HomeMy WebLinkAboutResolution 652 - Skillman Brothers (Hiatt Lane)PLANNING CDMMISSIt~N I~ES~71~I.1"l~IC~N N1, ',
A l2ESOLL~TION GRANT1NC.i '1'l:ti'rl'i~T1VE PLAN AI'I'I~t~VAL 1fC?12.
~~ Ll~NT~ DIVISION
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~IZecitals
1. Applic:~~~t(s} has/have subzxzitted apl~lic<ltiozi tier tentative ten lot land divisi~~~~ on a 4.8~ acre
parcel located on property identified by J<<~l~s~.~n Couzxty as Map 372W14AA-7544,7644 itl tl~e
City of Central Point, Oregozz.
2. On, June 7, 2445, the Central Point Plaziz:zing Commission coz~~l«ct~ci <~ duly-z~oti: cci public
hearing on the application, at which time it reviewed the City staff rel~c.~rtti ~,ncl heard t~~sioi~y
and comments on the applications.
Now, thercfore~
BE IT R1:SC-LVED BY THE PLANNING COMMISSION OF THE CITY OF CENTRAL
POINT, OR1-'C;O~I, AS FOLLOWS.
Section 1. Criteria AppJicsible to I7ccision. Tlie following chapten°s of the Cez~rtral Point
Municipal Code apply to this application:
A. Chapter 17.2$, R-3, Residential Multiple Fazriily District
B. Chapter 17.65, TOD-MMIZ, Medium Mix Residential District
C. Chapter 17.64,214, Padlot Development
D. Chapter 16,14, Tentative Plaz~is
Scotian 2. Finding and Conclusions. The Planning Commission hereby adopts by
referenc:c ail findings offact set forth in the City staff reports, and concludes that, except where
addres~rd iii the conditions of approval, the applications and proposal conriply with the
requirements of the following chapters o[~ the Central Point Muni;ilril Code:.
A. Chapter 17.28, relating to uses, lot size, lot coverage, scai,ack and building height.
B. Chaptez• 16.14, relating to required. information. on pls~t, processes and the assignment
of conditions by the City pertinent to the application,
Planning Commission Resolution No. (45117f2445}
SC~110n 3, conditional ~Ap royal. "1"hc a~~j~li~;r~(i<~i~s for lcntativc litn<1 ,~~u~titi~i~~ 11~~r~~i3t is
hereby api)I'oved, S'~:1~}~eC."t to ~~ conchtlt)ns Sit fOri{1 U1i ]',X~ll~'llt ~~/~ ~, ~)Uli7f', lhti' (lj ~1t;1~1~ sl~lli ?~C(~(JI`t
attached hereto byrel`erence ineorpe~ratsd hcrii~~, irnposc~i ~Ltndcr au~l~t~r~t.y ol~~,l'~A~C Ch~;plcr
1 ~.3~.
Passed by the Plannin, Commission and. si~t~ecl by me in authentication o1' its passage
this 17th. day oMay, 2005.
ATTEST:
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City~l:~.-~i;r~s~~it.a~iv~~ ... ~..
Approved by me this 17th day of May, 2005,
Planning ~;c,, .~ ~uis.,~ ~;;", ~ ~~iiair
Planning Commission Resolution No, (05117!2005}
PLANNING DEPARTMENT STAFF REPORT
MEETING
DATE: June 7, 2045
TO: Central Point Planning Commission
FROM: David Alvord, Community Planner
SUBJECT: Public Hearing- Tentative Plan fora 10-lot subdivision to be known as Hiatt
Court Subdivision.
Owner/
Applicant: Mark Skillman
3654 Biddle Road
Medford, Oregon 97504
Pra e
Description: 37 2W IOAA, Tax Lots} 7500 & 7640
ZoniII~: TOD-MMR (R-3}
Summary-
The applicant has submitted plans for a tentative subdivision which shall be known as Hiatt
Court Subdivision; consisting of 10 padlats, 5 per tax lat with access being taken off of Hiatt
Lane. Padlot developments are a permitted use in R-3 zoning districts.
Authori :
CPMC 1.24.020 vests the Planning Coriunission with the authority to hold a public hearing and
render a decision on any application for a site plan. Notice of the public hearing was given in
accordance with CPMC 1.24.060 (Attachment A}.
Applicable Law•
CPMC 16.10.014 et. Seq. -Tentative Plans
CPMC 17.20.010 et seq.- R-3, Multiple family Zoning District
CPMC 17.65.010 et seq.- TOD Districts and Corridors
CPMC 17.60.210 - Padlot Development
because of existing residences in the area that are not located in high density
neighborhoods, CPMC 17.57.054(I){3) limits the height of new residential buildings
within fifty feet of lower density neighborhoods to 35 feet. The developer has
expressed that the new residences at this site will be the same design as those that
were built next to Robert Pfaff Park {Attachments B-2 & 13-3), Those residences
were 35 feet in height, and it will be required that the proposed project will not
exceed 35 feet.
Required parking in R-3 zones is 2 covered spaces per unit; 1.S covered spaces in
TOD developments. The tentative plan shows each unit will have 2 covered spaces
with driveways that are wide and deep enough to pravide two additional uncovered
parking spaces. The homes will share a common wall.
C. The padlots within the parent parcel are exempt from the lot area, width and depth, yard and
setback, and lot coverage requirements to which the parent lot is subject.
^ Lot area, width and depth, yard and setback, and lot coverage requirements
conform with both R-3 and TOD-MMR design guidelines, and have been
"combined" into a unique design concept.
D. Structures on padlots must meet all applicable state of Oregon building code requirements, as
well as all other applicable city, state and federal regulations.
^ The attached dwellings shall be constructed to applicable building and fire codes.
The applicant shall comply with any additional requirements.
E. Structures on padlots must be multi-dwelling unit attached buildings. No detached, single-
dwelling unit buildings shall be constructed on a padlot.
^ The prapased construction is defined as single-family-attached rowhouses and fulfill
the criteria for multi-dwelling units.
F. No final plat for the creation of a padlot development shall be approved unless and until the
developer has also previously submitted and received city approval for the covenants, conditions
and restrictions applicable to the common area, if any, providing for the continual managennent
and maintenance of the common area and any improvements thereon.
^ The Tentative Plan does not show any common areas.
Fire District Number 3 Has commented on the project and is requiring a hre hydrant at the
entrance to the project area, no parking signs are to be installed along both sides of I-liatt Lane;
the curb within the dedicated turn around area shall be painted red and maintained as required
annually by city standards. See Attachment F-2
Findings of Fact & Conclusions of Law:
Pad ~,ot Developments
In approving, conditionally approving or denying the plans submitted, the City bases its decision
on the following standards from Section 17.6Q.210:
A. Padlot development applications shall be presented to the city; and processed by the city, in
the same manner as a partition or subdivision application: first, in the form of a tentative plan,
and then in the form of a final plat. All provisions of Title 15 of this code shall apply to padlot
developments; provided, that the lot size provisions of Title 16 of this code shall apply only to
the parent lot and not to the padlot.
^ Minimum lot size in R-3 zones is 6,000 square feet. For multiple dwellings an the lot,
the first lot must be 4,000 square feet with each additional lot being a minimum of
1,648 square feet. Tax Lat 7500 is 10,454.4 square feet; Tax Lot 7600 is 9,147.6
square feet.
B. The parent parcel, from which the padlots and common area, if any, are to be created, shall
conform to the standard requirements for lots in the particular zone in which the parent lot is
located, including, but not limited to, requirements pertaining to lot area, lot width, lot depth, lot
coverage, yard and setback requirements, number and height of buildings, density restrictions,
parking requirements, and distances between buildings.
^ The proposed padlot development is located within the TOD corridor and is zoned
TOD-MMR. Base zoning is R-3. The applicant is proposing asingle-family-attached
development which is defined in the TOD as row houses. Minimum lot sizes for
single-family-attached row houses is 2,000 square feet. Because this project has been
submitted as a padlot, the applicant is able to use the 1,648 minimum lot size as
specified in the code far R-3 developments as well as the 2,000 square foot minimum
as described in the code for developments within the TOD corridor. Maximum lot
coverage in R-3 zones is 50%, whereas in the TOD maximum lot coverage jumps to
80%. The tentative plan shown an average lot coverage of 49%, leaving 51% for
yard and common area. Front and rear- yard setbacks are shown to be in
compliance with R-3 standards with the exception of side yards which are shown an
the site plan as 5 feet; which is the standard for development within the TOD
corridor, Density requirements in R-3 zones is 6 units per acre minimum & 12 units
per acre maximum (CPMC 1.7.28.080 C-1) Minimum and maximum density in
TOD-MMR zones is 16 & 32 units per acre respectively; the combined square
footage of both tax lots is 19,602 or .42 acres. The applicants proposal of 10 lots is a
permitted density under padlot development requirements. The height of the
bui[dings will be a maximum of 4S feet as permitted in the TOD corridor. However,
Tax Lot 7600 {260 Hiatt Lane} is shown on the Flood Insurance Rate Map {Community Panel
Number: ~I0092 OOO1C) as being in a 100-year floodplain. Other developments within the
vicinity of Hiatt Court have been able to satisfy FEMA standards for building in a Ioodplain,
therefore, the applicant will rriore than likely have tlic same options to address this issue.
One option is to show the base flood elevation for each individual tax lot on the grading, plans for
the site and submit flood elevation certificates for each lot showing top of finished floor being a
minimum of 1 foot above the base flood elevation.
Another option is the applicant could apply for a Letter Of Map Amendn3ent (COMA) through
FEMA which would remove the project area from the floodplain. A recent devcloptnent in the
general area of this project has been successful in obtaining LOMA's through FEMA and this
project could potentially do the same.
A COMA is obtained through FEMA and is based on topography vs. the base flood elevation, or
how high the waters would rise during a potential flood event. The applicant would be required
to fill out an application showing base flood elevation and topography. The process takes 6 to 8
weeks.
The site plan shows landscaping along each side of the project area as well as the parking lot.
However, the landscaping plan lacks details such as an irrigation plan and a listing of proposed
tree and shrub species the applicant intends to use at the site. The Planning Department
recommends that the Planning Commission assign a condition that the applicant provide a more
detailed landscape plan that includes shrub and tree species together with an irrigation plan. A
backflow prevention assembly will be required.
The Public Works Department, Rogue Valley Sewer Services (RVSS) and Fire District Number
3 have been notified of this application.
Public Works will require that the developer shall:
1. Develop a facility plan for the storm drain collection and conveyance system, which provides
for run-off from and run-on onto the proposed development. It is the understanding of the Public
Works Department that storm drainage infrastructure will be a private system, operated and
maintained by the property owners.
2. Maintain aten-foot wide public utility easement paralleling Hopkins Road; this easement
shall be dedicated behind the current right-of--way line.
3. Prior to the issuance of a building permit, the developer shall submit for approval by the
Public Works Director, a landscape plan for the areas designated for landscape rows. The plan
shall include construction plans, irrigation plans, details and specifications for the trees to be
planted within landscape rows.
(Attachment D)
Rogue Valley Sewer Services has commented on the project and have stated that there is a six-
inch sewer main adjacent to the property but is sub-standard and cannot support the proposed
project. The six-inch sewer main will have to be replaced with a new eight-inch line. The
applicant will work with RVSS to install a new eight-inch sewer main.
The project is located within the phase 2 NPDES Stormwater Quality management area which is
administered by RVSS. Stormwater containment and runoff system will be required to comply
with all applicable Stormwater quality standards.
Discussion:
The applicant, Mark Skillman, has submitted plans for aten-lot subdivision located on tax lots
7500 (248 Hiatt Lane) and 7600 (260 Hiatt Lane}; for the purposes of a padlot development on
these two lots; 5 lots per tax. lot. Zoning for the project is TOD-MMR; base zoning is It-3.
(Attachment B-1)
Because of the underlying R-3 zone, a padlot development is permitted. `l'he `l'entativc Plan
mainly reflects R-3 zoning characteristics in setbacks, parking, lot coverage and density.
Minimum lot size for the project complies with the 2,000 square foot minimum lot size
requirement for single-family-attached units in TOD zoning districts.
The applicant has submitted the project as a pad lot so that both tax lots are used to their greatest
capacity, while maintaining a unique approach to in-fill development.
Each resulting tax Iot will be oriented so that it faces the parking area which is shown on the
Tentative Plan as a 24 foot Reciprocal Access/ Utility Easement. Staff recommends that this
easement be reduced by 2 feet so that rear yard setbacks are 10 feet; bringing the developrraent
into compliance with R-3 rear yard setback requirements and will be compatible with other
developments in the vicinity of the proposed project. Side yard setbacks are shown as TOD
standard of S feet.
Because the applicant has submitted this project as a padlot; the manner in which this
development is designed is permitted under CPMC 17.60.210(c); "the pad lots within the parent
parcel are exempt from the lot area, width and depth, yard and setback and lot coverage
requirements to which parent lot is subject". A quick review of R-3 requirements shows a
minimum lot size of 4,000 sq. ft. for the first lot and a minimum of 1,648 sq. ft. for each resulting
lot. Lot width in R-3 districts is a minimum of 60 feet with no depth requirement stated in the
code. Setback requirements: 20 feet; front yards, 10 feet; rear yards, 5 feet per floor; side yards.
Maximum lot coverage is 50% of the total lot area in R-3 zones, leaving 50% for yard space.
Minimum lot sizes in TOD-MMR zones is 2,000 sq. ft. for single-family-attached row houses.
Minimum lot width in TODTMMR zones is 22 feet with a minimum depth requirement of 50
feet. Maximum lot coverage is 80% with 20% for yard areas. Minimum setbacks: 10 feet in the
front; 15 feet in the rear; 5 feet on the sides.
Parking in R-3 zones requires that each unit be provided two parking spaces and one guest
parking space per every four units. The site plan {Attachment B-1) shows that there will be 4
parking spaces per unit, thereby meeting the parking requirements.
Access to the project area would be taken from Hiatt Lane. The Tentative Plan shows a driveway
of 20 feet in width, city standards for driveways is 21 feet. The applicant will be responsible far
any frontage improvements required by Public Works. Additionally, the applicant will need to
plan for Storm Drainage Infrastructure, a_ Ten-Foot Public Utility Easement to be dedicated
behind the_current right-off way line, and a Street Tree Plan.
Recommendation:
Staff recommends that the Planning Commission take one of the following actions:
1. Adopt Resolution No. ,approving the preliminary development plan and tentative
subdivision for Hiatt Court Padlot Subdivision, based on the f ndings of fact and conclusions of
law contained in the record and subject to the recommended conditions of approval as set forth in
the staff report; or
2. Recommend denial of the preliminary development plan for the Hiatt Court Padlot
Subdivision based on findings of fact articulated by the commission; or
3. Continue the review of the preliminary development plan and tentative subdivision at the
discretion of the Commission.
Attachments:
A Notice of Meeting
B Site Plan (B-1}, Floor Plan {B-2) and Building Elevations (B-3)
C Planning Department Conditions of Approval
D Public Works Staff Report.
E Building Department Staff Report
F Comments from other agencies
Public Works Department
CENTRAL
POINT
PUBLIC WDRKS STAFF REPORT
May 23, 2005
TO: Planning Department
FROM: Public Works Department
Bob Pierce, Director
Matf Samitore, Dev. Services Coord.
SUBJECT: Tentative Subdivision for 37 2W 10AA, Tax Lots 7500 and 7640
Hiatt Court Subdivision
Applicant Skillman Brothers
~~ 3650 Biddle Road #23
Medford, OR 97504
Pro e
Description/ TOD-MMR (R-3)
Zonir~~
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. Gather information from the Developer/Engineer regarding the
proposed development.
A City of Central Point Public Works Department Staff Report is not intended to replace the City's Standards
& Specif cations. Staff Reports are written in coordination with the City's Standards & Specifications to form
a useful guide. The City's Standards & Specifications should be consulted for any information not contained
in a Public Works Staff Report.
Existing Lrfrastructure
1. Streets: Hiatt Lane is a private street owned and maintained by the homeowners who reside
upon. it.
2. Water: There is an existing eight-inch water line in Hiatt Lane.
3. Storm Drain: There is xx-inch storm drain facility 104 feet from the property on Hiatt Lane.
155 South Second Sfreet Central Point, OR 97502 ~ 54 x.664.3321 ~ Fax 541.664.6384
Hiatt Laue Subdivision
Special Requirements
1. Storm Drainage lnfrastzucture: The developer shall develop a facility plan for the storm drain collection
and conveyance system, which provides for run-off frozxz and razz-on onto the proposed development. It
is the understanding of the Public Works Department that the storm drainage infrastructure will be a
private system, operated and maintained by the property owners.
2. Public Utility Easement: Aten-foot wide public utility easement will need to be dedicated on the Final
Plat. The applicant has not addressed where the PUE will be located.
3. Street Tree/Landscape .Plan: Prior to issuance of the fiiaa! plat, the applicant shall submit for approval
by the Public Works Director, a landscape plan for the areas designated for landscape rows. The plan
shall include construction plans, irrigation plans, details and specifications for the trees to be planted
within the landscape rows. Plantings shall comply with Municipal Code Section 12.36. Tree plantings
shall have at least a 1 %2" trunk diameter at the time of installation. All street trees shall be irrigated
with an automatic underground irrigation system. Applicant has submitted an adequate landscape plan.
They will need to add one tree to the South of Lot 6 to comply with the street tree standards.
4. Private Drive: The standard private drive width is twenty-one feet. The applicant proposes atwenty-
four feet wide easement drive. The drive will need to be signed or striped for na parking.
5. Addressing: Addressing for the site will be made from Hiatt Lane. The Private Drive will nat be
named.
Standard Spec cations curd Goals
The Central Point Public Works Department is charged with management of the City's infrastnxeture,
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.
Central Point Public Works is committed to working with the Planning Department and developers to assure
that all developments are adequately served by public facilities. Public facilities not owned or maintained by
the City of Central Point include: Power (PP&Lj, Gas {Avista), Communications (Qwest}, and Sanitary Sewer
{RVSS). In working together it is the Department's expectation that the developer will feel free to call on the
Department whenever the standard specifications are not, in the developer's opinion, adequately meeting the
needs of the development. The Department will listen to the developer's concerns and work with the
developer to achieve the best outcome. However, the Department is not obligated to assure a profitable
development and will not sacrifice quality for the sole purpose of reducing cost to the developer. It is always
the developer's obligation to provide the public improvements necessary, as determined by the Public Works
? 55 South Second Streef Central Point, OR 975D2 e 54 ~. 6&4.3321 ~~ Fax 541.664. &384
Department, to serve the development. The Department and the developer also have an obligation to assure
that public facilities are constructed so that other properties are not adversely impacted by the development.
Development Plans -Required Information
Review of public improvement plans is initiated by the submittal of 3 sets of plans that are at least 95%
complete. The plans shall include those of other agencies such as RVSS. hollowing plan review, the plans
will be returned to the Developer's engineer including comments from Public Works Staff. In order to be
entitled to further review, the Applicant's Engineer za-zust respond to each comment of the prior review. All
submittals and responses to comments must appear throughout the plans to be a realistic attempt to result in
complete plan approval. Upon approval, the Applicant's Engineer shall submit (4) copies of the plans to the
Department of Public Works.
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. The plan may also include applicable traffic studies, legal descriptions and a
traffic control plan.
Puhlic Works Permit
A Public Works Permit will only be issued after the Department Director approves the final construction
drawings. After approval, the fees associated with the development will be calculated and attached to the
public works permit. A11 fees are required to be paid in full at the time the Public Works Permit is issued,
except Public Works Inspection fees. After project completion during the final plat application process, the
Public Works Inspector will calculate the appropriate amount of inspection time to assess the developer.
Before the f nal plat application is processed the developer must pay the relevant inspections fees and bond for
any uncompleted improvements (as determined by the Public Works Director).
Hit~tt Lane Subdivision -- Plans
Three sets of plans at 95% complete stage are to be submitted for review by the Public Works
Department.
2. Once approval is achieved the Developer shall submit four sets of plans to the Public Worlcs
Department for construction records and inspectian.
3. The Developer's Engineer shall document changes to the approved drawings made in the field. A
mylar and digital copy of the final "as-built" drawings will be required before the final plat application
is processed.
155 South Secand Street Central Point, OR 97502 ~ 541.664.3321 ~ Fax 549.664.6384
Hiatt Lane Subdivision -Protection of Fxistifrg Facilities
The locations of existing facilities shall be shown on all applicable construction drawings far Public Works
projects as follows:
The exact locations of underground facilities shall be verified in advance of any public works
construction, in cooperation with the public or private utilities involved.
2. All existing underground and surface facilities shall be protected from damage during design and
construction of public works projects.
3. Any existing facilities not specifically designated for alteration or removals, which are damaged during
construction, shall be restored or replaced to a "same as" or better than condition, at the expense of the
Developer.
4. Suitable notice shall be given to all public and private utility companies in advance of construction far
the purpose of protecting or relocating existing facilities.
Hiatt Lane Subdivision -Water Connection
Y. Water system designs shall consider the existing water system, master plans, neighborhood plans and
approved tentative plans. The Developer, Engineer and Contractor shall provide the necessary testing,
exploration, survey and research to adequately design water system facilities, which will connect to and
be a part of, or an extension of the City water system.
All requirements of the Oregon State Plumbing Specialty Code and the Oregon State Health
Department, as they pertain to Pubiie Water Systems, shall be strictly adhered to.
2. The City of Central Point Public Works Standards & Specifications should be consulted far specific
information regarding the design and construction of water system related components.
Hiatt Lane Subdivision -- Streets
1. The Developer's street designs shall consider the needs of people with disabilities and the aged, such as
155 South Second Street Central Point, OR 97502 ~ 549.664.3321 ~~ Fax 549.664.6384
visually impaired pedestrians and mobility-unpaired pedestrians. Every effort should be anade to locate
street hardware away from pedestrian locations and provide a surface free of bumps and cracks, whiclr
create safety and mobility problems. Sti~ooth access ramps shall be provided where required. All
designs shall conform to the current American Disabilities Act {ADA} or as adopted by the Oregon
Department of Transportation (ODOT}, Oregon. Bicycle and Pedestrian Plan.
The determination of the pavement width and total right-of--way shall be based on the operational needs
for each street as determined by a technical analysis. The technical analysis shall use demand volumes
that reflect the maximum number of pedestrians, bicyclists, parked vehicles and motorized vehicle
traff c expected when the area using the street is fully developed. Technical analysis shall take into
consideration, transportation elements of the Comprehensive Plan, 'l'OD, neighborhood plans, approved
tentative plans as well as existing commercial and residential developments. All street designs shall be
coordinated with the design of other new or existing infrastructure.
Hiatt Lane Subdivision -Storm Drain
1. It shall be the responsibility of the Developer's Engineer to investigate the drainage area of the project,
including the drainage areas of the channels or storm sewers entering and leaving the project area. if a
contiguous drainage area of given size exists, the engineer may use information that has formerly been
established if it includes criteria for the drainage area at eamplete development under current zoning
and Comprehensive Plan designations. if the City does not have such information, the engineer shall
present satisfactory information to support his storm sewerage design. The engineer shall also be
required to provide all hydrology and hydraulic computations to the Public Works Department that are
necessary to substantiate the storm sewer design. The storm water sewer system design shall be in
conformance with applicable provisions of Oregon DEQ, DSL and ODFW and United States COE and
consistent with APWA Storm Water Phase II requirements.
2. The City of Central Point Public Works Standards & Specifications should be consulted for specific
information regarding the design and construction of storm drain related components.
Hiatt Lane Subdivision - required Submittals
1. All design, construction plans and specifications, and "as-built" drawings shall be prepared to
acceptable professional standards as applicable, the 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 (DFW), Oregon Department of Environmental Quality
(DEQ), Oregon Division of State Lands (DSL}, Oregon Department of Transportation (ODOT}
approval for storm drain connection and easement, landscape berms, U.S. Army Corps of Engineers
{ACOE), affected irrigation districts, Bear Creak Valley Sanitary Authority {RVSS}, and Jackson
155 South Second Sfreet Cenfral Point, OR 97502 ~ 541.684.3329 ~~ Fax 541.664.6384
County Road and Park Services Department (JC Roads), DSL and ACOE, as applicable (wetland
rriitigation).
2. Fire District No. 3 must approve all streets and water irnprovernent plans in writing prior to final review
by City PWD.
3. During construction, any changes proposed shall be submitted in writing by the Developer's Engineer
to the City Public Works Department far approval prior to installation.
155 South Second Street ~~ Cents[ Polrrt, OR 97502 ~ 541.664.3321 ~ Fax 541.664.63&4