HomeMy WebLinkAboutResolution 781 - Municipal Water ReservoirPLANNING COMMISSION RESOLUTION N4. ~ ~ ~
A RESOLUTION GRANTING APPROVAL OF A CONDITIONAL USE PERMIT
FOR THE CONSTRUCTION OF A PUBLIC WATER STORAGE RESERVOIR,
PUAiP STATION, AND RELATED WATER DISTRIBiJTION SYSTEM
Applicant: City of Central Paint Agent; Neathamer Surveying, Inc.
{37S 2W 0213A, Tax Lots 503 & 702
181 W. Vilas Road)
File No. 11014
WHEREAS, the Applicant submitted an application for a Conditional Use Permit to allow
far the constriction of a public, thT•ee (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 distt-ict and identified an 7ackson
County Assessor's map as 37S 2W 02BA, Tax Lots 503 & 702.
WHEREAS, on March 1, 201 1, the Central Point Planning Commission conducted aduly-
noticed public hearing on the application, at which tune it reviewed the City staff report and
heard testimony and comments on the application; and
WHEREAS, the Planning Commission's consideration of the application is based on the
standards and criteria applicable to the Conditional Use Permit section 17.76 of the Central
.Point Municipal code; and
WHEREAS, the Planning Commission, as part of the Conditional Use Permit application,
has considered and finds per the Planning Commission 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 section 17.,24, R-2, Residential Two-Family District.
NOW, THEREFORE, BE IT RESOLVED, that tl~e City of Central Point Planning
Commission, by this Resolution No. ~7 ~5 I does hereby approve the application based on
the findings and conclusions of approval as set forth on Exhibit "A", the Planning
Commission Report dated March 1, 2011, including all attachments referenced therein.
PASSED by the Planning Commission and signed by me in authentication of its passage
this 1St day of March, 2011.
Pla g C ssion Chair
Page T of 2
ATTEST:
G-l
City Representative
Approved by me this 1 s` day of March, 2011.
J +'
Plant ' g C m Chair
Page 2 of 2
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City of_Central Point, Ore~on_ CENTRAL
140 S 3rd Street, Central Point, OR 97502 pC~i NT
541.664.3321 Fax 541.664.63$4 ~~ .
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PLANNING
March 1, 2011
_ .,Community .Development
Tom Humphrey, AICP
Community Development Director
REPQRT
AGENDA ITEM: File No. 11014
Consideration of a Conditional Use Fennit 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 543 & 702 and located at 181 W.
Vilas Road, Central Paint, OR 97502. Applicant: City of Centxal Point; Agent: Neathamer
Surveying, Inc.
STAFF SOURCE:
Dave Jacoh, Community Flanner
~t ne Matt tceport has been revised to include an updated Landscape Plan (Attachment
prelinunary plans for the pump building (Attachment "G"}. Re~•isions to the written
are on page two and are in italics.
T7~e 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
(Industrial), and properties to
the southwest are zoned R-1
(Residential -Single Family).
Don Jones Memorial Park
Figure 1. Zoning Map
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,f
-_~ Lon 3o es Memorlai Park
I
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Op n Space ~~~
Pt uposed Wader
Reaervoire Site
~APProz) ...
14t-1- ~ndnstrial
N MOUNTAIN AVE ' -' ~--^• -
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R-~~8 - :Yingl~ Fa~lily~ It i ential
Page 1 ofd
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 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 Paint Parks Conunission 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 Central Point Water System Master Plau approved in January 2009 ~ by the City Council.
Construction of the reservoir is funded for >~Y 2011-12 and will begrin in June 201 1. The project
is slated to take roughly 15 months to complete with the goal of being in service by summer
2012.
Project Desi~: 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
(Attaclunent "D") that uses natural sereeiung to integrate the site into the surrounding
neighborhoods.
The landscaping design for t17e developed portion of the subject property will include a variety of
low ~oundcaver 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 heiglrt of the reservoir, physically and visually incorporating the reservoir
into Don Jones 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 revised
landscape plan for this area.
For security purposes, an eight foot fence will encircle the entire water reservoir site including
the sen~ice building. Solar panels will be placed on the top of the water reservoir to provide
electricity for the site. These panels will be placed in such a way as to limit their visual impact.
As an accessory to the reservoir, and as a part of this application, a pump statYan serving the
reservoir will be located within the Whispering Trees subdivision and is shown an 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 ma_~cinuze water pressure capabilities for both the proposed reservoir and other water
distribution system improvements designed to address water storage, fire flaw, operational
~ City Council Resolution No_ 1248
Page 2 of 4
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. The area will be landscaped with
lawns, shrubs, and dower beds and will be
maintained by the Applicant. As a condition
of approval, the Applicant will submit a
landscape plan for this site.
It is also tl~e objective of the Project's design
to utilize the subject property and the
adjoining Don Jones 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 I?rive,
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
17.76.04Q 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", tl~e 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 Cou7t to the W. Vilas Road
entrance of the proposed Whispering Pines subdivision (Tract "A"} and «~ill consist of a vault
and water meter. 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
CONDITIONS OF APPROVAL:
1. Conditions as listed by the Central Point Building Department (Attachment "H")
2. A building permit is required for fences over six {6) feet in height in the R-2 zone.
3. Conditions as listed by the Ce:rtral Point Flood Plain/Stormwater Coordinator
{Attachment "I").
4, Conditions as listed. by the Rogue Valley International Medford Airport {Attachment "J"}
5. Conditions as listed by Jackson County Roads (Attachment "K").
b. Prior to issuance of any building permits, a final drainage plan for the west side of the site,
including the adjoining 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 revised landscape plan that includes a pathway
on the southwest corner of the site as per the originally submitted landscape plan shall be
submitted and approved by the Planning Department. The pathway shall be designed to
minimize impact on the adjoining property owner.
Refer to Attachment "A"
ATTACHMENTS:
Attachment "A" -Planning Department Findings of Fact
Attaclirnent "B" -Applicant's Findings of Fact
Attachment "C" -Site Plan
Attachment "D" -Revised Landscape Plan
Attacl~rr-ent "E" -Suggested Plant List
Attachment "F" - Water Reservoir Elevations
Attachment "G" -Pump Building Preliminary Plans
Attachment "H" -Building Department Comments
Attachment "P' - Flood P1ainlStormwater Coordinator Comments
Attachment "J" - Rogue Valley International -Medford Airport Comments
Attachment " lC" - Jackson County Roads Cornnients
Attachment "L" - Resolution
ACTION:
Consideration of Resolution Na. ~, approving the proposed Conditional Use Permit.
RECOMMEND ATION:
Approval of Resolution No. ~, granting a Conditional Use Permit.
Page 4 of 4
ATTACHMENT"~
FINDINGS OF FACT
AND
)NCLUSIONS OF LAW
File No: 11014
INTRODUCTION
In the matter of a conditional use permit for the proposed construction of a municipal public
water reservoir. 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 Point; Agent: Neathamer Surveying, Inc.}
Chapter 17.24 - R-2, Residential 7~vo-Family District
17.24.030 Conditiofaal Use.
The following uses and their accessojy uses are permitted in the R-2 district when authorized
by the planning commission in accordance with Chapter 17.76:
C. Public ar2d public utility buildings, structures and uses, but not including corporation,
storage or repair yards, warehouses and similar 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
setbacks 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 or structure shall exceed thirty-five feet in 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.
17.24.Q50 Area, width and yard requirements.
The following dot requirements shall be observed in th.e R-2 district:
A. Lot Area. The lot area shall be a »ainimum of six. thousand square. feet n°ith corner lots
being a mininat~rra of seven thousand square feet.
B. Lot Width. The minimum width of a lot shall be sixth feet, with corner lots beir2g a
minimum of seventy feet in n>idth,
C Lot Depth_ No requirements.
D. Front Yard, The front yard shall be a minimum of t-venty feet,
Page 1 of b
E. Side Yar°d. Side yards shall be a rninimunz of five feet per story. Side yards abutting a
street shall be. a mint."mr~m of ten_feet; provided that, sz'de yards abutting streets shall comply with
the following:
1. Sight distance and clear vision area requirements set,fos°th in the public works
standards;
2. Special setback rules set, forth in Section 17.60.090; arzd
3. For structures or a part of any struetzcre served by a driveway located on the. side
,yard, the rrzinirnzsm side yard setback, for that part of the structure serving the drr.'veway, such as
a garage ot• carport, shall be. twent)~ feet.
F. Rear Yard, The rear yard shall be a rninimunz of ten feet.
G. Nottivithstanding the yard requirements above and depending on the location of the lot,
special setback requirements nzay apply as specified in Section 17.60.090.
Finding: As proposed, the resezvoir, the pump building, and the pump station will meet
all required setbacks. 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 to be located on property adjacent. to and south of the subject
parcel. Tract "A" does not meet minimum lot area or iot 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.
17.76.020 Information required.
An application fof• a conditional use perrni~t shall include the, following information:
A. Name and address of the Applicant;
B. Statement that the Applicant is the owner of'the property or is the authorized agent of tl~e
owner;
C. Address and legal description ot° the assessor's pat-cel number of the propef-ry;
D. An accurate scale dr°awing of the site and improvements pf•oposed, The drawing must be
adequate to enable the planning co»zmission to determine the compliance of the proposal with
the requirements of this title;
E. A statement indicating tlae precise manner of compliance with each of the applicable
provisions of this title together ~a-ith aszy other data pertinent to tlze,fzndings prerequisite to the
granting of'a use permit.
Finding: 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 attd cvtrdition~
The planning commission, in granting a conditional use per~rnit, shall,fznd as follox7s:
A. .That the sitE for the proposed. use is adequate in size and shape to accommodate the use
and to rtzeet all other development ar~d lot requirements of the subject zo~zing district and all
other provisions of thr's 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. Tltat the site has adequate access to a public street or highway and that the street or
Iaighway is adequate in size and cofulition to effectively accommodate the tra~c that is ~tipected
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 reservation for a future
public street and public utility easement have been dedicated to flee 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.
C. Thai the proposed use will have no significant adverse effect on abutting properly or the
permitted use thereof. In making this determination, the commission shall consider the proposed
location. of improvements on. tlae site; vehiculaf- ingress, egress and internal circulation;
setbacks; height of buildings and st~•uctures; wads and fences; landscaping; outdoor lighting;
and signs;
Winding: As stated above, the reservoir and the pump building meet existing setback
requirements. While Tract "A" does not meet lot size and area requirements, it will be
deeded to the City far the pump station and will not be used as a residential site. Once
the construction work on the site is completed, vehicular traffic will be limited to
maintenance on the sites and access to the community garden that will be developed on
the northeast corner of the site.
The proposed water reservoir site will be landscaped as per the attached Landscape Plan
(Attachment "D"} to improve the aesthetic value of the site. 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 nartl~, west, and south sides ofthe reservoir to provide a natural screen.
Additionally, a sloping grading plan has been designed for the west and north sides of the
reservoir. 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 landscaped
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 {8} foot high chain li~alc security
fence.
Page 3 of 6
As proposed, a portion of the water reservoir site will be integrated with the adjoining
Don Jones Park. These features will include a community 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 an 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 reservoir facility. In the R-2 zoning district, fences above six (6) require a
building permit. Digital video cameras will be posted on each of the four corners 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. That the establishment, maintenance or operation of the use applied for will comply} with
local. state and, federal health and safety regulations and therefor°e will not be detrimental to the
health, safetZ~ of• general welfare of pet~sons residing or working in the sa~rrourtding
neighborhoods and will not be detrimental or• i~ajurious to the property and improvements in. the
~2etglaborhood or to the general welfare Qf the community based on the review of those,factors
listed in subsection C of this section;
Finding: The Applicants Findialgs and Pian are in compliance with all applicable City
regulations.
Conclusion: The Applicant has or intends to meet this criterion.
E. That any conditions required•for approval of the permit are deemed necessary to protect
the ptcblic health, safety and genes~al welfare and may include:
1. Adjustments to lot size ar• yard areas as needed to best accornrnodrate the proposed use;
provided the lots or yard areas conform to the stated minimum. dirnensions_for the
subject zoning district, unless 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 accommodate the Applicant's proposed use. As stated above, the
Tract "A" site far 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
2. Incj•easing street widths, mod cations in. street designs or addition of street signs or
tra~c signals to accommodate the traffic ge~ierated by' the proposed ttse;
Finding: ingress and egress for the proposed water resen~oir will be provided via a
future public street, Singing Grass Drive, which will be a part of th.e 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 parking reguirernents in accordance wit)z. any} unique
characteristics of the proposed use;
Finding: Five off-street parking spaces will be provided for the eoin~nunity garden site
which will be adequate to meet that need. Parking for the proposed water reservoir 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. Regulationafpointsafvehiculuring~•essandegress,
Finding: Ingress and egress for the proposed water reservoir 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.
5. Requiring la~•idscaping, irrigation systems, lighting and a pr°operty maintetrance program,
Finding: Planned 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 integration of uses and mare 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 an 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.
Conclusion: The proposed use meets this criterion.
Page 5 of 6
6. Regulation of sighs and their locations,
Finding: No signs are plaruied far the proposed water reservoir site.
Conclusion: The proposed use meets this criterion.
7. Requiring fences, berms, walls, landscaping or other devices of organic ar artificial
composition to eliminate or reduce the effects of noise, vibrations, odors, visual
incompatibility or other undesirable effects on surrounding properties,
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 effectively screen the stricture. 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
for the west. side of the site, including 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 operations for certain types of asses if their operations may adversely
affect privacy or sleep of persons r'esid%ng nearby or oilzerwise conflict with other
community or neighborhood functions,
Finding: Construction will take place on weekdays only. Prior to the start of
construction, a schedule will be presented to the City Council for approval. Once
construction is complete, hours of operation for Don Janes Park and the planned
community garden are 6:00 a.m. to 10:00 p.m. Hours of operation for the water reservoir
are expected to be between 7:00 a.m. and 6:00 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.
4. Establish a time period within whiclz the subject land icse. must be developed,
1 D. Requif•ernent of a bond or other adequate assurance within a specified period of time,
11. Sucli other conditions that are found to be necessafy to protect tlae public health, safety
and general welfare.
Finding: Construction of the water reservoir on the subject property will begin in June
2011. The project is slated to take roughly 15 months to complete with the goal of being
in service by summer 2012.
Conclusion: The Applicant has or intends to meet this criterion.
Page 6 of 6
ATTACNIIAENT" ~ "
BEFORE THE CITY OF CENTRAL POINT
JACKSON COUNTY, OREGQN
IN THE MATTER OF AN APPLICATION FOR }
CONDITIONAL USE PERMIT APPROVAL OF } EXHIBIT "A"
A PUBLIC WATER STORAGE TANK AND }
PUMP STATION FACQIITY LOCATED ON ) FINDINGS t)F )FACT
WEST VII.AS ROAD, IN THE CITY OF )
CENTRAL POINT, JACKSON COUNTY, OR ) AND CONCLUSIONS OF LAW
APPLICANT: City of Central Point
AGENT: Neatharner Surveying, Inc.
I. BACKGROUND AND SUMMAItX
The Applicant is seeking Conditional Use Approval for 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, iacated within the R-2 {Residential Two-Family) zoning district. The
subject property {Jackson County Assessor's Map Numbex 37 2W O1BA, 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 on the Exhibit "B" Site PIan included within the application materials, the
applicant also proposes to utilize portions of the subject property to create joint public uses with Don
Jones Park located to the west (Jackson County Assessor's Map Number 37 2W O1BA, Tax Lot 1100},
The adjoining properties to the north (37 2W O1BA, Tax Lots 500 & 700) are similarly zoned R-2
(Residential Two-Fanuly), while the developed properties to the east and south are zoned M-1
{Industrial). Properties to the southwest are zoned R-i (.Residential Single-Family). Dan Janes Park
exists to the west of the subject property, In regards to existing utilities, there are no services to the
subj act property at this time.
While no off cial 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 subn~itted and
reviewed concurrently with a land use application associated with the adjoining property awned by
Dennis and Bailee Patterson (Jackson County Assessor's Map Number 37 2W O1 BA, Tax Lots 500 &
700). The Land use application for 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
subject property and is proposed to the City's 56-foot wide Standard Local Street design standards.
The primary infrastruchzre of said street sl>.all 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 Central Point l
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 within said subdivision as
Tract A, located at the northeast corner of the proposed land division and as depicted on the Exhibit "P'
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, fue flow, operational efficiency and overall system reliability. These issues
were identified in the City of Central Point 2009 Water System Master Pian, 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 its 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 Dan Jones Park. This service, including that portion to be reinstalled
bJ' 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 relationship 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 for the public, accomplishing key goals while
incorporating sustainable design features when feasible.
TIE. ADDITIONAL E3UiIBITS PRQVIDED
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 Cade:
Exhibit B - Site Plan
Exhibit C - Aerial Photograph
Exhibit D -Assessor's Map of Project Site
Exhibit E - NSI Agency Authot77ation 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. APPRQVAL CRITERIA & FINDINGS
The following provisions of Sections 17.24, 17.72 and 17.76 of the Central Point Larxd Development
Code apply to the subject property, and are addressed as summarized below:
Criterion 1
Chapter I7.24 - R-2, RESIDEN~7AL Ti3'0.FAAIILYDISTRIC~'
17.24.030 Condiiiional uses.
Cit)~ of Centre] Point
Findings, Condidona! Use Permit
The following uses acrd their accessory uses are permitted in the R-2 district when authorized by
the planning commission in accordance with Chapter 17.76.
C, Public and public utility buildings, structures and uses, but not including corporation,
storage or repair yards, warehouses and similar uses;
FINDING -"Phis application proposes uses of the subject property that are far the benefit, enjoyment,
and continued quality of life for the public, and more particularly demonstrates abest-use scenario for
publicly-owned property that addresses specific needs for the City of Centro] Foint. 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 17.24.030 and the
proposed conditional use is consistent with Criterion 1.
Criterion 2
17.29.040 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 verification of elevation data within
and adjacent to the subject property. These efforts involved verifying peals roof heights and ground
elevations for pertinent surrounding properties, to determine adjacent structure heights relative to the
ground elevation ofthe 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 approxirnately 20 feet of structure
above grade, as shown on the Exhibit "B" Site Flan. 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, L~4NDSCAPINGr4ND CONSTRUC77'ONPLANAPPRDi~~4L
17.7,2.020 Site plan approval required
.~. A site plan application conforming to the requirements of Section 17: 72.030 shall be rnade.~
1. For all carstruction 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 and
approved by staff if such applications consist of entirely new construction of a single building on
a single tax lot having direct access to a public street. Sta,~`'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 an the neighborhood or adjacent properties.
F1<NDING -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 5 public parking spaces associated with the proposed community garden area located near the entry
City of Central Point 3
Findings, Condition8l 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 an 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 and fencing and the construction of walls on the site in such a manner as to
cause the same to not substantially interfere with the landscaping scheme of the neighborhood
and in such a manner as to use the same to screen such activities and sights as might be
heterogeneous to existing neighborhood uses. The planning commission may require the
maintaining of existing trees for screening purposes and for sound and sight insulation from
existing neighborhood use;
B. Design, number and location of ingress and egress points so as to improve and to avoid
interference with the.ira.,~jrc flow on public streets;
C To provide off-street panting and loading facilities and pedestrian and vehicle flow
facilities in such a manner as is compatible with the use far which the site is proposed to be used
and capable of use, and in such a mariner as to improve and m~oid interference with the traffic
flow on public streets;
D. Signs and other outdoor advertising structures to ensure that they do not conflict with or
deter from traffic control signs or devices and that they are compatible with the design of their
buildings or uses and will not interfere with or detract from the appearance or visibility of nearby
signs;
E. Accessibility and sufficiency of fire faghting facilities to such a standard as io provide for
the reasonable safety of life, limb and property, including, but not limited to, suitable gates,
access roads and fire lanes so that all buildings on the premises are accessible to fire apparatus;
F. Compliance with all city ordinances and regulations, including Section 16.20.080
pertaining to the maximum number of single 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 rf found to be
incompatible with the existing architectural or design characteristics of adjacent properties or
uses. Xn addition, the planning commission reserves the right to establish additional height,
setbacll; buffering, or other development requirements that may be necessary to ensure land use
compatibility and ensure the health, safety, and privacy of Central Point residents.
FIlVDINGS -The proposed Exhibit "G" Landscape Plan and Suggested Plant List reflect the applicant's
effor#s 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 iow 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 aver
time.
City of Cerrkai Point
findings, Conditional Use Perrt~it
Fencing along the perimeter of the water reservoir facility will be 10-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 property shall be taken solely from the proposed future street Singing
Grass Drive, which connects directly to West Vilas Road. As discussed in the above-mentioned meetings
with City staff, impact to the existing public street {West Vilas Road) has been deemed adequate for the
minimally anticipated use, with no additional access points required.
CONCLi3SION -- The application adequately addresses those requirements of Section 17.72.04(} and the
proposed conditional use is consistent with Criterion 4.
Criterion 5
17.76.040 Findings and conditions.
The planning commission in granting a conditional use permit shall find as follows:
.tl. That the site for the proposed use is adequate in size and shape to accommodate the use and
to meet all other development and lot requirements of the subject zoning district and all other
provisions of this code;
B. 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 accommodate the traffic that is expected to be
generated by the proposed use;
C. That the proposed use will have na sign f cant adverse effect on 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 injurious to the property ar:d improvements in the
neighborhood or to the general welfare of the community based on the reviex~ 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 and general welfare and may include:
S. Requiring landscaping, irrigalion systems, lighting and a properly maintenance progranr,
7. Requiring fences, berms, walls, landscaping or other devices of organic or artificial
composition to eliminate or reduce the effects of noise, vibrations, odors, visual
incompatibility orother undesirable effects on surrounding properties,
11. Such other conditions that are found to be necessary to protect the public health, safety
and general welfare,
FINDING - As proposed, the reservoir and joint park uses demonstrate abest-use scenario for the
subject property, providing in-fill development of publicly-owned property while enhancing the 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 wit}l 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 Don
City of Centre] Point
Findings, Conditional Use Permit
Bones 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 17.76.040 and the
proposed conditional use is consistent with Criterion 5.
The Commission concludes that the request complies with Sections 17.24, 17.72 and 17.76 of the
Central Point Laad Development Code.
Respectfully submitted,
NEATHAMER SURVEYING, INC.
By:
Neath er
City of Gents] Point
Findings, Conditional Use Permit
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SYMBpL BOTANICAL NAIu1E -COMMON NAME
EVERGREEN CONIFERS
• GUPRESSUS BAKER! -BAKER'S CYPRESS
SEQUOIA GIGANTEA -GIANT SEQUOIA
DECID~lOUS SIiADE TREES
ACER RUBRUM 'RED SUNSET -RED MAPLE
QUERCUS RUBRA -RED OAK
PfSTAC1A GHlNENSiS 'KEITH DAVEY' -CHINESE PISTACHE
DECIDUOUS ORNAMENTAL TREES
CERCiS CANADENSIS `FOREST PANSY' - REDBUD
LAGERSTROEMIA i. 'TUSCORORA' ~ CREPE MYRTLE
PARROTIA PI~RSICA -PERSIAN PARROTIA
SHRUBS
BERBERlS T, 'ATROPURPUREA' -RED-LEAF BARBERRY
FORSYTHIA x fNTERMEDlA'SPRING GLORY' - FORSYTHIA
GOTONEASTER HORIZONTALIS - ROCKSPRAY GOTONEASTER
ILEX C. CARISSA - DWARF CHINESE HOLLY
MAHONIA A~UIFULIUM -OREGON GRAPE
RHAPHiOLEPIS INDICA -INDIA HAWTHORN
VIBURNUM P. TOMENTOSUM -DOUBLE FILE VIBURNUM
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LANDSCAPEARCHIT£CT9 III/ATER SUPPLY PROJECT
PLANT LIST
JANUARI' 10, 2011
Cf'LA 1913 PLA~fT LIST
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f40 S Third Street, Central Point, OR 47502 EI~TRA~...._~-~-"~__° ... ` .__.__ _..~__~.$ . P . ... _ . .
541.b64.33Zi Fax 541.6b4,6384 ~I~T
vwvw.cenSCdlpointoregon l~~
January 2$, 2011
Dave Jacob
Canununity Planner
City of Central Point
140 S. Third Street
Central Paint, OR 97502
Re: City of Central Point Public Water Storage Reservoir
Conditional Use Permit
in response to your request for comments on the above entitled matter, please Hate the following;
1. Building Permit Required;
2. Submitted plans must indicate compliance with 2010 OSSC...Ine.
A. OSSC 107.+ Construction Documents
B. OSSC 1603 {Documents)
C. OSSC 1503.1.5 (Earthquake Design)
D. OSSC 1603.1.6 (Geotech Information}
E. OSSC 3603.9 (Seismic Special lnspection Requrred)
P. 1610.1- Soil lateral loads
G. 1613 -Earthquake Iaads
Please note: Occupancy category is IV (Table 1604.5 - OSSC)
If you have questions, please do not hesitate to contact me.
Sincerely,
--a.,._~s~.~
Todd Meador
Building Official
TM:dt
A"~'TACHMEI~T "
Dave Jacob
From: Stephanie Holtey
Sent: Tuesday, January 25, 2411 2:08 PM
To: Dave Jacob
Subject: CUP 11014 -Water Reservoir
Hi pave,
The 3.0 million gallon reservoirsite is located in Flood Zone X-unshaded, anon-regulatory flood zone. There are no
applicable floodpiain development requirements thatapplyto 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 1204-C permitting in Centro! Point and other communities in the National Pollution Discharge
Elimination System (NPDES) Phase li planning area.
Please let me know if you have any questions or need additional information, Thanks,
Stephanie H~Itey, CFM
Floodplain/Stormwater Coordinator
Public Works Department
City of Central Paint
140 South Third Street
Central Point, OR 97502
Desk: 541-6b4-3321 (x244)
Fax: 541-6b4-6384
www, centra Iooi nto reson.sav
CENTRAL
POINT
A-~-r~~~~~~~~
Dave .lacob
From: Marcy Black [BiackMA@jacksoncounty.vrg]
Sent: Tuesday, February o1, 2011 2:55 PM
To: dave.jacob@central pointoregon.gov
Subject: Re: File No, 110'14 -City of Central Point Public Wafer Storage
The airport requests an Avigation, Noise 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.
FEB/O1/2011/TUE 14:04 JACKSON ~OtJNTY 1~OADS FAX No. 541 774 6205 P, 001/001
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January 28, 2011
Attention: Dave Jacob
City of C@ntral Point Planning
440 South Third S#r~at
Centrel Point, OR 97602
RE: City of Centre! Point Public Water Storagta off West Vllas Road - scounty-maintained
section of road-
Planning Fiie: 11 q14
Dear Dave:
Thank you fior the opportunity to comment on this Conditions! Use Permit for a Gity of
Central Point 3.0 million gallon water storage reservoir and related water distribution system.
The property is located a# the terminus of the proposed Singing Grass Drive offi West Vitas
Road, Cerrtrgl Point. Jackson County Reads has the. following comments:
1. Please note West Vitas Road adJacent to the subject property Is a county-maintained
road.
2. Utility Permits ere required fmm Roads for any utility work within the County mad right
of--way.
Sin re
Russell l.o u
9
Construction & Development Manager
I:1EnginaAtinglDAValop~ngntlfyTIES1CNTRLPT11y 014-doe
ATTACHMENT "L"
PLANNING COMMISSION RESOLUTION NO.
A RESOLUTION GRANTING APPROVAL OF A CONDITIONAL USE PERMIT
FC}R THE CONSTRUCTION OF A 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. 1101.4
WHEREAS, the Applicant submitted an application for a Conditional Use Permit to allow
for 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 identifed on Jackson
County Assessor's map as 37S 2W 02BA, Tax Lots 503 & 702.
WHEREAS, on March 1, 2011, the Central Point Planning Commission conducted aduly-
noticed public hearing on the application, at which time it reviewed tl~e City staff report and
heard testimony and comments on the application; and
WHEREAS, the Piannulg Comnussion's consideration of the application is based on the
standards and criteria. applicable to the Conditional Use Permit sectYOn 17.76 of the Central
Point Municipal code; and
WHEREAS, the PlaYming Conunission, as part of the Conditional Use Permit application,
has considered and finds per the Planning Commission 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 section 17.,24, R-2, Residential Two-Family District.
NOW, THEREFORE, BE IT RESOLVED, that the City of Central Paint 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 Planning
Commission Report dated March 1, 2011, including alI attachments referenced thereui.
PASSED by the Planning Commission and signed by me ixk authentication of its passage
this I ~' day of March, 2011.
Planning Commission Chair
Page 1 of 2
ATTACHMENT "L"
ATTEST:
City Representative
Approved by rune this 1St day of March, 2011.
Plaiming Commission
Page 2 of 2