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HomeMy WebLinkAboutPlanning Commission Packet - September 5, 2000..:_..-----s~ CITY C}F CENTRAL PCIINT PLANNING CC}MMISSICJN AGENDA September 5, 2000 - 7:00 p.m. fl fl ~ Next Planning Coznn~ission Resolution No. 4~7 I. MEETING CALLED TO Cl-RDER II. RQLL CALL City Planning Chuck Piland -Candy Fish, Don Faster, Karolyne Johnson, John LeGros, Paul Lunte and Wayne Riggs III. C(?P:RESPC3NDENCE IV. MINUTES A, Review and approval of August 1, 2000, Planning Commission Minutes, V. PUBLIC APPEARANCES VI, BUSINESS Pg. 1-I9 A. Public meeting to review a Site Plan application that would allow the construction of 2 fourpiex residential units near the intersection of Laurel and North Tenth Streets. The subject property is located. in the R-3, Resic~ezztial Multiple Family District on Jackson County Assessment Plat 372W02C8, Tax Lots 7301 and ?305. 20-28 B. Public hearing regarding a tentative land partition that will allow an existing 7.40 acre parcel to be divided into two separate lots of 3.07 acres and 4.84 acres respectively. The subject property is located near the intersection of Taylor and Grant Roads in an R-1-10, Residential Single-Family District on Map 37 2W 1088, Tax Lot 30f1. 29-42 C, Public meeting to review a Site Plan application that would allow the construction of a drive through espresso stand near the Union 76 gas station at 10f~5 East Pine Street. The subject property is located in the C-4, Tourist and Office Professional District on Jackson County Assessment Plat 372W02D, Tax lot 70(}. 43-58 D. Public lxearing regarding a variance and site plan review that would allow the construction of an 80 foot l~igl3 telecorrrrrrunieations tower behind the CFtevrorr Gas Station at 1 S 10 East fine: Street. Tl~e subject property is in an C-4, `I'oarrist and Of"face Professional District on Map 37 2W 02U, Tax Lot 25()f). . ~. ;:;.. .. ~. ,Y~~; w ~v.K "`~-`~~ 59-6G ~.~qxy .'~~. +a :~= E. Review of the Final Development Plan for the `~Nalnut Grove Punned Unit Development. The sul}ject property is located on Jackson County Assessment Plat 37 2W 02, Tax Lot ItJO and Plat 372WOlBB, Tax Lots ~2flfJ and X301. VII. 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C~!'=~'1(`": 1 "%.°'I(.U I () ~ t ~;~~c}. ~ ~W<fi., l ()iTl i:;t <lr1(f C)i i°~:c~ I't~c>i.~;~,ic?ti~i~ I)i:stt'iC ~;1'~~'i~` }"T.t~~~-.(~}(3,,i sLy. ~ ~)1~1~`~;trcc.i l'~ir°i<i~T1I~ i Tui I.c)~idi1~~ CJ''~~C; 1°1',7;'.0 Lt) ~.1 ~c~t ~`~itc }'1~li1, }:~11(}.;ctl,)i~~~,. ~,' t'~,n~irlu;iiO17 P}all r1I)})r<)va} 1dlSCtYSSIOr~ With the popularity of cellular telephones, the telecommunications industry has been working to construct new facilities that provide better service and product reliability to their customers. The Interstate Five corridor is a is a high demand area for cellular users due to the large number of travelers and commuters who pass through the Rogue 'Halley. To meet customer demand, AT&T has requested that the Punning Commission review applications for a variance and site plan that would allow the construction of an 80 foot high telecommunications monopole behind the Chevron gas station at 1510 East Pine Street. The new tower {constructed upon leased land.) would assist AT,c4~T customers by providing enhanced cellular service coverage in the Central Point area. A variance is needed as the proposed structure exceeds the 60 foot maximum height for the C-4 zoning district and will be enclosed by a fence with barbed wire. Under current municipal regulations, telecommunications towers are treated comparably to other structures and can be constructed in any zoning district, provided they comply with maximum height requirements. The 80 foot high monopole (Attachment A )will be located near a 322 square foot utility building and surrounded by a 7 foot sight obscuring fence. The tower base is located 40 feet from the Chevron station. This proposed project will not require water or sewer connections since the facility is unananned. This monopole will not necessarily detract from the area since much of the Interchange area is saturated by commercial signage of the same relative height. McUonalds restaurant sign was approved and constructed at 80 feet, and the Burger Ding restaurant at 74 feet. The applicant is asking that the monopole be given the same consideration that these other signs in the C-4 district have received . AT&T has indicated a willingness to paint the monopole a neutral color that would reduce the visual impact to the skyline. The company will work with other telecommunications providers to co-locate facilities and reduce the proliferation of antenna structures. The proposed 80 foot height will limit eo-location opportunity since there is a minimum vertical distance that must be maintained between antenna arrays on the pole (typically 20 feet). It is a general practice for telecozxununications towers to have a strobe or flashing lamp on the structure as these devices are oftentimes required by State or Federal regulation. Staff would recommend that the Commission consider a condition of approval that discourages lighting ofthis sort unless required bylaw. If such lighting is required, the applicant should find. the least intrusive method such as a single, non-blinking red tense. Cl'MC 1 x.64.040 {I-3}requires "one space for each vehicle kept or operated in connection ruith the use ". "1'he applicant has noted that monthly maintenance will occur at the site and therefore one space will suffice based upon the limited nature of vehicular activity. Notices to surrounding property owners were sent out by mail. Staff has met with the applicant and nearby property owners to discuss the project and formulate conditions of approval designed. to reduce the impact of the structure on future commercial development. Findin s of Fact & Conclusions of Law Variance The Variance will provide added advantages to the neighborhood or the City such as beautification or safety; ^ While the monopole will not provide an aesthetic advantage to the area, it wilt provide additional safety through improved cellular service that could assist emergency agencies during time of crisis. 2. The Variance will not have, any significant adverse impacts upon the neighborhood; ^ Although this is the first cellular monopole application in the City, it will not likely affect an area saturated lay commercial signage along the Interstate five corridor. 3. The Variance will utilize property within the intent and the purpose of the zoning district: ^ A monopole could currently be constructed in any zone within the City through the site plan review process provided the structure didn't exceed the maximum height for the respective .zoning district. The applicants are asking that the monopole be constructed to the same height that signs are afforded in the C-4 zoning district. 4. Circumstances affect the property that generally do not apply to property in the same zoning district; and ^ The applicant would prefer this site for this facility as it would provide the greatest service area adjacent a major Interstate highway. 5. The conditions for which the Variance is requested were not self-imposed. through the applicant's own actions, not the actions of the applicant's agents, employees or family members. ^ Although the request is self imposed, the Code does not necessarily address the technical necessity of having a minimum height for telecommunications facilities. If the applicants could have met the 60 foot maximum height for the zoning district, the monopole could have been constructed under the provisions of a site plan review. The; applicant has submitted findings of fact f oz~ c;oc~sideration by the Comrz~ission ~ Attachment B). Fite Plan In approving, conditionally approving or denying the plans submitted, the City bases it's decision on the following standards from Section 17,72.44(}: A. Landscaping and fencing and the construction of walls on the site in such a manner as to cause the same to not substantially interfere with the landscaping scheme of the neighborhood, and in such a manner to use the same to screen such activities and sights as might be heterogeneous to existing neighborhood uses. The Commission may require the maintenance of existing plants or the installation of new ones for purposes of screening adjoining property. ~ The applicant has submitted a plan that shows a seven foot high chain link fence with three strands of barbed wire. No other landscaping has been proposed since the facility will be located in an area of heavy commercial interchange development and physically blocked from a direct view of Pine Street by tine Chevron station. B. Design, number and location of ingress and egress points so as to improve and to avoid interference with the traffic flow on public streets; ^ Access to the site would be gained via a private roadway adjacent to the Chevron station. C. To provide off street parking and loading facilities and pedestrian and vehicle flow facilities in such a manner as is compatible with the use for which the site is proposed to lac used and capable of use, and in such a manner as to improve and avoid interference with the traffic flow on public streets; ^ There is adequate area behind the Chevron building for temporary maintenance vehicle parking. An agreement between Mr Bell and AT&T will be needed to ensure adequate off street parking. D. Signs and other outdoor advertising structures to ensure that they do not conflict with or deter from traffic control signs or devices and that they are compatible with the design oftheir buildings or uses and will not interfere with or detract from the appearance or visibility ofnearby signs; ^ Tlie monopole will not block, conflict or deter the visibility of public safety signage located in the area. E. Accessibility and sufficiency of fire fighting facilities to such a standard as to provide for the reasonable safety of life, limb and property, including, taut not limited to, suitable gates, access roads ar~d fire lanes so that all buildings on the premises are accessible to fire apparatus; ^ The project, if approved, would need to meet any requirements of Jackson County Fire District 3. F. Compliance vaith ail city ordinances and regulations; ^ The project when constructed, will be in compliance with the requirements of the Central Point Municipal Code subject to the recommended conditions of approval. G. Compliance with such architecture and design standards as to provide aesthetic acceptability in relation to the neighborhood and the Central Paint area and it's environs. ^ There are currently no other cellular antenna facilities within the City and this appears to be an appropriate location that will suit the applicant's need while meeting the intention of the proposed telecommunications ordinance. AT&T is willing to paint the monopole as a measure to improve aesthetic appearance of the structure. Recommendation Staff recommends that the Planning Commission take one of the following actions: l .Adopt Resolution No. ,approving the Variance and Site Plan subject to the recommended conditions of approval; or 2. Deny the proposed Variance and Site Plan; or 3. Continue the review of the Variance Site Plan applications at the discretion of the Commission. Attachments A. Site Plan, Structure and Building Elevations B, Applicant's Letter of Project Description anal Findings of Fact C. Notice of Public Hearing D. Planning Department Recommended Conditions of Approval E. Public Works Recoms~~ended Conditions. CSty of Cexctratl Fc>tint ~~~~~~ !~~ ct Planning Depax~men~E EAST PltVE STREET ® usw ~ r1r J~ t [:_ Att~~J.3 ~ FPC Na. 832D02 7A73' PPG tb. lr9d'9 20' rAtt, F„ Md9'SS",SS3'f At.lR3' ~ LQR • ~ 0. ~ ~ k z ~' ~ ~ ~.o.a. v (~) gas lstlwt~ ~ ~ :. F r~ ~y C~1(YOPY •.. ' ~~ I ~ ~# ~ ~ ; I ~, , t~ ~ {EJ CONS Pt.~tN7~'R # ~ KITH SNf7U9S ~. o StGN € ,=,~ptttC,$ ~ ` ; ~ ~ -.._ 1 .r.......»,.~.... ~ _ . i ~~ ~? ~ ~ NEW ~Or~O~OL~ i 1 ~ i»,..t {E') ASI~fALx PAVEAfEN7 ~ ~~ i t ~ ~ tE1 Ne r~ ~ ~ ~.or.T""". ~ NEW ATatT ~~ EQUIPMEtVT SHELTER LEASE IyEyY AT&T WIRELESS ~ CELL SITE SEE S~IRVEY FOR AOOiT10NAL INF"ORMATIC?N ~~c~/a"'1~.'"1'''~~]~~CCE'' 1/ ` (~~I1yj{ SCALE . ~ ~~ Y' lJ! "" {~ rs NC3FITH ~~~r~~ ~A1. COVER SHEET ZA2. ENLARGED SITE PLAN ZA3. EXTERIOR ELEVATIONS ~~ ly~~ ~~ ~~~~~~~ Sheet Title: COVER SHEET xo. ~svs ncsc~ttt~rtoa n~-,xs ns~~rtt nsaxcr+xa c 'tea ~ c~s~cx~ ~w~w ~ c~u z ~ssu~o ~o~ xcx~i~c ~ o© Z NOTES i. F6xfR Of5t4N !3Y OCn£RS. 2, HIwER FCUKOASIOFi 4ESit'RS 8Y OTH£RS 3. Ali r(NNh Q:.SGN 8Y OFHER5. AT&T AN FENNA (3) SEC TQ4{ - RAt BRACKETS ri1 TtS; PANEL ANTENNAS PER SECTCft .NTENNA$ 7QTAL) .R TO SE OESlGNED SHTH GOAx pGRTS FOR Ft1TURE OARR3ERS 80'-4' HIGN A7ONOPOLE--^-- ATdci EQt1tP1AENT SttELTER ^^- AT&T CABLE BREOGE 7`-0" FltGti {;1{fWN LINK FENCE (3) STRAND BAR6EO tNRE. T7NG FENCE TO RE3.tAiN a L., `~ s BAST ~~.EVATIQN SC~UTN ~~EVATI{~N NC>T F=UR CQNTRUt ~ j'~~, [ truer. '~` T'ro}eck Sheet 3YtFe: »a amc ~cm~ aasr sattt eca.+cm aacaso utw~w ~Y 11 ~i~ AT&T Flire2ess~~ C~riiTRAL P4LY'1` ELEVATIOKS ,°° " *°• •'" •• Cell Site i..u.... a,e.. rrsei ,~kr-k{~Y~~f i~':a cQnsu. ios~r. ara~ ~~ ~~ rn ~. ~`' ~~. '~} 1 ~~ ~ .... ~ ~..~......._ ...,.. ,_ .._. ~ _. ~ ..._ ..... ~,__. ~,. .._.1 11 <r7 ~----~ -.~~ _ 35>-fl„ L~AS~ AF~~A ~xO,jCC~: ~EN"~RAL POINT :ell Site air. rvurr, o~nx RI Cam TH 5 I t.~ r- -~- -- ~ i ~ + 1~ E 2 ~ F~t i {} ++~ V ! (.j ? j ~\V~//j ~' f ....^"' {V ~ "r. .-- ~ t+'} ~ ~ _.._ ._.. ~ _ ~""t ~ _... ~~1~."C'~ '~1~,~: KO. L43E)t lY=3~1'Tt02i SITE PLAN °°~~~ F~ ~a~~r~c . I7A~ tiH.~1Rt I S3i~Gf~SSS t Land l'lannizzg and }~eveloprx~ont Services AT&T WIRELESS SERVICES ""~ARIAN~E APPI.~I~ATI(JN 151 Pine Street, ~entra Point, Oregon tt~l Hi~;I~ Sk. Sk Suite 2{)~k 5~~1~m, {J [2 973Q1 {S(?3l 3t6-1~i~2 City of ~~exttr~i Foiz~.t E~~I,I~I`I' ~t~ ~~ Pfa.nning DefZa~rtrnen.~ The fo}lowing narrative and proposed findzngs of fact are submitted on behalf of AT&T Wireless Services far a height and fence variance, in order to construct an 80 ff. tali monopole, ground equipment building and fenced enclosure at 1510 Pine Street, in Central Paint. The location is on the Chevron Station property near the I-S Interchange, west of the service station building. The zone far the property is C-4, "Tourist and t~flice Professional." Asside from the height standard, That zone allows the AT&T use The variances are required because unlike many city zoning codes, the City of Central Paint does not exempt towers from the underlying height restrictions of the zone. In this case, the maximum height for structures in the C-~€ zone is b~ feet. AT&T proposes an 80 fI. tower, which is relafively short by industry standards, but is sufficient far this location because mast of the coverage area has relatively flat terrain. This coverage area includes Central Paint, and IMS into the North Medford area. AT&T is in the process of improving its signal and increasing capacity for its system in Southern C}regon, and currently also has plans for new sites in the l"Iillcrest area of Medford, Shady Cove and the White City area. This tower is proposed to be located near the freeway interchange where tall signs visible to the freeway are commonplace. This tower will be comparable in height to many of those tall commercial signs. In fact, as the proposed site plan (Sheet ZAI) shows, this rawer will be located immediately south of the SCt fI. tall Chevron station sign tower. Some sign towers in this vicinity have exceeded the height standard with variances similar to the one proposed for AT&T. These variances were far McDonalds and Pilot Gasoline. l~,xistiz~g Cc~nditians The site presently is part of the Chevron gasalir~e station property awned by lead Bell. AT~cT has arranged to lease a 35 fl. x 4S II. area that is southwest of the existing gasoline station bui}ding. T}~is is the unpaved area be}rind the existing cyclone fence. The proposed AT&"t. tnanapole would be located appraxin~ately ! t}~ south of the fine Street right-at=way. "l~he }ease area is f1<~t and we}}-drained. ._ AT&T Wireless Services Variance Application Page 2 General Infurrnation Frequency and broadcast power is regulated by the license granted to ATc&T by the Federal Communications Commission {FCC). The station will become part of a wireless telephone transmission and receiving ne#work that will 6e linked into other area antenna sites of AT&T. Tap-lighting will be determined by separate application to the Federal Aviation Administration {FAA} and the Aeronautics Division of C3DQT. The site is unmanned and requires no sanitary sewer or water service. After construction, the site will be visited an average of once per month for routine maintenance and testing. The site will be connected to existing available land-telephone lines and electric service. The building has security devices. Minor noise will be created by low-capacity air conditioning units which cool the mechanical equipment within the equipment building. The equipment building will 6e a prefabricated shelter built upon a concrete slab placed on-grade. Variance AppravaI Criteria The City of Central Point Code, Chapter 1'7.8(} describes the variance approval process. 1 ~ ~'4. 1114, D:. C'otrsir~ertttir~tt for- Cirrrrttirtg l<~artartce. ~ vcrrrattce tttcty lre gt•crrttecl rf ~rrr~irrgs ar•e ~rrar~e tlrcrt the fcrlloivitrg cvtrsrr~et•crtrorrs xrill either result fr•otat a gr•arrtitrg caf the ~larr`ctrtce yr the f~llvivrtrg cvrt.srclerattotts cl~ ttr~t cr~lrly to the reclrtestecl a~plieatrotr: 1. The 3rariatrce is~rll~rr~~~icle aclilesl acl-tatrtcrges to the treighlrvr•hvcrcl r~r the city, .srreh as kecrrrti~catictrr r~r safety; Comment: The variance will improve cell-telephone reception in. Central Point as well as increase system capacity. Cell telephones are used by emergency personnel during times when land line communication is disrupted. Because the location is behind an existing; large commercial sign and is also at a freeway interchange area with numerous tall commercial signs, the impact on aesthetics will be minimal. 2. 7hc~ uctriatrcc ic~r`JI trert haste crrry sigtu~carrt acl~terse i~r~acts rrlx~rr the t re igfalir~nc~~cx ~'; ~~ ATc~iT Wireless Services variance Application Page 3 C©mn~etYt: As mentioned, the location will be immediately behind a lame profile, 50 ff. tall gasoline station {Chevron} sign. In comparison, though taller, the monopole has a much slimmer profile on the skyline. That skyline is also marked by numerous commercial business signs tali enough to be visible from the~freeway traffic, so no significant adverse impacts are expected. Also, AT&T will paint the tower a color approved by the City of Central Point, if required. 3. The }~crricrrrce ~r~ill utilize Irrr~I.rer•ty= ~t'ithirr the irrterrt c7rr~I ~rrr~ose crf the zvrre district; Comment. This use is allowed with the C-4 zone, a comrrfercial zone allowing a broad range of land uses. =~. Circarrarsterrrces affect the,~r•v~er~ty that gerrercrlly d~ rrUt cr~r~~ly tv ~ther• ~r•o~.rerty irr the scr»1e zvtritrg cli.strict; Comment: The only unique circumstance is the line-of sight requirements for this technology to function, meaning the antenna stations are commonly located well above the grade of the target "cell" area to be served. S. The cr~rrditic~rrs for which the a~ariarrce r`s r•egzrested were rrvt self-itn~rrsed thrtrrrgh the crp~licarrt's erivtr aetir~trs, rr~r the aetirar~s ~rf he a~~Iicarrt's agents, errr~rlayees crr farrrily r~rerrrher.s. Comment: The tower height is determined by field-testing with special radio signal propagation equipment, and the 80 fl:. tower height was considered to be the lowest feasible elevation for this location. if the system could have worked at dais location with a df~ tall tower, one would be proposed directly through the building permit process. AT~cT could not find another tower at the necessary height in this general area on which to locate. if another wireless telephone carrier needs a station in this vicinity and their system can work here at the b5 ff. ~/- height {below the AT&T antennas} then AT&T is obligated by the lTecleral Communications Commission Act to provide space on the tower for such a "co-location." This could help reduce the proliferation of individual towers. ~~ AT&T Wireless Services Variance Application Page 4 The same issues generally pertain to the fence height standard. AT&T proposes to erect a seven fl. high chain line fence with three strands of barbed wire, around the base of the monopole and equipment building. This is not uncommon, and standard to AT~T facilities. The fence is necessary to discourage vandalism and protect the uninterrupted service ofthis facility. The fence may be conditioned to be sight-obscuring (wood slats, etc}. Summary The proposal to construct an 8C~ ft. tall monopole with antennas and ground equipment building and fenced enclosure at the tower base is an allowed use in the C_4 zone, and the tower height and fence variance is justified under the variance approval criteria afthe City of Central Paint. The application therefore should be approved as submitted. ~~ City of Central Point I'LAN1'V.tNG :D.LP.A.~TM.ENT Tam Humphrey, AICP Planning Director lCen Gersclxler Community Planner Matt Samitore Planning Technician Notice of iVleeting Date of Notice: August 21, 2000 Meeting Date: Time: Place: September 5, 2[l4(3 7:00 p.m. Approximate} Central. Point City Hall 155 South Second Street Central Point, Oregon NA`I'UR.E flF MEETING City ~t Cextt~~ati. loin Planning ~~~~~ Beginning at the above time and place, the Central Point Plaz~ing Commission will review an application for a Site Plan and Variance that would allow the construction of an 80 foot high cellular telecommunications tower behind the commercial building at 1015 East Pine Street (Chevron Station}. This parcelrs located in a C-4, Tourist and Office Professional Zoning 17istrict on Jackson County Assessment Plat 372W02D Tax Lot 2500. The Central Point Plar~uung Commission will review the Site Plan and Variance applications to determine that all applicable provisions ofthe Central Point Municipal Code can be met, CRITERIA FOR DECISION The requirements for Site Plan Review and Variance are set Earth in Chapter l ~ of the Central Point Municipal Code, relating to General Regulations, Off-street parking, Site Plan, Landscaping and Construction Plans. The proposed plan is also reviewed in accordance to the City's Publzc Works Standards. PUBLIC COMMENTS Any person interested in commenting on the above-mentioned land use decision may submit written comments up until the close of the meeting scheduled for Tuesday, September 5, 2(7(}0. 2. Vdritten comments ~x~ay be sent in advance of the meeting to Central Point City Hall, 155 South Second Street, Central Point, Olt 9'7502. r.. z) Issues which may provide the basis for an appeal on the matters shall be raised prior to the expiration ofthe comment period noted above. Any testimony and written comments about the decisions described above will need to be related to the proposal and should be stated clearly to the Planning Commission. 4. Copies of all evidence relied upon by the applicant are available far public review at City Hall, lss Sauth Second Street, Central Point, Uregon. Copies of the same are available at l S cents per page. 5. For additional information, the public may contact the Plazu~.ing Department at {54I} 664- 3321 ext. 291. SUMMARY 4F PRt~CEDURE At the meeting, the Planning Commission will review the applications, technical staff reports, hear testimony from the applicant, proponents, opponents, and hear arguments on the applications. Any testimony or written comments must be related to the criteria set forth above. At the conclusion of the review the Planning Commission may approve or deny the and Site Plan and Variance. City regulations provide that the Central Point City Council be informed about all Planning Commission decisions. pAt~x FAF,iIIY EUN CEN7ER £xE7 33 PILOT 7RAVEl. ORE pE V l55 Sc~~ith Sccc>ncl `~trect ! C;cntral 1'air~t, C~1Z t)75(}2 ! {S41} C~64-3321 ! lax: {541} b64-6384 _--- _ . ATTACHMENT D RECOMMENDED PLANNING DEPARTMENT CtJNDITIflNS flF APPROVAL l . The approval of the Variance and Site Plan shad expire in one year on September 19, ~(1t31 unless an application for a building permit or an application for extension has been received by the City. The applicant shall submit a revised site plan depicting any changes discussed and approved at the public hearing within 60 days of Planning Commission approval. 2. The project must comply with all applicable local, state and federal regulations . 3. The monopole will be painted a tan color. 4. The applicant will investigate with the Engineering Division of AT&T to find the smallest antenna array that will function on the monopole to reduce visual impact upon surrounding parcels. 5. No lighting of any sort shall be affixed to the monopole or antenna strutures. 5. The utility building shall have a gable roof similar in pitch and composition to the proposed motel development that is expected on the adjoining parcel. Additionally, the exterior ofthe utility building shall have a siding that is similar to the motel. 7, A six foot high wrought iron fence shall enclose the monopole and maintenance building. The fence will be allowed to have square tips at the top to discourage unlawful entrance to the facility. 8. A landscaping plan shall be submitted with shrubs and trees that surround the exterior portion of the wrought iron fence. The plant species shall be of a variety that will retain adequate foliage year round. Trees will be planted conspicuously near the northern portion of the project site to improve the aesthetic atmosphere of vehicles that will enter from Pine Street when the motel and other commercial activities develop. City of C.entsai Point Planni~ g Depa'~ ~ttt 1VIEMORATDt;~+~S DATE: September 5, 2000 T4; Central Paint Planning Commission IiRQM: Jim Bennett, City Administrator SUBJECT; Public Works Requirements far AT&T Cellular Tower Site Plan Review The fallowing conditions are recommended to be attached to any approval of the above Site Plan Review to ensure that all Public Works concerns have been addressed: 1. The applicant shall comply with all applicable provisions of the City of Central Point Standards and Specifications and Uniform Standard Details far Public Works Construction. 2. The applicant shall submit a site drainage plan that demonstrates haw any runoff from the development will be retained on site and, if necessary, discharged to any public or private storm drain system. 3. The applicant shah pay all applicable systems development charges (SDCs} collected by the City at the time of building permit issuance. These may include water, sanitary sewer and transportation (SDCs}. ~~ BEFORE THE CITY OF CENTRAL POINT OREGON COMES AN APPLICATION FOR A PUD } } FOR THE CONVERSION OF 1tVAl.NUT } } FINDINGS OF FACT GROVE MANUFACTURED HOUSING } } PARK TO A PUD AND TENTATIVE } } SUBDIVISION PLAT } INTRODUCTION: Walnut Grove Manufactured Housing Park has been processed and approved by the City of Central Point. Phase 1 of the project has been constructed and exists within the community. The application now before the City of Central Point is to convert Walnut Grove Manufactured Housing Park, containing 2U0 residential spaces, to a Planned Unit Development and a subdivision plat. The review of this particular application is not intended to reopen the entire review process but rather allow the conversion of the present approval to allow a greater opportunity for residents to participate in affordable housing. PURPOSE: The purpose of this application is to convert the approved Walnut Grove Manufactured Housing Park to a Planned Unit Development and Sub-division Plat for the purpose of providing an opportunity to sell individual parcels to potential buyers. The expanded opportunities will allow of#ordable housing to become available to a larger market and allow the use of the site for housing in a greater variety of housing opportunities. The previously approved project contained 2dC} residential spaces. The proposed conversion will remain at 20(3 residential spaces. In addition, the open space area and recreation areas have separate parcel numbers far identification purposes. 1 ~y Conclusion: Based on the previous review and approval, the application for a PUD for Walnut Grove is an integrated, harmonious plan which accommodates the public needs via the design concept. The exceptions provided within Walnut Grove PUD are not unusual for this type of project and are integrated into the over all design creating a harmonious neighborhood. The maintenance of the "amenities" will be provided by a homeowners association ans membership will be mandatory for each property owner within Walnut Grove PUD. B. The proposal will be consistent with the comprehensive plan, the objectives of the zoning ordinance and other applicable policies of the city; The Comprehensive Plan does not contain specific polices which are applicable criteria to this particular application. The requirements of the city of Central Paint have been examined in the review and approval of Walnut Grove Manufactured Housing Park. There are no changes proposed for the site and the conversion will simply allow a larger market to participate in the housing opportunities provided by Walnut Grove, Conclusion: The conversion of Walnut Grove to a PUD does not alter the previous approval concepts. In the previous approval, the City of Central Point found the project to be consistent with the Comprehensive Plan, the objectives of the Zoning ordinance and other applicable policies ofi the city. C. The location, size, design and operating characteristics of the PUD will have minimal adverse impact on liveability, value, or appropriate development of the surrounding area; Discussion: Again, the previous review of Walnut Grove as a manufactured housing park, considered the requirements ofi Criterion C. The development of the site as approved, has established the development pattern far the area. The developmen# of the surrounding area has been assured by the extension of necessary streets, water mains sewer mains, and storm sewer facilities, 3 ~~ The area was generally undeveloped at the time of the approval of Walnut Grove. The expansion of the residential housing has come after the development of Walnut Grove and adverse Impacts, if any, have been accommodated by market factors and absorbed by the developers of adjacent properties. Conclusion: Any potential impact that may have occurred has been absorbed by the approval of Walnut Grove Manufactured Housing Park and development. The adjacent subdivision was fully aware of the existence of the use onsite. The adjacent properties are also aware of the proposed use of the Walnut Grove site. As a result, there Is no significant impacts which will result from the proposed applications. n. That the proponents of the PUD have demonstrated that they are financially able to carry out the proposed project, that they intend to start construction within six months of the fnal approval of the project and any necessary district changes, and Intended to complete said construction within a reasonable time as determined by the commission, Discussion: Walnut Grove, Phase 1 has been developed and all necessary off-site improvements completed. The construction thus far demons#rates that the applicants have the financial capacity to develop the project. The purpose, as provided above, is to convert the previous approval to a PUD and subdivision. The financial capacity of the development is secure. Conclusion: The improvements made on-site demonstrate that the project is financially sound and the proponents have the capability to complete the project as proposed. The investment in Phase 1 was substantial due to the off site connections to public facilities and the construction of the recreation areas and club house. E. That traffic congestion will not likely be created by the proposed developmen# or will be obviated by demonstrable provisions in the plan for proper entrances, exits, Internal traffic circulation and parking; 4 ., 5~6 Discussion: As a part of the approval process for Walnut Grove, a traffic impact study was required. The traffic analysis established the requirements for street construction in the area based on the level of development expected from Walnut Grove. The traffic projections remain the same as the underlying development concept will remain the same, As a result, the ITE projection ofi traffic trips generated will be the same The development of Walnut Grove as an approved manufactured housing development was conditioned to provide necessary public street construction on off-site streets. The streets have, in some instance been improved, while other will require improvement as the project impacts these streets Conclusion: Based on the previous approval, the project has been examined and traffic impacts mitigated by conditions of approval. These conditions are to be carried through to the PUD and subdivision to assure that the development accounts for the necessary traffic impacts. No additional traffic impact is anticipated by the conversion of Walnut Grove to a PUD and a subdivision. The same type of residential use will take place as previously approved, manufactured housing. F. That commercial development in a PUD is needed at the prop©sed location #o provide adequate commercial facilities of the type proposed; Discussion: This criterion is not applicable as there are no commercials areas proposed. Conclusion: Criterion F is not applicable. G. That proposed industrial development will be efficient and well- organized with adequate provisions for rail road and truck access and necessary storage; 5 .. Discussion: This criterion is not applicable as no industrial developmen# is proposed Conclusion: Cri#erion G is not applicable. H. The PUD preserves natural features such as streams and shorelines, wooded cover and rough terrain, if these are present; Discussion: The site does not contain any of the features describe above in Cri#erion H. The PUD does set aside open space and recreational areas as a par# of the overall design. Conclusion: The requiremen#s ofi Cri#erion H does no# apply to Walnut Grove PUD. open space and recrea#ion areas have been crewted as a part of the overall design. 1. The PUD will be compatible with the surrounding area, Discussion: As s#a#ed in Sub-sec#ion C above, the use of the site for manufactured housing is a well established use in the area. The use is residential. The exis#ing use and funs#ion of the approved permit will be far manufactured housing. The standards of the existing approval will not change. The use ofi the site will no# change. The PUD and subdivision plat will allow home ownership rather than the lease or rental sys#em used within a manufactured housing park. Conclusion: The residential use of the site will continue. The site is and will remain compatible with the surrounding area. J. The PUD will reduce need for public facilities and services relative to other permitted uses for the land. ti ~ ~ Discussion: The proposed uses of the land is for residential purposes. The underlying zoning 'rs in concert with the proposed PUD. A previous approval of the manufactured housing park has established the design parameters for the site. 'The public facilities requirements for Walnut Grove PUD will be consistent with the requirements for residential uses on the site. There are no proposed exceptions to the land use for Walnut Grove PUD. The construction of open space areas and recreation facilities, including the club house, reduces the need for park lands to serve walnut Grove PUD. This reduces the need for public facilities in the area. Conclusion: As there are no exceptions to the residential use of the site, the public facility requirements of the Walnut Grove PUD will be consistent with the underlying zoning. Open space and recreation facilities reduces the need for public facilities in the area. SUMMARY CCtNCI_USION AND FINDING Based upon the above discussion and conclusions it is concluded and found that Walnut Grove PUD complies with the requirements of Section 17.68.44©, Central Point Municipal Cade. 7 ~~ .yr . The Richard Stevens Company, ~l.C Richard Stevens ak i ''' 2~, r•'',' ~ ~~ 'I'ozn 1-iz~zzzplarey, AZCP Piarezziz~~ Director CCen Gerscl3ier Coztzmtznity r'lanzter Matt saznitare i'laz-~nix~s~ 'l'ecizniciazi ~l~y C1~ ~`e~t~~'L~' r~..~~.a~ ~~~ coMM~s~ant ATTACMENi` B .[` ~'3..t V 1 Y ,[.t V ~ ~~~[-.tom ~[~ .[ .t Y,[~.t V Meeting Date: Time: Place: NATURE OF MEETING Notice of Meeting T.~ate of Nance: Juxy t4, 2400 August 1, 200(} 7:00 p.~xz. {Approximate} Central Paint City flail 155 South Secozxd Street Central Point, Oregon Beginning at the above time and place, the Central Point Planning Commission will review Conditional Use Permit and Planned Unit Development applications fora 200 lot Planned Unit Development at the Walnut Grove Mobile Horne Park { 4901 flamriclc Road}. If approved, the existing mobile home park would be converted to a Planned Unit Development where each manufactured home would be assigned it's own parcel. The proposed development is located in a R-3, Residential Multi-Family zoning district on Jackson County Assessment Plat 37 2 W 01 BB, Tax Lot 1200 and 37 2W 02, Tax Lot 100. The purpose of the Planned Unit Development {CPMC 17.68.010} is to gain more effective use of open space, realize advantages of large scale site planning, mixing of building types or land rises, improved aesthetics and environmental preservation by allowing a variety of buildings, structures, open spaces, allowable heights and setbacks of buildings anal structures. CRITERIA FOR DECISION The requirements for Conditional Use Permits and PIanned Unit Developments are set forth in Chapter 17 of the Central Point Municipal Code, relating to General Regulations, Off=street parking, Site Plan, Landscaping and Construction Plans. Tl~e proposed plan is also reviewed in accordance to the City's Public Works Standards. ~ •. v~ PUBLIC COMMENTS Arty person interested in co~r~meizti~~g on tl~e above-~~centioned land use cleeisio~z naay submit written comments up until the close of the ~~3e;eti~ag scheduled for Tuesday, August 1, 2004. 2. Written comments may be sent in advance of the meeting to Central Point City I-Tall, I55 South Second Street, Central Point, OIZ 97502. 3. Issues which may provide the basis for an alcpcal on the natters shall be raised prior to the expiration of the comment period noted above. Any testimony and written concn~ents about the decisions described above will need to be related to the proposal and should be stated clearly to the Planning Commission, 4. Copies of all evidence relied upon by the applicant are available for public review at City Hall, 155 South Second Street, Central Point, Oregon. Copies of the same are available at 15 cents per page. 5. For addztional information, tl-~e public may contact the Planning Department at {541 } 664- 3321 ext. 231, SUMMARY QF PRQCEDURE At the meeting, the Planning Commission will review the applications, technical staffreports, hear testimony from the applicant, proponents, opponents, and hear arguments on the applications for the Condztionai Use Permit and the Planned Unit Development. Any testimony or written comments must be related to the criteria set forth alcove. At the conclusion of the review the Planning Commission may approve or deny the Planned Unit Development. City regulations provide that the Central Point City Council be informed about all Planning Commission decisions. .. 155 South Second Street • Central Point, OR 97502 • {541) G64-3321 • Fax: {541} 664-6384 July 19, 2000 ~'it~,~ t>i t~~;ntr~il ISC~it~t 1'lai~i~iit~ I)~;pai'~;~?et~t Central 1~'c?ir1i, (JTZ. E~7>02 R~9 ~~`<~I~~~tt Grave ~UU ~7e; ~? r T~: E-'L~~i~r~Jl#Vt.~ i.UNN~i~l~i~f~ ~1'~~l,~C~E~dI' G A l~irL~c ~)oi'iI<~~a o~ ~]~c~ s~ti?it~ji~, ;c~~ea' <,;~ tlu~ ~roj~;ct l;~ts :rlrt;acil l?~~;n ,;c~ri~;tr ir;~•iccl .~s ;3~~ri c~fh~~ fia'sf i~hasc; c>9~i}~is j~r'c~.ject. l;xte;r~;ion <>l~se«cr ir.<ii,l iitr~, its i~c ren~~lii~c~er r>{`tl~c~ ~t~;~~clo,~«aeiii: zx~us~t b~ c~orae irt~ a~:ccrtt~ar~ce x~illt 13~~'~;~ s~aiit~ares. `ee free t ca11 e ifycru have any quL~tic~tr;.. 5in~r;r~_:i~~ . IaT~ATA~,.geneies ~ CL,i~ "hl'~l'~tI~LAI~~C.s'~~.~w'~11r~ ut~C ~ roue- j3L' ]~).~~,~ j~ ' dais DeBenedetti To: Ken Gerschler; Tom I-tumphrey Subject: Walnut Grove PUD Ken -Tom FYI Existing and new Names installed in a manufactured dwelling park ar in a PUD must meet requirements of the 1997 Oregon Manufactured Dwelling Standards. t have questions re set-baak requirements in a PUD vs. a mobile home park, what are planning requirements??? I attach far you Table 903 {in-Park fire separation} and Table 944 {autside park fire separation} requirements from the 1997 Oregon Manufactured Dwelling Standards. These set-backs are minimum, and our city may have ordinances that are more restrictive in a subdivision or on private land, Existing Names that are set-up and approved in the Park would have to also meet the requirements of Table 904 to be converted to a PUD. or planning set-books if they are mare restrictive. Do we know if the existing homes would meet these requiremen#s? The 4regan Manufactured Dwelling standards Section 904 F states "Density. Where the municipality does not have ordinances governing the density of lots occupied by manufactured dweClings in a subdivision or on private or public land outside a manufactured dwelling park, mobile home park, ar combination park, the total area of a lot oacupied by a manufactured dwelling and all accessory buildings shall not exceed 50 percent of the total tot area." I am sure we have density requirements, but I do not know what these requirements would be. lets talk. Lois .,.. ~~ Table 9D4 t~utside Park Fire Separation Matrix Clearance From Manufactured Accessary Decks, Landings, Garages Dwellings & Cabanas Buildings Steps, Ramps, Awnin s & Car arts 1'raporty line & public street 3 feet 3 feet 3 feet 3 feet (0.91 meters} {0.91 meters} {0.91 meters} {0.91 meters} Public sidewalk S feet 3 feet 3 feet 5 feet (1.52 meters} (0.91 meters} {0.91 meters} (1.52 meters) Mfrd. dwelling or cabana an same 10 feet 3 feet 0 feet 6 feet lat 3.05 meters} {0,91 meters) {1.83 meters} Mfrd. dwelling ar cabana on 10 feet 6 feet 6 feet 6 feet ad'acont lat {3.05 znoters} { 1.83 meters (1.83 meters} { 1.83 meters} Other buzidzngs 10 feet 6 feet 6 feet 10 feet {3.05 meters} 1.83 meters {1.83 meters} {3.05 meters} Accessary bldg. on same lat 3 feet 0 feet 0 feet 3 feet {091 meters) (0.91 meters) Accessory bldg. an adjacent lat 6 feet 6 foot 6 feet 6 feet {1.83 meters} {l.$3 motors} (1.83 meters} {1.83 meters} Decks, landings, steps, ramps, 4 feet 0 feat 0 feet 0 feat awnin s & Car arts an same lot Decks, landings, stops, ramps, 6 foot f feet {~ feet 6 feet awnin s & ca arts on adjacent lat {1.83 motets} {1.83 meters {1.83 meters} {1.83 meters Garago an same lat 6 feat 3 feet 0 feet 6 feet {1.83 meters} 091 motets} {1..83 motets) Garago an adjacent iot 6 feet 6 feat G feet 6 feet { 1.83 meters} { 1.83 meters} { 1.83 meters} { 1.83 meters} NC}TES: {1}Soo Section 904{0} of this Chapter for exceptions to this schedule. {2} Clearances shaven in this schedule may be further reducod according to the Qregon One and Two lk amity Dwelling Specialty Code ar the Oregon Structural Specialty Code with prior approval froze the authority having jurisdiction. {3} This table is only applicablo when a municipality daos not have ordinances governing tho setbacks and cloarancos far the structures mentianod above. {4} Tho set-backs and ciearancos required in this table shall be measured to the extotior walls of the structures and do not include cave overhangs oxcopt far awnings and carports. Table 9~3 In-Park Fire Separation Matrix Clearance From Manufactured Accessary Decks, Landings, Garages Dwellings & Cabanas Buildings Steps, Ramps, Awnin s & Car arts Property tine & park street 5 feet 5 feet 5 feet 5 feet 1.52 meters} { l .52 meters} l .52 meters { 1.52 meters Park sidewalk 2 feel 2 feet 0 feet 2 feet {0.61 meters) (0.61 meters} 0.61 meters Mfrd. dwelling or cabana on same 0 feet 3 feet 0 feet 6 feet tot {When Permitted {091 meters} {1.83 meters Mfrd. dwelling or cabana on 10 feet 6 feet 6 feet 6 feet ad"acent tot {3.05 meters} {1.83 meters {1.83 meters} 1.$3 meters} Park buildings 10 feet 6 feet 6 feet l0 feet (3.05 meters { l .83 meters) { 1.83 meters} (3.05 meters} Accessory bldg. an same lot 3 feet 0 feet 0 feet 3 feet {0.91 meters} {0.91 meters Accessory bldg. on adjacent lot 6 feet 6 feet 6 feet 6 feet (1.83 meters} {1.83 meters} {I.$3 meters} 1.83 meters} Decks, Landings, steps, ramps, 0 feet 0 feet 0 feet 0 feet awnin S ceL C 4rt5 ©n same iC}t - Decks, Landings, steps, ramps, 6 feet 6 feet 6 feet 6 feet awnin s &, c arts on ad~acent lot {1.$3 meters {l.$3 meters} (1.83 meters} {1.$3 meters} Garage an same lot 6 feet 3 feet 0 feet 6 feet { 1.83 meters {0.91 meters} (1.83 meters} Garage on adjacent tot 6 feet 6 feet 6 feet 6 feet {1.83 meters} {1.83 meters} (1.83 meters {1.83 meters} NOTES: {1}See Section 903{e} of this Chapter for exceptions to this schedule. {2} Except for clearances between manufactured dwellings on adjacent lots and between manufactured dwellings and property tines, clearances shown in this schedule may be further zeduced according to the Oregon One and Two Family Dwelling Specialty Cade ar the Oregon Structural Specialty Code with prior approval from the authority having jurisdiction. (3} Set-backs to perimeter property lines may be greater than those shown in the above table. See municipalities planning and coning ordinances. {4} The set-backs and clearances required in this table shall be measured to the exterior watts of the structures and do not include cave overhangs except for awnings and carports. 84 „~ .. c ATTAClF~ MENT D RECOMMENDED PLANNING DEPARTMENT CONDITIONS OP APPROVAL A final development plan, containing in ~ nal farm the information required in the preliminary plan shall be submitted to the City within six months of approve] ar by March 1, 2(~~~. A six month extension may be ~~-anted by the City upon the applicant's request and for food cause. 2. The project must comply with all applicable local, state and federal re~ulatio~as includin~> but not limited to, the (Jreon Uniform. p'ire Code and Structural Specialty Code. The applicant shall submit final parkin, landscaping, litin~ and si~,m plans to the City for approval as part of the final development plan if applicable. 4. The applicant shall submit a copy ofthe Covenants, Codes and Restrictions (CC~Rs) o~- any comparable agreement governing the use, maintenance and continued protection ofthe PU17 as part of the final development plan. ~~ P#.ANN#NG C€~MMISION ATTACM~NT Iw pity of ~~ntral ~`o~nt N T E R MEMO ~ ~ F ~ ~ E To: Tom Humphrey, Planning Director From: l.ee Brennan, Pudic Works Director Subject: Memorandum Regarding Public Works Department Recommendations for the Application to Convert the Walnut Grove Village Mobile Home Park to a Planned Unit Development (PUD) ©ate: July 25, 20170 It is the Public Works Department's recommendations that if the Planning Commission approves the Developer's request to change the subject project to a PUD, that all the conditions that have been placed an the development of the mobile home park would be placed upon the development of the PUD. This would include either completing all the required improvements, dedications, etc., prior to approval and filing of the final plat, or that the Developer enter rota a suitable development agreement and deferred improvement agreement to complete the noted requirements. It should also be Hated, that the water system within the Walnut Grove Village Mobi#e Home Park is Hat a public system, as stated in the Developer's findings of fact; it is a private water system, that was Hat constructed in accordance with City standards. The City's water system ends at the master meter installed near the development's clubhouse. The Developer has indicated in the past that he is Hat going to use the installed water meters to hill the individual lot owners. if the Developer shauld decide to utilize the water meters to bill the individual property owners far their water usage, then the Developer would be required to meet the requirements for operation and maintenance of a small community water system, as required by the Oregon Health Division. -_,. CITY E7F C~NTRAC. POINT DEPARTMENT 4F PUBLIC WORKS STAFF REPORT '' for WAC.NUT GRC7VE VILt.AGE M©BILE NC}ME PARK PW#97025 Date: 07110!97 Applicant: C.A. Galpin & Powder River Inc. P.(~. Box 827'1, Medford, 4R 97504 Maurice Torano, Agent Projec#: Mobile Nome Park ~.ocation: Gebhard Road Legal: T37S, R2W, Section 02, Tax t.o# 100 32.02 Acres Zaning: R-1-10 and R-1-8 existing: R-3 proposed t_o#s: 194 #otal Units: 193 mobile home and 1 Caretakers Residencelflfl•ice. Plans: Walnut Grove Village Site Plan ,dated May 19, 1887 Report By: l.ee Brennan, Public Works Director Purpose Provide information to the Planning Commission and Applicant {hereinafter referred to as "Developer"} regarding Public Works s#andards and proposed new standards #o be included in the design. Lather informs#ion from the Deve€operJEngineer regarding proposed development, Special Requiremen#s 1. ~xisfing infrastructure: The Developer's engineer shall provide suitable engineering certil•ECa#ion and jus#ifica#ion (i.e. calculations, analyses, plots, ~#c.,} that all connections #o exis#ing infras#ructure (i.e. sfree#; water, ranitary sewer, s#orm drain sys#ems; natural drainage sys#ems; etc.,} w€ll no# interfere with or provide for the degradation of the existing effect€ve level of service or operation of the infrastructure facilities, and that the exis#ing infrastructure facilities have either adequate capacities #o accommodate the flows andlor demands imposed on the exis#ing infrastructure as the result of the connection of the proposed development's infrastructure, or wil€ be Improved by and a# the expense of the Developer to accommodate the addit€onal bows andlor demands; while . maintaining or improving the exis#ing level of service of the affected facility. 2. Master P ans: Developer's engineer, a# the developer's expense, shall in coopers#ion with other surrounding development for the area, develop suitable and City approved master plans for the storm drain collection, reten#ion, and conveyance system, the sanitary sewer collection and conveyance system, and the water distribution system. The master plans should take into account fihe flows or demands of the proposed development, any future development an neighboring properties, and any areas deemed by the City that will heed to cannectYinto the proposed development's infrastructure. The prepared master plans should take into accounfi any previous master plans that have been prepared and approved by the City. 3. f,7ff--Site Storm araina_ae Infrastructure: p'ar any storm drainage infrastructure constructed or improved outside the public right-of--way, the Developer shat[ provide a suitable document or documents which describe: ^ Who is responsible for the maintenance and repair of the infrastructure facilities to maintain the original design parameters associated with the infrastructure; ^ Haw will access be afforded and maintained indef Wifely to maintain and repair the infrastructure facilities; and ^ That an easement or other suitable conveyance document has been granted, as necessary, to provide suitable access on private property for the inspection, maintenance, and repair work to be performed on the infrastructure facilities. The easement shall include a statement which allows access by City personnel for inspection and maintenance purposes. ~.. ~1 ew Water Master Meter and Water l]istnibution Lines: The proposed development and other planned neighboring developments will require the installation of a new water master meter {including a suitable connection to the Medford Water Commission's water main line, and other associated appurtenances} to be installed on the north side of the corner intersection of Hamrick and alas Roads. The development will also require the installation of large diameter water mains to establish a water distribution network system for this undeveloped area of the City. The Developer shall work with the City DPW and the Medford Water Commission on the_developmenfi and installation of this meter and the installation of the water distribution piping network. lfi is the City's intent to have this master meter and water dis#r#bution network installed as part of this development and the surrounding planned developments, and to be installed by and at the expense of the Developer and surrounding land ownersldevelopers. The Developer shall submit any proposals requesting the City to share in costs for the installation of the water master meter and '' distribution system piping network for review and approval prior to . implementation. Any cost sharing proposals submitted shall include detailed engineering calculations and costs analyses. The developer will be responsible to coordinate and develop any cost sharing agreements with any identified adjacent property owners/developers. Walnut Grove t'iltage Mobile Nome Park PWL7 StafJ"Report July t (1, 1997 Page 3 5. Domestic Water Service Far The Mobile Nome Park. Fire Protection Service will~.be required throughout the mobile Home Park. Developer's engineer shall design the water system to provide a minimum flow of `1,000 gpm and conform to Fire District 3 requirements. Maximum spacing of fire hydrants shall be 300 feet. Construction plans shall be reviewed and approved by Fire District 3 prior to submitting to DPW., with minimum spacing of Hydrants to be 300 feet. The Developer's engineer also needs to determine and inform the City's PWD of how water service is to be furnished to the mobile home park; either on an individual meter basis to each lot, or through one or more "master meters" strategically located throughout the mobile home park andlor at the entrance to the mobile home park. Any City owned and maintained water meters installed as part of this project must be installed within the public right-of way or easement, and shall not be subject to any vehicular traffic loading. 6. Righf of-Ways; Provide dedication far expansion of the right-of--way along Gebhard Road to 80-feet in width {40-feet each side of centerline}. Provide suitable and acceptable easements far any public works infrastructure located outside the public right-of~-way. A separate '14-fact minimum width P.U.E. may also be required outside the road right-af way for utility installation. 7. Landscape Buffers; Provide for a City PWD and JC Roads approved, ~ 0-foot minimum width, landscaped buffer {including irrigated landscaping, sound wallslfences, and meadering sidewalks} along the applicable portion on Gebhard Road. 8, ra~c StudX: Developer shall, at the developer's expense, prepare an applicable and approved Traffic Impact Study. The developer shall implement and construct, as applicable, any associated infrastructure as recommended in the Traffic Impact Study andlor as determined by JC Roads and the City,"PWD, General Developer shall submit to the City's Public Works Department {City's PWD} for review and approval, plans and specifications for all improvements proposed for cons#ruction or modifications within the City ar public rights-off ways and easements. - "~ GYalnut Grave Pillage r4fabite Name Park PWD Staff Repart July 1 fi, 1997 Page d ~ ~~ -~~ ,~- ~,.~ ~~Zt 2. Public improvements include, but are not limited to, streets {including s[dewalks, curbs and gutters and landscape buffers}; storm drainage and sanitary sewer collection and conveyance systems; water distribufiion system {up to the service meter and including fire protection}; street lighting; and traffic control devices, street signs, and delineation. 3. All construction of public improvements shall conform to the City's Public Works Standard Spec[ficatlons and Details {City PWD Standards} and other special specifications, details, standards, and/or upgrades as may be approved by the City's Public Works Director. ~ /~ ~ 4. During construction, changes proposed by the Developer shat[ be submitted [n writing by the Developer's engineer to the City PWD for approval prior to installation. 5. No construction shall commence until the City PWD has reviewed, approved, and issued a Public Works permit for the proposed Improvements. 6. The Developer shall pay for al[ costs associated with the design and instal~~~n ,~~'~'w" of th~ovements specified on the approved plans ~Q.;~ ao~ '~ ~c,~, 7. Developer shall provide copies of any permits, variances, approvals, and conditions as may be required by other agencies, including, but not limited to Oregon Department of Fish and Wildlife {DF1N}, C3regon Department of Environmental Quality {DEQ}, aregon Division of State t_ands {DSl*}, U.S. Am1y Corps of Engineers {ACME}, affected irrigation districts, and Jackson County . Road and Park Services Department {JC Roads}. 8. Prior to approval and acceptance of the project, the Developers engineer or surveyor shall provide the Public Works Department with a digital drawing of the construction "as-bunts" in an AutoCAD compatible format, or as otherwise approved by the Public Works Director. As-built draw[ngs are to be provided to the City which provide "red-1'[ne" changes to final approved construction plans which identify the locations and or elevations {as appropriate} of actual installed items, includ[ng, but not limited to, invert, inlet, and rim elevations; spot elevations identifiied on drawings; road alignment; water lines, valves, and fire hydrants; water and sewer lateral stationing; modifications to street section; manhole and curb inlet locations; street light locations; other below grade utility line locations and dep#hs; etc. Provide a "red-line" hard copy {on Mylar}, or an approved alternative format, of construction drawings, and an acceptable AutoCAD compatible drawing electronic file #o the Gity at completion Watnut Grave t~iltage Mo6ite Noma Park PWfl Staff Rapart 1'uty 1 t1, 1997 Page 5 of cons#ruc#ion. 9. The Developer's engineer or surveyor shall provide to the Public Works Department a drawing of the recorded Final Plat map reproduced on Mylar and in an acceptable elec#ronic form in AutaCAD format. The Final Plat shall be tied to a legal Government corner and the Mate Plane Coordinate System. 9 0. All elevations used on the construe#ion plans, on temporary benchmarks, and on the permanent benchmark shall be tied into an established City approved benchmark and be so noted on the plans. All elevations used on the construction plans shat[ reflect #rue eleva#ions based on a City approved benchmark and vertical and horizontal datums. A# least three pem~anent benchmarks shall be provided for the proposed developmen#, the locations of which shall be as jointly determ[ned by the City PWD and the Developer's surveyor. 11. All fill placed in the development shall be "engineered fill", and compacted to City standards. All existing concrete, pipe, building materials, structures, clear and grub materials, and other deleterious materials shat[ be removed from the site and either recycled or properly disposed of in accordance with the requirements of the C>regon Departmen# of Environmental Quality. 12. Identify easemen# dedica#ions and widths on #t~~l-p~Z~ construction drawings. 13. Easemen#s far City infras#ructure {i.e. sanitary sewer, water, and storm drain} should be a minimum of 't5-feet wide, and should no# split lot lines. Easements for storm drainage {public only, not any private lines}, sanitary sewer, and water lines should be dedicated #o the City and not jus# a P,U.E. Centerline of buried infrastruc#ure shall be aligned a minimum of eve {5} feet from the edge of the easement. if two or more Ci#y owned u#ilities are located within an easement, #hen a minimum of 24 foo# width should be required. The minimum spacing requiremen#s for separation of water and sanitary sewer lines may require wider easements, as necessary. ~ fi~,,.~ '14. All design, construction plans and specifica#ions, and as-built drawings should be prepared #o accep#able professional s#andards. 15, All street and water improvement plans should be approved in writing by Fire Distric# 3 prior to review by the City's PWD. Prior to the City PWD final approval of the cons#ruc#ion plans for the proposed improvemen#s, the following should be submitted: v U ~.i iYalnut Grove Yittage Mobile Nome Park PW17 Sta,~J'Report Juty 14. 1497 Page 6 ~ A copy of written approval from Fire District 3 of the final street and water system improvement plans for the proposed development. Ci The plans relating to the sanitary sewers should be approved in writing by BCVSA, and the appropriate signature blacks should be completed on the plans. ~ Copies of written approvals and/or perrrrits including conditions Pram the various agencies involved: DSL, DFW, DEQ, andlor ACflE. 'I7. Field verify all existing infrastructure elevations and locations {i.e. pipe inverts, curb elevations, street elevations, drainage structures, etc.}, to which the proposed subdivision will connect into existing improvements, prior to final construction plan design and submittal far final approval. 18. The Developer's engineer shall provide suitable engineering certification and justification {i.e. calculations, analyses, plats, etc.,} that all connections to existing infrastructure {i.e. street; water, sanitary sewer, storm drain sysfiems; natural drainage systems; etc.,} will not interfere with the effective [eve[ of service or operation of the infrastructure facilities, and that the existing infrastructure facilities have adequate capacities to accommodate the flows andlor demands imposed on the existing infrastructure as the result of the connection of the proposed development's infrastructure. '19. C)verhead power lines. if applicable, coordinate efforts with Pacific Power and Light, US West, and TCl Cable, to convert any overhead electrical power, telephone, or cable facilities within the proposed development to underground facilities, prior to the acceptance by the City PWD of the public improvements associated with the proposed development. A[l agreements and costs associated with the conversion of these facilities from overhead to underground facilities, shat[ be by and between the utility owners and the Developer. 2g. The accurate locations of any existing underground and above ground public infrastructure, and the location of the associated easements with these facilities, shall be accurately portrayed {both horizontally and vertically} on the construction plans. 2'l. Street lights and fire hydrants shall not be placed in P.U.Es. ..~..~~ .~-^-~~~-`~"'~'~ '73 Walnut Grove Yi!lage Mobile Nome Park PWD Staf~"Repart July 1©, 1997 Page ? StCeetSlTCaffic Existing Improvements - Gebhard Road -Secondary Arterial. Current ROW 40' wide, varying street width. Right-of Way required: 80-foot w'[dth; 4fl- foot on either side of centerline. Jurisdiction -Jackson County. 1. Construction drawings for this -Fet~tati~Plan shat[ include a Street ~igl~ting Plan and Traffic Control Plan in accordance with the requirements of the City PWD. The construction drawings shall include clear vision areas designed to meet the ~ City's PWD Standards. 25-foot unobstructed sight triangle areas shall be ~` required at all uncontrolled intersections. b5 feet shalC be required at or secondary arterial intersections with the proposed streets of the subject subdivision. 2. All improvements for connection to the street going out of the eastern portion of the proposed project and to Gebhard Road, and any improvements to Gebhard Road, including, but not limited to, street section, curbs, gutters, landscape buffer, sidewalks, bikeways, storm drainage; and traffic control and delineation, shall be coordinated and approved by the JC Roads and the City's PWD. Acceleration and deceleration lanes meeting JC Roads standards may need to be provided at the proposed development's intersection with Gebhard Road, At the Gity's option, the Developer may be required to defer the improvements along Gebhard Road until a later date. if any or all of the improvements are to be deferred to a later date, then the Developer will be required to enter into a suitable deferred improvement agreement with the City !County for the developmen~mprovement of the street section and appurtenances (i.e, sidewalks, traffic lights, s#ree# lights, storm drainage, etc.} along the development's frontages with Gebhard Road, as required and approved by the JC Roads and City PWD. 3. The connection with the street going to the east out of the proposed development will require a fi0-foot wide right-of-way ~coilector street}. The portion of street connecting to future development to the east of the proposed project should be constructed to City PWD standard collector street requirements for street section, width, and curb, gaffer, and sidewalk requirements. 4. Stop signs shall be required at the intersection with Gebhard Road. [-eft and right hand tam exit lanes from the proposed development may be required at this intersection, depending on the results of the traffic impact study and the requirements of JC Roads and the City PWD. This may require a wider right-of way requirement for roads and other utilities at this intersection. L~ Walnut Grove Yittage Ma6ite Home Aark PWD Staff Report July 1 Q, 1997 Page 8 c M r{ ~~ ~~r/~ - ~~~ i, M '~:~~i'" b. The Developer's engineer shall evaluate the strength of the native soils and determine the street section designs to handle the expected loads {including fire equipment} to be traveled on these private roads. 6, All roadways should be designated as private roads and not public rights-af-way, unless otherwise approved by the City's Public Works Director. 7. All private sidewalks, sidewalk ramps, and other related appurtenances should be constructed in accordance with ADA requirements. All public sidewalks, sidewalk ramps, curb and gutters, and related appurtenances shall be constructed in accordance with JC Roads and City PWD standards and requirements, as applicable. Storm Drainage, Irrigation Improvements Existing Improvements - Drainage Ditches along Gebhard Road. 'l . Developers engineer shall develop a master plan for the storm drain collection, retention, and conveyance sys#em {SD System} which provides for storm water run-off from and run-on onto the proposed development {either surface run-on or culvert or creekiditch conveyance), any future development on adjacent properties, conveyed storm drainage, or surface water flow, and any areas deemed by the City that will need to connect-into the proposed development's SD System. 2, Pions which propose to include the discharge to the existing drainage ditches on Gebhard Road, and any construction or modification within the floodway of any unnamed drainage channel or creek or in any other road ditches, shall be in compliance with DS[w, ALOE, C?DFW, DEQ, ,!C Roads, andlar City PWD {as applicable} guidelines and requirements and any applicable conditions and or approvals, or these regulatory agencies. 3. All public storm drain easements need to be 'l ~-feet wide, and need clause in final property deeds or final CC&Rs to maintain driveable access to manholes for getting vactor~etter to manholes and to any open pipe discharge points. need copy of either document prior to approval of construction plans. 4. The discharge point and potential retention of storm water run-ofF shall be designed to provide an aesthetically pleasing, safe, useful, and low maintenance facility. ~5~ 5. Prior to construction plan approval of the improvements for this ~~e~ttatnte Plan, '75 Watnui Grove Yittage Mobile Nome Park PW17 Staf "Report July 1 t1. 1947 Page 9 the Developer's engineer shall provide the City PWD with a complete set of hydrologic and hydraulic calculations and profile plots far sizing the SD system. The engineer shall use the rainfall/intensity curve obtained from the City PWD for hydrologic calculations, and the neg~~ #iated~un~of€ parameters. 6. The SD system shall be designed to carry runoff from a 10 year storm event if Q~100cfs. Use runoff for 50 year storm if Q>"[ 00 ar < 200 cfs, Use 100 storm ~ runoff if Q is >200 cfis. ~ ~ ~~..~" 7. Minimum storm drain diameter for public storm drain facilities shall be 15 inches. • 8. Materials for public storm drain piping shall be PVC {ASTM D 3034 with ~' gaskets}, NDPE meeting 4DflT requirements for corrugated polyethylene storm sewer pipe, including a provision for premium water-tight coupling bands}, or approved equal. Provide concrete encasement or suitable reinforced concrete pipe where required to prevent pipe defamation in areas of minimum cover. 9. Construct public maintained street curb inlets with side inlet in curb section and grated inlet in the gutter section. Ifi public maintained inlets/catch basins are to exceed 4.a feet in depth from the lip ofi the inlet, then the inlets and catch basins shall be designed to afford suitable "man" entry into the inletslcatch basin for maintenancelcleaning purposes. ~~~~,,. 10. Developer's engineer shall provide hydrology and hydraulic calculations and flow ,~~ c ine p ots~o~ivate and public storm drains. Plat HG~ an profile or provide a ~~1~ separate profile drawing that indicates the HG~. on the profile. Pipes should .~ maintain cleaning velocity and have adequate capacities without surcharging. ~~~ 1'l. Cf there is a high level of groundwater in the area, the Developer may wish to incorporate the use of a perforated SD system. if so, then the perforated storm drain system shall ~be designed to have adequate capacities to: Of Convey the collected groundwater and storm water with the minimum cleaning velocities and without surcharging the collection and conveyance piping; and d Minimize silts, sands, gravels; and fines migration from the native soils into the SD system. The plotted HCi.. shall include both the groundwater infiltration, and the storm water run-off and run-on inflows into the SD system. Watnut Grove Yrtlage Mobtle Home Park PWD Staf} Report Jufy 1 a, 1497 Page 1 t1 .. 12. The following infom3atian should be provided to the City in regards fio a private sfiorrn drain system; Now will the private storm drains be maintained, repaired, etc, w All roof and lot drainage should be drained to the curbline when a standard curb and gutter section is used. Provide invert elevations and lateral stationing for construction of private storm dra`sn system. Provide plan and profile views and elevations for any private storms drain system that may be proposed. V1Chat measures are being incorporated into the design, operation, a maintenance of the private storm drain system to minimize the transmission or deposition of sediments, hydrocarbons, and other deleterious materials into the public storm drain system, 13. Provide 0.2-foot drop through all public maintained manholes and curb inlets. 14. Roof drains and underdrains shall not be directly connected to public storm drain lines, and if a standard curb and gutter section is fio be used, the roof drains and underdrains shall drain to the street at the curbline, whenever possible. If a rolled curb and gutter section is to be used, then the roof drains and underdrain discharge lines shall either be connected to the rolled gutter section or they shall be connected to a private storm drain system. Provisions should be made in the private sfiorm drain system to collect, retain, and facilitate removal of sediment, petroleum hydrocarbons, and other deleterious materials to minimize transmission of these materials into the public storm drain system. '~ 5. If applicable, developer snail be required to coordinate with any affected °`'"''" irrigation district{s} to resolve any irrigation rights or uses associated with the subject propert}r. Sanitary Sewer 1. All sanitary sewer collection and conveyance system {SS System} design, constn.rction and testing shall conform to the standards and guidelines of the aregon DEQ, '1990 APWA Standards, Qregon Chapter, Bear Creek Valley Sanitary Authority {BCVSA}, and the Ci ~ PWc~dards, where applicable. 2. The Developer's engineer shall provid ydrology an hydraulic calculations and flow line plots for existing and propose s ers to both BCVSA and the City. Calculations and flow line plots should include allowances for existing bows and projected future ar existing development that will be connected fio the ..r .. ~ Walnut Grove Yi!lage Mobile Nome Park PW,t~ Sta,Jj 12eport July 10, 1447 Page 11 system. Plat NGI.. on profile or provide a separate prafi[e drawing #ha# indicates the NG[- an the profile. All pipes should maintain cleaning velocity and have adequa#e capacities wi#hout surcharging. 3. The cons#ruction plans and the as-built drawings shall identify lateral stationing for cans#ruc#ion of sewer laterals. 4. The Ci#y upon sample#ion of ini#ial cons#naction plan review and preliminary approval, will forward the plans #o BCVSA for sampletion of the review process. Upon sample#ion of the review by BCVSA, cornple#ion of final revisions #o the plans by the Developer's engineer, and following the final approval and signature on the construction plans by BCVSA, the Public 1Norks Director will approve the plans in final farm. ~. All #es#ing and video inspec#ion of lines and manholes shall be done in accordance wi#h BCVSA requirements, a# Developer's expense. The Developer shall provide BCVSA and the Ci#y wi#h test reports, N reports, and cer#ification of the sewer sys#em construction prior to fins[ acceptance. ~. The SS System shall be designed in accordance with any mas#er planning prepared by Bear Creek Valley ;unitary Au#hority {BCVSA} andlor the City #o provide adequate capacity for the proposed development area, any future development on adjacent properties, and any existing sari#ary sewer collection systems that may need to connect-into the proposed development's SS System. If a master plan for the proposed development area is unavailable, then a master plan shah be prepared for the proposed development which accommodates the capacity needs for the proposed development as well as the capacity needs for the adjoining properties, and any additional flaws as detem~ined by BCVSA and the City PWD. 7. Any proposals requesting the City, BCVSA, and/or adjacent landowners to share in costs for development of the sanitary sewer collection system to accommodate the upgrade of line sizing to handle the additional capacity requiremen#s for surrounding developrnen#, shall include detailed engineering calculations and costs analyses. The Developer will be responsible #a coordinate and develop any cost sharing agreements with any identified adjacent property ownersJdevelopers andlor the City and BCVSA. .. ~ €#'atnut Grove Pillage Mobile Home Park PWD Stafj"Repnrt Juty 1 Ct, 1997 Page 12 Water System 9 . A water distribution system shall be designed in accordance with the 9979 Water System Master Plan and the master planning being perfom~ed for this area of the City, which accommodates the proposed development, any future development on adjacent property, and any areas deemed by the City that will need to connect-into the proposed development's water distribution system. 2. Developer's engineer shat[ design the water system to provide a minimum flow of 9,OOC} gpm and confom~ to Fire District 3 requirements. Maximum spacing of fire hydrants shall be 3U0 feet. Construction plans shall be reviewed and approved by Fire District 3 prior to submitting to DPW. 3. S ecifcations for the design and construction of the wa~ystem shall be in p accordance with City PWD Standards or as may b opted and pproved by the Works director. ~, 4. ateral / onnection stationing and size shall be provided on construction plans -built drawings. ~. Developer's engineer shall provide a reinforced flow {"looped"} water system within the proposed development and with stubouts for connections to future developments, where needed. 6. Developer shat[ comply with t7regan Health Division {OHD} and City requirements for backflow prevention. An fJHD approved backflow prevention assembly shall be installed immediately downstream of the water meter serving each dwelling unit or master meter, as determined by the design of the system. 7. Construction drawings shall include the size, type, and location of all water . mains, hydrants, air valves, service connection, and other appurtenance details in accordance with City PWD Standards and as required by the City PWD. 8. All connections to the water supply system should comply with UHD requirements. Water will not be "fumed on" by the City until such requirements have been met to the satisfaction of the City's designated inspector {currently the Jackson County plumbing inspector}. 9. Water system shall be tested in accordance with City PWD Standards and requirements at Developer's expense and should be approved by the City. 9t7. Any proposals requesting the City to share in costs for development of the water '7 9 Walnut Grove Yiltage Mobile Nome Park PWD Staf)'Report July 1 t1, I9J7 Page ! 3 supply system to accommodate the Installation of the water transmission mains, Vitas master meter, and other related appurtenances, and for upgrade of line sizing to handle the additional capacity requirements for any existing or future surrounding development, shat[ include detailed engineering calculations and costs analyses. The Developer will be responsible to coordinate and develop any cost sharing agreements with any identified adjacent property ownersldevelopers andlor the City. Site work, Grading and Design, and Utility Plans Developer shall provide a gradingipaving plan{s} with the construction drawing submittal to the City PWD. Plan{s} shall illustrate the location and elevations of the park facilities, pond berms or top of banks, curb elevations; finish grades; and building {mobile home and other structure} pad elevations. 2. All structures shall have roof drains, area drains, andlor crawl spaces with positive drainage away from the structure, if applicable, drain lines shat[ be connected to the curb and gutter and discharge from the curb face or other approved discharge point or system. 3. Developer shall provide the necessary "rough" lot grading to assure that all lots will drain properly to the curb and gutter, or to a drainage system that drains to the curb and gutter or private storm drain system, with eventual connection to the public stomp drain facility, as approved by the City PWD. 4. As applicable, provide the City with copies of any required permits and approvals {including any mitigating requirements or conditions} from DSO., DEQ, and ACC~E, for any required wetland or flood hazard mitigation work to be performed as part of the proposed development. 5. Grading plans should have originallexisting grades and final grades plotted on the plan. Typically, existing grade contour lines are dashed and screened back, and final grade contour lines are overlaid on top of the existing grades and are in a heavier line width and solid. Contour lines should be labeled with elevations. ~. indicate location of street lights on plans, with table indicating stationing and offsets, 7'. Provide City with a utility plan approved by each utility company which reflects a[I utility crossings, transformer locations, valves, etc. ~ ~- Walnut Grove Yittage Mo6tte Home !'ark Pt~l? Staf~"Report July 1(1, 1997 Page 14 ~ ~~ 8. Utility locations should be accurately depicted on the as-built drawings, or as a separate set of drawings attached to the as-built drawings. ~ 9. Landscaped buffers shall be required on lots adjacent to, but not fronting, ~~-~t~-- Rights of WaysfEasements 1. All easements for improvements dedicated to the City shad have a minimum 15 foot width and shall be located {whenever possible} contiguously along the exterior boundaries cif properties and shall not split lot lines, or be located within the private road area. Public utility easements shall have a minimum width of 10 feet, ~° 2, The City will require a,~~"toot RC~W width on a!I public local streets and 60 foot RCtW on all public collector streets. 3. if applicable, Developer shall provide a Statement of Water Rights {on a City approved form}, for any affected properties. For properties determined to have water rights, the developer will coordinate with the State Waterrnaster the re- allocation of any waters attached to lands no longer irrigable as a result of the proposed development. ~- 4. Developer shall comply with al[ existing easement owner requirements regarding any proposed development that may overlap any existing easement. Arley development proposed which overlaps or alters an existing easement should be approved by the easement's owner in writing, and a copy of that written approval should be submitted to the City PWD prior to submission of construction plans for City PWD review and approval. 5. All existing easement locations and those proposed for this development shall be shown on the t'i~ak-with ref .rence t t~cordatior~ number and Grantee. fi Developer shall acquire suitable easements across private property not owned by the proposed development's property owners, for utility line alignments and storm drainage conveyance, as applicable. These easements shall be secured prior to final construction plan approval. A copy of the recorded easement shall be submitted to the City PWD prior to ~:i~ai-W~a~ approval. 7. Gebhard Road is currently designated in the City's comprehensive plan as a secondary arterial road. The comprehensive plan states that the right-of-way width needed for a secondary arterial road is between 80 and 88 feet. Since the .~ v .. Walnut Grave F~ittage Mabite Name Park PWD Staff"Repart .Iuty 1 f1, 1997 Page !5 existing right-of--way width for Gebhard Road is apparently 40 feet, the City will require an additional 20-foot dedication for right-of--way along the boundaries of the proposed development that front Gebhard Road. ~2 PLANNING DEPARTMCNT STAFI{ REP{)R'I" I4EARING DAT1-: Au~,ust 1, 2000 T4: Central Point Plannii~~ Cozxzmission FRf)M: Tom 1-Iumphrey ATCP, Planning Director SUBJECT: Site Plan Review of37 2W 02D, Tax Lot 200 -Construction ofa restaurant near the Cents] Pointllnterstate 5 Freeway Itzterchan~e. Property tJw~~er Penin~er Leasing, LLC c/o Frank Pulvez• 1060 Crater Lake Avenue, Suite C Medford, (~re~on 97501 Applicant; Shari's Mana~ezxzent Corporation 8205 S.W. Creekside Piave Beaverton, C}z-e~on 97008-7112 A~e~~t: Kenneth G. McKinney Shari's Management Corporation 8205 S.W. Creekside Place Beaverton, Qre~on 97008-7112 Prapert~ Description) 3 72Vd02D, Tax Zot 2900 - 0.85 acres Zoning: C-4, Tourist and t)1~'ice Professional District Summary The applicant is requesting a Site Plan Review that would allow the construction ofa 4,440 square foot restaurant near the intersection of LaRue Drive and Peninger Road. Applicable Law CPMC 17.36.010 et seq. - C-4, Tourist and C}ffice-Professional District CPMC 17,64.010 et seq. - Off Street Parking and Loading CPMC 17.72.010 et seq.- Site Plan, Zandscaping and Construction Plan Approval ~~ Discussion The went, Kenneth McKinney working ozz bcllalfofShari's Restaurant is regzzesti~ig that the Planning Commission review a site plan application for a new full service sit down restaurant near the southwest intersection ofLaRue Drive and South Peningez` Road. This structure will be located on Parcel 2 ofthe tentatively approved LaRue Partition. The City has yet to z-eceive a final plat application to coza~plete the partition, however this will not inhibit the project as thez-e is current lot area to meet all ofthe setback requirements. Shari's has indicated inthe lettez- ofproject description (Attachment A }that this restaurant is a new 4,400 square foot single story prototype that will be able to accommodate approximately 150 guests. The facility will not serve alcohol and is proposed to operate 24 hours a day, seven days a week, similar to other interchange activities including the Pilot Travel Center and future motelllzotel development which is expected to occur on adjacent parcels. An exterior package will include parapet walls, atan colored stucco exteriorwith red concrete "tile" roof. The building will be f Wished with green trim and have open channel wall signs with green neon text. An exterior decorative lighting package has also been submitted which includes rooflzghting and pink neon banding between the signs. A1I exterior signage will require a separate building permit. CPMC Chapter 17.64.040 (G-6}requires that restaurants provide " ~ro~ les:s thcrt7 njre .s~ac~ee pet° e~rch thf°ee .seats, or• per• each one hrrt7dt•ed sc~arar-e, feet c~ f ~f°c~.ss flot~t• trt•ccr, zvhichever• rs ~~r•eatez°; pl'zr.s cane space pet° each twc~ e~rtplca,~ees~ otz the ~~aj~t~.shift ". ~n calculating the strictest parking requirement based upon 1 space per 100 square feet and an assumed 20 employees, the project would need a minimum of 55 parking spaces. The applicant has proposed 63 spaces, three of which are ADA accessible. Access to the restaurant would be taken from two driveway aprons connecting into LaRue Drive and constructed to Public Works standards. The applicant has submitted alandscaping plan {Attachment A}for consideration by the Commission which includes a variety of shrubs and trees. An approval ofthis project would be subject to the recommendations oftheBear Creek Valley Sanitary Authority and Jackson County Fire District Three (Attachment C}. Public Works staffhave submitted a staff report (Attachment E} outlining recommended conditions of approval for to project. ~:~ dui Findings of Facf. c4r Conclusions of I..aw fn approving, conditionally appz'aving ar denyingthe plans submitted, the City bases it's decision an tl~e following standards from Section 17.72.{~~1~: A. Landscaping and fencing and the construction afwalls on the site in such a manner as to cause floe sane to not substantially interfere with the landscaping scheme ofthe neighborhood, and in such a manner to use the sarr~e to screen such activities and sights as might be heterogeneous to existing neighborhood uses. The Commission may require the maintenance ofexisting plants or the installation ofnew apes far purposes of screening adjoining property. ^ The applicant has submitted a landscaping plan for consideration by the Commission that includes Ash, Maple and Pear trees identified on the City's recommended tree list. A variety ofshrub and gra~tndcover species have been proposed which are also consistent with the landscaping guidelines used by Centra€1 Paint. The Shari's Restaurant chain uses a fair°ly standard but attractive landscaping theme at their commercial locatiozas. B. Design, number and location ofingress and egress paints sa as to improve and to avoid interference with the traffic flaw on public streets; ^ The site plan currently depicts two driveways onto LaRue Drive which is a heal street connecting to South Peninger• Rand. Although it is unclear from the drawing, it appears that a third driveway could be constructed from Peninger when it is extended fitrther south. The Public Works Department is ~•ecommending that one of the two LaRue driveways be eliminated and that Peninger improvements right-af-way dedication ar~d a new driveway all be developed with the approval of this project. C. To pravideaff-street parking anal loading Facilities and pedestrian and vehicle flaw facilities in such a manner as is compatible with the use far which the site is proposed to be used and capable ofuse, and in such a manner as to improve and avaid interference with the traffic flaw on public streets; ^ The site plan provides 63 spaces which is more than adequate to meet the aff-street parking requirements described in CPMC Chapter 17.64 {at total of 55 spaces), D. Signs and other outdoor advertising structures to ensure that they da not conflict with ar deter from traffic control signs or devices and that they are compatible with the design aftheir buildings ar uses and will not interfere with or detract from the appearance ar visibility of nearby signs; ^ All signage will require a separate building permit subsequent fa Planning Commission review. If a freeway sign is proposed at a later date, it would require another site plan review. V v 4 E. Accessibility and suf~eieney offzre fighting facilities to suer a standard as to provide fo~`the reasonable safety oflife,lzmb and property, including, but not limited to, suitable gates, access roads and f re lanes so that all buildings an the premises are accessible to fire apparatus; ^ The project must meet at~y fire code requirements that Jackso~~ Car~nty Fire llistrict Number 3 has identified. During ~ visit to City IIaII, district officials lave ~•egl~ested a copy of blueprints for review prior to constructioca. F. Compliance with all city ordinances and regulations; ^ The proj ect when constructed, will be in compliance with the ~•equire~nents of the Central Point Municipal Code subject to the reeomme~~ded conditions of approval. G. Compliance with such architecture and design standards as to provide aesthetic acceptability in relation to the neighborhood and the Central Point area and it's environs. ^ This building is similar in appearance to others irl the C-A~ xonin~ distric#. Ttze arcltitectt~ral features being proposed are tasteful given tlxe restaurant's proximity to the freeway and to other new model builditxgs constructed in the immediate vicinity. Recomme~~dation Staff'reeommends that the Planning Commission take one of the following actions: 1. Adopt Resolution T~1o. ,approving the Site Plan subject to the recommended conditions of approval; o~- 2. Deny the proposed Site Plan; or 3. Contznue the review of the Site Plan at the discretion of the Commission. Attachments A. Site Plan, Landscape Plan, Building Elevations and Applicant's Letter of Description B. Notice of Public Hearing C. Correspondence D. Planning Department Recommended Conditions of Approval E. Public Works Staff Report dated ,Tiny 2S, 20f~0 ~..~ arc u~errx ~s »x~wo `~w~t rnu.~} tMGi 2Ci'~F~4~3 fi 3f~i~1 3'1V1 .~0 KXt~3S2fi111! ~ ~'`1~ th"'.4' Stt9 +f'a'N YY,~f pCt t St~J ~'US? ZliL~84dLGyL}vassa~n~p + ' sassyatyy ~,txxnYrt't '79sxma}~ " ' ~ ' ~,~/ }~ ~/ { `~ g ~ FSri1~ y tJ112k]QXY} 7tucicl (.vl It~ ~ ~ ~~` ! ~ ~ a I i ~ I ~ ~ 6 ~~ I ~ ~ [ ~ ~ ~ ~ ~rr ~r~ ~~i } I 1 ~ ~ J °+. ... 1 k ~ ~ < ~' ~ ~ e'~ ~ I ~ ~ ~~I I ~ . .. j' ~ ~. ,~ ~ ~ e ~~ j ~ ` ,• f ~~ti ~~~ *~ e ~ ~ ~ ' t ~ ~ ~~~~~~~~ ~~~a ~~~ ~~~~~~ w ~~'~uYRNMIM~ll Cif o f Cexttx. aI Pt~int 1'lannin~ ~~~~artrn~x~.t ....~.. tl"ii'>!'C tf{.tY ^«. "'w~ ,,. -~ ~ ~ .... ~.iCitt err ..' ~~. 7itlR.~ iMX7' 4 r~FY'R ~ ~ ~~~ ~~ ~ ;{ ~ y+ y ~' qtr i ..~ r:~: ~ ~ ~~~ ~ '~ E ~ ~ :~ ~ ~.~. ~~ e ~ j-e-" ~ I ~~ ~~ ~~ ~ a ~~ ~ ~ ~ ~~ ~~ ~ ~ ~ ~ i att. ~~~z c ,~ s'ue''`,,,-~'" ~ ~ f,/ ~'~ ~ ~~~ r ~ ~ ~~ ~ t ' ,~ P ~ ~4 3 t ~[~~~ Flxj ~~` ~a ~_~€~~ ~ ~~ q: ~ ~~ tI~~~R~~~~m ~~ ~~~~ ~~ ~z~ ~{ a~ ~ ~~~~~ ~ ~ ~ d ggRlt~>~'~ ~€ y ~ ~~'~~~~~~g~~~~ ~ € ~`~tt~I~~r o ~~ ~ ~~~ ~ ~~ ~ ~~ ~~ ~ s ~~(Rc~~~ T I ~ l ~R O O 3 e3 E 3 3 E (e~~~elet Y~Y Y"'YMY"Y~ ••u r Yp ~9 ~ A ~ ~ iii ~ ~ ~ ~~ ~3k ~G~p~ i F $~ u ~'f ~x ~' ~P ~ EE ai ~ l;f ~ ~~ gygKggygyy ggyy Y93£f~Y4s §qa ~"'~ ~~~~ ~~ ~~~~ RESTAl,,1RANT ~Madara ~ ~^ ~~~ AanEnperRoad C t l P i t O 97502 f.aC~CISC~~B en ra a n , r ~@NIC~S t$ 8 Sherl's McRagement Corporwtiors {'548) 603«4140. FA7t t308) 603-4294 dC~~-~~aa ~<~x i ~' P~t"it[-i~E'C ~Oc"~C~ ~~ ~~~ ~~ a~ 1 ~ p~~ GF ttiitlE tRf~ ~ k~1? +.,; .. h~'S~~.'~S~V. ~~f Ar1tY.4.` ~~.~ pay,, qt 5t{%~S^71 i2 f ~4 FAX SIT7FiE ltA+BFS1 '~ .._ _..~,. x. 4 ~.. ..~xNer iY ~~ C~~' ,~~ June 23, 201} City of Central Point Planning .Department 155 South Second Central Point, 4R x'7502 RE: Shari's Restaurazzt #238 Parcel #2, S. W. Corzzer lot at Interseetiozz of Penninger Road & LaRue Drive Central Point, C}regon Letter of Project Description: This project is a ground-up development of a raw land parcel containing 37,0{8 square feet. Tl~e site plan enclosed depicts the intended layout ofbuilding, parking, landscaping and service areas. The building is a new prototype for Shari's, The building is x,400 gross square feet with a seating capacity of approximately 150 people. Shari's is a family style, sit-down restaurant, serving customers 24 hours a day, 365 days a year. CJur locations in Medford and Grants Pass are ofthe previous prototype seating approximately 126. The building does not serve alcohol, and is a non- fire-sprinklered, one-story facility, Parking is provided for 63 spaces inclusive of 3 ADA spaces. The current site plan has been integrated into a rough master plan that ultimately will accommodate 2 hateltmotel uses, with parking, circulation, and utilities. Better than average nighttime lighting is provided in the parking and service areas to ensure safety in the 24-hour environment. Other onsite utilities and provisions for storm water management, grease interceptors, etc. will be coordinated by civil and mechanical engineers in accordance with City of Central Point and Bear Creek Valley Sanitary Authority, Landscaping & irrigation will be per approved drawings and specs. Building materials are stucco walls painted a light tan color, red concrete roof tiles, dark green painted trim and parapet walls. Nall signs are open pan channel letters with exposed green neon tubing. Accent lighting is provided by both up-lights on the roof and pink neon banding between the wall signs. All roof-top mechanical equipment is screened by the parapet walls except for the water heater flue pipe and several plumbing vent stacks. Sincerely, Kenneth G. McKinney, Architect V. P. Design & Construction SF~Attt'S Mr~1~1~.C;IM~~"r C~)R!'[)ItA"I`~C)I~I R2(]5 ~.w. f:rc~rxk~;irlc~ f'Ir~c~ E3c~avertc~rt, f)re~(;r~~7 ~}7(){}~-?] ]2 {.5(]?~ Fi(}~-~~~3~} Fax: {S(?3} 6t}5-~2~}1 +~i~~ off' ~'e~c~~~Z ..~'oin ~ ~~~~z~~ .~~~~~~~~ Tom Hurnpltrey, AICP Planning Director lCen Gerschler Corn.mrrnity Planner Matt Samitore Planning Technician Nonce of ~1~Ieeting Date of Nonce: July 1.4, 20(}0 Meeting Date: Time: Place: August 1, 2044 7:{}(} p.m. (Approximate} Central Point City Halt 155 South Second Street Central Point, Oregon NATURE OF MEETING City ~ ~ C~~~ >afl~~ ~~~~:~~~~T ~~~ ~~ ~la~~~~ ~~~~~~ Beginning at the above time and place, the Central Point Planning Commission will review an application for a Site Plan that would allow the construction of4,400 square foot restaurant near the intersection of Larne Drive and South Peninger Road. This parcel is located in a C-4, Tourist and Off ce Professiozial Zoning District on Jackson County Assessment Plat 372W42D Tax Lot 294x, The Central Point Planning Commission will review the Site Plan application to determine that all applicable provisions of the Central Point Municipal Code can be met. CRITERIA FOR DECISION The requirements for Site Plan Review are set forth in Chapter 17 of the Central Point Municipal Cade, relating to General Regulations, Off-street parking, Site Plan, Landscaping and Construction Plans, The proposed plan is also reviewed in accordance to the City`s Public Works Standards. PUBLIC COMMENTS 1. Any person interested in commenting on the above-mentioned land use decision may submit written cornrnents up until the close of the meeting scheduled for Tuesday, August 1, 2004. 2. Written comments may be sent in advance of the meeting to Central Point City 1~all, l55 South Second Street, Central Point, OR 97502. 155 South Second Street • Central Point, OR 97502. 541 664-3321 • 1~ax: 541) 664-6384 3. Issues which znay provide the basis for an appeal on the matters shall be raised prior to the expiration of the cozx~mezzt period noted above. Any testimony and written comznezzts about the decisions described above will need to be related to tl~e proposal and should be stated clearly to the Planning Commission. 4, Copies of all evidence relied upon by the applicant axe available for public review at City Kall, 155 South Second Street, Central Point, Oregon. Copies of the same are available at 15 cents per page. 5. .For additional information, the public may contact the Planning Department at {541} 664- 3321 ext. 291. SUMMARY 4F PROCEDURE At the meeting, the Planning Commission will review the applications, technical staffreports, hear testimony from the applicant, proponents, opponents, and hear arguments on the application. Any testimony or written comments must be related to the criteria set forth above, At the conclusion of the review the Planning Commission may approve or deny the and Site Plan. City regulations provide that the Central Point City Council be informed about all Planning Commission decisions. 155 South Second Street +~ Central Point, (~R 9542 • {541 } 664-3321 ~- Fax: {541 } 664-6384 ~~:w=~~. BEAR REE{ VALLEY SANITARY AUT~fJRITY ,~ ~, ~~: 3915 SOUTH PACkFtC HWY. ~ 14SEf1FORD, OREGON 97501-9499 • {541} 779-4144 ~ FAX {5d1} 535»5278 7uly 19, 2000 City cr ~' Cerc#~~tl g~i~t Ken Gerschler City of Central Point piannin~ p~,~~t Planning Department 155 South Second Street Central Point, DR 97502 Re: Shari's Restaurant Site Plan Dear Ken, Sewer service is available to the proposed development from the existing main line adjacent to .the property. Applicant must obtain a sewer service permit and pay all associated fees prior to connection. Feel free to call me if you have any questions. Sincerely, Carl Tappert, PE District Engineer I:iDATA~AgencieslCENTP'~'IPZANNGIfaye-srs~ ith.wpd v ATTACHMENT ~~ RECC}MMENDED PLANNING llEPARTMENT CfJNllZTZCINS C1E APPit(}VAL The approval of the bite Plan shall expire in one year on 1~ugust 1, 2001 unless an application for a building permit or an applicatiozi for extension has been received by the City. "1'he applicant shall subzr3it a revised site plan depicting any changes discussed and approved at the public hearing within GO days of Planning Comz~ission approval. 2. The project must comply with all applicable local, state az~d federal regulations . 3. The applicant shall work with the Public Works Department to make appropriate improvements or a~•rangen~ents to improve curbs, gutters, sidewalks and paving in the public Rights of Way. 95 ~~t~ off` ~er~~ral ~'oint N T E ~ MEMO o F F~ c E To: Tom Humphrey, Planning Director From: Gee Brennan, Public Works DirectorCCity Engineer Subject; Calcu[atian of SDCs far 4,400 sf Shari's Restaurant date; July 25, 2000 City of C'en~al i?'oint ~.~+~~I~~`~ ~~~ ~t Planning l~eparim~xtt The estimated collector and arterial street SDC to be charged far the Shari's Restaurant {based an a building footprint of 4,400 sf} was determined to be $54,505.70. This SDC was based an the fol[awing: High-Turnover {Sit-Down} Restaurant Daily Trip Ends: 130.34 per thousand grass square feet {TGSF} Reduced Daily Trip Ends {reduced by 44°l0} 72.99 per TGSF Central Point Trip Length 3.7 miles Total Grass Square footage 4.4 TGSF Attributable New Travel (ANT} SDC Charge SDC Required: $54,505.70 The faun water related SDCs {MWC Water Treatment Plant and Transmission SDC, Central Point Water Distribution SDC, Central Point Water Reservoir SDC, and the Central Paint Water Supply SDC} will be determined once construction plans are received, and will be based on the number and size of water meters installed. There will not be a park SDC far this proposed development. The Developer should check with BCVSA regarding SDCs to be charged far sanitary sewer connection, The final SDC amount determination will be made based an approved construction plans and determined and due at building permit issuance. 594.1 trip-end miles $91.745 per trip-end mile 9fi CITY C}F CENTRAL POINT DEPARTMEJVT CAF PUBLIC WORK'S STAFF RI=PC-RT for Shari's Restaurant PW#00027 Date: July 25, 2000 Applicant) Shari's Management Corp, 8205 S.W. Creekside Place, Beaverton, OR 97008-7112 Agent: {503} 605-4140 Contact: Kenneth G. McKinney Owner: Peninger Leasing, LLC, 1050 Crater Lake Ave. suite C, Medford, DR 97501 Project: Sit-Down/Family Restaurant:150 Seat, 4,400 sf. Location: Southwest of the intersection of LaRue Dr. and Peninger Rd. Legal: T37S, R2W, Section 02D Tax Lots Zoning: C-4, Tourist and Office Professional District Area: 0.85 Acres. Units: 1 4,400 sf restaurant Plans: 2 Drawings entitled "Site Plan" and "Site Details": prepared by Kenneth ~. McKinney, Architect, dated June 29, 2000 Report By: Lee N. Brennan, Public Works Director Purpose Provide information to the Planning Commission and Applicant {hereinafter referred to as "Developer") regarding City Public Works Department {PWD) standards, requirements, and conditions to be included in the design and development of the proposed commercial facility. Gather information from the DeveloperlEngineerregarthng the proposed development. The proposed Development is a relatively "low" traffic-impact development that will be located to the south of the existing fast food restaurantttruckfueBng facility development on the south side of the intersection of E. Pine Street and Peninger Road. Et is fhe Public Works Department opinion that although the proposed Development will provide some impact to the E. Pine StreetJPeninger Road intersection, that #hese impacts are minor in nature, and will not severely degrade the existing level of service of this intersection. However, the proposed Development would be included in any Ioca1 improvement district that is farmed to address these impacts and to make the necessary improvements to the E. Pine StreetJPeninger Road intersection, and adjoining streets~ntersections. Special Requirements Exisfing /nfrasfructure: The Developer shall demonstrate that all connections to existing infras#ructure {i.e. streets; water, sanitary sewer, storm drain systems; natural drainage systems; etc.,) will not interfere with or provide for the degradation of the existing effective level of service or operation of the infrastructure facilities, and that the existing infrastructure facilities have either adequate capacities to accommodate the flows andlor demands imposed on the existing infrastructure as the result of the connection of the proposed development's infrastructure, ar will be improved by and at the expense of the Developer to accommodate the additional flows andJor demands; while maintaining or improving the existing level of service of the affected facility, as approved by {as applicable}, the regulatory agency, utility owner, and/or property owner involved. 2. Master Plans: In association with City PWD staff, the Developer shall prepare master plans for the storm drain collection, retention, and conveyance system, the sanitary sewer collection and conveyance system, and the water distribution system for the proposed Development, and the surrounding parcels. The master plans should take into account the flows or demands of the PPrli!if`P7~ l.Qgsi!?i;, 1, !, i,„" 1.~: t'e ~.~,~'~111 ('tli ;`~°,;trrln~e Plc,,; i~~r `~hrrri ~~ Rc'.rttsur_~;u J~'i;'A,~ Jl;t;j i'„ort July~'~ ~~;,~,, Pn~;~e ~roposod {~eti~rfc~lncr)t, ~)r)}~ fr.)tr_Ire dt:~,~{alol,l~~t:nt t:)rt r~e~f~;f~llac~ilr7~f f)cariit)r)<.~~ t)7 ~~~ kajtua tz~ : ",ai, or"r r,tric~Ytifaorir~g fal~f7t:;ri:ics, ar~d ,:rl)y =)rc~~;~:, c3t:;;~rr)t;ti f)y the t~ity if~at ~~rill n{,~cl '~. ; .,,~~ Irrt;ci ir~~u t1r; Tyr©~7C)SGC~~ de;vt?lo~l~la~n.~~S C7r c`XI StlP1C; IiC'3C)(~ifai)r1rlC~ Irifr~~A,~lr~Ut;t~ll~C'. f }1:' ~?rei);ir' (_'_ ril 3CCw1" k;~If3riS i.>f~r cl l,lie~l 'taf~E: lr3'l~ act;CiUl""~l't ar)y fare VI{)i.!':f: tll c)tii[:,'r f':'ix 3rl.`.i 1f1iT I~l c)i VE:' fae{?#1 ~.)f E', I:.?t31 f{.i' i:lr if l~ i'_ll~?f)I (~VC_-'. C~ I~?~j ~F>c pity, ~iac(<scan Cotrrtfy, Oi)~~ (_. ~rl~cf f~C;'vJ~IO, r~~7 araf~lic:3f)lt.. .. e~,f_~1~~d#'~'.~fi~'l~3eit;~ a3[~'{(~j~`. f_E',c~3C1 SEA: t)l~ 1k1C ~i:11"t~('. V{~lla(Ili~ f)l' Cll_ICI~ 1r'3~IIC IC"1 ~fllt~ ~lri?<°:l, ~I ~r~ll"tlc IrY~j)~ siucly would fy,aicaily Sao ~~~~~~~~r~~ntec~ tfaat~ t.vaiu~~t~~~ li~ta r;frecrs ;)rr ti~i? r7ci~lafa{)rinc~ i~a~t~r~ae{)tiar~,~ . anci ~ro~.uway Ir7~i~rcf7an~{a ~~s 'ri7{, re:aralt nf~ clewcalof)I~~~:rr't cn ~hor~s~ fat~rr,ca:~. Based or ; :i ie currrc ~;r trt,lcit and ~n~hic(e~ tr~~ific ora rhiS pc)rtic)r7 c>i~ I'{r)irliac~r 1~c)~~d, it i~ exfac;cc.~cl tk~G~t ar7y c<,vc,ltjk:>n~ori f~~;r~r~7itfed on il~cSO faarce(s ±yc)tllt:i kae: eitat~c;loprr~t~rat tkrat tyfaic~:~liy 17ziS ~~~ t~~faect~:t~ tr~~f"lic t7~~orrearnonts c,urir7g "facia?~" hours. ~f~k~le {~t~of)c) ~.: ~~~' ~ ;v~:lt)farnerl~ ~°,)itf~ ~: ~,.it-dol~~f~~ ty~)t re;`~taural~t i~ cr~~ sucl~~ io~~d--irr);7act tyke e~e~;vefc}~n~lt~nt. (t i.> tf~ie l~'VVI~'s recrarrlrr'1~rrc~c~~ios~r ~hr-~~ i:~7c ~~3plic~a»i ra~ar~icifa~~i:~ in fhe c~~rr~~n1 ir~fflc ~~~~; _~ .~~,~~ wore ~fhat is ~~ir~~ por~orrrrec9 fey t;~e t~ity and otk~~er;, ir) r,~,~garc~s fc) d~t~rr~~ainir~~ cr,lr~rer)t ar~ad ~rojecfeci rut~ar~cy levels of 5er~fice of i17e intersecriUr):5 ~;~Icar)~ 'cho f~:. f'irat ~trtaet corridor. ,fin}~ in~j~rover~~enfs necessitatccl to the corridor ,would fats laid for kay the )`ormatior~ of ~ locaf ira~faro~~~;r~~t~r~t district {f_(C~). Tkae; ~r"o,aoseci dt,v~lof~rncant Uvouid be a ~ar-t ci the L!(~ fcrra~l~c~. Thus, tf7e 1=~WD is rccorr)mer)ding iraat ~ conditiorj o`r a~;~roval for tide faro~osr;d i~eve(o~l~ie:n;~, Waulcl ~o tk~at the nevclofarnc~r~rx'?t~ ir~ciuded ill any aka,~lical~lc L Ip ft~rrred, fcr~cc~oir7g any I`E:tilOrlStf~ai1C711 rlghiS. ~, ~afrr~nc~a~ ~4/~°~~ ~r~c~ ~~~~r~~~~a~f~: ~rri~,~Fak~ ri~~~f-o~-bvaydor~icaior7 wifl ra~~c~ E~ Cac~ provic~~d for' tho c;cfension of La~uo (~ri~ae ar~rd ~enitl~er f=goad. Tc~ r~~eet the Gifiy' S soon to k7e ;~dopteci rovised street desicOra star°)c~arfi~s, it is r e:corrrr~7~ nded that tho rightwof~'v~ray v~~idfik~s k~e incroased frc~rn tho currant right~of~v~ay tiwidt}"i of ~?5 foet fror~7 ceraterlirat~, to ~ 2c)-foot width +ror~~~r cer7tQrlir~~ to accor~~r~~7odato tho leacal corr~~~rciailindu'~trial str~,Et sia~~t~ard to 13o ado{at~ad; this ~~ill roclufrL doe~icatie~n ~"~ ~-fool fc~r ri~~l~t-cif--v~~y ~aur~ao~~w~ ;=71c~r7c~ t}~~ S~i~~~;c~ ~ai~a~a~rty ~f~1~9~ ~cfjcair~ E ~~~u~; k~ri~ir~ ,-Ar7c~ (='€~r~ir~~.~er 9;ca~c1. Tfao ~owofo~a~r~ shoufcl farovido s~rita~~lo anc~f ae,cofatakafe ~;aso~i"lonts (rninirnur7~ 'i ~-i~c~ot iri uvieith) `ror any ~xiSfin~ ~i~rblic ~cr~s infrastruc'rt~irc, or ~uhlic vvcarks infrasfrt)ctt.rrc~ r~~c{r!ir~~~ rc~l- tf~e~ ~ovolo~naont, tf~at are loct'r~~~~ ot~isido thU prrhlic ricOhfs--or'`--way. A sc~~arato '10-foot r~ir7il~turr~ width prak~lic utifitio~ c~asol~ont (f~.C~.E.) should ~Isc~ lac, ciedicafieci fay the Do't~elof~aor for" ufifity installation o~rtside tho Laf~uc C)rivc and {~~carrfnger~oar~ right-of-w~;y ~lora~ fih~ ~f~ogaerfy's exterior frontac~o with these streots. ~~;_~a~%~~~~i~ca~: ~~he; f,rokaosod s,r~et layout ra'7ay Hoed to be r~nodific:d to ~rovicie ~ro~or inOress ar~ad oc~ross into the ~rofaosod devolo~rr)~:r~t an:~ for future: e~o~rolopr~7~~nt of tax (ot 2000 {whicf~ is ~urrer~tly "laradlocf:ed") and possibly for tax lo"f 2100. Tax lot 2700 is ~ flag lot with access o`rf of 1~ine 5troet. ,any cora~r7~ercial devolopr~~erat on Tax lot 2lC)0 with access to f~'ir7o Sfroet would rewire a separaiion of 200 feat frol?a ar~y iratersc;ctiora for developraaent of a cola~rnercial {:irivc.~s~ay on dine Street. Curroratfy tl~)cr~c is not encaugi~l distance fror~r~ the I-~ off-rar~~plc~ra ~rar~~)fa inter;,ectior~ to the access point or~) 1-iris Street for a cori~r~~erciai driveway access for tax lot 27u0, wi,hcat a vUr~iarace. l-fll1S access for tax Ict 2~~C30 or`f of k_af~uc Urive r~7ay kac preferr~ec~. 6. ~6;~~ ~~,~'t~tdr17`t'~~r`~ie ~i; c~~l~~~c?a~t 6~1~r~/~~~ive~r~/E~y 1 ±~c~fi~rt~: Tf,e: cie:~.~t~lop~r sf-ralf {~re{~ar~ and {~eninger Leastrag, LGC' Uevelapmerat Tentative Plan fcrr Sfaarl "s I~estaurarrt t'WU ,StaJJ'Report July 25, 1999 Page 3 The location of the most easterly driveway connection to LaRue give shall be eliminated because it does not meet the pity's standard for minimum spacing from the intersection of 75 feet. It is further recommended that parking b accommodated on the proposed pevelopmnt°s site and/or adjoining parcels for the parking of long haul trucks ~i.e VVB-67}, buses, and motor homes in combination with a boat. Truck, bus, and motor home parking will not be permitted on the adjoining streets. The site plan also appears to delineate a western and southern driveway that is connected to the adjoining parcels, The master plans prepared shall illustrate that the required ingress- egress movements are accommodated on these adjoining driveways. Penirzger Leasing, LLC Development 3"entative Plan for Shari 's Restaurant PY~I1 Sta~Repor•t July 25, 1994 Page 4 be of such diameter that facilitate water demands for projected future development in the surrounding areas, and for completion of the Gity's water main distribution system in this portion of the Gity. an other recent development projects, the City has or is proposing to reimburse the developer for a portion of the costs for up-sizing of water lines above the minimum water line diameter of 8-inches. The proposed water Tine reimbursement is only far projects where the required up-sizing was not the result of the flow demands of the development, but is the direct result of providing additional capacity for the supplemental demands that may be placed an the water distribution system caused by additional surrounding future development. The reimbursement methodology for water line up-sizing includes payment of the estimated material It is recommended that the proposed Development be conditioned to extend the 12-inch- diameterwater line aligned in Peninger Road to the extended southern property line of the proposed Development. It is also recommended that the proposed Development be conditioned to extend a suitably sized waterline aliened in LaRue Drive line to the extended westerly border of the subject parcel. As applicable, fire service vaults and any other fire protection connections or appurtenances, shat! be constructed in accordance with standards and requirements established by the City PWD, Medford Water Commission, and Fire District No. 3. 10. Aboveground U#ili#ies: 1f applicable, coordinate efforts with Pacific Power, U~ West, and Falcon {TCI} Cable, to convert any overhead electrical power, telephone, or cable facilities within the proposed development to underground facilities, prior to the acceptance by the City PWD of the public improvements associated with the proposed development. All agreements and costs associated with the conversion of these facilities from overhead to underground facilities, shall be by and between the utility owners and the Developer. 11. Erosion Con#rol Plan: To meet current DEQ requirements, and federal mandated Phase ll Storm Water Quality requ'rrernents, a suitable erosion control plan, utilizing best management practices and procedures, must be prepared and submitted to the Oregon Department of Environmental Quality {DI Q} and the City PWD for review and approval for the construction of any improvements associated with this development. The construction plans associated with this development will not be approved by the City PWD until the City PWD receives a copy of the written approval of the erosion control plan by the DI Q. The approved erosion control plan must then be implemented to control and mitigate construction site storm water run-off, erosion control, silt and sand migration, nuisance dust generation and migration, and pollution prevention. 92. Storm C7rainage System: The storm drain system shall be designed to accommodate the storm water run-off from and run-on onto the proposed development {either surface run-on or culvert or creektditch conveyance}; any future development on adjacent properties; conveyed storm drainage or surface water flow, and any flows from areas deemed by the City #hat will need to connect-into the proposed development's SD System. It appears that drainage from tax lots 2600 and tax lot 2700 will need to drain to and be conveyed through the designed storm drainage conveyance system associated with the development on tax lot 2900. Thus City PWD is recommending that the Developer{s} of these parcels be required to design the storm drainage collection and conveyance system to accommodate projected post-development flows from these adjoining tax lots. Storm drainage conveyance pipe stub-outs, through suitable easements in the development, will need to be provided and storm drain conveyance lines may ~Q Perringer Leasir:g. LLC L)evelopraent Tentative Ptarr for Short's Restaurant PWD Staff Report July 2,~, 1999 Page 5 need to be up-sized as necessary to accommodate existing and future developed property storm water run-off from the applicable tax fats {i.e. "Area of Benefit"}. If the storm drain lines are to be public lines, and are needed to be cap-sized from the size necessary to accammadate the development on tax lot 2900 and the storm water flaws Pram the existing development of the tax lots {i.e. "Area of Benefit"} in the vicinity of the proposed development, to provide additional capacity to accommodate the projected future developed flaws of the Area of Benefit tax lots, then the PWD would propose to compensa#e the Developer for the up-sizing of these public storm drain collection and conveyance facilities above a minimum pipe size of 24-inch-diameter as per the methodology approved by the City Council. 13. Off=Sife Stvrm C}rainage Infrastructure: Far any storm drainage infrastructure constructed ar improved outside the City's rights-of--way or easements far drainage of surface waters from the subject development, the Developer shall provide a suitable document or documents which contain approvals for the implementation of such connection and/or improvements and whic[~ describe: ~ Who is responsible for the operation, maintenance, and repair of the infrastructure €acilities to maintain the original design parameters associated with the infrastructure. If the City is to operate and maintain the infrastructure, the applicable funding mechanism that will be created {i.e local improvement district} for the associated City expenditures; ~ How will access be afforded and maintained indefinitely to maintain and repair the infrastructure facilities; ~ That an easement or other suitable conveyance document has been granted, as necessary, to provide suitable access an private property far the inspection, maintenance, and repair work to be performed an the infrastructure facilities. The easement shall include a statement which allows access by City personnel far inspection and maintenance purposes. 14. Sanitary Sewer. All sanitary sewer collection and conveyance system {SS System} design, construction and testing shall conform to the standards and guidelines of the Oregon DEQ, '1990 APWA Standards, Oregon Chapter, Bear Creek Valley Sanitary Authority {BCVSA}, and the City PWD Standards, where applicable. Genera[ 1. Public Im_prc-vements: All construction of public improvements shall conform to the City's PWD Standards, the conditions approved and stipulated by the Planning Commission, and other special specifications, details, standards, andlar upgrades as may be approved by the City Administrator ar his designee prior to the approval of the construction plans for the proposed development. During construction, changes proposed by the Developer shall be submitted in writing by the Developer's engineer to the City PWD for approval prior to implementation. 2. Permits and Approvals: Developer shall provide copies of any permits, variances, approvals, and conditions as may be required by other agencies, including, but not limited to, the Oregon Department of Fish and Wildlife {DFW}, Oregon Department of Environmental Quality {DEQ}, Peninger Leasing, LLC Development Tentative Ptart for SJrari's Restaurant PWD StafjReport July 25. 1999 Page b tiregon Division of State [..ands {DSL}, U.S. Army Corps of Engineers {ACC7E}, affected irrigation districts, and Jackson County Roads and Parks Services {JC Roads}, Pire District No. 3, and Bear Greek Valley Sanitary Authority {BCVSA}, as applicable. The Developer shall submit written approvals of the final construction plans from Pire District No. 3 (fine hydrant placement, waterline sizing, and emergency vehicle access}, Bear Greek Valley Sanitary Authority {BCVSA, for sanitary sewers}, and JG Roads, {E. Pine Street improvements, as applicable} prior to final construction plan review and approval by Gity PW©. 3. As-Bunts: Prior to approval and acceptance of the project, the Developer's engineer or surveyor shall provide the Public Works Department with "as-built" drawings. If feasible, the Developer's engineer or surveyor should provide the drawings in both a "hard copy form {produced on Mylar°~} and in a "digital" format compatible with AutoCAD~, or other form as approved by the City PWD. As-built drawings are to be provided to the City which provide "red-line" changes to final approved construction plans which identify the locations and or elevations {as appropriate} of actual installed items, including, but not limited to, invert, inlet, and rim or lip elevations; spot elevations identified on drawings; water lines, valves, and fire hydrants; water and sewer lateral; modifications to street section; manhole and curb inlet; street light locations; other below grade utility lines; etc. Provide a "red-line" hard copy {on Myla~'}, or an approved alternative format, of construction drawings, and if feasible, an acceptable AutoCAD~ compatible drawing electronic file to the City of completion of construction and prior to acceptance of public infrastructure facilities completed as part of the proposed development, or as otherwise approved by the City Administrator or his designee. 4. Elevations: All elevations used on the construction plans, on temporary benchmarks, and on the permanent benchmark shall be tied into an established Gity approved benchmark and be so noted on the plans. At least one permanent benchmark shall be provided for the proposed development, the location of the benchmark shalC be as jointly determined by the City PWD and the Developer's surveyor. ~. Existing lnfrastructure: As applicable, field verify all existing infrastructure elevations and locations {'r.e. pipe inverts, curb elevations, street elevations, etc.}, t0 which the proposed development will connect into existing improvements, prior to final construction plan design and submittal for final approval The accurate locations of any existing underground and above ground public infrastructure, and the location of the associated easements with these facilities, shall be accurately portrayed {both horizontally and vertically} on the construction plans. 6. Fill Placement. All fill placed in the development shall be engineered fill that is suitably placed and compacted in accordance with City PWD and Building Department standards, except for the upper 1.5-feet of fill placed outside of public rights-of--way and that does not underlie building, structures, or traveled vehicular access ways or parking areas. 7. RoadlDrivewaylParking„Areas: The Developer shall evaluate the strength of the native soils and determine the access road, parking, and driveway section designs to handle the expected loads {including fire equipment} to be traveled on these private driveways, access roads, and parking areas. Need to provide designed road section for review. The roadlstreet/driveway sections within the public rights-of-way shall be constructed per the design of the City PWD. Peninger Leasing, LLC Development ?'entative Plart for Sl~ari's Restaurant Ptt'D Staff Report July 2S, 1499 Page 7 8. Utility Plans: The utility plans shah be drawn to scale with accurate horizontal and vertical depiction of utility lines and appurtenances {transformers, valves, etc,}, Utility infrastructure location must be accurately Included an the as-built drawings, or as a separate set of drawings attached to the as-built drawings. 9. Area Lighting Plan: Need to provide and implement an adequate area lighting plan far parking and public access areas, including the driveway entrances. 1 fl, Easements: Easements far City infrastructure {i.e. sanitary sewer, water, and storm drain if applicable]} should be a minimum of ~ ~-feet wide, and should not split Iot lines. Easements far public storm drainage, sanitary sewer, and water lines shall be dedicated to the City and not just a P.U.E. Centerline of buried infrastructure shall be aligned a minimum of five {5} feet from the edge of the easement. If two or more City owned utilities are located within an easement, then a minimum of 20-foot width should be required. Easement dedications in final deeds or CC&Rs need a statement which should clearly indicate that easements must be maintained with suitable, driveable vehicular access to City public infrastructure facilities, as determined by the City PWD. 1'l. Streef Lights: Canstructian drawings far this Tentative Plan shall include a Street Lighting Plan in accordance with the requirements of the City PWD ar as otherwise approved by the City Administrator or his designee (with maximum 2CI0 foot spacing}. The construction drawings shall include clear vision areas designed #o meet the Clty's PWD Standards. 12. Storm Drainage System: Developer's engineer shall develop a facility plan far the storm drain collection, retention, and conveyance system {SD System} which provides for storm water run- offfrom and run-on auto the proposed development {either surface run-on or culvert or creeklditch conveyance}, any existing or future development on adjacent properties, conveyed storm drainage, or surface water flow, and any areas deemed by the City that will need to connect-into the proposed development's SD System, As applicable, Developer's engineer shall determine how the SD system will work during 10- year and 10C} year flood events associated with Bear Creek. Identify the HGL in Bear Creek during 10-and 10g-year storm event, and what affect it will have on the proposed outlets and storm drain system and building elevations. System should be designed to adequately drain a 3 tl-year storm event without surcharging or shall provide adequate storage to prevent surcharging; and be designed to prevent backflaw of water from Bear Creek up into SD system during storm events. The design of the storm drain collection and canveyance system {SD System) should provide far storm waterrun-off from and run-an onto the proposed development {either surface run-an or culvert or creeklditch conveyance}; the Developer shall demonstrate that the storm water flaws from the completion of the proposed development {and at any time prior to completion of development} da not exceed predevelapment flaws into Bear Creek; or that allowances ar provisions have been made (and approval of the applicable properties owners and regulatory agencies has been obtained}, which accommodate any additional flaw which exceed predeveloprnent flaws. The Developer and the City PWD shall agree on the applicable run-off coefficients, curve numbers, retardance, etc., to be used in the engineering calculations. 1Q3 Peninger Leasr`ng, LLC UeveloPrnent Tentative Plan for Shari 's Restaurant P WL7 Staff Report July 2S, I999 Page 8 Developer's engineer shat( provide a site drainage plan designed, at a minimum, to accommodate a 10 year storm event. The SD system must be designed to adequately drain the 1 Q-year storm event without surcharging or must be provided with adequate storage to prevent surcharging, and be designed to not impact existing public storm drainage facilities. Catch basins and area drains shall be designed for on-site sediment and petroleum hydrocarbon retention. The private storm drain system shall be designed to directly connect to the public storm drain system, and shall not be designed to discharge to the street surfaces. Public storm drain pipe ma#erials shall be PVC, HDPE, or reinforced concrete, with water-tight }Dints. Provide concrete Drsand-cement slurry encasement where required in areas Df minimum cover. Roof drains and underdrains shall not be direr#ly connected to public storm drain lines and shall drain to the on-site private storm drain system. As applicable, any discharge poin#s of the storm wafer facilities shall be designed to provide an aesthetically pleasing, useful, and low maintenance facility, that are designed tD mitigate erosion, damage, or loss during a 100 year storm event; and that mitigate the "attractive nuisance" hazards associa#ed wi#h these woes Df facili#ies. Prior to City PWD construction plan review, the Developer shall provide the City PWD with a complete set of hydrologic and hydraulic calculations and prole plots for sizing the SD system, which shall incorporate the use of the City PWD's rainfalllin#ensi#y curve, and City approved run-off coefficients, curve numbers, retardance, pipe roughness coefficients, etc., that are used in the engineering calculations. Sheet flow surface drainage from the property onto the public rights-of way or ontD neighboring properties is unacceptable. Plans which propose to include the discharge to Bear Creek and any construction or modification within the floodway of Bear Creek or in the road ditches, shall be in compliance wi#h DSI_, AC4E, CtDFW, DEQ, JC Roads, andlor City PWD {as applicable} guidelines and requirements and any applicable conditions and or approvals, of these regulatory agencies. f 3. Fire Hydrants: Provide locations Df existing and any new required fire hydrants. Fire Hydrae#s need to be connected to 8-inch-diameter and larger lines, with the supply lines being "looped'° as feasible. if applicable, steamer ports at hydrants located near the building shall face the buildings. Fire hydrants shall be suitably protected from potential vehicle damage and encroachment. 14. Water System Cress Connection Control: Developer shah comply with Oregon Health Division {OHD} and City requirements for cross connection control. If a pressurized irrigation system andlor domestic water wells exist on the property, the Developer will be required to install the required backflow prevention assemblies directly behind the City's water meters. "15. Water Strstem: Construction drawings shall include the size, type, and IocatiDn of all water mains, hydrants, valves, service connection, meter, service laterals, and other appurtenance details in accordance with City PWD Standards and as required by the City PWD. ion Perrirager Leasing, I,I.C' I.~evelolrrnent 7errtative Pfnn for Shari :r Restrzru•arat P~t'L? ,StafJ"Repnrt Jufy 25, 1998 Page 9 16. RaoflArea Drains: All structures shall have raof drains, area drains, and/ar crawl spaces with positive drainage away tram the building. 1T. Grading Plans: Grading plans shall have anginal/existing grades and final grades platted on the plan. Typically, existing grade contour lines are dashed and screened back, and final grade contour lines are overlaid on top of the existing grades and are in a heavier line width and solid. Contour lines should be labeled with elevations. 18. Sanifary Sewer. All sanitary sewer collection and conveyance system {5S Systern} design, construction and testing shall conform to the standards and guidelines of the C7regon DI=C2, 1990 APWA Standards, Oregon Chapter, Bear Creek Valley Sanitary Authority {BCVSA}, and the City PWD Standards, where applicable. The construction plans and the as-built drawings shall identify lateral stationing far construction of sewer laterals. 19. Water Rights: If applicable, Developer shall provide a Statement of Water Rights {an a City approved form}, for any affected properties. For properties determined to have water rights, the developer will oaordinate with the State Watermaster the re-allacatian of any waters attached to lands no longer irrigable as a result of the proposed development. .~_ t7/~'i1/[;,", t;i'`• ~!1t2~ FAA 1 a41 Ei6 E33~9 ~"'. 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''~E'l it 1"iS~e Z `" ~~ ~ I~ ~C7 ~~~,. ~4'Ct711'lTh;cYlC?._ ~ ~;}"~.,r (`7:, ~~~ ~~)j 1~f:~`ia~ ~tiv. 3I;?: ~ _. ~. I~~rty ~~1~' ~JCJ~()ti'`-~~ y f,}':IJI.C~ ~~'S+. -i071? ,.~t ~s:c ;? ~illil 5~1~>t$:~:i ,:/'x`~,; ~) ,_ ~~ ~(}t"1,iY;'".1~; t'iUlvl`.~.ll f,i T'1C' ~C..~.~.1.,. ~..~~~. +.~ „~1~. C i;. ,..k. ~ .iA;i:, u:i :'+ `'~ ., ~1._, ;`147F1 ~ ~.. ~ ~,C~3 :C_ .~:h-, ~. `•~li,tll'?1`~PC,{,ttTTl,, ~#tnC~1r~2;ti <i*3C~ E"~ ':?ilk ~ ~ r 'l;~G;.~.. ~!~t i}1£' c1~}~J~ICc'~Tlt ~, ~Si~.ili'Lii~?, ~.~(:JE?l"1;11:?'T1S i_;O(l:~l°i~' _ 'u~~ ~~, ~~s',rts ~CenILI°aId+.;.7~ t__ ta~'Rec 1 ':.?~ J .~,.rly~ ~{~, 19t ~, J„ 07/311F~G ~t~ti ln: t5 P:~l:~ J. 541 #i64 Fi384 CITE' 0~` C~ ~t}01 ~~~ TQ: Tl~e. Richard Stec=ens Gro~.~p F'ron-z: City o~ Central Paint Subject: Shari's Site plan, planxzi~zg l~epartn~c:~t St~~fk Report Ta Wl~zc~zn It ~1ay Concern: Here is a copy cif tl~e Planning L?epartn~ezzt Str.ff' Report. The public Works Staff l~.ep~art ~~,~:as alread;~ Faxed last week. If fi-zr some reas~jn ~=oiz c.3o not 1~ave the. public Works ~taif Repoz-t, please let zne kxzow. Sincerely, Nlait San~itore Plarzzzizzg Tecl"~.niciaz~ f;it~- of Central Point {{~ 1 j f~6~-3321, ext. '?9] MEMO 7['0; City of Central Paint From: Richard Stevens ~ubject~ Walnut Grave PUD Date: August 1, 2000 This memorandum is designed to supplement the record far the conversion of Walnut Grave manufactured Housing Park to a PUD and subdivision. The "Findings of Fact" state that the housing type for Walnut gave PUD will be manufactured housing. It is the intent of Walnut Grove to provide for various housing types within the confines of `Walnut Grove PUD, including "stick built housing", with the same terms and conditions which apply to existing and ali future residential use.