success means transportation planning that safely accommodates new residents while protecting students, families, pedestrians, bicyclists, drivers, commuters, transit users, and emergency responders. The surrounding network should be understood under real school-year, weather, daylight, and commuter conditions. The development should connect people safely to homes, schools, shopping, parks, neighborhoods, and the broader West Linn community while contributing fairly to improvements its traffic makes necessary.

Venture Properties / Traffic Consultant

Prepare the Transportation, Mobility & Safety Assessment and recommended improvements. Application and design

City Engineering / Planning

Define scope, validate counts, review safety, and identify required improvements. Pre-application through engineering review Evaluate whether the transportation record is complete and conditions are appropriate. Public review Address policy, SDC, and capital- planning issues. Policy Review Highway 43 and regional impacts where required. Agency coordination

TVF&R / Safety Agencies

Review emergency access and parking/ access constraints. Design and permitting

West Linn Wilsonville School District

Share school calendars and student transportation safety and efficiency plans Design and permitting Provide local travel patterns, safety observations, and school/commuter context. Scoping and review of

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V. Meadowlark Court (Currently Miles Court): Emergency Access, Safety, Connectivity, & Naming

A. Why This Matters

The proposed connection between the development and Miles Drive is one of the most consequential neighborhood design decisions in the project. The first Miles Drive residents moved in around 1994. For the next 16 years, Miles Drive was open as a through street, and residents experienced cut-through traffic and speeding by drivers traveling between Rosemont Road and neighborhoods farther downhill. In 2010, as part of the adjacent church development, the emergency access gate to Rosemont Road was installed, and Miles Drive became a cul-de-sac. The neighborhood has now experienced approximately 16 years under each configuration. The difference has been dramatic. Since 2010, Miles Drive has been calmer, safer, and more livable. Young children ride bicycles and play outside. Families and neighbors stop to talk. The relatively flat southern half of Miles Drive functions as an informal outdoor social space. West Linn grew from approximately 19,370 residents in 1995 to 25,109 in 2010 and about 27,601 in 2025. Rosemont Ridge Middle School opened in 1994, and the Rosemont/Salamo traffic signal was installed in 2014. Reopening the connection would not recreate 1994 conditions; it would introduce through traffic from a larger, busier, and more congested community with stronger incentives to seek shortcuts through quiet neighbor streets. The loss of Oppenlander Field as informal open space makes safe neighborhood streets more important for walking, bicycling, play, and social connection. The following recommendations are not designed to isolate neighborhoods: pedestrians, bicycles, and emergency responders should remain connected. The concern is routine vehicle cut-through traffic. The residents of the 30 homes on Miles Drive and Horton Road (through Artemis Circle) request that a locked emergency gate be installed on Meadowlark Court (currently called Miles Court). This is a priority issue for the neighborhood. The safety and other adverse neighborhood impacts of reopening Miles Drive as a cut-through route are not speculative. The neighborhood experienced approximately sixteen years with Miles Drive open to through traffic, followed by approximately sixteen years with the emergency gate in place. That lived experience strongly supports installing the emergency-only gate.

B. Requested Evaluation(s) and Questions

57. Evaluate emergency access. TVF&R and the City should document whether an emergency-only gate would materially

affect response times, primary response routes, or operational access.

• Primary fire and ambulance routes will be via Rosemont Road through Meadowlark.
• Circumstances when Meadowlark Court would need to be used as secondary emergency access.
• Any restrictions or other logistical problems for emergency vehicles serving the 6 residences on Meadowlark with an

emergency gate. City Planning & Engineering Friends / Neighbors / RSNA of

• Gate access technology, maintenance, testing, and emergency procedures.

58. Document the operational need for unrestricted access. Identify any measurable transportation or safety benefit that

cannot be achieved through primary Meadowlark Drive. access if Meadowlark Court. has emergency-only gated access for vehicles, while retaining unrestricted pedestrian and bicycle passage.

59. Evaluate and document traffic and safety impacts with and without an emergency gate on Meadowlark Court.

• Cut-through traffic and vehicle speeds.
• Speeding by non-resident drivers.
• School and commuter traffic.
• Pedestrian and bicycle safety.
• Children playing near or in the street.
• Driveway visibility and conflicts.
• Garbage and delivery vehicle access
• The neighborhood's direct experience: about 16 years open to through traffic and about 16 years as a cul-de-sac with

the current emergency gate to Rosemont Road in place.

60. Evaluate and document neighborhood livability.

• Children's play and bicycle use.
• Walking and informal recreation.
• Neighbor-to-neighbor interaction.
• Outdoor family activity.
• Noise, perceived safety, and street character.
• The increased importance of safe streets after the loss of the field.

61. Preserve pedestrian and bicycle connectivity. Document how people may move freely through the gated connection to

Miles Drive, Horton, the church, Haverhill, Rosemont, and neighborhood exercise loops.

62. Rename Miles Court to Meadowlark Court.

• The homes on the court will be part of the new development, and their natural access is from Rosemont Road to

Meadowlark Drive to Meadowlark Court.

• The current name would imply an inefficient and undesirable route through Santa Anita, Horton, and Miles Drive as

Miles Court. should spur off of Miles Drive. When in reality, the 6 new homes on Meadowlark Court. will be part of the Oppenlander development that uses Meadowlark Drive as its primary access.

• The name change supports accurate navigation, public safety, delivery and service routing, emergency dispatch, and

the emergency-only gate design.

• There are no current residences or structures on Miles Court - renaming now will not affect any postal delivery, parcel

access, or confuse safety/GIS records. of

C. Requested Development Commitments

63. Put an emergency access gate on Meadowlark Court to prevent routine vehicle traffic.

64. Build Meadowlark Court to the minimum width and standard necessary for utilities, emergency access, pedestrians, and

bicycles inside the new development, and after the emergency gate, consider a narrower, no-parking, but fully weight- supporting surface from Miles Drive similar to the emergency gate construction from Miles to Rosemont Road.

65. Provide a secure, attractive, emergency-operable gate.

66. Maintain unrestricted pedestrian and bicycle access.

67. Design wayfinding and street naming so residents, visitors, deliveries, and mapping systems naturally enter from

Meadowlark.

68. Prevent routine cut-through traffic from returning to Miles Drive.

D. Applicable References

• West Linn Transportation System Plan and street-connectivity policies.
• West Linn subdivision and street standards.
• TVF&R emergency-access and gate standards.
• Existing agreements or approvals associated with the current Rosemont/church emergency gate.
• Historic traffic and neighborhood records concerning Miles Drive.

These references are examples and a starting point, not a comprehensive list. The next edition will add live links and the specific statutes, code sections, standards, maps, agreements, and recorded documents relied upon.

E. Responsibility & Timing

Design Meadowlark Court, gate, pedestrian/bicycle passage, and street naming. Preliminary and final design

TVF&R

Confirm emergency access, gate operation, and response needs. Design, permitting, inspection

City Engineering / Planning

Review circulation, naming, street standard, and gate condition. Land-use and engineering review Consider gated access and neighborhood compatibility within its authority. Public review Provide the 1994-2026 history and lived comparison of both configurations. Throughout review of

F. What Shared Success Looks Like

Shared success means excellent emergency, pedestrian, and bicycle connectivity without sacrificing the safety and livability Miles Drive has experienced since 2010. Future Oppenlander development residents should be connected socially and physically to the existing neighborhoods while routine vehicles use the natural Meadowlark Drive entrance. The objective is not to disconnect neighborhoods. It is to connect people while preserving a safe, livable residential street and preventing the return of unnecessary cut-through traffic. of

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VI. Neighborhood Compatibility, Privacy & Perimeter Transition

A. Why This Matters

the Oppenlander development will be built directly beside established homes. Existing R-10 neighborhoods were generally designed around rear-yard-to-rear-yard relationships. The preliminary layout creates multiple locations where the long side elevation of a new, potentially two-story home may face the rear yard of an existing Miles Drive home with only a side setback between them. Minimum setbacks do not by themselves guarantee a respectful transition. Building mass, wall length, windows, roof form, landscaping, sunlight, wind, mechanical equipment, and noise determine how the relationship will feel every day. These conditions are difficult to quantify, but they have a profound effect on whether a neighborhood feels welcoming and enjoyable twenty years after it is built.

B. Requested Evaluation(s) and Questions

Venture Properties must prepare a Neighborhood Compatibility and Perimeter Transition Assessment.

69. Evaluate and document perimeter lots and orientations. The assessment should specifically review Lots 19, 20, 25,

26, 33, 37, 41, and 42, and any other lot where the side of a proposed home faces the rear yard of an existing home.

70. Document building relationships.

• Orientation.
• Side-yard-to-rear-yard relationships.
• Actual building separation.
• Two-story wall height and length.
• Building mass and visual compatibility.

71. Evaluate and document privacy.

• Second-story windows.
• Decks and balconies.
• Views into existing yards and rear windows.
• Fencing and evergreen screening.
• Privacy for both existing and future residents.

72. Evaluate and document the impacts on sunlight, daylight, and seasonal shadowing.

• Restrictions on sunlight reaching backyards and gardens, noting the dramatic variability in the sun’s path throughout

the year … moving from roughly 238° (WSW) in winter to 306° (WNW) in summer

• Restriction and impact on daylight entering existing homes.

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• Impact on outdoor living areas
• Passive solar access for power and solar heating.
• The impact on the ecology of the neighborhood – insects, birds, animals, flowers and pollinators, etc.
• Representative cross-sections, elevations, seasonal shadow diagrams, and 3D views from adjacent properties.

73. Evaluate and document wind and microclimate.

• Prevailing north-south and south-west wind patterns exist on the Oppenlander development site
• Potential wind-tunnel effects created by dense rows of homes.
• Changes in wind exposure to existing backyards and homes.
• Building orientation, spacing, roof forms, and landscaping that reduce adverse effects.

74. Evaluate and document architectural compatibility.

• Roofline variation.
• Building articulation and 3D presentation to existing neighborhoods.
• Window placement.
• Materials and detailing.
• Avoidance of long, flat, featureless two-story side walls.

75. Evaluate and document mechanical equipment, placement, and noise.

• Heat pumps and air-conditioning condensers.
• Exterior utility equipment and transformers.
• Battery systems and generators (planned and future provisions).
• Visual screening, vibration, and audible impact.
• Avoidance of multiple units concentrated along the existing perimeter.

C. Requested Development Commitments

76. Provide enhanced architectural treatment on perimeter side elevations visible from existing homes.

77. Use stepped building mass, roof variation, and articulation to reduce long uninterrupted walls.

78. Provide additional setbacks where practical.

79. Preserve existing mature vegetation where practical.

80. Install meaningful evergreen and canopy-tree buffers designed for long-term screening.

81. Place windows to balance natural light with privacy.

82. Locate exterior mechanical equipment thoughtfully.

83. Select quiet, high-efficiency mechanical equipment.

84. Use landscape and architectural design to reduce unnecessary shadowing and wind-tunnel effects.

85. Address perimeter treatment in the project CC&Rs and design standards.

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D. Applicable References

• West Linn Community Development Code setback, height, lot-coverage, landscaping, and design provisions.
• Applicable Oregon middle-housing siting and design rules.
• Solar-access enabling statutes and any applicable West Linn provisions.
• Proposed development CC&Rs and architectural/landscape standards.
• Noise and mechanical-equipment standards.

These references are examples and a starting point, not a comprehensive list. The next edition will add live links and the specific statutes, code sections, standards, maps, agreements, and recorded documents relied upon.

E. Responsibility & Timing

F. What Shared Success Looks Like

Shared success means future residents receive attractive homes while existing neighbors retain reasonable privacy, daylight, sunlight, outdoor comfort, and neighborhood livability. The transition should minimize wind tunnels, mechanical noise, and the visual impact of tall, narrow side walls. The goal is not to reduce housing density. It is to ensure that new and existing neighborhoods complement one another through thoughtful architecture, landscaping, privacy, noise management, sunlight, wind management, and respect for daily quality of life.

Venture Properties / Architects / Landscape Designers Prepare compatibility assessment, elevations, cross-sections, shadow and wind analysis, mechanical plan, and landscape buffers. Before final home designs

City Planning

Review applicable setbacks, heights, design, and compatibility standards. Land-use review Consider perimeter conditions and enforceable design commitments within its authority. Public review

Friends / Immediate Neighbors / RSNA

Provide views, measurements, photos, wind and sunlight observations, and review representative designs. Early design and review of

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VII. Parking Demand, Vehicle Use & Storage

A. Why This Matters

The preliminary layout suggests limited on-street parking, private access tracts serving multiple homes, narrow streets, smaller garages, and driveways that may be too short to hold a vehicle without blocking a sidewalk. Comparable higher-density West Linn neighborhoods show that parking shortages can become a persistent safety and livability problem. Middle Housing may be new as a legal classification, but household parking behavior is not new. A practical study can observe comparable West Linn neighborhoods, vehicle counts, garage use, driveway parking, street parking, and guest demand rather than assuming the issue cannot be evaluated.

B. Requested Evaluation(s) and Questions

Venture Properties must prepare a Parking Demand, Vehicle Use & Storage Study based on realistic household behavior rather than minimum code requirements.

86. Household vehicle use and parking demand.

• Expected vehicles per dwelling.
• On-street parking demand.
• Peak parking demand.
• Delivery and service activity.
• Use comparable observations from similar nearby developments if direct middle-housing data are limited.

87. Garage utilization.

• Typical vehicle parking.
• Typical use of garage for storage rather than vehicle parking.
• Effective parking capacity after ordinary storage is considered.
• Whether a one-car garage is realistically available for vehicle use.

88. Driveway capacity.

• Document whether each driveway can hold a standard passenger vehicle without blocking the sidewalk or safe

pedestrian travel along sidewalks.

89. Private access tracts.

• Emergency vehicles.
• Refuse collection.
• Deliveries.
• Visitor access.
• Maintenance activities and clear documentation of homeowner responsibilities (including fiscal responsibilities)

City Planning & Engineering Friends / Neighbors / RSNA of

• Snow and ice operations.
• Clear legal responsibility for maintenance and parking enforcement.

90. Guest and overflow parking.

• Planned guest spaces.
• Ordinary dinner-party and family-gathering demand.
• Predictable peak events and holidays.
• Where overflow is expected to occur.
• Measures to avoid routine spillover into existing neighborhoods.

91. Fire hydrants and one-sided street parking. Where parking is limited to one side, evaluate placing the parking on the

opposite side of the street as the fire hydrants so required hydrant clearance does not unnecessarily remove usable parking. Final design must be approved by TVF&R and City Engineering.

C. Requested Development Commitments

92. Provide off-street parking for at least two vehicles per dwelling.

93. Provide driveways long enough for a standard vehicle without blocking sidewalks.

94. Provide distributed visitor parking.

95. Restrict parking where necessary to preserve emergency and service access, including evaluating one-sided

parking.

96. Coordinate hydrant locations with the no-parking side where safe and practical.

97. Design garages to accommodate both reasonable storage and actual vehicle parking.

98. Provide conduit and capacity for one EV charging location in the garage and a second optional charging location

for a vehicle in the driveway.

99. Use CC&Rs and recorded documents to address long-term street parking, RVs, boats, trailers, commercial

vehicles, and inoperable vehicles.

D. Applicable References

• West Linn middle-housing and residential parking requirements.
• Oregon statutes limiting local minimum parking requirements where applicable.
• TVF&R emergency access and hydrant-clearance standards.
• West Linn street, sidewalk, driveway, and private-access standards.
• Proposed Oppenlander development CC&Rs and private-access maintenance agreements.

These references are examples and a starting point, not a comprehensive list. The next edition will add live links and the specific statutes, code sections, standards, maps, agreements, and recorded documents relied upon. of

E. Responsibility & Timing

F. What Shared Success Looks Like

Shared success means ordinary household vehicles, visitors, deliveries, and special gatherings can be accommodated without chronic sidewalk blockage, unsafe street narrowing, loss of emergency access, or routine spillover into existing neighborhoods. The parking plan should reflect how people actually live - not merely how many spaces can be counted on a drawing - and should create a safe, functional neighborhood for future residents, particularly children and families, visitors, emergency responders, and the broader community.

Venture Properties / Parking or Transportation Consultant Prepare the parking study and final parking, garage, driveway, guest, and private-tract plan. Application and home design Confirm legal limits, dimensions, street function, and sidewalk protection. Land-use and engineering review

TVF&R

Confirm fire lanes, hydrant clearance, and emergency access. Design and permitting Evaluate parking impacts and enforceable conditions within its authority. Plan for delivery vehicles and garbage collection. Public review Provide local observations from comparable neighborhoods and likely spillover routes. Study scoping and review of

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VIII. Neighborhood Standards, CC&Rs & Long-Term Community Quality

A. Why This Matters

Construction is only the beginning of a neighborhood's life. Long-term appearance, safety, compatibility, and maintenance depend in part on the standards recorded before the first homes are sold. Many Oppenlander development homes will directly adjoin Haverhill Court. and Miles Drive homes, so the CC&Rs should be informed by surrounding neighborhood standards while also reflecting current materials, technology, environmental priorities, and future homeowner needs. The goal is not an unnecessary or expensive homeowners association. The goal is clear, reasonable, enforceable expectations through CC&Rs, maintenance agreements, easements, and buyer disclosures.

B. Research and then Propose Oppenlander development CC&Rs

100. Review surrounding CC&Rs, neighborhood standards, and community goals. Review Haverhill, Peregrine, and

Miles Drive CC&Rs and document how Oppenlander development standards will remain reasonably compatible. Note that Miles Drive CC&Rs are currently being updated to remove outdated wood-shake roofing requirements and allow modern 3-dimensional asphalt roofing.

101. Parking and vehicles.

• Long-term street parking.
• Visitors and overflow.
• RVs, boats, trailers, commercial vehicles, and inoperable vehicles.
• Private access tract restrictions and emergency access.

102. Exterior storage, screening, and impacts.

• Side- and rear-yard storage.
• Trash and recycling containers.
• Sheds and accessory storage.
• Utility and mechanical screening for both visible and audible impact.

103. Fencing.

• Height, materials, appearance, and maintenance.
• Shared-fence responsibilities.
• Perimeter fencing and integration with landscape buffers.
• Privacy without an institutional or closed appearance.

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104. Roofing and exterior materials.

• Modern fire safety, durability, maintenance, insurance, and compatibility.
• We request higher-quality dimensional or architectural composition shingles rather than basic flat three-tab shingles,

or an equivalent standard with comparable durability, appearance, and long-term value.

• Durable exterior siding and detailing that avoid large, flat, uninterrupted wall surfaces.

105. Landscaping and natural habitat.

• Tree maintenance and replacement.
• Native, drought-tolerant, climate-appropriate, pollinator-friendly, and habitat-supporting landscaping.
• A conventional lawn should not be the only acceptable front-yard treatment.
• Water-conscious parkways and front yards.

106. Mechanical equipment, noise, and screening.

• Heat pumps and air-conditioning units.
• Exterior utilities and batteries.
• Permanent and portable generator use.
• Placement, operating hours, noise mitigation, and visual screening.

107. Future energy, transportation, and technology.

• Solar panels, batteries, EV charging, fiber, generators, heat pumps, and future communications technology should not

be unreasonably prohibited.

• Standards should regulate safe and compatible placement rather than prevent beneficial improvements.

108. Maintenance responsibilities.

• Private access tracts, shared driveways, pavement, drainage, lighting, landscaping, fences, utility corridors, snow/ice

response, and replacement.

• Clear buyer disclosure before closing.

C. Requested Development Commitments

109. Establish standards reasonably consistent with Haverhill and Miles Drive.

110. Protect long-term property values and appearance without arbitrary or outdated restrictions.

111. Encourage native landscaping, tree replacement, habitat, and water conservation.

112. Require reasonable maintenance of roofs, siding, fences, trees, landscaping, and shared facilities.

113. Manage parking, storage, RVs, boats, trailers, and inoperable vehicles.

114. Reduce visual and audible impacts from storage, utilities, generators, and mechanical equipment.

115. Support solar, batteries, EV charging, fiber, and future-ready improvements.

116. Assign private maintenance responsibilities clearly without requiring an unnecessary homeowners association.

117. Provide all obligations and maintenance costs to buyers before closing.

118. Encourage desirable behavior, not merely prohibit undesirable behavior.

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D. Applicable References

• Proposed Oppenlander development CC&Rs.
• Existing Haverhill CC&Rs.
• Existing and updated Miles Drive CC&Rs.
• Recorded subdivision plats, declarations, maintenance agreements, and easements.
• West Linn Community Development Code.
• Applicable Oregon property, solar, EV, and recording law.
• Project architectural and landscape standards.

These references are examples and a starting point, not a comprehensive list. The next edition will add live links and the specific statutes, code sections, standards, maps, agreements, and recorded documents relied upon.

E. Responsibility & Timing

F. What Shared Success Looks Like

Shared success means the Oppenlander development remains attractive, functional, adaptable, and well maintained decades after the first homes are sold. Standards should preserve compatibility and property values while allowing modern roofing, native landscaping, solar, batteries, EV charging, fiber, and other beneficial technologies. The best CC&Rs do not merely prohibit undesirable behavior. They encourage desirable behavior, make responsibilities clear, and help future residents become good neighbors from the day they move in.

Venture Properties / Legal Counsel

Review neighboring documents; draft CC&Rs, maintenance agreements, and disclosures. Before final plat and home sales Confirm consistency with approved plans, easements, and conditions where legally applicable. Land-use, engineering, and final plat Consider whether enforceable recorded standards are needed for approved commitments. Public review Provide surrounding CC&Rs, practical experience, and compatibility input. Before recording

Future Homeowners

Maintain private homes and shared obligations under recorded standards. After purchase of

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IX. Construction Management, Earthwork, Traffic & Good Neighbor Protection Plan

A. Why This Matters

the Oppenlander development will be constructed in the middle of fully developed and occupied residential neighborhoods, including Haverhill, Miles Drive, and more rural residential properties on the west side. This may not be a conventional project involving limited grading followed quickly by roads and houses. Public information indicates buried organic material may require excavation to depths of roughly three feet or more, movement and processing of large quantities of soil, removal of organics, temporary stockpiling, replacement, compaction, and regrading. Work may proceed in stages across the field and could involve prolonged earthmoving before ordinary construction begins. Residents may experience two or three years of infrastructure and home construction. The quality of the project should be evaluated not only by the completed homes, but also by how responsibly the work is performed in the middle of occupied neighborhoods.

B. Requested Evaluation(s) and Questions

Venture Properties must prepare a comprehensive Construction Management, Earthwork, Traffic, and Good Neighbor Protection Plan.

119. Earthwork and soil management.

• Depth, extent, and volume of excavation.
• Screening, processing, testing, stockpiling, replacement, and compaction.
• Removal of organics and unsuitable material.
• Phasing and estimated duration.
• Erosion, sediment, runoff, odor, and impacts on adjoining properties.
• Monitoring organic stockpiles for decomposition, spontaneous heating, smoke, odor, and fire risk.

120. Construction access and truck routes.

• All routine, hauling, deliveries, and heavy equipment access must be restricted to Rosemont Road.
• Approved construction entrances and route enforcement.
• No routine construction or contractor access through Miles Drive, Horton Road, Meadowlark Court, Haverhill Court, or

other non-arterial residential streets.

• Use of the existing paved Rosemont entrance during initial phases where practical and eventual alignment with

Meadowlark Drive.

• Loose rock and debris inspection and removal for all trucks leaving the property, including tire rock removal pads at

Rosemont Road access. City Planning & Engineering Friends / Neighbors / RSNA of

121. School and peak-traffic coordination.

• Morning arrival and afternoon dismissal.
• Buses, walking students, bicycling students, families, and commuters.
• Restrictions on heavy truck movements, gravel hauling, and major deliveries during defined school peaks.
• Coordination with the West Linn-Wilsonville School District, City traffic staff, and safety agencies.
• The restrictions protect student safety and avoid inefficient construction vehicle delays at already congested

intersections.

122. Construction hours.

• Worker arrival.
• Gate opening and security checks.
• Equipment startup and backup alarms.
• Deliveries, staging, fueling, maintenance, and repairs.
• Heavy equipment and power tools.
• Evenings, weekends, holidays, and exceptions.
• A clear distinction between quiet early activities and noise-producing construction.
• Early dust suppression may be permitted where a water truck can operate quietly (without backup alarms) and

improve conditions when contractors and construction vehicles start work.

123. Noise and vibration.

• Expected high-noise activities and durations.
• Equipment and operating controls.
• Vibration from excavation and compaction.
• Monitoring and complaint response.
• Additional protection for the closest homes.

124. Dust, dirt, and air quality.

• Watering and stabilization.
• Covered trucks and stockpiles.
• Wheel washing and rock removal pads.
• Street sweeping and prompt Rosemont cleanup.
• Wind and dust controls.
• Air quality during excavation and processing.
• Organic-material odors, heating, smoke, and fire prevention.

125. Equipment, temporary facilities, and site security.

• Equipment, fuel, hazardous materials, portable toilets, trailers, fencing, temporary lighting, waste, and washout areas.
• Use gates at Meadowlark Court, the existing Rosemont entrance, and the northwest pedestrian route to Haverhill Way for

security and safety. of

• Daily locking and access control.
• Emergency access for TVF&R.
• Cameras or other monitoring where appropriate, including potential community assistance where mutually agreed.
• Protection against children or unauthorized persons entering the site.

126. Drainage and erosion during every construction phase.

• Excavation and stockpiles.
• Incomplete permanent facilities.
• Rain, snowmelt, frozen or saturated soil.
• Extended work pauses.
• No increased flooding, erosion, or sediment risk to surrounding properties.
• Immediate remediation when unanticipated events occur.

127. Worker and contractor parking. Routine parking must be on-site or in approved controlled off-site areas, not Miles

Drive, Horton Rd, Haverhill Way, Meadowlark Court, or nearby school or church parking areas.

128. Neighborhood communication and liaison.

• Named Developer, City, and neighborhood contacts.
• Advance notice of disruptive work.
• Regular schedule and milestone updates.
• Public phone and email.
• Friends of Oppenlander intends to offer a web portal for observations, concerns, ideas, and compliments, with shared

summaries or a public dashboard where appropriate.

129. Monitoring, reporting, and enforcement.

• Who receives each type of report.
• What goes to the developer, City, TVF&R, police, or emergency services.
• Response expectations and escalation.
• Corrective action for repeat violations.
• Availability of construction logs, dust records, traffic records, and inspection reports.

C. Requested Development Commitments

130. Route all routine construction traffic via Rosemont Road.

131. Prohibit routine access through surrounding residential streets.

132. Restrict heavy trucks and major deliveries during school arrival and dismissal for student safety and intersection

and construction vehicle efficiency.

133. Establish separate quiet-arrival and noise-producing work hours.

134. Maintain aggressive dust, dirt, erosion, stockpile, odor, and fire controls.

135. Fence, gate, secure, and monitor the site.

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136. Keep equipment and temporary facilities inside approved areas.

137. Provide on-site or controlled worker parking.

138. Maintain drainage protection through every phase.

139. Designate a responsive Neighborhood Construction Liaison.

140. Provide regular public updates.

141. Restore damaged public and private property.

142. Treat responsible construction as an essential measure of project quality.

D. Applicable References

• West Linn noise, nuisance, construction, land-use, and public-works requirements.
• Oregon DEQ construction stormwater and erosion-control permits.
• Applicable OSHA worker-safety rules.
• School-zone and traffic-control requirements.
• Approved haul-route and right-of-way permits.
• Fire-code and hazardous-material requirements.
• The final approved Construction Management Plan and conditions of approval.

These references are examples and a starting point, not a comprehensive list. The next edition will add live links and the specific statutes, code sections, standards, maps, agreements, and recorded documents relied upon.

E. Responsibility & Timing

Venture Properties / General Contractor

Prepare and implement the plan and manage all subcontractors. Before site work and throughout construction City Planning / Engineering / Code Enforcement Approve, inspect, receive complaints, and enforce conditions. Before permits through completion Determine whether enforceable construction conditions are required. Land-use review

TVF&R / Safety Agencies

Review emergency access, hazards, closures, and fire safety. Before and during construction

School District

Coordinate buses, arrival/dismissal, walking, bicycling, and truck restrictions. Before hauling and throughout construction Receive notices, provide observations, and maintain community communications. Throughout construction of

F. What Shared Success Looks Like

Shared success means completing the project efficiently while protecting the safety of, and minimizing the impacts to, students, pedestrians, bicyclists, motorists, workers, and nearby residents. Heavy traffic remains on Rosemont; dust, noise, vibration, drainage, security, and organic stockpiles are actively managed; and concerns are communicated and corrected promptly. The quality of the completed neighborhood will matter for decades, but the quality of the construction process will determine whether Venture Properties is regarded as a good neighbor from the first day of work. of

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X. Future-Ready Infrastructure & High-Performance Homes

A. Why This Matters

The homes built at the Oppenlander development will remain part of the West Linn community for decades to come. Many features that improve efficiency, adaptability, comfort, and long-term value are inexpensive while walls, trenches, and driveways are open, but expensive and disruptive to retrofit later. This section is directed primarily to Venture Properties. These are practical recommendations from long-time homeowners intended to make the homes more marketable, economical, resilient, and enjoyable for future neighbors.

B. Requested Evaluation(s) and Questions

143. High-performance homes.

• Whether building envelopes, insulation, air sealing, windows, attic systems, heat pumps, water heating, and indoor

comfort will exceed minimum code.

• Long-term operating cost, efficiency, environmental impact, and resilience.

144. Solar and battery readiness.

• Solar-ready roof layouts.
• Empty conduit linking the roof, main electrical panel, and likely future battery location.
• Reserve battery space where practical.
• Electrical panels sized for future expansion.
• Future net-metering and interconnection compatibility.

145. Electric-vehicle readiness.

• Electrical panel capacity for EV charging.
• Conduit to a charging location inside the garage.
• Conduit to a second optional future charging location serving a vehicle in the driveway.
• Capacity for both locations where practical.

146. Fiber and communications.

• Fiber to every home.
• Spare conduit, vaults, handholes, or microducts for a future competing provider (street to home).
• Structured wiring and Wi-Fi-friendly layouts.
• Coordination with the Miles Drive and Peregrine Court (and perhaps Haverhill Way) fiber lateral.

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147. Generator and future electrical infrastructure.

• Designated exterior generator location.
• Empty conduit from that location to the main electrical panel.
• Space for a future transfer switch.
• Accessible meter and panel arrangements.
• Utility routing that avoids future wall demolition.

148. Water and irrigation readiness.

• Exterior hose bibs for practical front and rear use.
• Post-backflow irrigation line to the backyard and tap for front yard.
• Drain and winterization connection for blowing out irrigation lines.
• Landscape irrigation piping or sleeves under driveways, and to landscaped parkways between the sidewalk and street

on both sides of the driveway where parkways are provided.

• Smart irrigation and water-efficient landscaping compatibility.

149. Hot-water efficiency and water conservation.

• Minimize long hot-water pipe runs.
• Evaluate demand-controlled recirculation or other efficient delivery.
• Insulate hot-water piping beyond minimum requirements where practical.
• Install dedicated return piping where inexpensive during construction (even if circulation pump is not installed - allow

for pump power and interior switch).

• Reduce both energy use and potable-water waste.

150. Exterior materials, durability, and fire safety.

• Use durable, high-quality siding and detailing.
• Avoid large, uninterrupted single-material walls.
• Class A roof assemblies, fire-resistant siding and trim, ember-resistant vents, and thoughtful fence/deck materials.
• Balance tree and habitat goals with structure-to-structure and vegetation fire safety.

151. Whole-house fan readiness. Where appropriate, consider roof, attic, electrical, ventilation, and control layouts capable

of supporting a future whole-house fan.

C. Requested Development Commitments

152. Use as much insulation, air sealing, and building-envelope performance as practical above minimum code.

153. Install conduit for solar, battery, EV, generator, communications, irrigation, and other utilities before walls are sealed

and finished.

154. Provide EV readiness inside the garage and for a second driveway vehicle.

155. Provide conduit for fiber and spare capacity for future competition.

156. Design one integrated front-and-back irrigation system with practical winterization.

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157. Use hot-water systems that conserve energy, potable water, and comfort.

158. Use durable, visually attractive, fire-conscious exterior materials.

159. Design garages and utility rooms with realistic storage, equipment, panel, battery, and maintenance space.

160. Treat future-ready features as market advantages that can increase value beyond their incremental construction cost.

D. Applicable References

• Oregon Residential Specialty Code and Energy Efficiency Specialty Code.
• Applicable electrical, plumbing, mechanical, fire, solar, battery, EV, and utility interconnection codes.
• Serving utility standards and current net-metering rules.
• Water-provider backflow and irrigation standards.
• Proposed Oppenlander development CC&Rs and architectural standards.

These references are examples and a starting point, not a comprehensive list. The next edition will add live links and the specific statutes, code sections, standards, maps, agreements, and recorded documents relied upon.

E. Responsibility & Timing

F. What Shared Success Looks Like

Shared success means homes that remain comfortable, efficient, adaptable, durable, safe, and affordable to operate for decades. Future residents should be able to add solar, batteries, EV charging, generators, irrigation, communications, and other technologies without major reconstruction because inexpensive preparation was completed during original construction. Water and energy are increasingly valuable resources. Small investments in plumbing layout, insulation, conduit, and durable materials can reduce long-term costs, conserve resources, improve marketability, and provide benefits far beyond their initial cost.

Venture Properties / Builders / Designers Incorporate future-ready systems, materials, conduits, and performance features. Home design and construction

City Building / Engineering

Review code, utilities, safety, and permits. Permit review and inspection

Serving Utilities

Confirm capacity, interconnection, fiber, gas, metering, and safety standards. Utility design and service Offer practical homeowner experience and review value-added features. Design phase of

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XI. Parks, Community Identity, History & Shared Success

A. Why This Matters

West Linn identifies itself through trees, parks, trails, rivers, neighborhoods, and outdoor community life. Oppenlander Field has served as open space and informal recreation for generations. The current proposal contains no public park, while future residents - particularly families with children - need safe and practical ways to reach parks, recreation, schools, shopping, trails, and community destinations. The property also carries approximately 75 years of recognizable local history. Its use will change, but the identity of the place should not simply disappear.

B. Requested Evaluation(s) and Questions

161. Prepare a Parks, Recreation & Community Livability Plan.

• Nearest parks, trails, recreation, schools, shopping, transit, and public spaces.
• Distances and safe walking and bicycle routes.
• Sidewalk continuity and crossings.
• How children and families will reach outdoor recreation without relying solely on cars.
• Whether the development creates any small gathering, seating, or informal social spaces.

162. Assess park demand and system impact.

• The effect of 46 new households on nearby parks and recreation.
• Whether park SDCs or other development contributions support needed capacity.
• The significance of Oppenlander Fields inclusion in the 2019 West Linn parks planning, even if it was not formally

owned or operated as a City park.

163. Preserve the Oppenlander identity. Work with the City and community to use “Oppenlander” in the development's

permanent name or identity. This draft intentionally does not propose “Park,” “Green,” “Meadow,” “Grove,” or another final descriptor if the developer wants to use a two-word neighborhood name.

164. Create community connections.

• Walking and bicycling loops.
• Connections to surrounding neighborhoods.
• Places where neighbors naturally meet.
• Safe routes to schools and nearby businesses.
• A neighborhood identity that welcomes future residents into West Linn.

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C. Requested Development Commitments

165. Design the development as a neighborhood, not merely a collection of houses to be sold.

166. Show future residents how they will access parks, recreation, walking, bicycling, schools, shopping, and transit.

167. Provide thoughtful streetscapes, shade, seating, or small gathering opportunities where practical.

168. Preserve the Oppenlander name in a respectful and marketable form.

169. Make the development an example of how Middle Housing can support community life.

170. Continue open dialogue with the neighborhood, City, and future residents as the project evolves.

D. Applicable References

• West Linn Comprehensive Plan.
• West Linn Parks, Recreation, and Open Space plans, including the 2019 planning references.
• Parks SDC methodology and capital plans.
• Historic records, photographs, articles, and community information concerning Oppenlander Field.
• Pedestrian, bicycle, and neighborhood-connectivity plans.

These references are examples and a starting point, not a comprehensive list. The next edition will add live links and the specific statutes, code sections, standards, maps, agreements, and recorded documents relied upon.

E. Responsibility & Timing

Develop the identity, community- livability plan, and neighborhood connections. Design, marketing, and construction

City Planning / Parks / Engineering

Assess parks, connectivity, SDCs, and community impacts. Review and capital planning Evaluate applicable connectivity, compatibility, and public-facility evidence. Public review Provide policy leadership and recognize the project as a potential regional example. Policy and community leadership Provide history, community priorities, website resources, and future-neighbor outreach. Throughout the project of

F. What Shared Success Looks Like

Shared success means creating a neighborhood that future residents are proud to call home, existing neighbors are proud to welcome, the City of West Linn is proud to point to, and Venture Properties is proud to have built. And ideally, this process and development becomes an exemplary model for the County, region, and state of how Middle Housing can co-exist with established (and new) neighborhoods.

• The history and identity of the Oppenlander property are respected.
• The transition between existing and new neighborhoods is thoughtful.
• Future residents are welcomed as neighbors from the day they move in.
• Families can safely reach parks, schools, shopping, recreation, and surrounding neighborhoods.
• Venture Properties can point to the Oppenlander development as an example of planning, construction quality,

environmental responsibility, and outstanding neighborhood design.

• The City can point to its first major middle-housing project as an example of implementing state policy with excellence.
• The neighborhood-engagement process becomes an example of how residents can participate constructively and improve

community development. Ultimately, the Oppenlander development should become a neighborhood where everyone involved worked together to create something better than any one party could have achieved alone. of

A Shared Perspective

Working Notes for the Next Revision

This edition consolidates the discussions through the afternoon of August 5th, 2026. It is intentionally a working draft. The next review should verify street and lot references, names, dates, legal citations, agency names, and links before publication or formal submission.

• Add direct hyperlinks and exact code sections.
• Add maps, photographs, lot diagrams, tree images, middle-housing examples, and visual callouts on the website edition.

For Venture Properties, this is a project.

For the City, this is a process.

For future residents, it will be home.

For the existing neighborhoods, these will be our friends and neighbors. of

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