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HomeMy WebLinkAboutPlanning Commission Packet - March 1, 2011~r CENTfiAL. PQiNT CITY OF CENTRAL POINT PLANNING COMMISSION AGENDA March 1, 2011 - 6:00 p.m. Next Planning Commission Resolution No. 781 i. MEETING CALKED TO ORDER II. ROLL CALL Connie Moczygemba, Chuck Piland, Pat Beck, Mike Oliver, Justin Hurley, Tim Schmeusser and Rick Samuelson, Jr. III. IV. MINUTES -Review and approval of February 1, 2011 Planning Commission Minutes V. PUBLIC APPEARANCES VI. BUSINESS Pgs, I - 36 A. File No. 11014. A public hearing to consider an application far a Conditional Use Permit to allow construction of a municipal water resen~oir in an R-2 Two-Family zoning district. Tlie physical address is 181 W. 'Vilas Road and is identified on the Jackson County Assessor's map as 37S 2W 01BA, Tax Lots 503 & 702. Applicant: City of Central Paint; Agent: Neatha~orter Surveying, Inc. Pgs. 37 - 70 B. File No. 11015. A public hearing to consider a Tentative Plan application for the purpose of creating a 21 lot, residential subdivision known as Whispering Trees Subdivision. The 3.35 acre property is in an R-2, Residential Two-Family zoning district. The subject property is located at 137 anal 165 West Vilas Road and is identified on the Jackson County Assessor's map as 37S 2W 01BA, Tax Lots S03 and 702. Owner Applicants: Dennis and Sallee Patterson; Agent: Neathamer Surveying, Inc. VII. DISCUSSIQN VIII. ADMINISTRATIVE REVIEWS IX. MISCELLANEOUS X. ADJOURNMENT City of Central Point Planning Commission Minutes February 1, 2411 MEETING CALLED TO ORDER AT 6:04 P.M. II. ROLL CALL Commissioners Connie Moczygemba, Chuck Piland, Tim Schmeusser, Justin Hurley, Rick Samuelson, Jr., and Pat Beck were present. Mike Oliver was absent. Also in attendance were: Tom Humphrey, Community Development Duector; Don Burt, Planning Manager; Connie Clune, Community Planner; Dave Jacob, Community Planner; Matt Samitore, Public Works/Parks & Recreation Director; Stephanie fioltey, FloodpiainlStormwater Coordinator; and Didi Thomas, Planning Secretary. III. CORRESPONDENCE -Code revisions distributed in conjunction with business item on agenda. IV. MINUTES Justin Hurley made a motion to approve the minutes of the January 4, 2411 Planning Commission meeting as submitted. Tim Schmeusser seconded the motion. ROLL CALL: Moczygemba, abstained; Hurley, yes; Beck, yes; Schmeusser, yes; Samuelson, abstained; and Piland, yes. Motion passed. V. PUBLIC APPEARANCES -None. VI. BUSINESS A. File No. 11413. Consideration of Legislative Land Use Regulation amendments of the City of Central Point Municipal Code Chapter 8.24, Flood Damage Prevention, and Chapter 17.57, Fences. Applicant: City of Central Point Don Burt, Planning Manager, informed Commissioners and the audience that the new Federal Emergency Management Agency {FEMA) Flood Insurance Rate Map, which is the topic of discussion this evening, identifies flood hazard areas in Central Point. This is a federally published map that will betaking effect on May 3, 2011. For those properties located within high risk flood hazard areas and have a federally regulated mortgage, flood insurance will become mandatory. Planning Commission Minutes Febraca~v 1, 20II Page 2 Anew ordinance will reference the newly revised FIRM and sets forth the regulations for properties located within the high risk flood zones. If a new ordinance is not adopted that references the new map, property owners will not be able to obtain flood insurance. Therefore, Mr. Burt, stated, it is very important to get the necessary regulations in place far the City. Stephanie Holtey, Floodplain Manager, Introduced herself and said that the purpose of the meeting this evening is to discuss the proposed legislative code amendments to Chapter 8.24, Flood Damage Prevention. The purpose of these code amendments, Stephanie advised, is to stay compliant with the National Flood Insurance Program (NFIP) requirements. The provisions in the code help to reduce flood damages, as well as the rates for flood insurance for the citizens of Central Point who are located in high risk areas. Stephanie reviewed the new flood map and explained the flood zone definitions as she illustrated the location of the high risk flood hazard areas. She explained changes to the flood risk impact on properties since the adoption of the 1982 map. The maps, Stephanie pointed out, are intended to update our awareness of flood risk. The mandatary flood insurance purchase requirement is a federal requirement that is enforced by the lending industry. Stephanie explained that the City currently has a limited program to purchase FEMA Elevation Certificates for impacted properties and that these certificates are used by insurance companies to rate flood insurance policies. This Elevation Certificate acquisition program is part of agrant-funded hazard mitigation planning effort that aims to quantify risk of natural hazards and identify actions to reduce the risk before a disaster occurs. If a property is located in a high risk area, and does not have an Elevation Certificte on file with the city, a property owner is eligible to participate in the program. When queried by members of the audience concerning the reasons behind the change in flood maps, Stephanie explained that flood hazards have been re-evaluated based on improved topographical information and the best available science and engineering modeling available to improve our awareness of flood risk. If a property owner felt that they were not located in a high risk area as indicated on the map, they could apply far a "Letter of Map Amendment" from FEMA. A presentation of the proposed code amendments ensued. These amendments, Stephanie explained, utilized the revised State model code and are consistent. with the State building codes for easier reference and access. New sections have been added to CPMC 8.24 coneez~ing stream setback requirements, drainage provisions, accessory structures, below-grade crawlspaces and fences. Section 17.57 of the existing code will refer all floodplain fence provisions to CPMC Section 8.24. The Oregon Department of Transportation has requested clarification of procedural requirements, and these will be made prior to forwarding the new ordinance to the City Council. Planning Commission Minutes Febn~aiy I, 2011 Page 3 The City, according to Stephanie, will continue its efforts to mitigate the potential for damage by completing and recommending implementation of flood hazard mitigation projects, such as upgrading culverts and bridge crossings. Tom Humphrey, Community Development Director, added that when the City replaced the box culvert on Scenic Avenue with moneys received from Douglas County, a bridge was put in that allowed for more capacity. Over time, with the results of maps and recommendations of consultants, the City will be able to replace other culverts in order to mitigate potential harm. Commissioners took a short five minute break at 6:50 p.m. and afforded those persons in the audience the opportunity to visit with staff and ask questions about the new ~'EMA map. The meeting was resumed at 6:55 p.m. There were no conflicts or ex paste communications to disclose. The public hearing was then opened and as na one came forward to speak either for ar against the business at hand, the public hearing was closed. Justin hurley made a motion to approve Resolution ?79 forwarding a favorable reco~oame~ndation to the City Council for the City of Central Paint to consider amendments to Municipal Code Chapter 8.24, Elood Damage Prevention. Pat Beck seconded the motion. ROLL CALL: Moczygemba, yes; Hurley, yes; Beck, yes; Schmeusser, yes; and Samuelson, yes. Motion passed. Justin Hurley made a motion to approve Resolution 780 forwarding a favorable recommendation to the City Council for the City of Central Point to consider amendments to Municipal Code Chapter 17.57, Fences. Tim Schmeusser seconded the motion. ROLL CALL: Moczygemba, yes; l-lurley, yes; Beck, yes; Schmeusser, yes; and Samuelson, yes. Motion passed. VIII, ADMINISTRATIVE REVIEWS IX. MISCELLANEOUS X. ADJOURNMENT Tim Schmeusser made a motion to adjourn the meeting. Rick Samuelson, Jr. seconded the motion. Meeting was adjourned at 7:00 p.m. Plannifzg Cvn~mission. Alinittes February 1, 2011 Page 4 The foregoing minutes of the February 1, 2011 Planning Commission meeting were approved by the Planning Commission at its meeting on the day of 2011. Plaruiing Commission Chair CITY QF' ~~I~ITRAL PoI~IT ~ ~YAT~R R~S~RY4IR G©1tiIDITIaI`IAL, USA P~RNIIT Ci_y of Central Point,"Ore~_on ____ 140 S 3rd Street, Central Point, OR 97502 541.664.3321 Fax 541.664.6384 www.centra Ipoi nto repo n.gov CENTRAL. POINT ~.. _ . L:. Coro m u n i~__ Development Tom Humphrey, AICP Community Development Director STAFF REPORT March 1, 2011 AGENDA ITEM: File No. T 10].4 Consideration of a Conditional Use Permit for the proposed construction and use of a municipal water reservoir located in the R-2, Two-Family Residential zoning district and identified on the Jackson County Assessor's map as 37S 2W 02BA, Tax Lots 503 & 702 and located at ] $1 W. Vilas Road, Central Point, OR 97502. Applicant: City of Central Point; Agent: Neathamer SurveS~ing, Inc. STAFF SO~ Dave Jacob, BACKGROUND: ``--~' The Applicant is requesting a Conditional Use Permit to allow for the construction of a three (3) million gallon public water storage reservoir, pump station, and related water distribution system on 4.57 acres of undeveloped land. Surrounding Zoning. The proposed water reservoir site is zoned R-2 (Residential -Two Family). The adjoining properties to the north are also zoned R-2. Properties to the east and south are zoned M-1 (lndustr-ial), and properties to the southwest are zoned R- l {Residential -Single Family}. Don Janes Memorial Park borders the west side of the project site (see Figure 1). During design of the reservoir, the Public Works Department held two public meetings to provide opportunities for neighborhood review and comment on the reservoir's Page 1 of 4 ,,~~`r,~`Q + Stxtioc {Apprmc.) ~" ~- j I i- ~ _ ;' i ,< , ,~• Lori Jo ~ Memor[al Park j tap n apace Proposed Watrr i~~ ~ ~ Reservoire Site ' (Approx) M-1- Iaduatrial ~~NMOUNTAINAVE - '~ ~-~ ~,~--.T i ~~__ . K_1~K - Single Eargit~• k ential Figure 1. Zoning Map conceptual plans. Notice of these meetings was sent to all adjoining property owners. No written or oral objections were received as a result of these neighborhood meetings. Because the reservoir abuts and is incorporated into the design of Don Jones Memorial Park, the Central Point Parks Commission reviewed the reservoir's conceptual plans. In January 2010, the Parks Commission approved these plans. Capital Improvement Authorization: The reservoir and support facilities are identified in the City of Centzal Point Water System Master Plan approved in January 2D091 by the City Council. Construction of the reservoir is funded for FY 2011-12 and will begin in June 2011. The project is slated to take roughly 15 months to complete with the goal of being in service by sununer 2012. Project Design: The proposed water reservoir's height will be twenty feet above grade with five feet underground. A maximum building height of thirty-five feet is allowed in the R-2 zone. To lessen the visual impact of the proposed structure, the Applicant has developed a Landscape Plan (Attachment "D"} that uses natural screening to integrate the site into the surrounding neighborhoods. The landscaping design for the developed portion of the subject property will include a variety of low groundcover plantings, evergreen and deciduous trees, mixed with a variety of shrubs. Plants will be placed along the north, west., and south sides of the reservoir to serve as a landscape buffer. Also on the north, west, and south sides of the reservoir, the grade has been raised lowering the apparent height of the reservoir, physically and visually incorporating the reservoir into Don Janes Memorial Park. The east side of the site adjoining the industrially zoned properties will be fenced. As a condition of approval, the applicant will develop a landscape plan for this area. For security purposes, an eight foot fence will encircle the entire water reservoir site including the service building. Solar panels will be placed on the top of the water reservoir to provide elecMcity far the site. These panels will be placed in such a way as to limit their visual impact. As an accessary to the reservoir, and as a part of this application, a pump station serving the reservoir will be located within the Whispering Trees subdi~nsion and is shown on Attachment "C" as "Tract A". As a condition of the subdivision approval, the Applicants will deed Tract "A" to the City of Central Point for use as a pump station. Tract A as identified on the tentative plan map is designed to contain the subsurface pump station and master water meter facilities to serve the City's future water storage facility. Placing the pump station facility at this location will maximize water pressure capabilities far both the proposed resez~-oir and other water distribution system improvements designed to address water storage, fire flow, operational efficiency, and system reliability. The pump station will be primarily underground and there will be no antenna on the new site (see Figure 2). No fencing will be required around the station. T11e area will be landscaped with lawns, shrubs, and flower beds and will be maintained by the Applicant. As a condition of approval, the Applicant will submit a landscape plan for this site. ~ City Council Resolution I~To. 12x8 Page 2 of 4 It is also the objective of the Project's design to utilize the subject property and the adjoining Don 3ones Memorial Park to include additional features such as a community garden, meandering pathways, and grading and landscaping which will assist with blending the facilities into the park surroundings and the adjoining residential neighborhood. A landscape plan has been submitted with the application (Attachment «D»). Project Access: Ingress and egress for the proposed water reservoir will be provided via a future public street, Singing Grass Drive, which will be a part of the planned Whispering Trees Subdivision located directly north of the reservoir site. A reservation for a future public street and public utility easement has been dedicated to the city. The Applicant will minimally improve Singing Grass Drive to City standards, including all necessary public utilities, but no curb, gutter, or pavement. The street will be completed (pavement, curb and gutter) by the owners of the subdivision as a condition of approval of that subdivision The Applicant has stated in their findings that all requirements as outlined under CPMC 17.76.040 have been met. (Refer to Attachment "B"} ISSUE(S): The primary issue, as with all such facilities, is the visual impact to the abutting neighborhoods. As noted in Attachments "D" and "E", the facilities design has reduced, to the greatest extent reasonable, the visual impact of the reservoir. The pump station will be relocated from its current location at the intersection of W. Vilas Road and Twin Pines Court to the W. Vilas Raad entrance of the proposed Whispering Pines subdivision (Tract "A") and will consist of a vault, water meter, and antenna. The site will be landscaped using lawn, flower beds and shrubs consistent with the residential character of the proposed subdivision and maintained by the Applicant. Page 3 of 4 3 Figure 2. Existing Pump Station CONDITIONS OF APPROVAL: 1. Conditions a`s listed by the Central Point Building Department (Attachment "G") 2. A building permit is required for fences o~~er six (6) feet in height in the R-2 zone. 3. Conditions as listed by the Central Point Flood Plain/Stormwater Coordinator {Attaclnnent "H"). 4. Conditions as listed by the Rogue Valley International Medford Airport (Attachment «I») 5. Condirions as listed by Jackson County Roads (Attachment "J"). 6. Prior to issuance of any building permits, a final drainage plan for the west side of the site, including the adjoinilig portions of Don Jones Memorial Park, must be submitted for review and approval with the building permit. 7. Prior to issuance of any building permits, a landscape plan for east side and north east corner of the fenced section of the water reservoir and a landscape plan for the Tract "A", the pump station, will be submitted for review and approval with the building perniit. Refer to Attachment "A" ATTACIi11~IENTS: Attachment "A" -Planning Department Findings of Fact Attachment "B" - - Applicant's Findings of Fact Attachment "C" - Site Plan Attachment "D" -Landscape Plan Attachment "E" - Suggested Plant List Attaclunent "F" - Water Reservoir Elevations Attachment "G" -Building Department Comments Attachment "H" -Flood Plain/Stormwater Coordinator Comments Attachment "I" - Rogue Valley International -Medford Airport Comments Attaclunent "J" - Jackson County Roads Comments Attachment "K" -Resolution ACTION: Consideration of Resolution No. , approving the proposed Conditional Use Perniit. RECOMMEND ATION: Approval of Resolution No. ~, granting a Conditional Use Permit. Page 4 of 4 FINDINGS OF FACT AND CONCLUSIONS OF LA`VV File No: 11414 INTRODUCTION In the matter of a conditional use permit for the proposed constructian of a municipal public water resen~oir. The proposed water reservoir is located in an R-2 Residential, Two Family zoning district and identified on the Jackson County Assessor's map as 37S 2W 02BA, Tax Lots 503 & 702 and is located at 181 W. Vilas Road, Central Point, OR 97502 (Applicant: City of Central Paint; Agent: Neathamer Surveying, Inc.} Chapter ,17.24 - R-2, Residential Tivv-Family District 17.24.03(1 Conditional Use. The, following acs~s and their accessory uses a~•e pertnftted ira the R-~ dist~•ict when author°ized by the planning commission. in czccordatace with. Chapter 17.76: C. Pasblie and public utility buildings, structures and zcses, but not including corporation, storage or' repair yards, tivm-ehouses and sinzilar• uses; Finding: By definition, the water storage reservoir is a public facility and therefore classified as a conditional use in the R-2 district. In addition to the conditional use permit requirement, the proposed water storage reservoir, pump building, and pump station must comply with all the development requirements for building height, coverage, and setbacl~s required in an R-2 district. Conclusion: The proposed use is required to secure a conditional use permit per Section 17.76, Conditional Use Permits. 17.24.040 Height regulations No building ar strzrctasre shall exceed thir•t~~ five feet irz height in an R-2 district. Finding: The Applicant and their agent have verified elevation data within and adjacent to the subject property. The reservoir height is based on the initial five feet being placed below grade, leaving 20 feet of the structure above grade. The pump station located on Tract "A" consists of a concrete vault that is at ground level. Conclusion: The proposed site use meets this criterion. 17.x4.050 Area, width and yard requirements. The following lot ~°equi.rerrzents shall be obser-~fed i3z the R-2 dists-rct: A. Lot Area. The lot area shall be a mininrartzz ofsix thousand sgziare•feet tt~ith. corner lots being a minintz~m of seven tliousarzd square fect. B. Lot Width. Tlie minimum width ~f a lot shall be sixty feet, with corner- lots being a nairzinzufn ofsevent_y feet itz widtli. C Lot Depth. No requirements. D. Front Yat-d. The front yard shall be a mininrtsm of twenty•feet. Page I of 6 `) E. Side Yard. Side yards shall be a rrainimurra of five, feet per story. Side ycat°ds abutting a street shall be a rninirrzurn of ten feet; provided that, side yards abutting stf°eets .shall comply with the follo~a-ing: 1. Sighs distance and clear vision area regisit°erraents set forth. in the public works standards; 2. Special setback f-ales set forth in Section 17.60.090; and 3. For structures or a part of any structzsre served b}? a drivex~ay located on tlae side yaj•d, the minimaam side yard setbacl~ for that part of the structure set~ving the driveway, satclz as a garage or car port, shall be t}venty feet, F Rear' Yard. The f°ear yar°d shall be a »tinimuna o f ten, feet. G. Not,a~ithstanding the yard regxrirements above ayad depending on the location of the lot, special setback r°egtcirerraents m.m~ apply- as specified in Section 17.60.090. Finding: As proposed, the reservoir, the pump building, and the pump station will meet all required setbacks. Tract "A", as identified an the tentative plan map, is designed to contain the subsurface pump station and master water meter facilities to serve the City's future water storage facility to be located on property adjacent to and south of the subject parcel. Tract "A" does not meet minimum lot area or lot width but will not be used for residential purposes. It will be dedicated to the public as part of Phase I of the Whispering Trees subdivision and acknowledged as such on the final plat map. Conclusion: The proposed site and use meet this criterion. Y7.76 020 Information requiredZ An application for a conditional use pef-mit. shall inclz.tde the folloi•iling information: A. Name acrd address of the ~4pplicant; B, Statement llaat the Applicant is tJae owne3^ of the propert)~ or is trae author^ized agent of tlae owner; C. Address and legal description or the assessor's parcel number of the propert~l; D. An accurate scale drawing of'the site and inapr•ovements proposed. The drat-i~~ing roust be adequate to enable the planrairtg commission to determine the compliance of the pr°oposul with the requir-enaents of this titlc~,- E. t1 statement indicating the precise manner of compliance with each. of the applicable provisions of dais title together with anv other data per•tirzerat to the findings prerequisite to the granting of a z.rse perrrzit. Findng: The Applicant has submitted all of the necessary information to proceed with the review of this application. Conclusion: The application submitted meets this criterion. 17, 76.040 Findings acrd cnnditiofxs. Tlae plaranrzg commission, ira gr°antirag a cor~tdition.al use permit, shall f rzd as follows: A. That the site for the pi-opvsed tsse is adequate in size and shape to accommodate floe lase and to meet all other development and lot requirements of the subject zoning district and all other provisions of'this code; Page 2 of 6 ~" Finding: Per the Applicant's findings, the existing space is adequate in size and shape to accommodate the proposed use. The sites are currently vacant and have no existing utilities. Conclusion: The proposed sites and use meet this criterion. B. 7{aat the site has adequate access to a public street or high~a~ay and that floe stz"eet or highway is adequate in size and condition to effectively accommodate the traffic that is ~~pected to be generated by the proposed use; Finding: Ingress and egress for the proposed water reservoir will be provided via a future public street, Singing Grass Drive, which will be a part of the planned Whispering Trees Subdivision located directly north of the reservoir site. A reservarion for a future public street and public utility easement have been dedicated to the city. The Applicant will minimally improve Singing Grass Drive to City standards, including all necessary public utilities, but no curb, gutter, or pavement. The sheet will be completed (pavement, curb and gutter) by the owners of the subdivision as a condition of approval of that subdivision Conclusion: The proposed use meets this criterion. C. That. the pf°oposed zsse will have no significant adverse effect ozz abutting property oz" the pej-rn.itted z.cse thereof. In. making this detejmination, the commission. shall consider- the proposed location of ~irrzprovenzents on. tl2e si.te,- vehicular ingress, egress and internal ci.z°cula.tion; setbacks; height of`buildi~zgs and stratctures; ~-vans arzd,ferzces; landscaping; outdoor lightizag; and signs; Finding: As stated above, the reservoir and t11e pump building meet existing setback requirements. While Tract "A" does not meet lot size and area requirements, it will be deeded to the City for the pump station and will not be used as a residential site. Once the construction work on the site is eonzpleted, vehicular traffic will be limited to maintenance on the sites and access to the community garden that will be developed on the northeast comer of the site. The proposed water reservoir site will be landscaped as per the attached Landscape Plan (Attachment "b"} to itnprave the aesthetic value of the site. The landscaping design for the developed portion of the subject property will include a variety of low goundcover plantings, evergreen and deciduous trees, mixed with a variety of shrubs. Plants will be placed along the north, west, and south sides of the reservoir to provide a natural screen. Additionally, a sloping grading plan has been designed for the west and north sides of the resen~oir. This area will provide a physical buffer between the park and development planned to the north of the site. Tract "A", the pump station site, will also be Iandscaped with flower beds, shrubs, and lawn. The site will be maintained by the Applicant. The area of the project site facing east will have the eight (S} foot high chain link security fence. ' Page 3 of 6 r~ As proposed, a portion of the water reservoir site will be integrated with the adjoining Don Jones Park, These features will include a c;ornrnuiuty garden located on the northeast corner of the property, a system of pathways, and an amphitheater. Concerning site lighting, the pedestrian paths will have the same lighting as those located at Don Jones Park. These lights are directional focusing only on the paths and will not impact neighboring properties. The reservoir yard will have limited directional lighting which will focus only on the yard area. These lights will not be any more intrusive than a standard street light. A chain link fence will be placed around the reservoir and pump building. Federal regulations for public water systems require an eight (8) foot security fence be placed around a water resen~oir facility. In the R-2 zoning district, fences above six (5) require a building permit. Digital video cameras will be posted on each of the four canters of this fence around the perimeter of the reservoir site to provide for additional site security. These cameras will be directed towards the water reservoir. Conclusion: The Applicant will acquire a building permit for the required fencing. As designed, the proposed use will not adversely affect abutting properties or the use thereof. .D. Tlaat the establisl~merat, nznintenance or operation of the use applied for will comply with. local., state arad, federal health and safety r•egxclatioras and therefore will riot be detrimental to the health, safety or general tivelfare of persons residing or workzrag in th.e sztrr•our2ding neiglabor-hoods and hill root be detrimental or injurious to tlae property arzd improvements in tl2e neighborhood or to the goner°al 1-velfare ~f tlae community based on the review of'those factors listed in sarbsection C of this secti.orz; Finding: The Applicants Findings and Plan are in compliance with all applicable City regulations. Conclusion: The Applicant has or intends to meet this criterion. E. That arai- conclittorrs required for apps•oval of the permit are deemed necessary to protect the p~arblic Iiealth, saJet~~ acrd general ~-velfare and may include: T. Adjisstrraerrts to lot size or yard areas as needed. to best accorrarraodate tl1e proposed use; pr°o~Jicled the Lots or yard areas confvrrn to the stated minimum. dirnensr'ons for' floe subject zoning district, cenless a variance. is also granted as provided for in Chapter° 17.13; Finding: As stated above, the existing site for the proposed water reservoir is adequate in size and shape to acco:mrnodate the Applicant's proposed use. As stated above, the Tract "A" site for the pump station does not meet lot size and width requirements for residential uses but is of adequate size for the pump station. Conclusion: The Applicant has or intends to meet this criterion. Page 4 of 6 8 2. Increasing street. widths, tnodifrcrations in st~•eet designs or addition of'street signs or traffic Signals to accommodate the traf~c generated by the propasecl use; Finding: Ingress and egress for the proposed water reservoir will be provided via a future public street, Singing Grass Drive, which will be a part of the planned Whispering Trees Subdivision located directly north of the reservoir site. A reservation for a future public street and public utility easement have been dedicated to the city. The Applicant will minimally improve Singing Grass Drive to City standards, including all necessary public utilities, but no curb, gutter, or pavement. The street will be completed (pavement, curb and gutter} by the owners of the subdivision as a condition of approval of that subdivision Conclusion: The proposed use meets this criterion. 3. Adjustments to off-street par~-ing regacirements in accordance with any unique characteristics of'the proposed arse; Finding: Five off street parking spaces will be provided for the community garden site which will be adequate to meet that need. Parking far the proposed water resenroir will be provided within the fenced area around the site. Planned off-street parking and ingress and egress points are adequate to serve the proposed use. Conclusion: The proposed use meets this criterion. 4. 12egulatior2 of ~pvi.nts oj'vehicular• ingt°ess and egress, Finding: Ingress and egress for the proposed water reser~~oir will be provided via a future public street, Singing Grass Drive which will provide access to W. Vilas Road. Applicant states that these points of ingress and egress will be adequate for the site, Conclusion: The proposed use meets this criterion. S, Requiring landscaping, irrigation systems, lighting arad a propet•t3r maintetaunce pr•vgram, Finding: Plaru~ed landscaping, irrigation, lighting has been designed to lessen the impact of the water reservoir on surrounding developments. The inclusion of park uses with the water reservoir site allows for integrat7on of uses and more effective screening of the use from surrounding neighborhoods. Concerning site lighting, the pedestrian paths will have the same lighting as those located at Don Jones Park. These lights are directional, focusing only on the paths and will not impact neighboring properties. The reservoir yard will have limited directional lighting which will faeus only on the yard area. These lights will not be any more intrusive than a standard street light. Conclusion: The proposed use meets this criterion. Page 5 of 6 (3 6. Regulation. of "signs and their locatior~s, Finding: No signs are planned for the proposed water reservoir site. Conclusion: The proposed use meets this criterion. 7. Requirirtg_fenees, ber~rns, walls, landscaping or other devices of organic or^ aYtxficiul conzpositiorl to eliminate or reduce the effects of'rtoise, vibrations, odors, visual iracorrrpatibilit}~ OY Other 2lndesir"able ~f f ectr vn. S'azYYO'undlrlg pl~oper•ties, Finding: As stated above, landscaping has been designed to lessen the impact of the proposed water reservoir. A berm will be built up around the south, west, and north sides of the reservoir to more etTectively screen the structure. Security fencing will be placed around the reservoir and the pump building but will be screened by trees and shrubs. The Applicant has agreed that prior to issuance of any building permits, a final drainage plan far the west side of the site, includiYig the adjoining portions of Don Jones Memorial Park, must be submitted for review and approval with the building permit. Conclusion: The Applicant has or intends to meet this criterion. 8. Regulation. of time of opef°atiorls.for° cef°tain types of'uses if'tlzeir operations may adversely affect privacy oY sleep of'persons residing r~tear•by or° otherwise conflict with other conzrnunity oY rzeiglzbor^hood,functions, Finding: Construction will take place an weekdays only. Prior to the start of construction, a schedule will be presented to the City Council for approval. Once coiLStruction is complete, hours of operation for Don Jones Park and the planned community garden are 6:00 a.m. to 10:40 p.m. Hours of operation for the water reservoir are expected to be between 7:04 a.m. and b:04 p.m. so should have no impact on the surrounding neighborhood. Work on the reservoir site will be limited to regular reservoir, pump house, and pump station maintenance. Conclusion: The Applicant has or intends to meet this criterion. 9. Establish a time period within Z.vhiclt the subject land rsse must be de>>=eloped, 10. Requirement of'a bond or other- adegl~ate assrcrance within u specified peI-iod of'tirrte, 11. Such other conditions that ar^e found to be necessary to protect the public health, safet7~ and general xa~elfaYe. Finding: Construction of the water reservoir on the subject property will begin in June 2411. The project is slated to take roughly 15 months to complete with the goal of being in service by summer 20 i 2. Conclusion: The Applicant has or intends to meet this criterion. Page b of b ~- ATTACH~E~T" ~ " BEFORE THE CTI'Y OF CENTRAL POINT JACKSON COUNTY, OREGON IN THE MATTER OF AN APPLICATION FOR ) CONDITIONAL USE PERMIT APPROVAL OF } EXI-IIBIT "A" A PUBLIC WATER STORAGE TANK AND } PUMP STATION FAC'II~ITY LOCATED ON ) FINDINGS OF FACT WEST VILAS ROAD, IN THE CITY OF } CENTRAL POINT, JACKSON COUNTY, OR. ) AND CONCLUSIONS OF LAW APPLICANT: City of Central Point ) AGENT: Neathanaer Surveying, Inc. ) L BACKGROUND AND SUNIlVIARY The Applicant is seeking Conditional Use Approval fax a public 3.0-million gallon water storage distribution system reservoir, pump station facility and related water distribution system improvements to be located on the subject property, located within the R-2 (Residential Two-Family) zoning district. The subject property {Jackson County Assessor's Map Number 37 2W OIBA, Tax Lots 503 & 702) is located along the south side of West Vilas Road. The total project site area is 4.57 acres and is currently undeveloped. As shown an the Exhibit "B" Site Plan included within the application materials, the applicant also proposes to utilize portions of the subject property to create joint public uses with Don Janes Park located to the west {Jackson County Assessor's Map Number 37 2W O1BA, Tax Lot 1100). The adjoining properties to the north {37 2~V O1BA, Tax Lots 500 & 700) are similarly zoned R-2 (Residential Two-Family}, while the developed properties to the east and south are zoned M-1 (Industrial}. Properties to the southwest are zoned R-1 {Residential Single-Family). Don Jones Park exists to the west of the subject property. In regards to existing utilities, there are no services to the subject property at this time. While no official Pre-Application Conference was held, there have been multiple meetings of a similar nature between the applicant, project design team, project agent and members of the Central Point Community Development staff. During the course of these meetings, there have been specific discussions related to the proposed site and to address those procedural requirements pursuant to Sections 17.24, 17.72 and 17.76 of the City of Central Point Land Development Code. As will be discussed within these findings, it should be noted that this application is being submitted and reviewed concurrently with a land use application associated with the adjoining property owned by Dennis and Bailee Patterson {Jackson County Assessor's Map Number 37 2W O1BA, Tax Lots 500 ~ 700). The land use application far Tax Lots 500 & 700 is fora 21-lot residential land division named Whispering Trees Subdivision. The subject property and the above-mentioned application have direct relations pertaining to overall site development of their respective properties, in particular with regards to the proposed future public street {Singing Grass Drive}. Said street will provide ingress and egress to the subj ect property and is proposed to the City's 56-foot wide Standard Local Street design standards. The primary infrastructure of said street shall be constructed by the applicant to provide public access to the subject property. Said infrastructure, as depicted on Exhibit "I" Preliminary Master Utility Plan included within the application materials, will include necessary public utilities such as water, storm and City of Centro! Point 1 ~_ Findings, Conditional Use Permit sewer. The proposed Whispering Trees Subdivision to the north shall complete construction of the proposed future public street as part its conditions of approval, in adherence with the City's design standards within the R-2 zoning designation. These improvements, as shown in said Exhibit "I", will include such items as curb, gutter, public utilities, and street lighting. The public street right-of--way for the entirety of the proposed future street has been dedicated to the City prior to this application submittal. The proposed pump station itself is proposed to be within that area labeled withi~i said subdivision as Tract A, located at the northeast corner of the proposed land division and as depicted on the Exhibit "I" Preliminary Master Utility Plan. Placing the pump station facility at this location enables maximization of water pressure capabilities, both for the proposed new reservoir and additionally related water distribution system improvements that have been designed to address the growing need within the City for additional water storage, fire flow, operational efficiency and overall system reliability. These issues were identified in the City of Central Point 2009 Water System Master Plan, which illustrated the City's need for this infrastructure in order to meet peak day water demands and continue to provide a high level of service for i#s citizens. The water and drainage systems directly associated with the proposed reservoir use are designed to run through the proposed future public street Wind Song Lane, connecting to the existing storm drain system within Don Jones Park, This service, including that portion to be reinstalled by the developer of the proposed Whispering Tress Subdivision, is depicted within the Exhibit "H" General Tank Configuration Details, included within the application materials. As discussed above, it is also the intent of this proposed conditional use to further utilize the subject property and its neighboring relatiozlship with Don Jones Park located to the west. This proposal includes such features as a community garden, meandering pathways that provide pedestrian connectivity to said park, and aesthetic landscaping and grading to assist in blending the reservoir facilities into the neighboring park surroundings. This design has been approached in such a manner to stress opportunities to provide an overall pleasing and safe environment far the public, accomplishing key goals while incorporating sustainable design features when feasible. II. ADDTTIONAL E~~TTS PROVIDED Conditional Use Permit Application Form, together with the following items pursuant to or to assist with addressing the required submittals stated within the City of Central Point Application and Code: Exhibit B - Site Plan Exhibit C - Aerial Photograph Exhibit D ~-Assessor's Map of Project Site Exhibit E - NSI Agency Authorization Form Exhibit F - Preliminary Title Report & Mailing Labels Exhibit G -Landscape Plan & Suggested Plant List Exhibit H -General Tank Configuration Details (4) Exhibit I -Preliminary Master Utility Plan, Whispering Trees Subdivision III. APPROVAL CRITERIA & FINDINGS The following provisions of Sections 17.24, 17.72 and 17.76 of the Central Point Land Development Gode apply to the subject property, and are addressed as summarized below; Criterion 1 Chapter.17.24 - R-2, RESIDENTIAL TWO-FAMILYDISTRICT 17,24,030 Conditional uses. City ot'Ceutra] Point 2 ~, Findings, Conditional Use Permit The following uses and their accessory uses are permitted in the R-2 district when authorized by the planning commission in accordance with Chapter 17.76.' C Pzrblic and public utility buildings, structures and uses, but not including corporation, storage or repair yards, warehouses and similar uses; FINDING -This application proposes uses of the subject property that are for the benefit, enjoyment, and continued quality of life for the public, and more particularly demonstrates abest-use scenario for publicly-awned property that addresses specific needs for the City of Central Paint. The new water reservoir, pump station and associated water system distribution improvements deal with the growing need for additional water storage, fire flow, operational efficiency and overall system reliability. The proposed integration of park uses provides additional enjoyment of public park areas, with meandering pedestrian pathways and a community garden area concept that continues to show positive responses in other incorporated cities throughout Oregon. CONCLUSION -The application adequately addresses those requirements of Section ]7.24,030 and the proposed conditional use is consistent with Criterion 1. Criterion 2 17.24.00 Height regulations. No building or structure shall exceed thirty_five feet in height in an R-2 district. FINDING - At the request of the applicant, the agent has performed veri~catian of elevation data within and adjacent to the subject property. These efforts involved verifying peak roof heights and ground elevations for pertinent surrounding properties, to determine adjacent structure heights relative to the ground elevation of the subject property and the proposed height of the reservoir. The reservoir height is based on the proposed concept of burying the initial S feet, leaving approximately 20 feet of structure above grade, as shown on the Exhibit "B" Site Plan. These efforts verified that the proposed 20-foot height is consistent with peak roof elevations of structures in the area that are within the area's view shed. CONCLUSION -- The application adequately addresses those requirements of Section 17.24.040 and the proposed conditional use is consistent with Criterion 2. Criterion 3 Chapter 17.72 -SITE PLAN, LANDSCAPING AND CONSTR UCTION PLANAPPR 0 IIAL 17.72.020 Site plan approval requited A. A site plan application conforming to the requirements of Section 17.72.030 shall be mode: 1. For all construction requiring issuance of a building permit. F. No building permit shall be issued until approval, as provided in this chapter, has been obtained for any building or structure requiring plan approval according to the provisions of this title. G. Site plan applications for properties located in R-2 or R-3 districts shall be reviewed arad approved by staff'rf such applications consist of entirely new construction of a single building on a single tax lot having direct access to a public street. Staff may refer such applications to the planning commission when unusual features or circumstances of the site, building or improvements could result in an adverse impact on the neighborhood or adjacent propertaes. FINDING -The proposed Site Plan Application is consistent with applicable design standards set forth in Section 17.72.030 for issuance of a building permit. As discussed above, the proposed reservoir and joint park-related uses shall take access through the proposed future public street Singing Grass Drive, with S public parking spaces associated with the proposed community garden area located near the entry City of Central Point 3 ~. 3 Findings, Conditional Use Permit point. Pedestrian pathway connectivity via meandering pedestrian pathways exists at this entry point, as depicted on the Exhibit `B" Site Plan. However, it should be noted that there shall not be public access allowed to the water storage reservoir and related adjacent structure, to ensure public safety. 10-foot high fencing will separate the publicly- accessed areas from the reservoir use, and security cameras shall be placed at pertinent corners of the subject property as shown on the Exhibit "B" Site Plan. CONCLUSION -The application adequately addresses those requirements of Section 17.72.020 and the proposed conditional use is consistent with Criterion 3. Criterion 4 17.72.040 Standards. In approving, conditionally approving, or denying the plans submitted, the city shall base their decision on the following standards: A. Landscaping acrd fencing and the constrzrction of walls on the site in such a mcrfzner as to cause the same to not substantially interfere with the landscaping scheme of the neighborhood, and in such a manner as to use the sanze to screen such activities and sights as might be heterogeneous to existing neighborhood uses. The planning commission may require the nzaintairzing of existing trees for screening purposes and for sound and sight insulation from existing neighborhood use; B. Design, number and location of ingress acrd egress points so as to improve and to avoid interference with the traffic flow on public streets; 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 be used and capable of use, and in such a manner as to improve and avoid interference with the traffic flow on public streets; D. Signs and other outdoor advertising strrtctures to ensure that they do not conflict with or deter from traffic control signs or devices and that they are compatible with the design of their buildings or uses and will not interfere with or detract from the appearance or visibility of nearby signs; B'. Accessibility and sufficiency of fire fighting facilities to such a standard as to provide for the reasonable safety of lie, limb and property, including, but not limited to, suitable gates, access roads and fire lanes so that all buildings orr the premises are accessible to frre apparatus; p'. Compliance with all city ordinances and regulations, including Section 16.20.0$0 pertaining to the nzaximurn number ofsingle family dwellings or dwelling units allowable on cul- de-sac streets, and applicable state laws; G. Compliance with such architecture and design standards as to provide aesthetic acceptability in relation to the neighborhood and the Central Point area and its environs. The architecture and design proposals may be rejected by the planning commission iffound to be incompatible with the existing architectural or destg~z characteristics of adjacent properties or uses. In addition, the planning commission reserves the right to establish additional height, setbacl~ buffering, or other development requirements that may be necessary to ensure land use compatibility and ensure the health, saffety, and privacy of Central Point residents. FINDINGS -The proposed Exhibit "G" Landscape Plan and Suggested Plant List reflect the applicant's efforts to provide an aesthetic value to the currently vacant property through professional design and landscaping. As shown on said plan, landscaping design for the developed portion of the subject property contains a variety of low ground-cover plantings, with evergreen conifers and deciduous shade and ornamental trees mixed with a variety of shrubs and said ground cover that will continue to mature over time. Cit}~ of Central Point 4 ~- j Findmgs, Conditional Use Permit Fencing along the perimeter of the water reservoir facility will be i 4-foot tall, with deciduous screen trees placed along the northerly, westerly and southerly sides of the reservoir to assist with a visual screening effect. As shown on said Exhibit "G", a sloping grading plan is shown for the face of the reservoir facing west towards Don Jones Park, and north to the future residential subdivision. This greatly assists with a screening effect to minimize the visual impact of the reservoir itself. Vehicular access to the subject praperty shall be taken solely ftom the proposed future street Singing Grass Drive, which connects directly to West Vilas Road. As discussed in the above-mentioned meetings with City sta#f, impact to the existing public street {West Vilas Road) has been deemed adequate for the minimally anticipated use, with no additional access points required. CONCLUSION -The application adequately addresses those requirements of Section 17.72.040 and the proposed conditional use is consistent with Criterion 4. Clriterion 5 17.76.040 Findit:gs and conditions The planning commission in granting a conditional use permit shall find as follows: ~. That the site far the proposed use is adequate in size and slurpe to accommodate the rase and to meet all other development and lot requirements of the subject zoning district and all other .provisions of this code; R, That the site has adequate access to a public street or highway and that the street or highway is adequate in size and condition to effectively accom»todate the traffic that is expected to be generated by the proposed use; C. Tluzt the proposed use will have no significant adverse effect an abutting property or the permitted use thereof In making this determination, the commission shall consider the proposed location of improvements on the site; vehicular ingress, egress and internal circulation; setbacks; height of buildings and structures; walls and fences; landscaping; outdoor lighting,- and signs; D. That the establishment, maintenance or operation of the use applied for will comply with local., state and federal health and safety regulations and therefore will not be detrimental to the health, safety or general welfare of persons residing or working in the surrounding neighborhoods and will not be detrimental or injurioz~s to the property and improvements in the neighborhood or to the general welfare of the community based on the review of those factors listed in subsection C of this section; E. That any conditions required for approval of the permit are deemed necessary to protect the public health, safety acrd general welfare and may inclrule: S, Requiring landscaping, irrigation systems, lighting and aproperty maintenance program, 7, Requiring fences, berms, walls, landscaping or other devices of organic or artificial composition to elimitrate or reduce the effects of noise, vibrations, odors, visual incompatibility or other undesirable effects on surrounditrgproperties, 11. Such other conditions that are found to be necessary to protect the public health, safety and general welfare, FINDING - As proposed, the reservoir acid joint park uses demonstrate abest-use scenario for the subject property, providing in-fill development of publicly-awned property while enhancing tt~e safety of the public and ensuring optimal efficiency of the City's water distribution systems. The subject property is sufficient in size and shape to accommodate the proposed uses and these uses shall not have any significant adverse impacts on adjoining properties. The proposed integration of public use with the adjoining Don Jones Park is an added benefit to the public, as is the proposed community garden area. Adequate access to a public street is provided, in particular by providing pedestrian connectivity to Dan City of Central Point S 1 J Fuidings, Conditions! Use Permit Jones Park via the proposed pedestrian pathways. The proposed fencing and landscaping reflect the desire of the applicant to ensure public safety while enhancing livability. CONCLUSION -The application adequately addresses those requirements of Section 17.76.04Q and the proposed conditional use is consistent with Criterion 5. The Commission concludes that the request complies with Sections 17.24, 1.7.72 and 17.76 of the Central Point Land Development Code. Respectfully submitted, NEAT'HAMER SURVEYING, INC. By: C Neath er City o€Crntral Paint 6 Findings, ConditionaF Use Permit ~\ \~ / ~~ t ~., ~ ~ i ~G , " ~ . / `~ ~ \~ ~ j . \ ~ ..~ ~ ~ ~i ~ ` - i _ - - / ~ . g ~ ._. . \ `. \ °' +~ ~\ ~ 1 ~ ~ ® ~ 't L ~~ ~ ~ ® ~ y___ _ ___~_ Z t I I ~o - - - o m ~z ~ Z -9 rn ~~~ Z~ m~~ _ ~ a ~~o ~ N ,~ D - ~ ~,. ~ ~. r ,. '., r J . -- ~'~ ~ `C ~~~ ~~~~~~ \ \' \ P , ~~~ PROPERTY LI 't Ali ~,..i ~ . l ~ f ~\ /, m ~..j~ ~~25 Ili + '' 1 ~ ~ ...:x ~ O a ~;l ~ ~ O ~ ~~'-~~ u, _ ~ /~ r ~ ~ y [N1 r~~ Z O ~ m~ z mFN ~ ~ ~i ~ ~ z / ~ ~ Tnm Q m m m ~ ~ ~_~O - ~ fir; / ~ a z ~ ~ / ~ ra4 po `/ m~ ~ ~~ v ~' aZ / Z m T •--~ FFNC PRO ERTY LONE ~~ \ / ~~ m v v'n n ~ Q>~~i~ ~~ ~ v ~~~ ~/ ~~ m ~ ~~~ m~~ m ~O A ~ L7 S Q iJ/ ~wM ~ ~~ n ~ ~ ~. ~ ~ ~` e ~ ~.: CDCD ~ ~ o 9 ~ z ~ px~~~ ~ Cn C~ g3 m `~} + ~ ~ ~ ° CENTRAL POINT WATER TANK CENTRAL POINT OR 97502 q 3 `?~s ~ ~ -~ ~ n ~ , i ~ ~ ~~~ ~ " s --i cn If [ A :~~ ~. E ` ~~ ~[ f ~ ' -- . -~~'- h~'c. s •~~I .. . EXHIBIT "C" ~~~,f ~ '~ r f ~ ~ ~~ -1 ~' " '` ~ • { . ~ 70d . ~' ~ ! , ~' t ~' • y i 4 + ' ~` ' y ~` ~~ ~' {~ _ ~: ._ : ~~ ~I - - *. »~ ;~ . .~ _ ,, - ~ ~~ ,~ y ;~. ~ < - , ~ >~ . ,~ . ,_ ~ ~ ., ~ / ,.i' ~ r 7~/~G I •"~~~; ~: ~-_~- ~: ~~ soy .~ ~~ ~: _ ~: ,~ E __ _. I-lease rc c•,cie aih ,n.crer. ctt~cc or~Ge wncr ~~ INPD~A77ON TECHNOLOGY 372W1 BA TLs 503 & 702 P7'4tltCouMer Legend Selected Features G Tax Lot p~irl~s {oran colorfar nerfal~ Tax Lot Numbers Cauniyvride Color An ria I PFtoSos 20~ 5 ~. $ als DATA 07~rz010 T:211S AMf : John WLyF{ ~~~ n `~~ .~ a ,.. s . f~.(. ~~ 11 ~ ~ ' A ..~pb M*~' v ~ c7 \11 ~ b * ~ a ~ $ V /.~ y ^ z~ d ~ ,.. o ~ a~ _ ,n' 'g s; KS ~~ w E~O_ / i },OQ \'~/ `~a i \~1 `~ + BIlAI3Ab' yet +1111 ~ ~ ~ ~ P ~ .~ ~ • k ~ . ~~ , I.fp~ ~ ~ 15 9 ~ ~~ xg i '1111 ~ S w ., ~ _ _ G_ I+I ~ c~ E ~ ~ n b s c t TABLE ~T Y, 9 ~ W s `> s., K? r ~K p o oa a f~i ~ ~ ~ ~ ~ ~ ~ ~~ ~~ ~' ~~ C zzz ~' H G ~ a . N ~. ~~ , z; ig a + ~ ~ v:,. ~ ra ~ .. ~ .. - .~. ~ a '^ ' k H N ~ z T_--Pm -g~ S ii S ~ ~g [ k 1 ~ F 0 j t ~ Bo v ~ ws a~ - --•- vo ~- s~.. ,.d ~ _ ~ x~ o - FO ka ka ~ ~ ~ $ ~ s8 s ~ S o ~ z~ 4~ ~ ;-~ a : ~ 1 ~ ~ ~ w ~~ ~ I 1 a ~~ i l` I/ ~.~ ..u N NI ~Y ~^ ^ p xo 5 $~ T•~ - ~a ~_ ~ ~ ~ ~J y o- F~ tl r ~g ~~ } o C ( X ~ ~ ~ E i E R F w. o+ x T.g i /v ~ - ' a 1 -~"~~ ~ ~ E 9 '~' a° e d n ~ ~ ~ ~ ~ ~ t .,. I $ ,~~ i k ~ i & ~ ~° ~~s ~.~, z I Rv -- ---~--. -- -..-. ..... ~a . ...... .... - '8~ ' aia2a ROCK ~~~ ~ ~~ ROAD .. A - ~~ - ~ - -~ n SFE 117AP 3T 2911A ~ ~ y ~. W J r ~'' ~ x ~o ~ ]. 9 ~ ~~ ~ ~~ ~ t t 1 ENTRAP P~ t NT LAhlDsCAPE ARCHITECTS Y Y r-~ I L. R SUPPLY P R t~J E CT _ LANDSCAPE PLAN NORTH o' sa 1zo~ ~ao~ SCALD: 1 " = 80' 2U JANUARY 11,2011 CPL4 1013 SCHEMATIC PLAN SUGGESTED PLANT LIST SYMSpL BOTANIGAL NAME -COMMON AfAME fVERGREEN CONIFERS • CUPRESSUS BAKERI -BAKER'S CYPRESS SEQUOIA GIGANTEA -GIANT SEQUOIA DECIDUOUS SHADE TREES ACER RUBRUM 'RED SUNSET -RED MAPLE QUERCUS RUBRA -RED OAK PISTACIA CHINENSIS'KEITH DAVEY' -CHINESE PISTAGHE DECIDUOUS ORNAMENTAL TREES CERCIS CANADENSIS 'FOREST PANSY' - REDBUD LAGERSTROEMIA f. 'TUSCORORA' -CREPE MYRTLE PARROTIA PERSICA -PERSIAN PARROTIA SHRUBS BERBERIS T. 'ATROPURPUREA' ~ RED-LEAF BARBERRY FORSYTHIA x INTERMEDIA'SPRING GLORY' -FORSYTHIA COTONEASTER HORIZONTALIS - ROCKSPRAY COTONEASTER ILEX C. CARISSA -DWARF CHINESE HOLLY MAHONIA AQUIFOLIUM ~ OREGON GRAPE RHAPHIOLEPiS INDICA -INDIA HAWTHORN VIBURNUM P. TOMENTOSUM -DOUBLE FILE VIBURNUM ~;,;~. ,. GROUNDCOVER ~~.. `~~'~`~~` ARCTOSTAPHYLLOS UVA-URSI - BEARBERRY ,~,,, ,,, ~~ ;~,~~~ CENTRAL PDENT LANOS~~PF AP~KIT~~TS ~ WATER SUPPLY P RAJ ECT PLANT LIST 21 JkIVUARY,~. ~„ CPLA 1013 PLANT LIST ATT~-CHI~~NT" ~ . " I I I I i~ l l i ~,~~ ~ ~~~ ~ I I I i _ v I 9~~ / ~ ~, i--- --' / tac ~i I T I I .~~e. s PEOeosan ~ ~,~. i Sri e.^ or t / .r~ / I ~ ~ i ~F~i 3 ( ex®o~n Id / / WS EO ` d P~ :F I /~ Yt7c I ~ ;oa ~ I ~ n I /~~i "~x I ~~¢r t /~ ~ I / i ~~.:'%' / ,. --~--- -~ - r .-.~~ rat io ~ s I f r.. to ,; I I ~• .. 1 M I ~j ~ ~ !I \'i~ I ~ ~ ' I I I r_ I ~i -i ~~~ -~ax I '~-- ; r r r ~0~~ I~ /;7^ I ;~ ~~~'. ~"~VI IM1i ._l .'~_f I I i` ~ I ~ I ~ f~ I I I I ----_--- - : --- =- -I I - -- --T- I --~ I ~. ~~ f I I I ~` I ~i I ' kkEiE o B e v Q~~~ i~~~~~ ~ [~ ~ ~ ~ ~ ~ a 2~~~ €~ ~~~ ~ PROPt)SED I PUti1P J-- STAT1()N PRQPpSF.D \I+ATER RESERVb1R S1TE !~ ' ra (Y x ~' ~ -- ~~ ~ ro ~~ ~ ~ r_ 6 >; ~~ z n 1:, c7 a < . M_ ~~~ R1 ~f -~ ~~ ~ c - - ~~ ~ ., t~ ~9 re qqr F; 6R k~, ` ~T'TAGf~MENT" ~ " N souNOA~r rr~ ~ s SECUAffY r~eaa PAVED PEDESTRUIN PATHS ~ _ --~ r 0 z 0 m Y z~_ b 1 1 PARKING ~ ~ ~r~ ~ a 3ECURliI' CAMEAA COMMUNITY GARDENS ~ ~ i RESERVOIR ~ BUI~U~NG (WATER TANK- 25'h X 150'w} 7_ ;,,.'p> ~ ;:,~ ,~, ,~,, CENTRAL P O I N T ~~~~~S~APE~~~h~~~~,5 WATER SUPPLY PROJECT LANDSCAPE PLAN 0' 60' 12(Y i8{)' SCALE: 1" = 6(}' JANUARY 11, 2011 CP9.A 1013 SCHEMATIC PLAN 23 ATTACHMENT "~" SUGGESTED PLANT LIST SYMBOL BOTANICAL NAME- COMMpN NAME EVERGREEN CONIFERS • CUPRESSUS BAKERI -BAKER'S CYPRESS SEQUOIA GIGANTEA -GIANT SEQUOIA DECIDUOUS SHADE TREES ACER RUBRUM'RED SUNSET' -RED MAPLE QUERGUS RUBRA -RED OAK PISTACIA CHINENSIS 'KEITH DAVEY' -CHINESE PISTACHE DECIDUOUS ORNAMENTAL TREES CERCIS CANADENSIS'FOREST PANSY' - REDBUD LAGERSTROEMIA I. 'TUSCORORA' -CREPE MYRTLE PARROTIA PERSIGA -PERSIAN PARROTIA SHRUBS BERBERIS T. 'ATROPURPUREA' -RED-LEAF BARBERRY FORSYTHIA x 1NTERMEDIA'SPRING GLARY' -FORSYTHIA ~~~~~ COTONE~ISTER HORIZONTALIS - RQCKSPRAY COTONEASTER ILEX C. CARISSA -DWARF CHINESE HOLLY MAHONIA AGIUIFOLIUM -OREGON GRAPE RHAPHIOLEPIS INDICA -INDIA HAWTHORN VIBURNUM P. TOMENTOSUM -DOUBLE FILE VIBURNUM GROUNDCOVER .~~ \~,,, ~'~ ~~ ~ ~ ARCTOSTAPHYLLOS UVA-URSI - BEARBERRY ~~,~,,~~, ~~ ~;~~~~` CENTRAL PINT ~ANOS~APE ARCFIITECTS WATER SUPPLY PR~J ECT PLANT LIST 2 ~ JANUARY 1Q, 2011 CPLA 1013 PLAN7 LIST ATTACHMENT ~~_~ 25 2~ 29 City of Cents.! Point, Oregon _ __ 144 S Third Street, Central point, OR 97502 541.664.3321 Fax 541.664.b384 www. centralpo i ntorego n,Yo~ Dave Jacola Community Planner City of Central Point 140 S. Third Street Central Point, OR 97502 ~~'TA~I~M~NT" ~ ~ENT~,~..~--- Building Qeeartrnent P+C~I NT` January 28, 2011 Re, City of Central Paint Public Water Storage Reservoir Conditional Use Permit In response to your request far comments on the above entitled matter, please note the following: 1. Building Permit Required; 2. Submitted plans must indicate compliance with 2010 OSSC...Inc. A. OSSC 107.+ Constriction Documents B. OSSC 1603 (Documents) C. OSSC 1603.1.5 (Earthquake Design} D. OSSC 1603.1.6 (Geotech Information} E. OSSC 1603.9 (Seismic Special Inspection Requrred) ~'. 1610.1- Soil lateral loads G. 1613 -Earthquake loads Please note: Occupancy category is IV (Table 1604.5 - OSSC) If you have questions, please do nit hesitate to contact me, TM: dt Sincerely, ~-~--... Todd Meador Building Official 31 Dave Jacob From: Stephanie Holtey Sent: Tuesday, January 25, 2411 2;08 PM To: Dave Jacob Subject: CUP 11014 -Water Reservoir Hi Dave, The 3.0 million gallon reservoirsite is located in Flood Zone X-unshaded, anon-regulatory flood zone, There are no applicable floodplain development requirements that apply to this application. Based on my review, a 1200-C permit is required for stormwater because the project site is 2.74 acres, This requirement applies to all projects impacting an area greater than 1.0 acre in site. Rogue Valley Sewer Services (RVS) is an authorized agent of DEQ for 1200-C permitting in Central Point and ether communities in the National Pollution Discharge Elimination System (NPDES} Phase II planning area. Please let me know if you have any questions or need additional information, Thanks. Stephanie Holtey, CFM Flaodplain/Stormwater Coordinator Public Works Department City of Central Point 140 South Third Street Central Point, OR 97502 Desk: 541-664-3321 (x244) Fax: 541-564-6384 www.centra Ig01 ntOre~On.gOV CENTRAL POINT .~ t ~., A i'7AGHM~~~" Dave Jacob From: Marcy Black [BlackMA@jacksoncounty,org] Sent: Tuesday, February 01, 2011 2:55 PM To: dave.jacob@central poin#oregan.gov Subject: Re: File No, 11014 -City of Central Point Public Water Storage The airport requests an Avigation, Naise and Hazard Easement be included in the permit process. A copy of the approved easement form can be obtained at the Airport Administration Office or County Planning Office. Thank you for the opportunity to comment. 3~ PEB:!01/201 IITUE 14; Q4 JACKSON COUNTY ROADS EAX ~Jo, 541 774 62Q5 P, 001/001 ATTACHII~ENT ~` ~ JACKSON COUNTY aoads January 28, 2011 Attention: Devs Jacob City of Central Poin# Planning 140 South Third Street Central Paint, OR 97502 Roads Engineering Rassep Logue Conxtrualion de Devefo~inenc JlAanoger 2aD AnWope Road Whll. City, OR 07503 Phone: (541)774-6255 Pmc (5.91 } 7id~295 I oigu eras je cksan cou rtty, o rg www.~acksortcounty nrg RE: City of Central Point Public Water Storage off West Vitas Road - a county-maintained section of road. Plarrnin0 Fi#e: 11014 Dear Dave: Thank you far the opportunity to comment on this Conditional Use Permit for a City of Central Point 3.4 million gallon water storage reservoir and related water distrybution system. The property is located at the terminus of the proposed Singing Grass Drive off West Vitas Road, Central Point. Jackson County Roads has the following comments: 1. Please pore West Vitas Road adJacent to the subJect property Is a county-malntalned road. 2, Utility Permits are required from Roed~ far any utility work within the Gaunty road right- of-way. Sin rel , ~"'` Russell L.ogu Construction ~ Development Manager f~1EnplnearihplDevelo~menACIT1ESICNTRLPTII ~p14.doc 34 ATTACHMENT "K" PLANNING COMMISSION RESOLUTION NO. A RESOLUTION GRANTING APPROVAL OF A CONDITIONAL USE PERNHT FOR THE CONSTRUCTION OF A THREE {3} 1VllLLION GALLON, PUBLIC WATER STORAGE RESERVOIR, PUMP STATION, AND RELATED WATER DISTRIBUTION SYSTEM Applicant: City of Central Point Agent; Neathamer Surveying, Inc. {37S 2W 02BA, Tax Lots 503 & 702 181 W. Vilas Road) File No. 11014 WHEREAS, the Applicant submitted an application for a Conditional Use Permit tv allow far the construction of a public, three (3) million gallon, public water storage reservoir, pump station, and related water distribution system on 4.57 acres of undeveloped land located in the R-2, Multiple Family Residential zoning district and identified on Jackson County Assessor's map as 37S 2W 02BA, Tax Lots 503 & 702. V~IHEREAS, on March 1, 2011, the Central Point Planning Commission conducted aduly- noticed public hearing on the application, at which time it reviewed the City staff report and heard testimony and comments on the application; and WI3EREAS, the Planning Commission's consideration of the application is based on the standards and criteria applicable to the Conditional i.7se Perniit section 17.76 of the Central Point Municipal code; and WI3EREAS, the Planning Commission, as part of the Conditional Use Permit application, has considered and fords per the Staff Report dated March 1, 2011, that adequate findings have been made demonstrating that issuance of the conditional use permit is consistent with the intent of the R-2, Multiple Family Residential zoning district, NOW, `T'HEREFORE, BE IT RESOLVED, that the City of Central Point Planning Commission, by this Resolution No. does hereby approve the application based on the findings and conclusions of approval as set forth on Exhibit "A", the Staff Report dated March 1, 2011, which includes attachments, attached hereto by reference and incorporated herein. PASSED by the Planning Commission and signed by me in authentication of its passage this 1 ~` day of March, 2011. Planning Commission Chair 3 ~i Planning Commission Resolution No. {03012011) ATTEST: City Representative Approved by me this 1St day of March, 2011. Planning Commission Chair ~~ Planning Commission Resolution No. (03012011) ~HISP~RINC `T~F~E~S SLJBDI~t'ISIQN 'T`~NTATIY~ PLAN City of Central Point; Oregon ~ Communit~r Development 140 S 3rd Street, Central Point, OR 97502 CEIVTR~-L Tom Humphrey,,vCP 541.ISb4.3321 Fax 541.664.6384 ~~~~ www.centralpointoregongov Community Development Director C.~.:: Ci STAFF REPORT March 1, 2011 AGENDA ITEM: File No.11fl15 Consideration of a Tentative Subdivision Plan application fora 21 lot residential subdivision known as Whispering Trees Subdivision. The 4.5 acre property is in an R-2, Residential Two- Familyzoning district and is identified on the Jackson County Assessor's map as 37S 2W 01BA, Tax Lats 500 and 700. Qwner Applicants: Dennis and Sallee Patterson; Agent: Neathamer Surveying, Inc. STAFF SOURC ~ Connie Clune, Car~munity P anner ~. GENERAL PROJECT DESCRIPTIQI~I: The project site is located south of West Vilas Raad, east of Don r~ Jones Park and north of the City `'_ water storage site as illustrated by the overall site plan map, Attachment B. The Applicants propose Whispering Trees Subdivision as a 21 lot residential subdivision. Although it is the Applicants' intent to develop the subdivision for single-family detached use, the R-2 district also allows duplexes. The subdivision is proposed to be developed in two (2) phases as illustrated on the tentative plan map, Figure 1. Proposed Tract A (yellow highlighted in Figure 1 } is designed to contain the subsurface master water meter facilities tv serve the City's proposed water storage facility south of the project site. Tract A is to be dedicated to VlLAS R6A1f ~ ~4 I ~ ~I 34~ac1 A Lot 81 I~ >;~ 0 a3FA I;~ t I a,uo st asle it ~ Yarel i ~ I 1 ..,.. r,~~ ~ i - 1 ~:ot t trr I, i ~ ' ns~ u sr ~~ ~ ' ~ r I f ~ 'I I I ,~ I I PROtOa`B!! ICI ~e LoL gp S ~ atcc I ~ 1~ I Lat 2 asw ~ i_ e.wo sr I :~ I e+x s f ~ i .. I ` I ~ ! for _~ at ! ' -------~ -~ sas ~ ,~ Lat 19 I t,7s1 it I - ~ ~ I ' ~`-----~ _~ ~ ~ -----~ !- at a I ~ Lat 19 ~.arr se ~ I •aBS v ~ ~ ~ I r.ot s I S.~sr ar I J ' I - ,7~Ot la Lot 13 U~ Lot 14 j uw a e,iia sr 4 ~! txsa et ~ '1 Ltlt it I Lol LU aeol rt aex st Lct ~ ~ y i t.U{ 7i •~~ £ ~,. iat t ~~ .~ _ Lot e •~C4P A s' k !o! 9 ~+Y »~ ~ .+ ~~ ~ .. Page 1 of 5 Figure 1 ~7 the public as part of Phase I final plat map review. Existing structures on the project site are designated to be removed prior to final plat. Density per net acre: The Whispering Trees Subdivision is in an R-2, Residential Two-Family zoning district. The R-2 zone has a minimum density of 6 units with a maximum of 12 units per net acres. The R-2 zoning district allows for either single-family detached or duplexes as a permitted use. At full development potential the 21 lots could accommodate either 21 single- family detached {21 units total for a density of G.2 unitslacre) or 21 duplexes {42 units total for a density of 12.3 unitslacre}. Considering the potential residential use mix the project complies with the minimum and maximum allowable densities for the R-2 district2. Lot Size: The 21 lots comply with the minimum lot area (6,000 sq. ft./7,000 sq. ft.) and width (60ft./70ft} requirements of Section 17.24.050 of the CPMC. Access: Each lot is designed to have access via Singing Grass Drive, Witld Song Lane, or one of the two (2} private access drives. Singing Grass Drive and Wind Song Lane are to be dedicated publicright-of-ways, as shown on the tentative plan map, Figure 1. Watercourse: A Rogue Rig°er Valley Irrigation District canal located on the project site will be relocated underground within those areas as illustrated on the tentative plan {Attachment A) and labeled as 15-foot wide irrigation easements by their respective instrument numbers. Road Right-of-way and Improvements: West Visas Road frontage improvements adjacent to the project will be developed to collector standards with the exception of the landscape strip. The $~ontage improvements shall correspond with the existing sidewalk parallel to West Visas Road as identified in the Public Works Staff Report dated February 4, 2011. Approximately 100 feet of additional right-of-way has been dedicated far aright-in deceleration lane to the subdivision entrance. Said frontage improvements are the responsibility of the Applicants. The existing driveway accesses from West Visas Road will be eliminated upon completion of the frontage improvements. Singing Grass Drive is designed as a Standard Local Street; with a T-intersection caruiecting Whispering Trees Subdivision to West Visas Road. This street also provides the primary access to the City's property and proposed water reservoir adjacent to this project. As such, the street's south end has been designed as an off-set cul-de-sac to provide vehicular maneuvering at the entrance to the community garden and walking trail parking area. Dedication of Singing Grass Drive shall occur during construction of Phase I of the proposed subdivision, Wind Sang Lane is designed to Residential Lane standards4. That portion intersecting Singing Grass Drive (approximately 90 feet} is to be constructed and dedicated during Phase I. The remaining street will be improved with an all-weather surface to pro~•ide an interim emergency ' cPMC 1~,2~.ass .411 density calculations have been rounded using the round half to e~~en method Uniform Standards for Public Works Construction; Standard Local Street ST-15 a Uniform Standards for Public Works Construction; Residential Lane. ST-11 Page 2 of 5 38 access with the final plat far Phase I. Final construction and dedication of this section will be completed during Phase II, ISSUES: 1. The jurisdiction of this section of West Vilas Road is in dispute as noted in the Public Works Staff Report. It is expected that determination is forth caning with the City accepting road responsibility. As such, 3ackson County Roads continents are included as information, see Attachment F. 2. By definition Singing Crrass Drive and Wind Song Lane are classified as a cul-de-sac. Section 16.2U.0801imits the length of a cul-de-sac to 400 ft. The combined length of Singing Grass Drive and Wind Song Lane is 580 ft. The primary purpose of the length limitation is for life/safety, having a secondary means of ingress/egress for emergency purposes. However, because of the location of the proposed reservoir and Don cones Park, the only means of developing the property is through use of a cul-de-sac. To address the life/safety issue, an emergency access has been provided connecting Wind Sang Lane and Don Jones park. This access connectivity is to be located at the terminus of Wind Song Lane along the westerly boundary of the subject property. The emergency vehicle access has been designed with concrete walking paths that can accommodate the additional weight loads of an emergency vehicle. Fully-retractable and removable bollards will be installed at the shared boundary. The sidewalk is designed to connect with the existing eastern park sidewalk as illustrated on the tentative plan Attachment A. Until such time as Wind Song Lane is completed, it is required tl~at a minimum twenty (20) foot wide interim emergency access road be constructed. The interim emergency access will be replaced at such time as Wind Song Lane is constricted. This issue has been addressed in Conditions Nas.l and 2. 3. Should the existing dwelling located on proposed Lot 21 remain during Phase I COI1Strl1Ct10I1, the West Vilas Road driveway approach will be eliminated and as such a temporary driveway access shall be provided. Permanent access for Lots 20 and 21 is via a private drive that will be constructed during Phase II. The Phase I engineering plans shall include the temporary access driveway'. This issue has been addressed in Condition Na. 2. FINDINGS: See attached Attachment "K" CONDITIONS OF APPROVAL: 1. The Applicant shall install an interim twenty (20) foot emergency access located along the future Wind Song Lane right-of-way for emergency use prior to final plat far Phase I. s CPMC Section 16.14.494 Page 3 of 5 39 2. Phase I engineering plans for public improvements shall include the temporary access to Lot 21 and the interim emergency access. Design of the interim emergency access shall be a minimum of twenty (20) feet wide and be constructed of an all weather surface that is approved by Fire District No. 3 and the City of Central Point Public Works Department. 3. The ten (14) toot Public Utility Easement {FUE} parallel to West Vilas Road shall be acknowledged in the declaration and shown on the final plat map. 4. A ten (14} foot Public Utility Easement (PUE) located on both sides of Singing Grass Drive and Wind Song Lane shall be acknowledged in the declaration and shown on the final plat map. S. All private sanitary {PSSE} and water (PWLE) line easements shall be acknowledged in the declaration and shown on the final plat map. 6. A one {1) foot nonaccess strip located adjacent to West Vitas Road shall be identified on the final plat. 7. Conditions as listed by the City of Central Point Public Works Staff Report dated February 4, 2011 (Attachment D}. 8. Rogue Valley International-Medford Airport (Attachment F} requests an avigation, noise and hazard easement for the project site as required by Jackson County LUDO Section 7.2(E). Said easement shall be recorded aazd submitted with the Final Plat application. 9. Conditions as listed by Rogue Valley Sewer Services (Attachment G), the Building Department (Attachment H), Emergency Communications of Southern Oregon (Attachment I) and Fire District 3 (Attachment J}. 10. All subdivision phases shall be complete within five (5} years from the date of approval as provided by CPMC 16.10.084. ATTACI3MENTS: Attachment "A"-Tentative Plan map Attachment "B"-Overall Site Plan Map Attachment "C"-Applicants' Exhibit "A" Findings Applicants' Exhibit "G".Master Utility Plan Attaclunent "D"-Public Works Staff Report Attaclunent "E"-Jackson County Roads Attaclmient "F"-Rogue Valley International-Medford Airport Attachment "G"-Rogue Valley Sewer Service Attachment "H"-Building Department Staff Report Attachment "I"- Emergency Communications of Southern Oregon Attachment "J"- Fire District 3 Page 4 of 5 A O Attachment "K"-Findings of Fact Attachment "L"- Resolution ACTION: Consideration of a Tentative Plan to create a 21 lot residential subdivision {File No. 11015). RECOMMENDATION: Approval of Resolution No. , g~•anting the Tentative Plan application. Page 5 of S iv ~ , P. ;:.: r ~ F e ~ ~ 'K ~ F i I '. ~ > r "Ir R.nra s~, o.« -•ri ., ~ d =b t7iiii;;{~4 j ii '. y I N ~ ~{ L 1 I , !i'#s ;S t~~~7~~~#~~ i%~ S~ .Xy .t r Fl~ ~t~ iii~~ +.~.«a..' ~ I~ ~~ ~7 ~ ~ 1Ff ~.. .. 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'- - - - o t N Pt Ey ~fi 1 R T ~! §s .fa.... -. ; - ~~, ~ ~ ~,'ii{ ~i f /~ it l`4,'S W..,..t I ~I t 1 ~ ~~~~ . - ,;; ?q i ~~ \` ~ i N i -' ) / ll\ I I- I l I /I ( ~/„! i ~ ~~ E ti ~~ o I J ~ ,~ 'r ' ~ F °'~ ~ ca I (.- - ~ . _ _ ITT _.._ _'~ ~;I i~f ~e I ~~ I i f ~: ~ ~ ~`. ~ ~J ~I ~' ~~~~ ~~ ~~ a e~ ~~ h~ 4s ~~~ ~ ~~~ ~~~1 ~ ~~a ~~~ a x o~ t~ M 43 ATTACHMENT" ~- " BEFORE THE CITY OF CENTRAL POINT' JACKSON COUNTY, OREGON IN THE MATTER OF AN APFLICATION ) FORA 21-LOT SUBDIVISION IN THE R-2 ) EXHIBIT "A" ZONING DESIGNATION ON A SINGLE ) PARCEL OF LAND LOCATED AT 141 WEST ) FINDINGS OF FACT VILAS ROAD, IN THE CFTY OF CENTRAL ) POINT, JACKSON COUNTY, OREGON ) AND CONCLUSIONS OF LAW APPLICANT: Ciity of Central Point } & } Denxuis & Bailee Patterson ) AGENT: Neathamer Surveying, Inc. ) I. BACKGROUND AND SUMMARY The Applicant, on behalf of and in cooperation with the property owners, Dennis and Bailee Patterson, is seeking an approval of a 21-lot Residential Subdivision of the subject property, located within the R-2 (Residential Two-Family) zoning district. The Exhibit "B" Tentative Plat included within the application materials reflects this proposal's adherence to the standards and requirements associated with land division as proposed within the R-2 district. The Applicant intends to develop in two phases, the majority of which within Phase 1 and the remaining Lots 16, l7, 20 and 21 contained within Phase 2. While no official Pre-Application Conference was held, there have been multiple meetings of a similar nature between City of Central Point staff, the property owners and the project agent. During the course of these meetings, there have been specific discussions related to the proposed site and to address those procedural requirements pursuant to Sections 16.10, 1b,20, 16.24 and 17.24 of the City of Central Point Land Development Code. As will be discussed throughout these findings, it should be noted that this application is being submitted and reviewed concurrently with land use applications associated with the adjoining properties owned by the City of Central Point (Jackson County Assessor's Map Number 37 2W O1BA, Tax Lots 503 & 702} and Kart Hatten (37 2W O1BA, Tax Lot 600}. The City-owned Tax Lots 503 & 702 will involve a Conditional Use Permit for construction of a public water storage tank and pump station facilities; however, the pump station and master water meter facilities shall be located within the proposed Txact A located at the northeast corner of the subject property as depicted on said Exhibit "B". The application for the adjoining property to the west {Tax Lot 600) involves a 2-lot Minor Partition. The above-referenced applications have direct relations pertaining to overall site development of these properties, in particular with regards to the proposed future public street {Singing Grass Drive), which shall meet the City's Standard Local Street design standards. The entirety of the required public street right-af--way for this future street has already been dedicated prior to application submittal, including that portion located outside the boundary of the subject property {by the property owner of Tax Lot 600), Said proposed partition shall take access from `Singing Grass Drive'. Proposed Lots 15-18 shall take access from the proposed `Wind Song Drive', as depicted on said Exhibit `B". Lots 20 and 21 more specifically shall take access via a shared Private Access Easement from `Wind Song Lane'. City of Central Point 1 Findings, whispering Trxs Subdivision ~~ The subject property is located at 137 and 165 West Vilas Road (Jackson County Assessor's Map Number 37 2W O1BA, Tax Lots 500 & 600), with current ingress and egress along the south side of said road via a gravel driveway. As shown on the attached Exhibit `B" Tentative Plat, the subject property is currently undeveloped, with the exception of a wood-framed metal-sided storage structure, asingle-story wood-framed structure, and an existing wood-framed pump house. Said structures will be removed prior to Final Plat approval. In regards to existing utilities, there is a single water service for the subject property currently served by the City, and no current sewer or storm connections. As shown on Exhibit `B", there are existing irrigation ditches crossing the subject property. Said ditches shall be relocated underground within those areas shown along the southerly, westerly and easterly boundaries on said exhibit, labeled as 15-foot wide irrigation easements by their respective instnunent numbers. The adjoining properties to the northeast (37 2W O 1BA, Tax Lot 600) and to the south {37 2W OIBA, Tax Lots 503 & 702) are similarly zoned R-2 (Residential Two-Family}, while the developed properties to the east are zoned M-1 (Industrial}. Don Jones Park exists to the west of the subject property, Primary future ingress and egress for the proposed Iots shall occur via the proposed `Singing Grass Drive', the primary infrastructure of which shall be constructed by the City to provide public access to City-owned property (Jackson County Assessor's Map Number 37 2W O1BA, Tax Lots 503 & 702} located to the south of the subject property. Said infrastructure, as depicted on Exhibit "G" Preliminary Master Utility Plan included within the application materials, will include necessary public utilities such as water, storm and sewer. The proposed subdivision shall complete construction of the proposed future public street, in adherence with the City's standards within the R-2 zoning designation. These improvements, as shown in said Exhibit "G", will include such items as curb, gutter, public utilities, and street lighting. The public street right-of--way for the entirety of the proposed future street has been dedicated to the City prior to this application submittal. Public pedestrian and emergency vehicle access will be provided at the westerly terminus of Wind Song Lane as depicted on Exhibit "B". Public access to the City-owned property to the south shall be provided at the southerly terminus of Singing Grass Drive, as depicted on Exhibits `B" and "G". II. ADDITIONAL EXHIBITS PROVIDED Tentative Plan Application Form, together with the following items pursuant to or to assist with addressing the required submittals stated within the City of Central Point Application and Code: Exhibit B -Tentative Plat Exhibit C -Aerial Photograph Exhibit D -Assessor's Map of Project Site Exhibit E - NSI Agency Authorization Farm Exhibit F -Preliminary Title Report Br Mailing Labels Exhibit G -Preliminary Master Utility Plan Exhibit H -Recorded Dedication Document III. APPROVAL CRITERIA & FINDINGS The following provisions of Sections 16.10, 16.20, 16.24 and 17.24 of the Central Paint Land Development Code apply to the subject property, and are addressed as summarized below: City of Central Point 2 Findings, Whispering Trees Subdivision 4r Criterion 1 Chapter 110 - TENTA7~VEPLANS - (All) Sections 16.10.030 thrvugh.16.10.070. ,Summary: these sections of Chapter 16,10 provide the required standards for information drat must be shown of• included within the Tentative Plan or other supplementary submittal information that may be required for review of the application. FINDING -The application as a whole is consistent with the requirements for Tentative Plan standards as set forth in Chapter 16,10. Provided exhibits referenced above contain all necessary information for review of the application. CONCLUSION -The Land division Application as prepared is consistent with Criterion 1. Criterion 2 Chapter 120-STREETS AND OTHER WAYS, DESIGNSTANDARDS l~.ao.olo creation o}'streets. A. Streets created by subdivisions and partitions shalt be designed and constructed in conformance with the requirements of the city's comprehensive plan, this code, the city's public works standards, and all conditions established by the city, B. The construction afstr•eets shall include subgrade, base, asphaltic concrete surfacing, curbs, gutters, sidewalks, storm drainage, street signs, street lighting, and underground utilities. C. ill streets, including the. entire right-of--way necessary for the installation of the items metttior:ed in. the preceding paragraph, shall be dedicated to the city, FINDINGS -The proposed future public streets Singing Grass Drive and Wind Song Lane shall be designed and constructed as shown in Exhibit "G" Preliminary Master Utility Plan, in accordance with City design standards within the R-2 zoning district for their respective street classifications. The primary infrastructure of Singing Grass Lane shall be constructed by the Gity to provide public access to City- owned property {Jackson County Assessor's Map Number 37 2W OIBA, Tax Lots SQ3 & 702} located to the south of the subject property, The property owner shall complete Singing Grass Lane public improvements together with the entirety of Wind Song Lane during construction of the proposed subdivision. The entirety of necessary public street right-of--way for this street has already been dedicated to the City. CONCLUSION -The proposed land division is consistent with Criterion 2. Criterion 3 I6 20.020 Streets-Generally. The location, width, and grade of streets shall be considered in their relation to existing and planned streets, to topographical conditions as they relate to drainage and the operation of the water, sewer systemrs, to public convenience and safety and their appropriate relation to the proposed use of the land to be served by such sb•eets. bPhere location is not shown in a development plan, the arrangeme-zt of streets in a subdivision shall either: .~, Provide for the continuation or appropriate projection of existing streets in surrounding areas; or B. Conform to the plan for the neighborl`iood approved or adopted by the city to rneet a particular situation where topographical or other conditions make continuance or conformance to existing streets impracts'cal FINDING -Design of the proposed public streets have been reviewed and preliminarily approved by City of Central Point Community Development staff during the above-mentioned meetings. Singing Grass Drive shall be designed and constructed to Standard Local Street standards, with a 56-foot wide City of Central Point 3 Findings, Whispering Trees Subdivision right-of--way terminating into a. offset cu]-de-sac. Wind Song Lane shall be designed and constructed to Residential Lane standards, with a 35-foot wide right-of--way. In addition, a public pedestrian and emergency vehicle access shall be constructed onto the adjoining Don Jones Park connectivity, to be located at the terminus of Wind Song Lane along the westerly boundary of the subject property. Said emergency vehicle access has been preliminarily designed in coordination with Jackson County Fire staff, with concrete walking paths that can accommodate the additional weight loads of an emergency vehicle. CONCLUSION -The application adequately addresses those requirements of Section 1b.20.020 and the proposed land division is consistent with Criterion 3. Criterion 4 16 20.060 Existing streets. Wheneverexisting streets within a tract are determined by the city io be of inadequate width, additional right-of-~vay shall be provided as required. FINDINGS -The total public street right-of--way of Singing Grass Drive necessary to meet the City standards of a Standard Local Street has been dedicated to the City prior to submittal of this application. This includes that portion located on the adjoining property to the northeast {37 2W OIBA, Tax Lot 600}, per Exhibit "H"Recorded Dedication. CONCLUSION -The proposed land division is consistent with Criterion 4. Criterion 5 16.20.080 Cu~de-sac. A cal-de-sac shall be as short as possible and shall in no event be more than four hundred feet long noz• serve more than hvelve single family dwellings or seventy-five dwelling units. All cul- de-sacs shall terminate with a circular turn-around FINDINGS -Per coordination with City staff regarding design considerations for the public water storage facilities to the south, an offset cal-de-sac was utilized to provide the most suitable public street while providing access to the City-owned property to the south. This design sufficiently meets requirements for distancing and number of dwellings served. CONCLUSION -The proposed land division is consistent with Criterion 5. Criterion 6 16.20.090 Streets-IVa~rres. .Alo street name shall be used which will duplicate ar be confused with the names of existing streets except for extensions of existing streets. Stt•eet na»zes and numbers shall conform to the established pattern in the city and the surrounding aa<•ea and shall be subject to the approval of the city. FINDINGS - As part of coordination with both the City of Central Point and the property owners pertaining to the overall site development discussed previously, the agent has verified that the street names of Singing Grass Drive and Wind Song Lane are accepted by both the Jackson. County Surveyor's office and the Jackson County Fire District for the proposed future public streets, CONCLUSION -The application adequately addresses those requirements of Section 16.20.090 and the proposed Land division is consistent with Criterion 6. City of Central Point 4 Findings, Whispering'IYees Subdivision 47 Criterion ~ 16.20.130 Sidewalks. Sidewalks shall be constructed in accordance with such standards as are adopted by the city. ,S~dewalk consn•uction shall be completed on each individual lot prior to the city building tnspectorgranting acertificate of occupancy for any construch'on upon said individual lot.. No application for a building permit shall he granted without a requirement in the buildingpermit for construction of sidewalks to city's standards. FINDINGS -Sidewalks for the proposed lots shall be constructed as part of the overall construction of the proposed subdivision, as depicted on the Exhibit "G" Preliminary Master Utility Plan. CONCLUSION -The proposed land division is consistent with Criterion 7. Criterion 8 Chapter 16 24 -LOTS & BLOCS, DESIGNSTANDA~,US 16.24.010 Blocks-Length, width and shape. The lengths, widths and shapes of blocks shall be designed with due regard to providing adequate building sites suitable to the special needs of the type and use contemplated, needs for convenient access, circulation., control and safety ofstreet trafjic atut limitations and opportunities of topography. FINDINGS -- The proposed land division as depicted in the Exhibit "B" Tentative Plat has been designed in such a manner to properly utilize the existing topography of the subject property, and to ensure adequate buildable areas and public safety throughout. CONCLUSION -The application adequately addresses those requirements of Section 16.24,010 and the proposed land division is consistent with Criterion 8. Criterion 9 16.24.020 Blocks-Sizes. Blocks shall not exceed twelve hundred feet in length except blocks adjacent to arterial streets or unless the previous adjacent layout or topographical conditions justzfy a variation. The recommended ntininrum distance between intefsections on arterial streets is three hundred feet. FINDINGS - As depicted in the Exhibit "B" Tentative Plat, the proposed land division is configured to properly address the standards of this section while providing the best use of the land within the R-2 zoning district, The remainder of Singing Grass Drive to the south of the intersection with Wind Song Lane is designed at a length just over 300 feet. CONCLUSION -The proposed land division is consistent with Criterion 9. Criterion 10 16 24.030 Block.~Easentents. A. Utility Lines. Easements for electric lines or other non-city-owned public utilities may be required, and shall be a miirimurn often feet in width located on the exterior portion of a single property. Easements for city utilities (i.e., water storm drain and sanitary sewer mains) shall be a minimum of ffteen feet in width located on the exterior portion of a single prapef?y, Tie-back easements six feet wide by twenty feet long shall be provided for utility poles along lot lines at change of dif-ection points of easements, City of Central Point 5 Findings, Whispering Tress Subdivision V FINDINGS - As shown an the Exhibit "B" Tentative Plat, 10-foot wide Public Utility Easements shall be dedicated along the frontage of all proposed lots, with the exception of Lots 11 through 14 and Lots 20 and 21, which each take access via Private Access Easements connected to proposed public streets. Said easements shall be created on the Final Plat and shall include public utilities where applicable, although the majority of utilities for Lots 11 through 14 and Lots 20 and 21 are handled on an individual level. Water service for Lot 11 is provided through a Private Water Line Easement along the southerly boundary of Lot 10, while water services for Lots 12 through 14 shall be within a Private Water Line Easement located within Lats I3 and 14, just north of the Private Access Easement. Sewer services for Lots 11 through 14 are via a Private Sanitary Sewer Easement along the northerly boundary of Lots 13 and 14. Lots 20 and 21 shall have water services by way of a Private Water Line Easement along the easterly boundary of Lot 21. Sewer services for Lots 20 and 21 shall be provided via a Private Sanitary Sewer Easement along the westerly boundary of I..ot 21. CONCLUSION -The proposed land division is consistent with Criterion 10. Criterion 11 x6.24 Os0 Lots--Size and' determint~tion. Lot sizes shall conform with the zoning ordinance and shall be appropriate for the location of the subdivision and for the type of development and use contemplated. In the case of irregular lots, the width shall be measut•ed along the front building line. In no case shall the average depth be more than two and one-half times the width. Corner lots for residential use shall have suj~cient width to permit appropriate building setback from and orientation to both streets. FINDINGS -The lots within this land division vary in size, width, and dimensions, but all as proposed sufficiently meet the dimensional requirements of the R-2 zoning designation. The smallest lot size proposed, with the exception of the proposed Tract A containing the pump station and master water meter facilities to serve the future water storage facility an the City-owned property to the south, is 6,105 square feet, and the largest ]ot size proposed is 9,315 square feet. CONCLUSION -- The application adequately addresses those requirements of Section 1624,050 and the proposed land division is consistent with Criterion 11. Criterion 12 16.24.070 Lot sale lines. 77ae side lines of fats shall run at right angles to the street upon. which the lots face, as far as practicable, or on curbed streets they shall be radial to the curve. FINDINGS - In accordance with design of the proposed future public streets discussed above and as shown on Exhibit "B" Tentative Plat, the proposed lots shall front along and have lot side lines running at right angles to said future streets, with the exception of the proposed Lots I 1 through 14, and Lots 20 and 21, which shall served by Private Access Easements}. CONCLUSION -The application adequately addresses those requirements of Section 16.24,070 and the proposed land division is consistent with Criterion 12. Criterion 13 Chapter 17.24 - R-2, RES`IDEIVTLAL TW(1-p'.~tMILYIJ-L5'TRICT 17.24.010 Purpose. City of Central Paint Findings, Whispering Trees Subdivision ~~ The purpose of the R-2 district is to promote and encourage a suitable environment for family life at a slightly higher density than that permitted in the R-J district, and also to provide opportunities for the development of lower cost duplex and attached dwellings. Where this district is applied to areas of existing single family homes, the intent is to preserve the low density neighborhood character, p+:•omote continued home maintenance and rehabilitation, and allow replacement housing at slightly higher densities that is compatible with the overall character of the neighborhood. FINDINGS -The proposed land division suitably addresses available needs foz infill development of the subject property, appropriately meeting the spirit of the R-2 district by replacing the existing structures and creating 20 additional lots for a greater density than before. The proposed land division shall be compatible with and enhance the overall character of the neighborhood. CONCLUSION -The proposed land division is consistent with Criterion 13. Criterion 14 .17.24.020 Permitted uses. The following uses and their accessory uses are permitted in the R-2 distn'et,• A. One single family dwelling; B_ Single family manufactured home, ar defined in Section 17.08,OD, and subject to the following conditions 1. The manufactsred home shall be multisects'onal and enclose a space of not less than one thousand square feet, 2. The manufactured home shall be placed on an excavated and back--frlled foundation and enclosed at the perimeter such that the manufactured home is located not more than twelve inches above grade. 3. The manufactured home shall have a pitched roof; with a minin:um slope of three feet in. heightfor each twelve feet in width, 4. The manufactui`•ed home shall have exterior siding and i•oofang which in color, material and appearance is similar to the exterior siding and roofing material commonly used on residential dwellings within Central Point or which is comparable to the predominant materials used on surrounding dx~ellings as determined by the city, s. The manufactured home shall be cent f ed by the manufacturer to have an exterior thermal envelope meeting performance standards which s°educe levels equivalent to the performance standards required ofsingle;family dwellings constructed asnder the state building code as defined in ORS 455.01 D, 6. The manufactured home shall have a garage or carport constructed of like material. The city may require an attached or detached garage in lieu of a carport where such is consistent wifh thepiedominant consfs•uction of dwellings in the immediately surrounding area, 7. In addition to tl:e foregoing, a manufactured home and the lot upon which it is sited shall comply with any and all developrnentstandards, architectural requirements and minimum size requireme~zts with which co~tventional single family residential dwellings on the same lot would be required to comply; C One t~vo family dwelling; FINDINGS - It is the understanding of the agent that the intended use of the proposed lots is for construction ofsingle-family residential dwellings, as pernutted within the R-2 zoning designation. Any future structure will meet the standards of the district as required for permitted uses, CONCLUSION -The application adequately addresses those requirements of Section 17.24.020 and the proposed land division is consistent with Criterion 14. City of Central Point Findings, Whispering Trees Subdivision 50 Criterla,-~ 15 17.24.040 Height regulr~tioinx. Na building or structure shall exceed thirty f ve. feet in height in an R-2 distrc'ct_ FINDINGS -Future dwellings shall not exceed the maximum height ofthirty-five feet. CONCLUSION -The application adequately addresses those requirements of Section 17.24_(}40 and the proposed land division is consistent with Criterion 1 S. Crfterion 16 I ?.24.0Sa Area, width and yard requirements. The following lot requirements shall be observed in the R-Z district: A. Lot Area. The lot area shall be a minimum ofsix thousand square,feet with. corner lots being a minimum of seven thousand square feet. B, Lot Width. The minimum width of a lot shall be sixty feet, tia~ith corner lots being a minimum of seventy feet in width. C. Lot Depth. No requirements. D. Front Yard. The front yard shall be a minimum of twenty feet. E. Side Yard. Side yards shall bean:inimum of five feet per story. Side yards abutting a street shall be a »:inimum often feet; provided that, side yards abutting streets shall comply with the following: 1. Sight distance and clear vision area requirements set forth in the public works standards; 2. Special setback rules set forth in Section 17.60.090; and 3, Fos- structures or a part of arty structure served by a driveway located on the side yard, the minimum side yard setback, for that part of the structure serving the driveway, such as a. garage or carport; shall be twenty feet. F. Rear Yard. The rear yard shall be a minirnunt of ten feet. G. Notwithstanding the yard requirements above and depending on the location of the lot, special setback requirements may apply as spec fed In Section 17.60.090. FINDINGS - As evidenced by Exhibit `B" Tentative Plat, the proposed lots shall meet the standards of the R-2 zoning district for area, width and yard requirements. The proposed lots have been designed to ensure that setback requirements are fully met while providing sufficient buildable areas. CONCLUSION -The proposed land division is consistent with Criterion 16. Criterion 17 I7.24.OS5 Densit~~. All development within the R-2 districtshatl comply with the following minimum and maxin:una density requirements.' .~. Minimum density: six units per net acre; and B_ Maximum density: twelve units per net acre. The term "rtes acre" is defined as the project area less all dedicated public areas, FINDINGS -The proposed land division will create 2l standard residential lots that shall fully meet the density requirements of Section 17,24.055, as shown on Exhibit "B" Tentative Plat. The subject property has an overall size of 3.35 acres, with a minimum density requirement of 2Q units and a maximum density requirement of 40 units. City of Central Point ~ Findings, whispering Trees Subdivision ~~ CONCLUSION -The proposed land division is consistent with Criterion 17 Criterion 18 17.24.060 Lot coverage: .The maximum permitted aggregate building coverage in an R-2 district shall be fr,~y percent of the for area FINDINGS -The configuration of the lots and public streets within the proposed land division. have been designed in such a manner to ensure that a sufficient buildable area shall exist for each proposed lot, while meeting the lot coverage and setback requirements within the R-2 zoning designation. CONCLUSION -The application adequately addresses those requirements of Section 17.24.060 and the proposed land division is consistent with Criterion I8. The Commission concludes that the request complies with Sections 16.10, 16.20, 16.24 and 17.24 of the Central Point Land Development Code. Respectfully submitted, NEATI3AMER SURVEYING, INC. By, Cory Nea amer City of Central Point Findings, Whispering Trees Subdivision ~~ ~ ~ p i ( ~Lw I1M I r 1 '~ I `I; 'I' ~ E a.. ao C I ~ ~ ( «,«„ :~ I ~ w I I ~ i I - c f(~~..~~~~ ~~e~p I ~ , ~ ~~ )~+ - - i - - 9 IP~_ ~ M'r } % / I F 1 ~ ~ os ~ ~ ~ ~/ :'f' :'I ~ `~-.~.~~~ ! ~ ~ ~Qi~ I 1 i I. ~ fl. ff Il! cd _ _ i ~ I ~ ~ ~ ~~ yA ~ .°. lA~ ~ I r ~ ~ ('~. 11 ~. I ~ ' ' ii ~ ~4a .. I ~ ~ I I ~~ ~ ~~t II' I ~ ~~g~ ~ i gr ~i ~ _ ~ i p I ' -li M E r ~1~: ~~ a ~ ~ I [a VI ~.. i~ ~ ~I~eh A l i `J - t i i a ' ~ ~ ~ I -,I ,~ 6f ix~ ! _ I N~ oa m - ` - i ,, t. 1 ii i I S 1 t-_ - I ' - ~ ~ I11 W ~ ~ ~ ~ 1 u ~ ~. ~ ;~° ~& ~' ~ ~ ~tl II. ~ ~ A ~Y ~~. ~ I ~. ~~- ,~' 1. ~ ~ ~~ _17 ' ~ Ili p II .I ~a "- ~ r . ~,.~ uc ~ L ~ - ~,~i~: t . } ~~ ~1~11 a~ ~ k ~ ~ ~ r- ~ I_ _ _ _ _ l Y -. ~ ~1 J I1 P I i ; A ~JIJ g *.. . t"~ _ _. y l11 ~ ~/ ~ .s _. J ~ ~ _ 1 . 1 ~ ;~~.9 j l i t 55 x _ m sa ~ -~~ .I ~ I _. _ _ ~ _ I 1 _ ~~~~'n~ ~ ~ ~ I~ ~ I !!I £ I .il __ NI, _ ~ :: 4' a r l1 ~ i hf I. a ' ~.. 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Jam: ~ _ ____~ .tt-~ ...[y. u7 Y-y-ys_r_- _ ..~.-'_ -. -'_ .c.. ~ i ' ~, E` PV Wb~Pc ~°~':+W CF ~~~q. ~~ ;l~_ ~ ~t ~• ------- - f I ,. ~ - ' ~ ~~ MA8TER UTILITY _ _ WHI3PERIN(ii i4EES .,,,,~ """"°'° a ` ~ ~ ry+ PLAN SUBbIV1310N ~-'~~~b - i ~ ~~~ arzYO~e~ r~ Sao a ~co o.n.»u: crnnln vaur, dr o~wx .~~..~~~x.~ w,~ ~ ...vi.ri~mw a ~ /- ~r~~ ~~ ~. :..~.s- ~~ e.c ~, rl/~/rte\\i Y M 53 Public Works Depa-#ment _ __ __ __ _ _ _ _ ---- ~ _ _.. --__ - - _ _ _ CENTRAL... POINT PUBLIC YVORKS STAFF REPORT February 4, 2011 A~"TAC H M E NT ii ~}~!! Maff Samitore, Director AGENDA ITEM: Twenty One (2I) lot residential subdivision Applicant: Dentus and Salee Patterson Zoning: R-2, Residential Two-Family Traffic: The proposed development does not warrant a traffic analysis. Issues: I . Shared Infrastructure -the proposed subdivision will share many utilities with the proposed water reservoir. Coordination of the construction will need to occur with the applicant engineer and the City of Central Point Public Works. 2. Road Jurisdiction -There is a question on road jurisdiction of West Vilas Road. The City assumed this section was transferred in 2009. There is nova some debate on whether this particular section of road was transferred or not. 3. Sidewalks and Street Trees--The proposed subdivision has curbside sidewalks shown on West Vilas Road. The new standard has a separated Landscape raw. In this particular circumstance, curb side sidewalks have been established for th.e majority of the frontage within the area. Secondly, there are several existing trees that will serve as street trees along West Vilas, Sorne additional trees will still need to be planted in order to comply with the city tree standard. Existim~ Infrastructure: Water: There is an existing twelve (12) inch waterline on West Vilas Road and the proposed Water Reservoir will also have a 24" waterline. Streets: Vilas is a Collector Street. The proposed Singing Grass Drive is a standard residential st~'eet which will be the primary access for the development. Storm Water: There is a storm drain facility within Don Jones Memorial park that tivill need to be extended for The Whispering Trees Subdivision and the Hatten Partition. 140 South 3r~ Sfreef Centro! Point, OR 97502 ~ 541.664.3329 Fax 541.664.6384 5~ Conditions of Appxoval: 1, Street Jurisdiction -Prior to construction the proposed subdivision the frontage of West Vilas Road needs to be formally transferred to the City of Central Point. 2. Shared Infrastructure --Applicant's Engineer shall work with the City of Central Point to ensure alI shared utilities between the proposed subdivision and the water reservoir be adequately coordinate all the utilities. 3. Sidewalks and Street Trees -Applicant shall install curb side sidewalks for the areas abutting West Vilas Road frontages. Street Trees will be required to be spaced 1 tree per 20 feet of frontage. 740 Soufh 3'd Sfreet Cenfra! Point, DR 97502 •541.664.3321 Fax 541.664.6384 5~ ~EB!01/2011/TU;1 1:06 JacKSON oOUNTY Aoaps I~A',t Na, 541 774 6295 P. 001 ~B~TAC H IVP E N ~" ",,," Engioeeriog 1RusseU I.ogua r_ ~--. ~ ~~ ~~ ~~T ~~~~ ConsLvcfion ~DevefaQmentAfanq~sr l~,f, 200 Antelope Road T Whits C}ty, OR A7raf?2 K ~ !y (` Phone: (5R1) ?7A-6255 11\\ I.L .3 Fes: (561) rra-P,¢es bguen3®~edcwncounty org www, Ja citron co u n ty. o rg January 28, 2011 Attention: Connia Clune City of Central Point Planning 140 South Third Street Central Point, OR 97542 RE: Subdivision off West Vitas Road - acounty-maintained section of road. Planning File: 11015 Dear Connie: Thank you for the opportunity to comment on the Whispering Tress Subdivision. Whispering Tress is a 21 lot residential subdivision. The properties are located at 137 and 1.65 West V{ias Road, Central Paint. Jackson County Roads has the following comments; 1. The applicant shall submit construction drawings to Jackson County Roads and obtain county permits If required. 2. The applicant shall obtain a road approach permitfnam Roads forthe new Singing Grass Drive road approach to West Vitas Road. There shall be no direct driveway appraachos to W®st Vitas Road. 3. Please note West Vitas Road is ~ County RAinor Arterial road and has Q variable right-flf- way with an Average Daily Traffic count of 11,389 as of August 2d1 Q, one-hundred yards west of Table Rack Road_ 4. If ttontage improvements are required along West Vitas Road, they shall )~e permitted and inspected by Jackson County Roads. Sidewalk placement on West Vitas frontage should be directly behind the curb. Jackson County Roads does not maintain planter strips. The developer shall obtain a Minor Road Improvement Permit prfar to corrtimsncing work in the County r7ght-of-way. ~. Roads recommend the removal of any existing driveways not being used on West Vitas Road end replacing them with new curb, gutter and sidewalk. 8. Jackson County Roads requires thirty foot radiuses far Singing Grass Drive at West Vitae Road intersection. ~~ ~~B/01/2011/TUE 14:06 JACKSON COUNTI' POADS FA}; I~1a. 541 '1~4 6295 P. 002 August I9, 2008 Page Z o~ 2 7. ,fackeson County Roads recommend a traffic study to evaluate the need for turn lanes on West Vil~fe Road and if they are warranted that they be constructed. 8. Jackson County Roads would like to review and comment on th® hydraulio report including the calculations and drainage plan. Capacity improvements or on zito detention, if necessary, shall be installed at the expanse of the applicant. Upon completion of the project, the developers en0inser shall certify that construction of the drainage system was constructed per plan and a copy of the certification 9haU be sent to Jackson County Roasts. 9. If the City of Central Point would like to forgo Jackson County Roads approval conditions, the City can take over jurisdiction of West Vifas Road fronting this development. Sins !y V Russell Logue Construction & Development Manager L~Engiaeaiug~Da~elopmenriCiT~stiC.N'fRLPTV 1o L~.doc 57 a~.TTA C H M E NT i`.~_,.," Connie Clune From: Marcy Slack [BlackMA cLDjacksoncounty.org] Sent: Tuesday, February 01, 2011 2:59 PM To: Connie Clune Subject: Re: File No. 11015 Whispering Trees Subdivision; and 11016 Hatten Parcel Partition The airport requests an Avigation, Noise and Hazard Easement be included in the permit process for both applications. A copy of the approved easement form can be obtained at the Airport Administration Office or County Planning Office. Thank you for the opportunity to comment. 5~ ~a1"`~l~C H ~ ~~11"~ ~cyn ~x s~w~ +~ ~ RUGUE VALLEY SEWED SE~ViGE~ Location: 133 West V'slAS Road, Ceuta] Foint, UR - Iviniliug Address: Y.U. Box 3130, C~nnYtl Foint, (7R 750?-0005 -= Tel. ~5d 1) 6Cx1~i3UU, Fax (5d l) 664-7 l7 3 ~vww,RVSS.us January 31, 2011 Connie Clune City of Central Point Planning Department 1 S5 Sauth Second Street Central Point, Oregon 47502 Re: Whispering Trees Sabdivisioxt, 37 2W 01B, File # 11-015 Dear Connie, Sever service is available to serve the proposed subdivision from the 8 inch mainline in Vilas Road. Connection for the subdivision will requi~'e mainline to be extended from Vilas Road along Singing Grass Drive. The sewer main must be designed and constructed to RVS standards. Future develapment of this property must comply with the water quality requirements of the Phase 2 NPDES Permit, as outlined in the RVS Stormwater Quality Design Manual. Feel free to call me if you need additional information Sincerely, ~ -•~ ~`~ ~. _ Wade Deru~.y, EIT Engineering Department Manager K:IDATAIAGENCIESICENTPTIPLANNGISUBDIVISION12011111-015 WHISPERING TREES.DOC 59 City of Centrai Point, Oregon __ Buli,din De .artment__.~____._ __~___ .. - C ENTRAL_ _ g - ~ _ _ 140 S Third Street, Central Point, OR 97502 POI R ~T Todd Meador, Building Official 541.664.3321 Fax 541.664.Ib I I r ~ ~1 1 www.ci.centrai-pointor us REQUEST FOR COMMENT FILE #11015 1. Do not build on fill 2. Lots to be graded in such a way as t4 not encroach in any way upon adjacent properties {water run- off/retaining walls/etc} 3. If in floodplain...must meet F.E.M.A and City requirements. 140 S Third Sfreet Central Poinf, OR 97502 d 549.664.3321 Fax 541.664.769 ~ ~~ AMi~i"AC ~ M EI~T "~ ," Connie Clune From: Chad P!iler [Chad.Pliler@ecso911,com] Sent: Friday, January 28, 2011 7:07 AM Yo: Connie Clune Subject: Whispering Tress Subdivision Good Morning Connie, The only issue that I can potentially see is "Wind Song Ln". Currently Medford has a "Windsong Way" with addressing in the 500 to 600 range and may expand into the 1000's. I would recommend another name if possible? Th~danks, ~.~~iuar„~ ~ ~~.~r.~~~ MSAG/Geofile Coordinator Emergency Communications of Southern Oregon Office (541)774-5066 ,_ __ lM1iLt7`~',Y CY7uMl}/i li Al li?Nf a ccsur»~;~ Us.[t~cX. Mission Statement We contribute to the safety of the citizens of Southem Oregon and our subscriber agencies by providing public safety communications with industry-best standards, procedures, and practices. "The safety of everyone_in Southern Oreaor, be.r~rr this buildir~c~T'hey are rn . o~hands" ~1 1 ATT/~~HM~NT " ~ „ Connie Glune From: Michelle Fuss [MichelieF@jcfd3.com] Sent: Wednesday, February 02, 2011 3:07 PM To: Connie Clune Subject: comments for 11015 Whispering Trees Subdivision Cannie~ Comments Ensure emergency access and and water supplies (hydrants) coardinafe with the 2010 Oregon Fire Codes when applicable. Thank you, Michelle Fuss De u~ Fire Marshal .lackson County Fire District No. 3 8383 Agate Road, White City, OR. 97503 541-826-7100-office 541-$31-2775-direct 6~ i FINDINGS OF FACT AND )NCLUSIONS OF LAW File Nv: 11015 Attachment K INTRODUCTION In the matter of a Tentative Plan application for the purpose of creating a 21 lot, residential subdivision known as Whispering Trees Subdivision. The project is proposed to be developed in two {2) phases. The 4.5 acre property is in an R-2, Residential Two-Family zoning district. CPMC 16.10.010 - 16.10.070 Tentative Plans. This section of code provides design standards and principles of acceptabidih~, the information required to be included on a tentative plan rnap and ather• supplementary mater•r'al that may be requir•ed_for revievl- of the application, Finding: The application and tentative plan snap submitted contain the necessary and required information of Sections 16.10.010 through 16.10.070 as evidenced by Applicants' exhibits and Tentative Plan map, Attachment A. Finding: Each of the 21 proposed Lots is designed with road access as illustrated by Applicants' submission Exhibit B. Singing Grass Drive provides direct access for Lots 1-1 U, 14, 15, 18, and Tract A. In addition, Singing Grass Drive will provide primary access for the proposed City water reservoir site located to the south. The Applicants granted an easement. to the City providing access~to the reservoir site until such time as Singing Grass Drive is dedicated, Deed Records 2010-0355b8 and Map of Survey 20821, Phase II of the project contains Lots 16, 17, and 19, which will have access via Wind Song Lane. Two private drives provide Lots 11, 12 and 13 and Lots 20 and 21 with access, Finding: Proposed Tract A is designed to contain the pump station and master water meter facilities to sen•e the City's future water storage facility that is to be located on property adjacent to the subject parcel. Tract A is to be dedicated to the public and acknowledged as such on Phase 1 final plat map. Conclusion: The tentative plan meets these requirements CPMC 16.20.010 Creation of streets. A. ,Streets created by stcbdivisr'orts and partitions shall be designed and corzstr•ucted in. conformance with. the requirements of the city's eornprehensive plant, this code, the city's ~acblic works standards, arzd all conditions established by tl~e city, B. The construction of"streets shall include subgrade, base, asphaltic concrete surfacing, carrhs, gutters, sidewalks, stor°rtt drair:age, street signs, .street lighting, and underground tttili ties. C. All streets, including the entire right-of-~vay necessary fot• the installation of'the items mentioned in the preceding paragraph, shall. be dedicated to the cityr. Page 1 of 7 s 3 Finding: West Vitas Road frontage improvements adjacent to the project will be developed to collector standards with the exception of the landscape strip. Said improvements include a sidewalk and a ten (10} foot Public Utility Easement (PUE} parallel to West Vitas Road. The frontage improvements shall coz7•espand with the existing sidewalk parallel to West Vitas Road as identified in the Public Works Staf€ Report dated February 4, 20 ] 1. Approximately 100 feet of additional right-of--way has been dedicated far aright-in deceleration lane to the subdivision entrance. Said frontage improvements are the responsibility of the Applicants. The existing driveway accesses from West Vitas Road will be eliminated upon completion of the frontage inrrprovements. Finding: The necessary street r7glzt-of--way along West Vitas Road, parallel to the project site, has been dedicated to the City as evidenced by Applicants' Exhibit "H" Recorded Dedication. Funding; Singing Grass Drive shall be designed and constructed to Standard Local Street standards, ST-15 with a 56-foot wide right-of-way, sidewalks and planter strip in accordance with the City public streets standards specified by the Standard Specifications for Public Works Construction. Dedication of Singing Grass Drive shall occur during construction of Phase 1, Finding: The primary infrastructure of Singing Grass Dive will be constructed by the City to provide public access to the water reservoir site located adjacent and to the south ofthe project. The Applicants shall complete Singing Grass Drive public irnproverczents together with the entirety of Wind Song Lane and the private access drives. Finding: Wind Song Lane shall be designed and constructed to Residential Lane standards with a 35-foot right-of--way with sidewalks, ST-11 serving three (3} Lots. Wind Song Lane is designed to be constructed in two phases. The first phase will include the intersection of Wind Song bane and Singing Grass Drive and is designed to be constructed in Phase I of the project and will provide the interim emergency access as required. The remaining portion of Wind Song Lane will be constructed and dedicated as part of Phase II to include the private drive access for Lots 20 and 21. Finding; The Applicants propose that existing structures are to be removed prior to final plat. Should the existing dwelling located on propose Lot 21 remain during Phase I construction the West Vitas Road driveway approach will be eliminated and as such a teniporazy driveway access shall be provided. Permanent access far Lots 20 and 21 is via a private drive that ~vi11 be constructed during Phase Ii as illustrated on the tentative plan, Applicants' Exhibit B, Attachment A. The Phase I engineering plans shall include the temporary access driveway as provided by CPMC Section 16.10.090 and is a Condition of any approval, Conclusion: The tentative plan can comply. CPMC 16.20.020 Streexs-Generally. The locatior2, tividth, and grade ofstreets shall be considered in their relation to existing arad planned st~•eets, to topographical car~ditiorzs as they relate to drainage arzcl the operation of the ~a~ater•, sei~}er• systems, to public convenience and safet3~ and their appropriate relation to the proposed itse of'the land to be served by such Page 2 of 7 streets. lt'laere location is tz.ot shozl%n in a development plan, the at"raragerrient of ~stt"eets ire a subdivision shall either-: A. Provide, for th.e cotrtinuation or appropriate projection of existing streets in sur°rourading areas; or B, Cotaforrri to the plan for the neighborliaod approved or adopted bye the cit1~ to meet a particular situation where topographical or• other coriditior?.s make corrtinuatace or CpY~forrrlanCe to existing StYeE?tS irrd~)r"actiCal. Finding: Singing Grass Drive is designed with a T intersection connecting Whispering Trees Subdivision to West Vilas Road, a collector. Along West Vilas Road approximately 100 feet of additional right-of--way has been dedicated far a right- in deceleration lane to the subdivision entrance. Finding: The jurisdiction (City or Jackson County) of the section of West Vilas Road adjacent to the project will be determined prior to final plat approval. The City Public Works Department has requested that Jackson County Roads provide a fornial jurisdictional determination as evidenced by the Public Works staff report dated February 4, 2011, It is expected that determination is forth carving with the City accepting road responsibility Finding: A public pedestrian and emergency vehicle access shall be constructed onto the adjoining Don Janes Park. This access coYUiectivity is to be located at the terninus of Wind Song Lane along the westerly boundary of the subject prope:•ty. The emergency vehicle access has been desired with concrete walking paths that can accommodate the additional weight loads of an emergency vehicle. Fully-retractable and removable bollards will be installed at the shared boundary. The sidewalk is designed to connect vc•ith the existing park sidewalk as illustrated on the tentative plan Applicants' Exhibit B, Attachment A" Conclusion: The tentative plan can comply 16.20.080 Cul-de-sac. A cul-dc-sac shall be as short as possible and shall in rao event be rraore than_fvur Izundt°ed . feet long noY serve Hoot-e tha.tz t-~velve single-fcrtrtily dwellir2gs or severrt}~-five d~velling units. All clsl-de-sacs shall teYrninate with a circular tarn-arorsnd, Finding: By definition Singing Grass Drive and Wind Song Lane are classified as a cul-de-sac. Section 16.20.0801imits the length of a cul-de-sac to 400 ft. Singing Grass Drive to the intersection of Wind Song Lane is 283 feet and 300 feet to the intersection of West Vilas Road for the combined length of 580 feet. The primary purpose of the length limitation is far lifelsafety, having a secondary means of ingress/egress far emergency purposes. However, because of the location of the proposed reservoir and Don Jones Park the only means of developing the property is through use of a cul-de-sac. Finding: As noted in the above findings, Singing Grass Drive provides the primary access to the City's water resen~air adjacent to this project. As such, the street's south end has been designed as an off set cul-de-sac to provide vehicular maneuvering at the entrance to the community garden and walking trail parking area. Page 3 of 7 s Finding: To address the life/safety issue, an emergency access has been provided coruiecting Wind Song Lane and Don Jones Park. This access connectivity is to be located at the terminus of Wind Song Lane along the westerly boundary of the subject property. Finding: Until such time as Wind Song Lane is completed with Phase II of the project, it is required that a minimum tt~venty {20) foot wide interim emergency access road be constructed. The interim emergency access will be replaced at such time as Wind Song Lane is constructed and is a Condition of any approval. Conclusion: The tentative plan can comply, 16.24.034 Blacks--Easements. .l. Utility Lr.'rzes. Easernents•for electr•ie lines or other nonci~y owned public utilities may be regzz.ired, and shall be a minimum of ten,feet in tividth located on the exte~°iar- por-tion of a single propel°ty. Easements for city utilities (i. e., water°, stof°m drain arzd sanitary setia-•er• mains} shall be a mirzimunr of fifteen feet in width located on. the exterior portion of a single. proherfy. Tae-back easements six feet wide by twenty. feet long shall be proi~aded.for• zctilit}~ poles along lot lines at. change ofrlirection points of easements. Finding: Water, storm drain and sanitary sewer Lines are designed to service each subdivision lot. All services are available and are sufficient to service the proposed project as identified in the Public Works staff report dated February 4, 2011 and Applicants Exhibit G, Master Utility Plan sheet C3. Finding: A ten (10} foot Public Utility Easement (PUE} is located on adjacent Lots and parallel to Singing Grass Drive and Wind Song Lane. Said PUE shall be acknowledged in the declaration and shown on the final plat map. Finding: A private sanitary (PSSE} and water (PWLE) line easements are provided on the two private access easements and on Lots 10, l 2, 13, 14, 20 and 21 to insure utility service to said Lots. These private easements shall be acknowledged in the declaration and shown on the final plat map. Finding: The final engineered construction drawings require City of Central Point Public Works Department. review for compliance with the Standard Specifications and Uniform Standard Details for Public Works prior to the Public Works Perniit being issued. Conclusion: The proposal complies B. bI'atercourses_ ~~Ylaez•e a subdivision is traversed b,}~ a watercourse, drainage tit~ay, channel or stream, there may be required a storm water easement or drainage f°iglzt- of-wry cvr~.fornaing substantially with the lanes ofszcch watercourse, and such.fi.~rther width. as will be adegicate for the purpose. Streets, parkn~ays or access roads parallel to major wutercozsr°ses nuiy be regtcir•ed. Finding: A Rogue River Valley Irrigation District canal located on the project site shall be relocated underground within those areas along the southerly, westerly and Page 4 of 7 easterly boundaries as illustrated on the tentative plan map, Applicants' Exhibit B, labeled as 15-foot wide irrigation easements by their respective instrument numbers. Conclusion: The proposal complies. C. Pedestrian Days. tn. any block over seven Izttndred fifty feet in. length a pedestrian way nzay be required. The rnirzinzitm widZlt of tlae pedestt°iar2 riglit-of=way mtcst beat least six, feet in width ~-vhr'cli shall be hardsurfaced thf•ouglz the block: and curb to curb in order to provide easy access to schools, parks, shopping centers, mass transportation stops or other community services, If conditions require blocks longer than tttilelve hundred feet, tt•vo pedestrianZ r~vays may be required_for combination pedestrian way and utility easement. T~~ien essential_for prcblic convenience, such wavs may be regitirecl to connect. to cul-de-sacs. Long blocks parallel to arterial stj•eets may be approved ~%ithout pedestrian ways if desr."cable in the interests of traffic safet~~. . Finding: The intenial street systems of the subdivision will be constructed to City of Central Paint street standards to include sidewalks. In addition, a pedestrian walkway will be constructed onto the adjoining Don 3ones Park along the westerly boundary of the subject property and Wind Song Lane. Said walkway will connect to the existing eastern sidewalk within the park. Conclusion; The proposal complies. CPMC 16.24.040 Lots-Uses. A. The city may, in its discretion, deny approval for the creation of `any lot by any ~sianne:° if the of fect of satcl7. crReation of a lot 1-vould to, facilitate pe~peluation of a nonconforming use. Finding: The proposed 21 lot subdivision is within an R-2 Residential Two-Family zoning district and is proposed to be developed with detached single family l~ornes of similar design as the existing neighborhood. The R-2 zoning district also allows residential development of a duplex as a permitted use. Finding; Tract A as identified on the tentative plan map is desigmed to contain the subsurface pump station and master water meter facilities to serve the City's future water storage facility to be located on property adjacent to and south of the subject parcel. The reservoir and support facilities are identified in the City of Central Foirtt Water System Master Plan approved in January 2009 by the City Council, Dedication of Tract A to the public is to occur as part of Phase 1 and acknowledged as such on the final plat snap. Finding: T'he structures located on subject site are designated to be removed as phase development occurs evidenced by Applicants Findings Exhibit A, Page 2. The applicants are aware that a demolition permit may be required.. Conclusion: The proposal complies. B. No lot shall be created uzaless it is in. compliance with. all applicable provisions of this code. Page 5 of 7 c rj Finding: The Whispering Trees Subdivision is in an R-2, Residential Two-Family zoning district. Each proposed lot meets or exceeds the lot standards of CP11~IC 17.24.054 and are of sufficient size for residential development. Conclusion: The proposal is in compliance with applicable pro~~isians of this code. CPMC 16.24.050 Lots Size and determination. Lot sizes shall conform tia~ith the zoning ordinance acid shall be uppropriate_for• the location. of the subdivision cznd for the type of development anal use contemplated. Finding: The 21 lots are designed to conform to the lot area standards of the R-2 zoning district with aci average area size of 6,100 square feet with corner lots being a minimum of 7,457 square feet. Each lot has a rxiinirnum width of 60 feet, thus conforming to development requirements of Section 17.24.U50 of the CPMC. Conclusion: The proposal complies. CPMC 17.24.010 Purpose. The pujpose of the R-2 dist~•ict is to promote and encourage a suitable environntent•fof• Tamil}~ life at u slightly higher defisity than that perm.itteil in the R-1 district, and also to pt°ovide opportzctiities•for the development of loi-vef• cost duplex and attached dlvellings. Where this district is applied to areas of'existing single-fa~f2ily homes, the intent is ro preses~le the lox densih° neighborhood character, pf-omote continued home naaintent~nce arTd rehabilitation, and allotiv f°eplacernent housing at slightly laiglaet• destsities that is compatible lvith the overall charactet° of the neighhorlaood. CPMC 17.24.050 Density, lot area, lot width, dimension, building height, lot coverage, and yard requirements. Development Requirements R-2 Minimum density 6 units/acre Maximum density 12 unitslacre Minimum lot area {interior} . 6,000 Minimum lot area (corner) . 7,000 Minimum lot width (interior) . 60 feet Minimum lot width (corner) . 70 feet Finding: As noted in the above finding, lot dimensions are an established standard in the R-2 zone with each lot of this project meeting or exceeding said standard. Conclusion: Each lot within the project is of a sufficient size and is in compliance. 27.24. D SS Density. All development within the R-2 district shall comply with. th.e.,folloia~ing minimum. and ma.~inrainz dera.sr'ty t~equirements; Page b of 7 s tl. Rlirzirnum density: six units per tzet acre; and ~. ~L.laxitttum density: t~-velve units per net acf-e. The term "tael acre." is defined as the project area less all dedicated publac areas. Finding: The project is designed as a single family detached. dwellings development and as such, the project has a 6 (6.2) unit per net acre density, thus conforming to the minimum required density. Finding: The R-2 zoning district does allow a duplex as a permitted use. At full potential development of 21 duplexes (42 units) the project maximum density is 12 { 12.3) units per net acre and is compliant with the maximum density of the zone Section 17.24.050. All density calculations have been rounded using the round half to even method Conclusion: The proposal complies Page ~ of 7 6 9 -~.~`.~ACHNi~NT ". PLANNING COMMISSION RESOLUTION NO. A RESOLUTION GRANTING APPROVAL OF A TENTATIVE PLAN FORA 21 LOT RESIDENTIAL SUBDIVISION TO BE KNOWN AS WHISPERING TREES SUBDIVISION FILE NO. 11015 Owner Applicants: Dennis and Sailee Patterson {37S 2W O1 BA, Tax Lots 500 and 700) WHEREAS, Applicants have submitted an application for a Tentative Plan fora 21 lot residential subdivision on a 4.5 acre property identified on Jackson County Assessor's map as 375 2W OIBA, Tax Lots S00 and 700, in the City of Central Point, Oregon; and WHEREAS, the property is in an R-2, Residential Two-Family zoning district and the application is consistent with the lot area and dimension standards set forth in Title 17, Section 17.24.050, and with tentative subdivision plan map criteria of Title 1 fi, Section 16. I0; and WHEREAS, on March 1, 2011, at a duly noticed public hearing, the City of Central Point Planning Commission considered the Applicants' request for Tentative Pian approval; and WHEREAS, after duly considering the Applicants' request, it is the Planning Conunission's determination that the application does comply with the applicable standards and criteria, and is subject to compliance with conditions as set forth in the Planning Department Staff Report {Exhibit "A") dated March 1, 2011; NOW, THEREFORE, BE IT RESOLVED, that the Planning Conunission far the City of Central Point, Oregon, by this Resolution No. does hereby approve the application based on the findings and conditions of approval as set forth in Exhibit "A", the Planning Department Staff Report dated March 1, 201 1 which includes attachments, attached hereto by reference and incorporated herein. PASSED by the Planning Conunission and signed by me in authentication of its passage this day of March, 2011 ATTEST; Planning Commission Chair City Representative Approved by me this day of March, 2011 Commission Chair ~Q Planning Commission Resolution No. {3/1/2011)