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HomeMy WebLinkAboutResolution 716 - Norman VariancePLANNING COIVIMISSION RESOLUTION NO. ~ ~ ~ A RESOLUTION TO APPROVE A CLASS C VARIANCE TO CPMC 16.36.040 {D} ALLOWING THREE {3) LOTS TO TAKE ACCESS FROM TIIE FLAG POLE EASEMENT Applicant: Dorothy L. Norman 37 2W 1 ODD, Tax Lot 2100 APN# 1020231 S WHEREAS, the Applicant has submitted an application for a Class C Variance in order to accommodate a three (3} lot partition (File No. 07029} fz•on-z the standards of the City of Central Point Municipal Code as listed above on property icIcntifzed on Jackson County Assessor's map as 37 2W 1 ODD, Tax Lot 2100, consisting of appz-oximately .62 acres in the City of Central Point, Oregon; and WHEREAS, during review of the applicant's variances it was determined that the variances as requested complied with existing standards, or were considered Legal Non- Confoz-ming; and WHEREAS, it was fiirther determined that there remained a need for a variance to CPMC 16.36.040 (D}; and WHEREAS, on January 17, 2007 the City of Central Paint publicly noticed the request for a variance; and WHEREAS, on February b, 2007, at a duly noticed public hearing the City of Central Point Planning Commission, considered the Applicant's request for the variance; and WHEREAS, the property is currently zoned R-1-6, Residential Single Family; and WHEREAS, the Planning Commission's consideration of the application is based on the standards and criteria applicable to Flag Lots, Section 16.36.040, R-1-6, Residential Single Family zoning district Section 17.20.050 and Class C Variance Section 17.13.500 of the Central Point Municipal Code; and WHEREAS, after duly considering the Applicant's request and conditions imposed beyond the Applicant's control, it is the Planning Commission's determination that the Application meets a request for a vaz-iance; now, therefore, SE IT RESOLVED, that the City of Central Point Planning Commission, by this Resolution No. "{ ltp hereby approves the Application based on the Endings and conclusions of approval as set forth on Exhibit "A", the Planning Department Staff Planning Commission Resolution No. 'tt k' {21612007} Report dated Febz~~ary , 2007, wvhich inc~la<l~s ~itt<<cil~rti~z~t~;, and which i att~~ch~°~I hc~~~eta by reference and incorporated. l~ercin. ~':~~~~T) by the Plant~itt~ Cc~rlnr~t~~~r`cr7~ ar~d si~t~ed by taae in authentication ofts i7~i~~:a~;c xIi>> _t: day of 1 ~~1,r~;a1Yy ~)U7. '' _~ AT"ThST: 4 City Represexatative Approved by me this °- day of February, 2007 p'lannin Commission Resolution No. '~: ; ". ...(2/612007} EXHIBIT"_Fl " ~~ -~ ~. f :~ laebruary f,, Clf?7 lc~ tir,rr~r~rCa~~rey, /~I~ F? C:~arrrr~aranity [,3~vr~icaC.arr7~>rtt C7ire~tarl l~s~is~a~r~r~ {~ity t~c~r~riraistr~~c~r Public earizag to cansider a 'lass +~ Variance to tlzrcc (3} standards c~rftl~e C'PR~1~". `l'lie. subject property is located iz~ aza ~1-, Pesidezztial izzgle Fancily raniz~g district a~ad is identified on the wlackson ~ouzaty ~assessar's zz~ap as 37 ~V,r 1011~1~, °l'ax Lot ~, l t10, 1 ~7C lean l.Jane. Applicant. Dorothy L. l~loran Lisa 1vTorgaz~., Plaz~z~iz~g °I'ecniciaz~ AC +~ l~ ~}`tl'4 mwrw ~~ ~' &amM . kua+ ~, ' "' ASF+' S^Y+; ....~.. . ' W t~aoeaaf ar ., .' .. Bkh, ~ ., .. 'awo-o ~ a»w,r d:vb I ~fkY ¢"ID4 mmai a5 ps %WS ++~4u 91~ 'd.ww a~ TM~'. zaRgg ~ ~ kNMf ~ N4i+l 1~W vd~" t+~Y ~ 'rrkk ~ A'. N: flfi fa,~ At,5 ~ Mdga,r r A ' ~' ~ ~ . b4k 5, ~~ ~I RnY' •fuL Po,PNk cC'rM; i has. mf5 ~ wa r: bwgt ~ sway $ B y.. xT,• wdv: s~ .a~ ww:y arc, ' a Sx~.pt ¢a a„we ~ aawa e~oan ~ sau,w a+ 9 V ~ +~" • 9 ~ ~ f ~rtt~o nn~cf aror w» 1 '.. .. ~a i w aru P aa¢rs r i ~ .....-me m ~ o y..~ ' f~mz aro= was ~ d ep•p. i ~ wi ~ ,~ Mw, .. ,5~. .... iu ,tea xwa. ~~ ~a. f ~~ ~~ ,f, , I `~°° ~,~ a ~ ~ a ,~aP _.. , ....._ ........ .... ..II ~~.. .__.. .,.... N~ Opwh #+wM'4A air ,., arianee 1®A side yard setback variance far the existing home along the western side yard< The pause was constructed in 1938. The 3.13' side yard setback is an existing conditian; therefore a variance is not rewired. This eliminated the need far Variance 1. Variance 2. A side yard setback Pram the 0' flagpale easement. A flag pole easement is far private use and net public use, and therefore net defined as a public street. Because flee flag pale is net considered a public street the prapased Lat 3 is net considered a corner let, 1'~ot being defznd as a earner let, Lat 3 is net subject to the ten (10} feat side yard (street side} setback requirement. A minimum five (} fast side yard setback is Page 1 of 2 ~°rY~r~Nnn~~vY ~~ /-~- 1 9~°~`-1 ~ ~ r~ arrv~~ P~,Rrr-rroN P~~r . - ~~ PROPERTY LINE ,4C~JU57-MP'NT ~~yY// ~` PN- yaa ooa ,~ A FG -"._ ;. /ti°~y''9`y6J\S ~' `,~ rocaicd in _ 2 e ~- '~ SEC7fON YO ~ ti ~~R n 50U7NEA57 pN£ 4UAR fER OF TOMNSii1P J7 SOUT3-1, RANGE 1 W~'S7 ~~ Q°' CE'N777A[. PfJVN7 IX7 Y H7LLAME77'E MERfD1AN, _ W flF, AiL LN, v~ r ~ nr ~ JACKSON COUN 1 i, t}R~ri~N NCRfliv uA rto Scn:[r fOr ~ ~ D(?ROTHY NORMAN o ~ PARCEL, ti fle4: ~.II. i00 hSEAp05'! LANE - C,~~ Lpi ARIA LESS 7tiC ROAD 7p22 Sq.lt./ ~ , DR4G01J 97539 SHAUY COUP: `e'go `v ti `~ 2D.p-0 ~yP E ^f P [ 7 ~ } d? = YIATER rlE 7ER _ - 1 -Q~ = POWER Rp2.f {PP&L) n ® ~ 20' PROPDSEf) lIJGRL'SS An'D EGRESS. UT11.TIr AND ~ Er.7Et2G[:~'CY v£N1CL£ EASEs,r£Ni F=2~ a=<c,GS 1G' A,IGltT-Or°°IYAY D:-ICA TIOh' N '1% -~55- W $AraITARY Sfil'fR LfalE 2 .s3 -.._. FL- FLOlY LfNE - P - = POItikR LINE (APdi) RA GAS Lrr1E NA7 t,.T, ~ u - c - = l ( ~ = Gk5 METER n.oi bA515 OF BEARING !S TRUE NpR7H, NA- 8J/91 DA7uta, AS DERr~D by GCCBAL POSE TlONfrvG SYSTEIA Or35E RVA T101~5. R~D6.OD € F1JE ~ PUBLlC U7fLITY EASF. s~1ElaT FOR IYA TEA., $A7Jf TAPY Sf 41cR, An ~s-B, E 570Rf1. DRAIN, PHONE, GAS, AhlD CABLE Tt! -- z4,V7NG !5 R-1-6 } RgpE6500 20.Dp »AE EASEUEHI FOfI WC°E55 A'dl - SIdALLE$i t.Qi I$ $3§4 bOUARE F'EEI i}} PARCEL 2 cc,RESS, vcauraurlrlG SsaaRSa~r i~ ~R>7cES - LARCf57 L4T r5 $894 SOUI,RC F[E7 l 8499 SR.rt. -INGRESS AND EGRESS EASEMENT 6GDO SGUARE FEET LOi AREA LESS TN;, R~TAp fi,3T Sq.ft. ~ -- 70 TAL AREA 25992 $D.FT ~~ _ oa ~, r.~ 5~ ti~ O 04.~J ~'0 ~ U ABA1lpppiEO WLL 0 `.v C 2 S r p0 ~C F' ~ 3! tY 0~ 1`4 8.79 h ti C1 ~ T 6,.70 ~V O P PaRCEI S tGl AgEA 8354 S¢.St. L4T AgEA LC55 THE ROAD 6395 5911 3,3 Exi5Tir1G HpJSE D ~~ z TD REIAAIti 1'94 ~ 6,17 / e ! ~ e REG1yj'):RLp . ... ... ... ........ .... ~ ... .... . PROFE551oNAG . . ........................ ... .... . LA2I17 BtlRVFYA R ~` --' ' ,~ Rlcxl^OF-WAY P_4%CAT{01f '.` '.."" SS -- SS --^-- $$ -- $S / 9RF;GOM1 "-'- SS - ~'--' S SS S$ ~' $ i S S ... - "- .µ,v 26. 5965 SER2EP.1 .l FARSCR 2184 T~ M, ~. ..~_ LI w w ~- r ^-^~^ t1 .~...~ xr BEALL LA1~E >~~=:iL1A~ DATE 12.5,-Gl Surveyed by. FARBEft do SONS, lNC. dba FAR6£R St1R4EYTNG (54i) 664-5599 2" GAS EIl:E PER A5913t1 DRAYCRyS Y,O. 60X 52&G 5 fh~CH GAS LnE PER A59UrLT aRAlNrrG$ q3f DAK $TREE7 WTRAL PDiN + pREGO!J 97502 , CE scA(E- r _ ZO" S ,NC Rr: aG' to O' 1a' +G' . ELK Fp pAl'[: OGTa9CP 31. 2P0G $f1EC~ T O/ 1 a5sF5Sb35 Arne Fr(f ti'G s] zIY :ppp TL 2r00 ~ ena n0.: r,ae-CE \h~Oxf.tslf \ DFAVn::G Fri E: /O?5\CDfiP,AL P0,12T \x!ICkOSU?1?' f'a. 1:l~on npp:~c~l.on November 10, 2006 City of Central Point Planning Department 140 South Third Stzeet Central Point, Oregon 97502 Re: Norzxzan Variance application, 37-2W-1 ODD ~'L2100 at 1676 BEALL LN Background information: The project site is a long and narrow rectangular shaped tract with it sole access from Beall Lane. There is one existing home on the tract located approximately eighteen (18} feet back froze the existing right-of--way. It is proposed that the tract be partitioned into three {3}parcels. The existing house will remain on the parcel nearest Beall Lane. A ten (10} foot strip of land will be dedicated to the public to bring Beall Lane to current right- of-way standards. The application is requesting relief from the Side Yard setback standard of 10.00 set forth in Chapter 17.20.050 of the City of Central Point Municipal Code (CCPM}. In order for the Access Easement to meet the Minimum 20.00 width set forth in Chapter 16.36.09-0 B of the CCPM it must come within 8.17 feet of the existing home. This is the best scenario far developing this lot within the confines of the parent tract and still providing adequate access to the northerly parcels. C. Approval Criteria. The city shall approve, approve with conditions, or deny an application for a variance based on all of the following criteria: 1. The proposed variance will not be materially detrimental to the purposes of this code, to any other applicable policies and standards, and to other properties in the same zoning district or vicinity; Findzng: This odd shaped parcel is a result of land use prior to our present day planning standards. Chapter 17.20.010-The purpose of the R-1 district is stabilize and protect the urban density ~•esidential characteristics of the district while promoting suitable environments for family life. This proposed development is consistent with other development in this neighborhood in recent times. It is an inf 11 lot and as stated in the background discussion is the best that can be done within the limitations of the parent parcel owned by the applicants. 2. A hardship to development exists which is peculiar to the lot size or shape, topography, or other similar circumstafzces related to the property over which the applicant has no control and which are not applicable to other properties in the vicinity (e.g., the same zoning district); Finding: The applicants purchased the property in this configuration therefore had no control over it. This hardship is not self imposed 3. The use proposed will be the same as permitted z{nder this title and city .rtandar•ds will be maintained to the greatest extent that is reasonably possible while permitting reasonable economic use of the land; Finding: The applicants aze asking that they be allowed to develop their property to the same density as code requires and could not do without the approval of this application. Their intent is to build 2 single family residence to the rear or North end of the proposed Parcel 3. The applicant has done everything within their power to utilize their property without hindering any future development. ~. Existing physical and natural systems, such as bzrt not limited to traffic, drainage, natural resources, and parks, will not be adversely affected any more than would occur if the development occurred as specified by the subject code standard; Finding; This proposed development will have no adverse impact on any natural features. 5. The hardship is not self-imposed; and Finding: As previously stated this land was in this configuration when purchased by the applicants therefore was not self imposed. 6. The variance requested is the minimum variance that would alleviate the hardship. (Qr°d. 1874 ~5(part), 200b). Finding: The requested variances are the minimum that the applicants need to allow the addition of two additional dwelling to their property. Respectfully Submitted, Herbert A Farber ~~r~~~~~~~ _~ ~ „ piND1NGS OF FACT AND CONCLUSION OI< LAW File No. 07'028 INTRODUCTION In the matter of consideration of a Variance Application in preparation of a Tentative Plan Application to create three (3} single fazxiily residential lots. CPIV.fC 17.13.540 (C) - Approval Criteria. The City shall approve, approve zoith conditions, or den y an application for a variance based on ail of the following criteria: 1. The proposed variance will not be materially detrimental to the purposes of this code, to any other applicable policies and standards, and to other properties in fhe same zoning district ar vicinity; Findings: The only variance to consider with the proposed application would be whether three {3) Iots can take access from a flag pole easement. CPMC 16.36.Q4Q (D) allows a maximum of two lots to take access €rorn a flag pale. Beall Lane is designated as arterial street and for the purpose of safety to the public the City and Jackson County axe restricting access to the property from a single access paint. The current driveway is not suitably located to allow partitioning of the property. The need far this variance is due to the City and Jackson County not allowing any additional direct access onto Beall Lane other than the easerx~ent. Conclusion: The proposed variance would not be materially detrimental to the purpose of this code. 2. A Hardship to development exists which is peculiar to tyre lot size or shape, topography, or other similar circumstances related to the property over zalzich the applicant lurs no control, and which are not applicable to other properties in the vicinity. Findings: The hardship to cause the variance is due to the classification of Seall Lane as an arterial street and a 1Q' right-of -way along Beall Lane for .future improvements. In addition, comments from Jackson County and the City recommend that the existing home takes access from the flag pole, rather than maintaining a separate access onto Beall Lane. Conclusion: The applicant does not have control aver the conditions of approval imposed by Jackson County and the City. 3. T7ze use proposed will be the same as permitted under this title and city standards zr~ill be maintained to the greatest extent tluit is reasanabIy possible while permitting reasonable economic use of the land. Findings: The proposed use in combination with the recommended conditions of approval would present the best economic use of the land. Conclusion: V~Iith the recommended conditions of approval, this enables this proposal to maintain City and County standards to the greatest extent. ~. Exisfing physical and nafural systems, such as but nof. limited to traffic, drainage, natural resources, and parks, will not he adzersely affected any Wrote t]tan would occur if t1~e development occurred as specifced had the sz~hject code standard; Findings: The location of the existing house has been present si~~ce the original construction in 1938, at a time when Beall Lane was a lane. It has z~ot caused any adverse affect and there is no need for a variance for this existing condition. The creation of two mare lots on this parcel would not adversely affect further development. The development of ~e additional two proposed Iats would meet all subject code standards. Conclusion: Proposed Iot 3 with the existing house taking access from the flag pole will not adversely affect traffic or access. It would eli_xninate two {2) access paints in close proximity to each other onto a county arterial road, and would not aggravate any issues by developing. 5. The hardship is not self imposed; Findings: The hardship was not imposed by the applicant. It is due to the changing character of Beall Land imposed conditions of approval from Jackson County and the City. Conclusion: The applicant is not the cause of the variance. 6. The variance requested is tl~e minimum variance that would alleviate the hardship. Findings: The cause of the variance is due to conditions of approval for the proposed minor partition. and is the minimum variance suggested to alleviate the hardship. Conclusion: It is the minimum variance suggested to alleviate the hardship. ATTAGHM~~V`f `~ ~ g# Pudic Works Department Bob Pierce, Director Matt Samitore, Dev. Services Coord. PUBLIC WORKS STAFF REPORT January 4, 2047 AGENDA ITEM: Three Lot Partition for 37-2W-1 ODD, Tax Lot 2100 Applicant: Dorthy L. Norman, 100 Meadow Lane, Shady Cove, OR 9'7539 Zoning: R-1-6, Residential Single Family Traffic: Based on the Institute of Transportation Engineers {ITE) Trip Generation Manual, a three lot partition will generate approximately 3.03 peak hour trips (PHT). Tice City of Central Point typically requires traffic studies for any development that generates mare than 25 PHT. No traffic study is warranted f©r this development. Existing Infrastructure: Water: There is an existing 12-inch waterline in Beall Lane. Storm Drain: There is no existing storm drainage in this section of Beall Lane. There is an existing county ditch in front of the subject parcel. Street Section: Beall Lane is county road, currently paved to a width of twenty-four feet. issues: This past month the City has witnessed a significant amount of storm water coming from the subject property and pooling on the neighbors property causing some isolated flaodirzg issues. The lack of storm drain facilities within the area will require some significant improvements by the developer to resolve the storm drain problems associated with this parcel. Engineering and Development Plans and Permits: The Central Point Public Works Department is charged with management of the City's infrastructure, including streets, waterworks, and storm water drainage facilities. In general, the Department's "Standard Specifications and Uniform Standard Details far Public Works Construction" shall govern how public facilities are to be constructed. The Developer is encouraged to obtain the latest version of these specifications from the Public Works Department. In general, the plan submittal shall include plan and profile for streets, water, storm drainage and sanitary sewers, storm drainage calculations, storm drainage basin map, erosion control plan, utility and outside agency notifications and approvals. Tkze plan may also include applicable traffic studies, legal descriptions and a traffic control plan. A Public Works Fermit will only be issued after the Department Director approves the final construction f40 South Third Street Central Point, CR 97502 ~ 547.664.3321 ~~ Fax 541.664.6384 drawings. After approval, the fees associated with the development will be calculated and attached to the public works permit. All fees are required to be paid in full at the time the Public Works Permit is issued. Conditions of Approval: 1. Public Utili Easement - As part of the Final Plat aten-feet wide utility easement shall be placed immediately behind the existing and proposed right-of way. 2. Beall Lane Frontage Improvements: Beall Lane is classified as a Collector Street. Developer will be responsible for constructing additional asphalt pavement, sidewalk and landscape row, with street trees, for the Beali Lane frontage. The City will be using a curb side sidewalk and a five foot landscape strip located directly behind the sidewalk For the design of Beall Lane. Developer is responsible for half street improvements. Civil improvement drawings must be approved for constriction prior to Final Plat approval. 3. Right-of Way Dedication: Applicant shall dedicate ten feet of right-of--way along the frontage of Beall Lane for future widening to a collector street. 4. System Development Char eg s Credit. ~5~: Applicant will be eligible for SDC credit the up-sized portion of the street. A standard city street has a half street improvement responsibility of asphalt paving of eighteen feet, plus a five foot sidewalk and five foot landscape row. A collector standard has a paved width of twenty fve feet with a five foot sidewalk and landscape raw. The developer is eligible for SDC credit for the capsized portion of the asphalt paving and the dedication ofright-of--way. 5. Grading Permit: Applicant shall obtain a grading permit from the Building Department prior to any construction occurring. 6. Street Tree Plan: Prior to issuance of the final plat, the applicant shall submit For approval by the Public Works Dixector, or his designee, a landscape plan for the areas designated for Iandscape rows. Street trees shall be planted thirty-feet on center around the perimeter of the property. The plan shall include constriction plans, irrigation plans, details and specifications for the trees to be planted within the Iandscape rows. Plantings shall comply with Municipal Code Section 12.36. Tree plantings shall have at least a 1 %" trunk diameter at the time of installation. All street trees shall be irrigated with an automatic underground irrigation system. Maintenance of the Iandscape row will be of the property owners who awn the property directly adjacent to the landscape row. 7. 100-year Floodplain: The subject property is within the Special Flood Hazardous Area (SFHA) or what 15 typically referred to as the 100-year floadplain of Daisy Creek. All engineering and building development an the parcel must comply with section 8.24 of the Central Point Municipal Code. 940 South Third Street Central Poinf, OR 9~'SD2 ~ 547.664.3321 -Fax 541.664.63&4 J~:~d/11/Lr~~~;i!'~~':~ l~?,~.~ J~~~~S01~1 CDUIdT`>! 1~0~'3~I)S Fnf~ ilio, ~,~~ 7r' -,~G3 F' fi['~ j(1(11 lE~aa~s Eric XVlemeyer, ~'~ 7y~a~c cf• Develnpnrerd .Cngin ~r 2bQ Anlelapa Road WhH© rky, pR 97G03 ~~ Phone: (5a1} ~7a-&2sa Fa K: (541) 77G^8295 n4©moy©I~Jscksancounty.org ('~ ~y C wvnr.Jackaoncpunty.osg December 28, 2006 Attention: Lisa Morgan City of Central Point Planning 115 South Second Street Central Point, OR 97602 RE: Major PartCtian off Beai[ Lane - acounty-maintained road. Planning l=ile: O~R29; A residential partition. Dear Lisa: Thank you 1=or the opportunity to comment on this application 1`or the tentative plan for Dprathy Normans' property, athree-!ot residential partition located east of Snowy Butte l..ane. Roads and Parks has the following comments: '1. The applicant shall submit construction drawings to Jackson County Roads and Parks and obtain county permits if required. 2. The applicant shall obtain a read approach permitfrom Roads and Parks far the new road approach to Beall Lans. Wa recommend no direct parcel access to Beall Lane. 3. Please note that Beall Lane (county Arterial) has a variably right-af-way with an Average Daily Traffic count of 65818 as of August 2006, seventy-fiva yards west of Highway 99. Roads and Parks recommend fronfiage improvements and that they be constructed to Central Point's road standards. ~. Jackson county Roads and Parks concur with any right-of-way dedication. 5incereCy, Eric Niemeyer, PE Traffic & Develap~rtent Engineer I ~1Englnaarl ngtpsvaiaprnentlG171~S1S NTRLFll07(329.tivpd PLANNING COMMISSION RESOLUTION NO. A RESOLUTION TO APPROVE A CLASS C VARIANCE TO CPMC I6.36.04Q (D) ALLOWING THREE (3) LOTS TO TAKE ACCESS FROM THE FLAG POLE EASEMENT Applicant: Dorothy L. Norman 37 2W lODD, Tax Lot 2100 APN# 10202318 WHEREAS, the Applicant has submitted an application for a Class C Variance in order to accommodate a three (3) lot partition {Pile No. 07029) from the standards of the City of Central Point Municipal Code as listed above on property identified on Jackson County Assessor's map as 37 2W 10DD, Tax Lot 2100, consisting of approximately .62 acres in the City of Central Point, Oregon; and WHEREAS, during review of the applicant's variances it was determined that the variances as requested complied with existing standards, or were considered Legal Non- conforming; and WHEREAS, it was further determined that there remained a need for a variance to CPMC 16.36.040 (D}; and WHEREAS, on January 17, 2007 the City of Central Point publicly noticed the request for a variance; and WHEREAS, on February 6, 2007, at a duly noticed public hearing the City of Central Point Planning Commission, considered the Applicant's request for the variance; and WHEREAS, the property is currently zoned R-1-6, Residential Single Family; and WHEREAS, the Planning Commission's consideration of the application is based on the standards and criteria applicable to Flag Lots, Section 16.36.040, R-1-6, Residential Single Family zoning district Section 17.20.050 and Class C Variance Section 17.13.500 of the Central Point Municipal Code; and WHEREAS, after duly considering the Applicant's request and conditions imposed beyond the Applicant's control, it is the Planning Commission's determination that the Application meets a request for a variance; now, therefore, BE IT RESOLVED, that the City of Central Point Planning Commission, by this Resolution No. hereby approves the Application based an the findings and conclusions of approval as set forth on Exhibit "A" Planning Department Staff Report Planning Commission Resolution No. (2/612007} which includes attachments, which is attached hereto by reference and incorporated herein dated February 6, 2007. PASSED by the Planning Commission and signed by me in authentication of its passage this day of February, 2007. Planning Commission Chair ATTEST: City Representative Approved by me this day of February, 2407 Planning Commission Chair Planning Commission Resolution No. (21612007)