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HomeMy WebLinkAboutResolution 732 - Tanya Miller Tent PlanPLANNING COMMISSION RESOLUTION NO. ~.~ ~ A RESOLUTION GRANTING APPROVAL OF A TENTATIVE PLAN APPLICATION TO CREATE A FIVE (5) RESIDENTIAL LOT SUBDIVISION KNOWN AS INTEGRITY LANE Applicant: Tanya S. Miller (37S 2W 10DD, Tax Lot 2704) File No. 07090 WHEREAS, the applicant has submitted an application for a Tentative Plan approval for the creation of a five (5) Iot subdivision at 3268 Snowy Butte Lane, and is identified on the Jackson County Assessox's map as 37S 2W IODD, Tax Lot 2700, in the City of Central Point, Oregon; and WHEREAS, an July 3, 2007, the Centxal Point Planning Commission conducted a duly-noticed public hearing on the application, at which time it reviewed the City sfaff reports and heard testimony and comments on the application; and WHEREAS, the Planning Comrnissiaii s consideration of the application is based on the standards and criteria applicable to the Tentative Plan requirements section 16.10, Application Review Process -section 17.05; Residential Single Family -17.20, of the Central Point Municipal code; and WHEREAS, the Planning Commission, as part of the Tentative Plan application, has considered and finds per the Staff Report dated July 3, 2007, that adequate findings have been made demonstrating that issuance of the Tentative Plan is consistent with the intent of the R-1-6, Residential Single Family zoning dzstrict, now, therefore, BE IT RESOLVED, that the City of Central Point Planning Commission, by this Resolution No. 73 ~- does hereby approve the application based an the findings and conclusions of approval as set forth an Exhibit "A ", the Staff Report dated July 3, 2007, which includes attachments, is attached hereto by reference and incorporated herein. Planning Commission Resolution No. 7.3 ~ (07032007} PASSED by the 1'lax~~~in~ Cc~zx~~x~i~~~c,,; t~ncl sz~-~~cl lay ~n~ iz1 ~r~lh~~s7lir;etit~~t c7f zts passage this 3rc~ clay cif July, 2(}~17. I'1~:~~~r~n~ C.:,,.~,-: ria~ssi~s~.z C~~.~,i~ ATTEST: City l',~plcsc~ntati~e Apprcave by e this ~rcl gay raf July, 2~f1'7. - _ ,.~~ I'~ar~t:~~~~;Cc~~~uT~:wai~~a~Cwl~:~u~ . Planning ~ommissiv~~ l~esc~lutic~n l'~ca, ~ ._. (~7(12~~7} ST.A~FF S(~U ClE", Lisa Morgan, AC GROUN a.,,. ,. , ~ n74 N ,,BMW Iw s ~ ~ mN ~ ;~ > ~" ~~~~~ 5 Mkt rt~, ~~p :, ~~. .~~W;;~ rn V, , ~: MLII~ l.~`,~AY ~ `, i ~ ,. p~ '" y } r ~„ yr._ ~~.~s~c~ ~~ cots. The applicant is proposing the „ ~ i~~~ ~,,, maximum density of lots. ~~~ ~~N, .~; ~ ~~r~ ~ ' ^ Mry~ a yVA Y There is an existing home constructed in ": d~ r, ~ ~ ` ~' , 190 on proposed Lot 1 ofthe Tentative ~ ~ ~ - ~, ,~; '..~ ~, ,. Plan that will remain. The existing home ~ ., 4~ _ ~ , .. ~~ I 3~. ~~ meets the setback requirements for the G zoning district. Lot 1 will be .3l acre, or ~ ~~ ,~,}~.. - , ~: .. 13,"70 square feet in area. Though it . ~ Y, ~~i ~„ r .... ..., A ~,a~.. .w,e ~. .w+w»pMP.y~w.a.,;.q„ryvyH..;M -. ~„ ~~~ ~"' dwn«,.: A.b.~w« ....u ..... ..~ ~, exceeds the maximum s e foots a for the zoning district of 9,000 square feet, it does not meet the density requirements for further p itioning. There is a b located within the proposed access to Lets 4 and ~ that will be removed. tin proposed Lot 1, with the existing home, there is an existing well identified. The applicant will need to inform the Fublic Works Llep ment of the status of the well prior to final plat approval. Lot l would retain direct a ss onto Snowy Butte Lane, with Lots 2 and ing access from a fully improved extension of John Wayne Driv+~ from S Ignacio, Phase II. Lots 4 d 5 would a access ~, ~ r ~ ~ July , X007 Ir~nirt r~t rat Taar~r Hr.ara~~alrrey,AICF? C:r>mr~~aar~i~y C)~v~lca~srrreroz Dirctorl ~ssist~nt CiCy A~ir~r~ir7iskr~t~r EXHIBIT" A " Inte "ty LaneTentative Pl Page l of 2 from a private access easement, with a hammerhead to€•n aE•ozuul lcacatcd at the southern portion of the subject property. Proposed lots 2-S meet all the requirements of the zo~iing district as highlighted on pages 11-13 oCthe Planning Departments findu3gs. (Refer to Attachment "D"}, , The proposed subdivision is consistent with the then~c of recent dcvelop~ne~~t in the area. City staff met with the applicant, agent and property owners to the south(Tax Lot 2200}. Discussion ]ed to the conclusion that developzne~at of the Miller property would not adversely affect potential partitioning of the neighbors' property south of the Miller pz-opcz-ty in the futuz-c. FINDINGS: Refer to Attachment "D". ISSUES: There are no issues associated with this application. CONDITIONS OF APPROVAL Prior to final plat approval the following conditions must be znet: 1. Comply with the Public Works Department requirements as set forth in the Public Works Staff Report dated June 27, 2007 (Attachment "B"). 2. Lots 2-S will have addresses assigned off of John Way~~e Drive. 3. Applicant shall provide to the Planning Department a copy of the CC & R's with provisions stating that Lots 4 and 5 will be responsible for maintaining the private access easement to those properties. ATTACHMENTS/EXHIBITS: Attachment "A" --- Tentative Plan Attachment "B" _ Public Works Staff Report Attachment "C" _ Building Department Staff Report Attachment "D" --Planning Department Findings Attachment "E" -~-Correspondence from Neighbors Attachment "F" - Fire District No. 3 Cozrzznents Attachment "G" -Proposed Resolution ACTION: _..._ _~ _~ _.. _---_._.....-~_.._~__..m..___~._ _ _ _ _ __..._ ..___ ~_....__. Consider approval for a Tentative Plan application to create five (S}single family lots. RECOMII~ENDATION: Approve the Tentative Plan application per Staff Report dated July 3, 2007 including all attachments and exhibits to create f ve (S) single family lots, kzlo~vzt as Integrity Lane Subdivision. Integrity LatieTentative Plan Page 2 of 2 ATTACHMENT ".~~~ ~~ ~ ~~ w LF ~ R fW ~F ~ 8 d w a~ z os "~ ~ ~ ~ ~ a ~ ~ ~ ~ ~ ~ ~ ~~ ~ ~4 ~~ m~ F ~ ~ Q ~$x ~~ ~~~ w ~ ~ .~ ~ ~~ 4~ ' U ~ z ~~ ~~ _~ 3 Z N Yjy~]~ ~ ~~~ t ~ L-_-__ R ' ~ h-- Q z ~ ~' ~ ~ ~~~ ~~ ~ ~~~~ ~~ ~ ~ ~ ~ ~, ~~ a~fi s ~~ s~~F F~"oL p ~~ ~ Kea ~ ~;~ ~~91i 1rE3 ~~ ~E~J_ ~~.o~o~ ,cczt y ~ ~ ~roi~ j ~~ ~ ~ ~~ ~~ -" i ~ ~ ~S ~ ~ ~ * /. ,[99P ~ 9~~ ~ •~ ~ ti ~ : `~ ~' i :'; •~; ~. a ~~~ ~~~~ ~~_ «~ •;~+ ,-i ;,. J ~f. ~~ r r ,m 5 n ~ _~ ~ ~~~ ~.. ~~ ~~ ~~~ z ~ ~~ ~ ~ ~} a ~~~~ ~~~~~~~~~~ ~ ~~~ ~~ ~~~~ ~~~~ ~~~~ ~~ ~~~ ~~ ~~~ ~~ ~~ ~~~ ~ ~~~~ ~m ~~ ~ Public Works Depar#ment " ` _ _ - CENTRAL P41 NT ATTACHMENT "~" Bob Pierce, Director Stephanie Woolett, Engineering Tech Il PUBLIC WORKS STAFF REPORT June 27, 2007 AGENDA ITEM: Five Lot Subdivision for 37-2W-1400, Tax Lot 2700 Applicant: Tanya S. Miller, 3268 Snowy Butte Lane, Central Point, OR 97502 Zoning: Residential Six-Family District (R-6) Traffic: Based on the Institute of Transportation Engineers (ITE} Trip Generation Manual, a four lot residential subdivision will generate approxi-~nately 4.04 peak hour trips (PHT}. The City of Central Point Engineering Standards mandate traffic analysis for any development generating more than 25 PHT. No traffic study is warranted for this development. Existing Infrastructure: Water: There are existing 12-inch and 8-inch water lines located within the public portions of Snowy Butte Lane and John Wayne Drive, respectively. Storm Drain: There are existing storm drains located within the public portions Snowy Butte Lane and John Wayne Drive. Street Section: Adjoining roadways, including Snowy Butte Lane and John Wayne Drive, are local residential streets. Issues: In accordance with the flood Insurance Rate Map (FIRM}, lots 3 and 4 of the proposed subdivision are located in the Special Flood Hazard Area (SFHA), which is also referred to as the 100-year floodplain. Flood hazards that are known to be associated with the area include periodic inundation by flood waters from Daisy Creek. Localized drainage problems associated with stor~x~.water runoff from Beall Lane and surrounding properties, as well as surface water ponding are known to impact the subject property and surrounding area. In response to citizen complaints received during winter 2007, Public Works staff visited the site and observed a significant amount of standing water on the eastern portion of the proposed subdivision and the adjoining property to the east. Engineering and Development Plans and Permits: The Central Point Public Works Department is charged with management of the City's infrastructure, including streets, waterworks, and storm water drainage facilities. In general, the Department's "Standard Specifications and Uniform Standard Details for Public Works Construction" shall govern how public facilities are to be constructed. The Developer is encouraged to obtain the latest version of these specifications from the Public Works Department. 1n generaI, the plan submittal shall include plan and profile for streets, water, storm drainage and sanitary sewers, storm drainage calculations, storm drainage basin map, erosion control plan, utility and outside agency notifications and approvals. The plan may also include applicable traffic studies, legal descriptions and a traffic control plan. A Public Works Permit will only be issued after the Department Director approves the final construction 140 South 3~' Street -Central Point, OR 97502 •541.664.3321 • Fax 541.664.6384 drawings. After approval, the fees associated with the development will be calculated and attached to the public works permit. All fees are required to be paid in full at the time the Public Works Permit is issued, except Public Works Inspection fees. After project completiozt during the final plat application process, the Public Works Inspector will calculate the appropriate amount of inspection time to assess the developer. Before the final plat application is processed the developer must pay the relevant inspections fees and bond for any uncompleted improvements (as determined by the Public Works Director}, Conditions of Approval: Floodplain Development Permit: The applicant shall submit a Floodplain Development Permit application to the Public Works Department prior to issuance of the final plat. 2. Stormwater Management: Prior to issuance of the final plat, the applicant shall submit for approval by the Public Works Director, or his designee, a stormwater management plan. The current stormwater runoff threshold for a site is 0.25 cubic feet per second (cfs). If exceeded, a detention facility shall be incorporated into the site design. 3. Private Well Abandonment: The tentative site plan shows a private well serving lot one. If the private well is still in service, it shall be abandoned in accordance with Jackson County Health Department standards. No permits shall be granted until the applicant provides proof that the well has been abandoned or that the well will serve non- potable uses only. ~. Water Easement: If necessary a 2-foot wide private water easement shall be granted to provide City water service for lot one of the proposed subdivision. Streets: John Wayne Drive is a Standard Residential Lane. The John Wayne Drive extension shall be constructed in accordance with the minimum standards for a Standard Residential Lane as provided in the Public Works Standards and Specifications Drawing ST-11. 6. Street Tree Plan: Prior to issuance of tl~e final plat, the applicant shall submit for approval by the Public Works Director, or his designee, a landscape plan for the areas designated for landscape rows. Landscape rows for the proposed development shall be placed immediately behind the proposed sidewalk location. Street trees shall be planted thirty-feet on center around the perimeter of the property. The plan shall include construction plans, irrigation plans, details and specifications for the trees to be planted within the landscape rows. Plantings shall comply with Municipal Code Section 12.36. Tree plantings shall have at least a I '/2" trunk diameter at the time of installation. All street trees shall be irrigated with an automatic underground irrigation system. Maintenance of the landscape row will be the responsibility of the property owners who own the property directly adjacent to the landscape row. 940 South 3'~ Streef Central Poinf, OR 97502 •541.664.332? • Fax 541.664.6384 ~T~A~HMENT " ~ ~' City of Central Point, Oregon 14Q So.Third St., Central Point,flr 97502 547.664.3321 Fax 541.664.6384 www.ci.central-point.or.us CENTRAL POINT Building Department Lois DeBenedetti, Building Official BUILDING- DEPARTMENT STAFF REPORT DATE: 06/21.107 TO: Planning Department Planning f Ie: 0700 FROM: Building Department SUBJECT: Tanya Miller Tentative Plan Name: Address: City: State: Zip Code: Property Description: See Attached PURPOSE: The staff report is to provide information to the Planning Commission and the Applicant regarding City Building Department requirements and conditions to be included in the design and development of the proposed project. This is not a plan review. This report is preliminary and compiled solely for use by the Central Point Planning Commission. City of Central Point, Oregon 140 So.Third St., Central Point, Or 97502 541.664.3321 i=ax 541.664.6384 wwvr.ci.central-point.or.us CENTRAL POINT Building Department Lois DeBenedetti, Building Official BUILDING DEPARTM>~NT COMMENTS: 1. Applicant, agent and contractors must comply with all current State of Oregon adopted codes, and apply for all permits through the Central Point Building Departineiit. 2. If a private storm drain system is proposed it must be reviewed and a permit issued by the Central Point Plumbing Department. 3. Any private street lighting must be reviewed and permitted by the Central Point Electrical Department. 4. Provide the building department with a Geotechnical report as required by OSSC Appendix .1 and chapter 18 of the OSSC. A written report of the investigation shall include, but need not be limited to, the following information: a. A plot plan showing the location of all test borings and/or excavations. b. Descriptions and classifications of the materials encountered. c. Elevations of the water table, if encountered. d. Recommendations for foundation type and design criteria, including bearing capacity, provisions to mitigate the effects of expansive soils, provisions to mitigate the effects of liquefaction and soil strength, and the effects of adjacent Ioads. e. When expansive soils are present, special provisions shall be provided in the foundation design and construction to safeguard against damage due to expansiveness. Said design shall be based on geotechnical recommendations. S. Grading/excavation permits are required in accordance with OSSC Appendix J and chapter 18 and regarding any fill material placed on the site. Fills to be used to support the foundation of any building or structure shall be placed in accordance with accepted engineering practices. A soil investigation report, and a report of satisfactozy placement of fill (including special inspections of placement off 11 and compaction) acceptable to the Building Off cial, shall be submitted prior to final of the grading/excavation pez•mit. Building permits will not be issued until gradinglexeavation permit is approved and finalled. Exception: 1. The upper 1.5 foot of fill placed outside of public rights-of way. 2. The upper 1.5 foot of fill that does not underlie buildings, structures, or vehicular access ways or parking areas. 2 s City of Central Point> Oregon Building Department 140 So.Third St., Central Point, Or 975(32 CENTRAL Lois DeBenedetti, Building Of~teial 541.6b4.3321 fax 541.664.b3$4 Pa~NT www.ci.central-point.or.us 6. Ta move or demolish any existing structures located on the property call the Building Department for permit requirements. '7. Notify the City Building Department of any existing wells, or septic systems located on the property. $. Any development (any man-made change) to improved or unimproved real estate located within the flood hazard area of the City of Central Point shall require a Development Permit as set forth in the Central Point Municipal Code $.24.120. 9. Dust control, erosion control, and track out eliminations procedures must be implemented. 10. Application for building permits will require three sets of complete plans indicating compliance with Oregon Residential Specialty Code {2005). 11. Fire District 3 will determine f re hyd-•ant location, as well as access to buildings. Any changes proposed shall be submitted in writing by the Applicant, or Applicant's contractor to the Building Department for approval prior to start of work. Respectfully, Todd Meador Plans Examiner (664-3321-ext. 228) 3 ATTACHMENT " ~ " Findings of Tact Azul Conclusiozzs of La~v Tentative Plan Revicrv Applicationz City File No. 07090 Applicant: Tanya S. Miller INTRODUCTION In the Matter of a Type III Tentative Plan Review far the creation of a five {5} lot subdivision known as Integrity Lane located within the R-I-6, Residential Single Fazxzily zoning district and identified on the Jackson County Assessor's neap as 37 2W 1 ODD Tax Lat 2700. Also identified as 3268 Snovvy Butte La~~e, Central Point, OR 97502 {Applicant: Tazzya S. Miller}. 16.14.010 Srrbrrtissio-t of application--Filing fee. Tlie applicant shall strbrnit an application and tentative plan together lvith improvement plans acid other supplementary material as may be rcquir•ecl to indicate the development plan and shall submit ten copies to the city together with a filing fee defined in the city's adapted planning application fee schedule. The diagrams stsbrnitted shall consist of ten copies at the scale specified in Section I b.10.020 and one copy in an eight- and-one-half-inch by eleven-inch for-rr~at. Finding: All information required to deem the application complete far processing has been submitted. Conclusion: The criterion has been net. I6.IO.OIS Application and reviefv--Fees. Applications grad review thereof shall conform to the provisions of Chapter 17.OS and all applicable city ordinances and laws of the state. All costs of administrative and legal staff tinge costs, plans checks, construction inspection, preparation of agreements, in excess of the filing fee, shall be borne by the applicant and paid z.rpon billing by city. Failure to pay such costs as billed shall constitute grounds for denial of final plat approval or building permits. I6.I0.024 Scale. The tentative plan shall be drawn on a sheet eighteen by twenty four inches in size or a _._ multiple thereof at a scale of one inch equals one hundred feet or, far areas over orte hundred acres, one inch equals tlvo hzrndr°ed feet, and shall be clearly and legibly reprroduced. 16.10.030 General inforraaatiori. Tlie followinggeneral inforrn.ation. shall be shoe-vn on or inclacded with the tentative plan: A. Proposed Warne of the subdivision. This Warne must not duplicate or resemble the name of another subdivision in the county; Integrity Lane Tentative Plan bindings 07090 Page 1 of 13 B. Date, northpoirit, and scale of drawing; G Location of the subdivision by section, township, and range, and a legal desct"rptron sufficient to define the location and botmdaries of the p,•opased tract or the tract designation ot° other description according to the records of the county assessor; D. Names and addresses of the owner or owners, applicant and engineer ar surveyor; E. A title report indicating all interests of record in the property which is the subject of the application. 16.1 D. 040 Existi~tg condi.tiort.r. Tl~e fallowing existing conditions shall be slzoivn on the tentative plan: ~. The location, widths and names of all existing or platted streets ar other pt,tblic ways within or adjacent to the tract, easements, railroad rights-of way and suc77 other irnportatat feattres within or adjacent to the tract as may be regtcired by tl~e city; 13. Contour lines related to some established bench mark ar outer clatt,rnt as approved by the city when the city determines that the nature of the topography or size of the subdivision requires such data, Contour lines shall have the follo~vitzg razinintttttt intervals: 1. Tivo foot contot.cr intervals for ground slopes less than five percent; 2. Five foot contour intervals for gratcnd slopes exceeding five percent; C. Tlae location of at least one temporary bench mark within the plat botendaries; D. Location and direction of all watercourses and drainage systems; E. Natural features, scsch as rock outcroppings, marshes and tivooded areas; F. Existing uses of the property, including location of all existing structures which the subdivider proposes to leave on the property after platting; G. The location within the subdivision and in the adjoining streets and property of existing sewers and eater mains, culvet°ts and drain pipes, ar~d all other existing ot• proposed utilities to be used an the property to be subdivided and invert elevations of sewers at points of probable connections; FI. Zoning on and adjacent to the tt-act. 16.10.050 Additional information. The fallowing additional information shall also be included on the tentative plan: ~. Streets, showing location, ~slidth, proposed names, approximate grades and approximate radii of curves and the relationship of all streets to any projected streets as shown of any development plan adopted by the city,- B. Easements, showing the width and purpose; C. Lots, showing approximate din2ensions, area of smallest lot or lots and utility ~~ easements arzd bT~ilding setback lines to be proposed;-if any; D. Sites, if any, proposed for purposes other than dwellings; E. Area in sga~are footage of each lot and the average lot area. Finding: The applicant and/or agent have provided ali the necessary infarnzation to process the Tentative Plan application. Conclusion: The requiretr~ents relevant to this application have been ix~et. Integrity Lane Tentative Plan Findings Q7090 Page 2 of 13 .16.10.060 Partial develnptnent. ~iriz.cn the pr•aperty to be ,slrhdivided contains only part of the tract ar-vr2ed ar controlled ~y the applicant, the city ma_y recluir.e cr development plrrrr Ufa Icr}%ol.rt•for".streets, nlrrrlbered Lots, blocks, phases of development, and other inrpror~enlents in the undivided portion, indicating irz.ter-relationship with the partian solrgllt to be clividecl. Tlz.e city slsall hate authority to regr.lirc~ that any cu jacc~rzt par"eel or par°cc~ls orvrzed or controlled by the applicant b1,rt not included in the proposed subdivision bollrzdaries be included irz the developrrlent 11%llenever inclusion of such parcel or- parcels is-azlld be an appropriate extension of the development and in. the best interests af~the public, considering the developrrlent plan and the r•elationslzip beta%een the slrr•z°oundirzg area and the area of proposed development. Finding: Tax Lot 2700 is the only tax iot owned by the applica~lt. Conclusion: Nat applicable to this application. 16.10.070 Explc{nato3y infQr•fnation. Any of the,fDllOlb'lrlg Irlfpr'rrlatlOrl 1r1ay be r"eC1111r'ed by tlTC city Crr1d If It car2rlat be 5130~ti'rz practicably on the tentative plan, it shall be szrbrnitted in separate stateralents accompanying the tentative plan: A. A ~~icinity map showing all existing subdi7%isiorrs, streets and unsllbditided land o1~~nersllips adjacent to the proposed subdivision and shop-ing how proposed streets may be connected to existing str°eets; Finding: The applicant has included existing subdivisions and unsubdivided land with their proposed tentative plan. Finding: The applicant has identified their proposed connection to John Wayne Drive that extends from Snowy Butte Meadows, and San Ignasio Place, Phase II, both Planned Unit I7eveloprxrel~ts. Finding: A portion of John Wayne Drive will extend to proposed Iots 2 and 3, with the same irnprovernents made to John Wayne Drive to the north. Finding: Proposed lots 4 and 5 will have rninimurn access, with a hammerhead at the southern property lines. Finding: If tax lot 2200 to the south. of the proposed subdivision wishes to further divide their property in the future, they will have a couple of options to provide access to a possible lot at the northern portion of their lot. Conclusion: The applicant has met this criterion. Integrity Lanc Tentative Plan Findings 07090 Page 3 of 13 B. Proposed deed restrictions in outlirz.e form; C. Approximate centerline profiles showing tlTe propased_frrzishedgrade ofall streets, including the extensions for a reasonable distance beyond the limits of the pr~opased subdivision; D. The approximate location and size of all proposed and existing water crud sewer lines and storm drainage systems. Finding: This information will be provided i~l civil drawings in accordance with Public Works Standards for approval prior to signing and recording of the final plat. Conclusion: Approval and recording of final plat will not be signed by the City until required improvements have been rnet. 16.1 D. 080 Tentative plan approval. Approval of the tentative plan shall not constitrcte,firzal acceptance of the,linal plat of the proposed subdivision or par•titian for recording; hoi~%ever~, approval of the tentative plan shall be binding upon city for the purpose of the approval of the final plat if the final plat is in sz.rbstantial compliance with the tentative plan and any canditiorzs of approval thereof. Ilze action of the council in approving the tentative plan shall be noted on two copies thereof, including reference to any attached docttnzents describing any conditions. One cagy of the tentative plan shall be returned to the applicant and the other retained in the city files with a mernorarzdmn setting forth the action of the cotcncil. 16.10.090 Conditions on tentative plan approvah the city nzay attach to any tentative plan approval given under this chapter specific conditions deemed necessary in the interests of the public health, safety or welfare, including but not limited to the fallaiving: A. Construction and installation of any on-site ar off-site improvements, including but not limited to sidewalks, curbs, gtctters, streets, street signs and street lights, traffic control signs and signals, water, storm drainage, sanitary sewer, and park and recreation improvements. rrn requiring off-site irnprovenzents, the city shall find that said improvements are reasonably related to the development and would serve a public purpose stcch as mitigating negative impacts of the proposed development. All improvements required under this subsection shall be made at the expense of the applicant, and shall conform to the provisions of the Standard Specifications and Uniform Standard Details for Public Works Construction in the City of Central Point, Oregon, however, the city, in its discretion, may modify such standards and determine site-specific design, engineering and construction specifications when appropriate in the particular development; B. An agreement by the owner of the property to waive, on Izis or her behalf, and on behalf of all ftctr.cr°e otivners of the land, any objection to the formation of a local inzpr°ovenzent district which rrtay be for°rned in the future to provide any of the inzpro~Ternents specified in sr.cbsectiorz A of this section; C. An agreement by the owner of the property to enter into a written deferred inzpro~aerzzerzt agreement, providing that one or snore of the improvements specified in Integrity Lane Tentative Plan Findings 07090 Page 4 of 13 subsection A of this section shall be made by the owner at some f rti.rre time to be deterrazined by the city; D. An}T agreement entered into ptrjstcant to sz~bsections 13 or C of this section shall be recorded in the carroty recorder's office and shall be intended to thereafter rr.crz with the land, so as to bind f tittcre owners of the lands affected. Any and all recording costs shall be borne by the applicant; E. Any other conditions deerazed by the city to be r•easorzable and necessary in the inter°ests of the public health, safety or welfare. Finding: These requireanez~ts will be conditions of approval with the Public Works Department. Conclusion: Until the requirements of the Public Works Department have been n1et, the final plat will not be sig~led off by Public Works for recording of tEle final plat. 17.05.400 Type III procedure (quasi judicial). A. Pre-Application Conference. Apre-application conference is required for all Type 111 applications. The regtzirernents and procedures for a pr•e-application. conference are described in Section 17.05.600(C). B. Application Requirements. 1. Application F'ornzs. Type III applications shall be razade on forms provided by the coraznztcnity development director or designee; however, if a Type II application is r~eferr•ed to a Type III hearing, either voluntarily by the applicant or staff, or upon appeal, no new application is r•egtzired. 2. Submittal Inforrnatiort. When a Type III application is required, it shall.• a, Include the information requested on the application form; b. Be filed with one copy of a narrative statement that explains how the application satisfies each and all of the relevant ct•iteria and standards in st. fficient detail for review and decision-razaking. Note: additional information may be required under the specific applicable regulations.for° each approval as referenced in Table 17.OS.1; c, Be accompanied by the required fee; and d. Include one set ofpre-addressed mailing labels for alI real property owners of record who will receive a notice of the application as required in Sections 17.DS.900(C)(I)(a)(i), (ii), (iv) and (v). The records of the Jackson County assessor's office are the official records for determining ownership. The applicant shall pr•odtsce the notice list using the most current Jackson County assessor's real property assessment records to produce the notice list. The city shall razail the notice of application. C. Notice of Hearing. 1. Mailed Notice. The city shall mail the notice of the Type III action. The records of the Jacl~son Cor.cnty assessor's office shall be the official records for deterrazirz.ing ownership. Notice of a Type III application hearing or Type II appeal Bearing shall be given by tlae conimttnit}~ development director or~ designee in the follotivirag rnarz.rzer°: a. At Ieast twenty days before the hearing date, notice shall be rrzai.Ied ta: i. The applicant and all owners or° contract purchasers of record o_f the property that is the subject of the application; Integrity Lane Tentative Plan Findings 07090 rage 5 of 13 ii. All property aivners of r°ecor°d u;ithin 100, feet of the site; iii. Any governmental agency that is entitled to notice under an intergovernmental agreement enter°ed into with the city. The city may notify other affected agencies. The city shall notify lire road authority, and rail authority and owner wizen there is a proposed development abutting or affecting their transportation facility and allow the agency to r~evietiv, comment on, and sr.cggest conditions of apprvval,for the application. iv. Owners of air;l~orts irz the vicinity sltall be rzatified of a propaserl zone change in accordance with DRS 227.175; v. Any neighborhood or cornratunity organization recognized by the city council and whose boarrzdaries include rite property proposed for development; vi. Any person wlto st,~bmits a written request to receive notice; vii. For appeals, the appellant and all persons wlzo provided testirazany in the original decision; and viii. For a land use district change affecting a rnartufactrrred Itonte or mobile borne park, all mailing addresses within the park, in accordance ~a~ith DRS 227.17.5. b. The conznrunity development director or designee shall prepare an affidavit of notice and the affidavit shall be made a part of the file. The affidavit shall state the date that the notice tivas mailed to the persaras who lver•e seat notice. c. At least fourteen business days before the hearing, notice of the lzear•ing shall be printed in a newspaper of general circarlation in the city as well as on rite city's website. The newspaper's affidavit of publication of rite notice shall be made part of the administrative retard. 2. Content of Notice. Notice of appeal of a Type II administrative decision or notice of a Type III hearing to be mailed and parblished per subsection (C)(1) of this section sltall contain the following information: a. The nata.rre of the application and the proposed land arse or uses that could be authorized for the property,- b. The applicable criteria and standards franc the development code(s) that apply to the application; c. The street address or other easily trnderstaod geographical reference to file sarbject property; d. T Ize date, time, and location of the public Bearing; e. A statement that the failure to raise an issue in person, or in writing at the hearing, or failure to provide statements or evidence sr. f~ci.ent to afford the decision maker an opportunity to respond to the issue, means that an appeal based on that issue cannot be raised at the State Land Use Board of Appeals; f. The name of a city representative to contact and the telephone rzt.crnber where additional information on the application nzay be obtained; g. A statement that a copy of the application, all documents and evidence strbntitted by or•for the applicant, and the applicable criteria and standards cart be reviewed at city of Central Point City hall at no cost and that copies shall be provided at a reasonable cost; Integrity Lane Tentative Flan Findings 07090 I'agc G of 13 1z. A statement that a copy of the city's staff report and recornrrrendation to the hearings body shall be available.far review at no cost at least seven days before the lrearirtg, and that a copy shall be provided art request czt a reasonable cost; i. A general explanation of the requirements to szzbrrrit testifrtony, and the procedur•e_for condrecting public hearings; and j. The following notice: "Notice to mortgagee, lien holder, vendar•, or seller :• The City of Central Paint Land Development Code requires drat ifyotc receive tlris notice it shall be promptly forwarded to the purchaser. " D. Candtcct of the Public Dearing. I. At the comntencentent of the hearing, the hearings body shall state to those in attendance: a. The applicable appro~=al criteria anal standards that apply to tl~e application ar appeal; b. A statement that testimony and evidence shall be directed at the approval criteria described in the staff r•epart, or other criterlia in the comprehensive plan or land use regz~lations that the person testifying believes to apply to the decision; c. A statement that failzsr•e to raise an issue with st fficient detail to give the hearings body and the parties an opportunity to respond to the isstce means that no appeal Wray be made to the State Land Use Board of Appeals on that issue; d. Before the conclusion of the initial evidentiary hearing, any participant may ask the planning commission for• an opportunity to pr•esertt additional relevant evidence or testimony that is within the scope of tlae hearing. The hearings body shall grant the request by scheduling a date to finish the hearing (a "continuance') per subsection (D)(2) of this section, or by leaving the record open for additional written evidence or• testimony per subsection (D)(3) of tlris section. 2. If the planning commission grants a continuance, the completion of the hearing shall be continued to a date, time, and place at least seven days after the date of the first evidentiary hearing. An opportunity shall be provided at the second hearing_for persons to present and respond to new written evidence and oral testimony. If new written evidence is submitted at the second hearing, any person may request, before the conclusion of the second hearing, that the retard be lei open for at least seven days, so that they can submit additional written evidence or testimony in response to the new written evidence; 3. If the planning commission leaves the record open for additional written evidence or testimony, the record shall be left open for at least seven days after the hearing. Any participant may ask the city in writing for an opportunity to respond to new evidence submitted dtcring the period that the record vas left open. Ifsuch a request is filed, the planning cornrnission shall reopen the record to allow rebuttal evidence. a. If the planning commission reopens the record to admit new e~=idence or testintany, aray person may raise new issues that relate to that new evidence or testimony; b. An extension of the hearing or record granted pursuant to subsection D of this section is subject to the limitations of ORS 227..178 ("one-hundred-twenty-day rule'), unless the continuance or extension is requested or agreed to by the applicant; c. If requested by the applicant, the city .shall allow the applicant at least seven days after the record is closed to all other persons to stzbntit final ~=ritten ar~gunaents itt support of the application, unless the applicant expressly waives this right. Integrity Lane Tentative Plan Findings 07090 Page 7 ©f 13 The applicant's final sz,sbmittal shall be part of the recur°d bz.st shall not include any ne~v evidence; d. The record shall contain all testimony and evirlerzce that is submitted to the city and tltat the hearings body has nat rejected; e. In malting its decision, the hearings body rzzay take official notice of facts not era the hearing record (e.g., local, state, of°_feder-al regulations; previous city decisions; case lativ; staff reports). Tlie review authority must anraotrnce its intention to take notice ofstccla,facts in its deliberations, and allola- persons ivho previously participated in the hearing to request the Bear°ing record be r•eapenecl, if necessary, to present evidence concerning the noticed,facts; f. The city shall r°etairt custody of the record arntil sloe city issi.ces a final decision and all appeal deadlines leave passed. 4. Participants in ara appeal of a Type II adrrtinistrative decision or participants era a Type III hearing are entitled to an impartial revie~s~ author°ity as fr-ee from potential conflicts of interest and pre-hearing ex paste contacts (see subsection (D)(6) of this section) as reasonably possible. Howeverr, the public lza.s a coz.~rztervailirag right of fee access to public officials. Therefore: a. At the beginning of the public hearing, hear°irzgs body rzzember°s shall disclose the stcbstance of any pre-hearing ex paste contacts (as defined in subsection (D)(5) of this section) concerning the application or appeal. I~'e or she shall also state whether the contact has impaired their impartiality or their ability to vote an the matter and shall participate or abstain accordingly. Hearing participants shall be entitled to question hearing body members as to ex parse contacts and to object to their° participation as provided in subsection (D)(S)(b) of this section; b. ~ member of the hearings body shall not participate in any proceeding in tivhich they, or any of the following, has a direct or substantial financial interest: their spouse, br~ather, sister, clailrl, parent, father-in-lativ, mother-in-law, pat°tner, any business in which they are then serving or have served within the pr•evioirs two years, ar° aray business weds which they are negotiating for or have an arrangement or understanding concerning prospective partnership or employment. ~1ny actual or potential interest shall be disclosed at the hearing where the action is being taken; c. Disqualification of a member of the hearings body due to contacts or conflict may be ordered by a rnajarity of the members present and voting. The person who is the subject of the motion may not vote on the motion to disqualify; d. If all members of the planning commission abstain or are disqualified, the city council shall be the hearing body. If all members of the city council abstain or are disqualified, a quortcm of those members present who declare their reasons for abstention or disqualification shall be requalified to make a decision; e, .any member of the ptiblic naay raise conflict of interest issues prior to or during the hearing, to wlticJt the member of the hearings body shall reply in accordance with dais section. 5. Ex Paste Communications. a. Members of the hearings body shall not: i. Communicate directly or indirectly with arty applicant, appellant, other party to the proceedings, or representative of a party about any issue involved in a hear-ing without giving notice per subsection C of this section; Integrity Lane Tentative Plan Findings 07090 F'ag~ $ of 13 ii. Talce official notice of acay corrtrattrniccrtion, report, or° other materials outside the record prepared lay the proponents oc~ opponents in connection with the particular case, unless all participants are given the opportunity to respond to the noticed materials. b. No decision or action of the hearings body shall be invalid due to ex par•te contacts or bias resarlting f~om ex par°te contacts, if the person receiving contact: i. Places iaa the record the substance of any tivritten or oral ex pane cornnurnications concerning the decision or action; arad ii. Makes a public announcement of the content of the conrrnrrnication and of all participants' right to dispute the substance of the comrn.acrzicatian made. T1ris announcement shall be made at the first hearing follo~~c~ing the cornnaunicatiorz dttrirzg which action shall be considered or taken on t1a.e subject of the conarn.acnication. c. A canznauraication between city staff and the hearings body is not considered an ex paste contact. 6. Presenting and Receiving Evidence. a. The hearings body rrtay set c°easoraablc tirn.e lirrtits for oral presentations and nzay limit or exclacde curaaaclative, repetitioacs, irrelevant or personally derogatory testimony or• evidence; b. No oral testirnoray shall be accepted after the close of the public hearing. Written testimony may be received after the close of the public hearing only as provided in subsection (D)(3) of this section; c. Mernhers of the hearings body may visit the property and the surrounding area, acrd raaay arse information obtained during the site visit to support their decision, if the information relied upon is disclosed at the beginning of the hearing and an opportt.cnity is provided to dispt.rte the eti~idence under stbsection (D)(S)(b) o_f this section. F. Tlae Decision Process. .l. Basis for Decision. Approval or denial of a Type II adrnirzistrative appeal or of a Type III application shall be based on standards and criteria in the development code. The standards and criteria shall relate approval or denial of a discretionary development permit application to the development regulations ancl, 11~hen appropriate, to the comprehensive plan for the area in which the development would occur and to the development regulations and comprehensive plan for the city as a whole; 2. Findings and Conclusions. Approval or denial shall be based upon the criteria and standards considered relevant to the decision. The written decision shall explain the relevant criteria and standards, state the facts relied upon in rendering the decision, and justify the decision according to the criteria, standards, and facts; 3. Forrn of Decision. The planning commission shall isstce a final written order containing the findings and conclusions stated in subsection (E)(2) of this section, which either approves, denies, or approves with specifrc conditions. The planning commission may also isstce appropriate intermediate rulings when more than one permit or decision is required. If the application is for a quasi judicial zone change, the planning commission shall issue a denial as anal written order. However, if the planning commission decides in favor° of the zone change, it shall issue written recommendation to tlae city council, which shall hold a hearing and adopt either arz or°der decaying the zone change or an ordinance approving tlae zone change. Integz-ity Lane Tentative Plan Findings 07090 Page 9 of 13 4. Decision-Making 1 inze I;imits, A final order for any Type II administrative appeal or Type III action shall lie filed with the camrnacnity development director or designee witlairz tern business days after the close of the deliberation; S. Notice of Decision. Written notice ~f a Type II adrrzinistrative appeal decision or a Type III decision shall be mailed to the applicant and to alI participants of recar°d within ten business days after the hearings body decision. Failure of any person to receive mailed notice shall not invalidate the decision; provided, that a good faith attempt vas made to mail the notice. 6. Final Decision and Effective Date. The decision of the hearings body on any Type II appeal or any Type III application is final for purposes of appeal on tlae date it is mailed by the city. The decision is effective on the day after the appeal period expires. If an appeal of a Type III decision is filed, the decision becomes effective on tlr.e day after the appeal is decided by the city council. An appeal of a land zrse decision to the State Land Use Board of Appeals must be filed within twenty-orae days of the city council s written decisian. F. Appeal. A Type III decision may be appealed to tlae city council as.follows: 1. Who May Appeal. The follotit-ing people Izuve legal standing to appeal a Type III decision: a. The applicant or owner of the subject property; b. Any person x~Izo was entitled to tivritten notice of the Type III decision; c. Any other person who participated in the proceeding by submitting written comments. 2. Appeal FilingYrocedure. a. Nance of Appeal. Any person with standing to appeal, as provided in subsection (F)(1) of this section, Wray appeal a Type III decision by filing a notice of appeal according to the_following procedur°es; b. Time_for Filing. A notice of appeal shall be filed with the community development directar or designee within tern days of the date the notice of decisian was mailed; c. Canterzt of Notice of Appeal. The notice of appeal shall contain: i. An identification of the decision being appealed, including the date of the decision; ii. A statement demonstrating the person filing the notice of appeal has standing to appeal; iii. A statement explaining the specific issues being raised on appeal; iv. If the appellant is not the applicant, a statement demonstrating that the appeal issues were raised during the comment period,- and v. The applicable filing fee. 3. Scope of Appeal. The appeal of a Type III decision shall be limited to the application materials, evidence and other documentation, and specific issues raised in the Type II administrative review, 4. Appeal Procedtcres. Type III notice, hearing procedure and decision process shall also be used for all Type III appeals, as provided ira subsections (C) tlzrotcgh (EJ of this section; S. F"final Decision. The decision of the city council regarding an appeal of a Type III decision is the,final decision of the city. Integrity Lazle Tentative Plan laizadi~igs 07090 Page 10 cif 13 Finding: This application has been processed in accordance 4with the above rcquire~ncnts for a Type III, Tentative Plan Application, Canciusion: The re~naiElder of the requircinents that follow the approval or de~~ial of this application will be processed in accorda~~ce with CPMC 17.05.400 as specified. 17.20.0.10 Purpose. I he pujpose of the R-I district is to stabilize and protect the ~trl~an logy density residential characteristics of the district u~lzile promoting and encoi.rraging sasitablc environments for fancily life. 17.20.020 Permitted asses: I'he following asses and their accessory t.rses are permitted in an R-1 district: A. Single family d35~elling; Finding: Single-family dwellings are a permitted use in the R-1-6 Zoning district. 17.21 040 Height regrrlatioras. A maxirccum height of thirty-five feet is allo3ved in an R-1 district. 17.20.050 Density, lot area, lot willh, dimension, building height, lot coverage, and yard reC1allYerrtentS. T he density and lot r~egasirernents of the R-1 zoning district are governed by the subcategories ofIZ-1-6, R-1-8 and R-1-1D districts, as delineated on the official zoning racap of Central Point. The density, lot area, lot dimensions, building height, lot coverage and yard requirements of these subcategories shall be in accordance with the,folloi~~ing table: Development Requirements R-I-6 R-1-8 R-1-10 Minirr~uzn density ~ units/ 3 units/ 2 units) acre acre acre Maxirnutn density 6 units/ 5 units/ 4 units/ acre acre acre Minirnuzn lot area (interior}. 5,000 8,000 10,000 Maximum lot area {interior} 9,000 12,000 15,000 Mini~r~utr~ lot area (carper). 7,000 5,000 10,000 Maxiinurn lot area {corner] NIA NIA NIA Miniznurr~ lot width {interior). 50 feet 50 feet 60 feet Miniinutn lot width (corner}. 60 feet GO feet 70 feet Minimum lot depth. NIA NIA NIA Integrity Lane Tentative I'lar~ Findings 0'1090 Page 11 of 13 Minimum fz-ont yard. 20 feet 20 feet 20 feet Minimum side yard (interior). 5 feet* 5 fcet~` 5 fect* Miniznuzn side yard (street side). 10 feet** 10 feet** 10 feet** Minimum rear yard. l5 feet 15 feet 15 feet Maximum building height. 35 feet 35 feet 35 feet Maximum lot coverage. 50% 50% 40% "Side yard setback shall be increased by an additionai one-half fool for each additional foot of building height above fiffeen feet. ~'` Side yards a,buffing streets steal! comply with the following. 1. Sight disfance and clear vision area requirements sef forfh rn the public works sfandards; 2. Speciai sef6ack rules set forth in Section 17.60.090; and 3. For sfrucfures or a part of any strucfure served by a driveway locafed orr the side yard, the minimum side yard setback, for thaf part of the strucfure serving the driveway, such as a garage or carport, shall be twenty feet. Finding: The gross acreage of the subject property is .95 of an acre or X1,3 $2 square feet. Finding: The zniniznum density iz-z this zoning district is 4 units per acre; the maximum density is 6 units per acre. Finding: The subject property's gross acreage will allow a minimum density of 3 units, with a maximum of 5 lots. Finding: The applicant is proposing a total of 5 Iots, the n~aximuzn. density. Conciusion: The application meets this requirement. Finding: The minimum lot size for the zoning district is 5,000 square feet, with a zxzaximuzn of 9,000 square feet. Finding: The proposed new lots range in size from 5,057 -- 5,767 square feet. Finding: The largest parcel with an existing home is l 3,730 square feet, or .3 l of an acre. Though the lot size exceeds the maximum lot size, it does not meet the minimum/maxiznuzn lot size requirements. Conclusion: The proposed Tentative Plan application meets the n-ziniznum/maximum density, and mi~~imum iot dimension requirements. Finding: The minirnuzn lot width requirements are 50' for ate interior Iot and 60' for a eoz•rzer lot. The minimum Iot size rcquirezxzents have been achieved. Trztegrity La~1e Tentative Plan Findings 07090 Page l2 of 13 Conclusion: The lot E~viclths for the proposed new lots range in widd~ fz-or-n 5S.G7 to 72.57 feet. Finding: There are no nlininlunz lot death requirements. Conclusion: Not applicable. Integrity Lame Tentative Plan Findings 07090 Page 13 of 13 -,-~, - - -~ ~l ~. ...~'a ~~ ~~ .k ~ Richard & Betty Hill j ~,~,'', - .. ~ :~ ~> 2~1~~ i ~! 1704 L3eal l Lane -.' Central Point, OIt 97502 ____~-_._-.____..._._..__._._.____ fi64-470 ~ Central Point Planning Commission I40 S Second Street Central Point, OR 97502 Re: Development of Tanya Miller property 326$ Snowy Rutte Lane We will not be able to attend the meeting on July 3, 2007. ATTACHMENT "...~" June 26, 2007 We do have a concern regarding the development of the Tanya Miller property to the north of us. It is regarding the need for drainage of winter storm water. Since the San Ignacio Place Phase 2 development was done to the north. of the Miller property, there has been a large body of water accumulate in the winter tune on Tanya Miller's property. We fear that once the X11 is brought in to develop the Miller property, the water will back up onto our property during the Wlnter. We would like to have assurance that this will not happen. What action is being taken to make sure that there is proper drainage of rainwater from the area`? Sincerely, 14~~ _~ //t~( Richard Hill ~--~uY`-'~`~ ~ ~~-o ~~ Vrr~~~ ~~r~~~ rd t nc~ ~~ 1 u,~ rn F~e~ ~-~- ~Y-~ i.~ ~u.i~ r ~c ~V~o +~~c.s ~-~-N-' ~a~ort ~dc# ~.~s ~ n`~ .-~'~ (S ~ as U~ .ATTACHMENT " r " Jackson County Fire District No. 3 8333 Agate Road ~~~~~~~ ~~-~ White City oR 975031075 i 3 (541) 826-7100 {voice) {541) 826-4566 (fax) Y Internationally Accredited - 245-241 fJ ~~~,~ June 22, 2007 Lisa Morgan Planner City of Central Point Tanya Miller Plat # 07090 FD#3 Comments: • No Parking designation on one side of the street. Signage required • No Parking in desiganted turn around. Turn around area must be clearly posted and marked and violation enforcement applies. Signage required • Verify the location of the nearest Fire Hydrant Mark Moran DFM ATTACHMENT " ~ " PLANNING COMMISSION RESOLUTION NO, A RESOLUTION GRANTING APPROVAL OF A TENTATIVE PLAN APPLICATION TO CREATE A FIVE (5) RESIDENTIAL LOT SUBDIVISION KNOWN AS INTEGRITY LANE Applicant: Tanya S. Miller (375 2W 10DD, Tax Lot 2700) File No. 07090 WHEREAS, the applicazlt has subrrzitted an application for a Tentative Plan approval for the creation of a five (5) lot subdivision at 3268 Snowy Butte Lane, and is identzfied on the Jacksozl County Assessox's zxzap as 37S 2W 10DD, Tax Lot 2700, in the City of Central Point, Oregon; and WHEREAS, oz1 July 3, 2007, the Central Point Planning Carnmissioz~t conducted a duly-noticed public hearing on the application, at which time it reviewed the City staff reports and heard testimony and comments on the application; and WHEREAS, the Planning Commission's considexatian of the application is based on the standards and criteria applicable to the Tentative Plan requirements - section 1b.10, Application Review Process - section 17.05; Residential Single Family -17.20, of the Central Paint Municipal code; and WHEREAS, the Planning Commission, as part of the Tentative Plan application, has considered and finds per the Staff Report dated July 3, 2007, that adequate findings have been made demonstrating that issuance of the Tentative Plan is consistent with the intent of the R-1-6, Residential Single Family coning district, now, therefore, SE IT RESOLVED, that the City of Central Point Planning Commission, by this Resolution No. does hereby approve the application based on the fiz~zdings and conclusions of approval as set forth on Exhibit "A ", the Staff Report dated July ~, 2007, which includes attachments, is attached hereto by reference and incorporated herein. Planning Coznrrlissian Resolution No. (07032007) PASSED by the Planning Commission and signed by zne in authentication o£ its passage this 3rd day o£ July, 200'7. Planning Camznission Chair ATTEST: City Represezltati~e Approved by zne this 3rd day o£ July, 2007. Planning Commission Chair Planning Commission Resolution No. (07032007)