HomeMy WebLinkAboutPlanning Commission Packet - August 1995CITY OF CENTRAL POINT.
PLANNING COMMISSION
MINUTES
AUGUST 6, 1996
I. THE MEETING WAS CALLED TO ORDER AT 7:00 A.M.
II. ROLL CALL: Those present were: Chuck Piland, Angela Curtis, Jan Dunlap, Candy
Fish, Bob Gilkey, Karolyne Johnson, Valerie Rapp
IIL CORRESPONDENCE
There was no correspondence.
IV. Commissioner Dunlap moved to approve the July 16, 1996 Planning Commission
Minutes as written. Commissioner Gilkey seconded the motion. ROLL CALL VOTE:
Curtis, yes; Dunlap, yes; Fish, yes; Gilkey, yes; Johnson, yes;. Rapp, yes.
V. 'PUBLIC APPEARANCES
There were no public appearances.
VI: BUSINESS
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"~° ~pntinued revie~~ and recommendation regaLdJ.(lg a Site Plan Annlication for the
' Oregon 4tate Police P(gjPr•t lor•.ated on Hiah~~~ay 99 north of Grater High School
~72W038 TL 1504-NI (ApRlir:ant: State of Oregonl
There was ho ex-parte communication or conflict of interest.
Chairman Piland opened the public hearing.
Jim Bennett, Planning Director, reviewed the Planning Department Staff Report.
Tom Haeg, Facilities Division, Department of Administrative Services, State of
Oregon, representative of the applicant, came forward. Mr. Haeg addressed several
issues brought up at the last Planning Commission. (1) Drainage Ditch: In the slope
of the roadway, at the low point, there will be a grate so that each property will have
drainage. The run-off from the road will be caught by a curb and will not go into the
property (2) Fence Line: It is the state's position that we should be allowed to put
the fence on the state's property line. They will put the slats in the fence or will
leave them open, whatever Mr. Skyrman desire. The surveyor indicated that the line
shown by the state's plans is the monumented line and was before the State bought
the property. (3) Access to the property to the south: It is the State's position that
they will allow the property owners to the south to use this access. An arrangement
will be worked out to apportion costs based on the number of trips. (4) Widening of
Highway 99 to .adjacent properties, particularly Mrs. Bundle's property: An
~, r arrangement has been worked out with the Bundles and as proposed by Mrs.
.~' Bundle's son.
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CITY OF CENTRAL POINT
Planning Commission Minutes
August 6, 1996 -Page Two
Rick Rundle, 2450 Cove Creek Trail, So Lake Tahoe, CA 96951, came forward on
behalf of Mrs. Alberta Rundle. The arrangement worked out with Mr. Haeg is as
follows: The State will place boulders, 3 to 4 feet high on the corner of Mrs.
Bundle's property in a rock garden arrangement, replacing the trees that are going to
be cut down and putting them in the landscaping in front of the house and the
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curbing from the highway and put an 18 retaining wall on the highway side of the
boulders. Mr. Rundle is also requesting that they spray the slope of the highway
with gunite or something similar to hold the slide from coming into the lawn. Mr.
Rundle requested that all agreements with the state be put into writing.
Mr. Tom Haeg stated that it is the state's position that they will comply with the
items mentioned by Mr. Rundle. The only new thing mentioned was. keeping the
gravel from the slope of the highway running onto the lawn. Mr. Haeg stated that he
will need to look into that and take the lowest cost approach to accomplishing that if
we can. Mr. Haeg stated that they will turn this into a real plan, give them a copy
and that he would outline Mr. Bundle's requests in writing.
Mr. John Martin, Oregon Department of Transportation, Medford, Oregon, came
forward. Mr. Martin stated that everything is tight on widening the highway;
however, he feels it has been worked out for the property owners.
Chairman Piland asked if there was any possibility of lowering the speed limit so that
it would change the taper?
Mr. Martin stated that they will probably not change the speed limit. If a study is
requested, contact him and a traffic investigation will be done. However, he did not
feel it would make a difference.
Mr. Wally Skyrman, 4588 Pacific Highway, Central Point, came forward. He had
several questions: (1) The frequency of the drainage grates going into the ditch, (2)
The sloughing off the roadway, (3) Could the State stub off the drip irrigation so that
he could hook up and grow something along the fence at the same time.
Mr. Haeg stated (1)He was uncertain of the frequency of drainage grates but will
have a frequency that is reasonable i2) they will not be using a drip system of
irrigation, {3) the State will make a commitment that they will not allow sloughing of
the grade into the property.
Chairman Piland closed the public hearing.
Commissioner Fish made a motion to approve Resolution #361 for approval of the
Site Plan Application for the Oregon State Police Project located on Highway 99
north of Crater High School (372W036 TL 1504-N) (Applicant: State of Oregon)
subject to all conditions in the Staff Reports and the verbal agreements made tonight,
with the condition that the applicant submit `to the city a plan for the slope
1
d
CITY OF CENTRAL POINT
Planning Commission Minutes
August 6, 1996 -Page Three
stabilization, for the drainage and for the measures to be taken to safeguard Mrs.
Rundle's home and that those plans be subject to being reviewed by staff. The
motion was seconded by Bob Gilkey. ROLL CALL VOTE: Curtis, yes; Dunlap, yes;
Fish, yes; Gilkey, yes; Johnson, yes; Rapp, yes. Motion passed.
B. Public Hearing -Review and recommendation of Annexation/Coma Plan & Zone Text
Amendment for property commonly known as Lathrop Prtuterty located where North
Tenth Scenic Road and Upton Roads intersect 1372W3AA Tax Lots 4000 & 41001
IAoent• Craig_Stonel
There was no ex-parte communication or conflict of interest.
Jim Bennett, Planning Director, reviewed the Planning Department Staff Report.
Mike Thornton, City'Engineer, reviewed the Public Works Staff Report.
Craig Stone, Urban Planner, 708 Cardley Ave., Medford, Agent for the applicant,
came forward on behalf of the application. Mr. Stone stated that they would
• probably be willing to absorb the cost for a sanitary sewer lift station when they
develop. There will be approximately 20 times less traffic from a residential use
~~ rather than commercial use.
John Hardey, Hardey Engineering , 1600 Sky Park Dr., Medford, came forward on
behalf of the applicant. Mr. Hardy discussed residential vs. commercial traffic.
Mr. Ernie Lathrop came forward on behalf of the application. Mr. Lathrop stated that
his family lives on the property and they would prefer residential to commercial use.
Chairman Piland closed the public hearing.
Commissioner Johnson made a motion to recommend approval of Annexation/Comp
Plan & Zone Text Amendment for property commonly known as Lathrop property
located where North Tenth, Scenic Road and Upton Roads intersect (372W3AA Tax
Lots 4000 & 4100) (Agent: Craig Stone), subject to conditions in the Staff Reports
and Findings of Fact. Motion was seconded by Commissioner Dunlap. ROLL CALL
VOTE: Curtis, yes; Dunlap, yes; Fish, yes; Gilkey, yes; Johnson, yes; Rapp, yes.
Chairman Piland called a recess at 8:00 p.m.
Chairman Piland called the meeting back to order at 8:10 p.m.
C. Public Hearing Review and recommendation regarding Site Plan Conditional Use
Permit and Variance Aggllcations for McDonald's Corporation gen Virally located
between Freeman Road and South 9th on East Pine Street (Applicant: McDonald's
Cornoratiohl
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CITY OF CENTRAL POINT
Planning Commission Minutes
August 6, 1996 -Page Four
There was no ex-parte communication or conflict of interest.
Jim Bennett reviewed the Planning Department Staff Report.
Mike Thornton reviewed the Public Works Staff Report.
Jim Bennett read into the record, as Exhibit F, a letker from Mr. Kenneth Smith, 55
So. 9th Street, Central Point.
Loy Taylor, Construction Project Manager, McDonald's Corporation, 5000 S.W.
Meadows Road, Suite 200, Lake Oswego, Oregon, Agent for the applicant, came
forward on behalf of the application. Mr. Taylor stated that the McDonald
Corporation has become quite proficient at mitigating all concerns of residential
neighbors concerning noise, lights and traffic.
Dale Bartley, 1011 Royal, Central: Point came forward in favor of the application. He
stated that this would provide jobs for young people and will be an asset to the
community.
Rusty McGrath, Mayor of Central Point, came forward on behalf of the application.
Mr. McGrath stated that he was in favor of the project. He stated that there was a
concern concerning the traffic but that it would be worked out. He felt it would
provide jobs for the community. ,
Mr. Kevin Miles, 890 Oak Street, came forward. Mr. Miles stated that he disagrees
with the right turn only situation. 9th Street dead-ends into Oak next to his property
and it will cause a lot of traffic on that street. He stated that 9th street should be
- closed off so traffic could not go down it when leaving McDonald's.
Debbie Miles, 890 Oak Street, came forward. She stated they already have a
juvenile problem and they leave a lot of trash on the properties on 9th street. A lot
of the people on that street are elderly. They are requesting that the street be "dead-
ended".
Susan Miles, 890 Oak Street, came forward. Susan stated that she did not object to
McDonalds, but she would like to see 9th street barricaded so that there is no
through traffic.
Jim Bennett stated that this is an issue that would have to be reviewed by staff, a
traffic engineer and the decision made by City Council.
Commissioner Curtis suggested that there be a sign to direct people back to the
freeway.
Loy Taylor stated that a sign directing people,back to the freeway would not be a
problem.
CITY OF CENTRAL POINT
Planning Commission Minutes
August 6, 1996 -Page Five
Chairman Piland closed the public hearing.
Candy Fish made a motion to approve Resolution 362 for approval of Site Plan,
Conditional Use Permit and Sign Variance application for McDonald's Corporation
generally located between Freeman Road and South 9th on East Pine Street
(Applicant: McDonald's Corporation) subject all conditions of the Staff Reports and
Findings of Fact. Commissioner Gilkey seconded the motion. ROLL CALL VOTE:
Curtis, yes; Dunlap, yes; Fish, yes; Gilkey, yes; Johnson, yes; Rapp, yes. Motion
passed.
D. Review, and determination regarding Similar and Comnatib~auest relating to
Recreational Vehicle Rentals pe.,,,~+*pd in the Tourist & Office Professional zoninc
district (C-4 Zohe1
Jim Bennett reviewed the Planning Department Staff Report.
Commissioner Rapp moved to approve the Similar and Compatible Use request
relating to Recreational Vehicle Rentals permitted in the' Tourist & Office Professional
zoning district (C-4 Zone). The motion was seconded by Bob Gilkey. All say "aye"
and the motion passed.
VII. MISCELLANEOUS
Jim Bennett reviewed projects that would be on future agendas.
VIII. ADJOURNMENT
Commissioner Fish made a motion to adjourn. Commissioner Dunlap seconded the
motion. All said "aye" and the meeting adjourned at 8:45 p.m.
~J
PLANNING DEPARTMENT STAFF REPORT
HEARING
DATE: August 20, 1996
TO: Central Point Planning Commission
FROM: James H. Bennett, AICP
Planning Director
SUBJECT: Comprehensive Plan/Zone Map Amendment from Low Density Residential
to Medium Density Residential and from R-1-6, Residential Single-Family
(6,000 sq. ft:) to R-2, Residential Two-Family (37 2W 03B Tax Lot 500);
Conditional Use Permit and Preliminary Development. Plan for a Planned Unit
Development, Miller Estates, an 80-Lot Manufactured Home Subdivision
(37 2W 03B Tax Lots 500 & 600)
licant: ' Billy W. Hogue
P.O. Box 4521
Medford, OR 97501
Agent: Hoftbuhr & Associates/The Richard Stevens Company
1062 E. Jackson St.
Medford, OR 97504
Owner: Marian G. Miller
(37 2W 03B TL 500 & 600)
P.O. Box 3713
Central Point, OR 97502
r e 37 2W 03B TL 500 - 10.11 acres
Zoning Existing: R-1-6, Residential Single-Family (6,000 sq. ft.)
Description: Proposed: R-2, Residential Two-Family
37 2W 03B TL 600 - 3.88 acres
Existing: R-2, Residential Two-Family
Proposed: R-2, Residential Two-Family
Summary: The project consists of a minor Comprehensive Plan Amendment and a Zone
Map Amendment to designate approximately 10.11 acres located on the east
side of N. Pacific Hwy. as Medium Density ResidentiaUR-2, Residential Two-
Family and a Conditional Use Permit and Preliminary Development Plan for
a Planned Unit Development on 13.99 acres for an 80-lot manufactured home
subdivision, Miller Estates.
Auth ri
CPMC 1.24.020 invests the Planning Commission with the authority to hold public hearings
and render decisions on wnditional use permits and preliminary development plans of planned
unit developments and to review. and make recommendations to the City Council on
amendments to the text and map of the comprehensive plan and the zoning ordinance.
nlicable CPMC 1.24 Public Hearings Procedures.
Law: CPMC 17.24 R-2, Residential Two-Family District
CPMC 17.68 Planned Unit Development (PUD)
CPMC 17.76 Conditional Use Permits.
CPMC 17.88 Amendment.
CPMC 17.96 Amendment to Comprehensive Land-Use Plan.
City of Central Point Comprehensive Plan..
Comprehensive Plan Amendment/Zone Man Amendment
Land Use
The applicants are proposing to change the land use designation of 10.11 acres from Low
Density Residential to Medium Density Residential. The purpose of the change is to bring the
subject parcel of land into consistency with its. sister parcel to the south which is
approximately 3.88 acres imsize and is presently designated Medium Density Residential. The
entire -13.99 acres would then have the same Comprehensive Plan and Zone Map designation.
The applicant has also submitted an application for a Planned Unit Development on these
parcels that would create an 80-lot manufactured home subdivision.
The subject parcel lies within the northwest portion of Subarea "A" of the Comprehensive
Plan. This area is used primarily for agricultural and rural residential purposes. There are
about IS existing homes in the area. It has excellent street and highway access, is close to the
junior and senior high schools, and is within easy walking distance of the proposed major
industrial area west of the highway and the railroad. Considering the existing residences,
location, access, and surrounding development, this area has been designated on the
Comprehensive Plan for low and medium density residential development.. The proposed
minor Comprehensive Plan Amendment is consistent with the land uses for this subarea.
Zone Man Amendment
The project proposes a change in zoning from R-1-6, Residential Single-Family (6,000 sq. ft.)
to R-2, Residential Two-Family. This is consistent with the proposed Medium Density
Residential designation in the Comprehensive Plan and with zoning in the surrounding area.
Planned unit developments are conditional uses in the R-2 zoning district.
M(
Citizens Advisory Committee CAC
The Citizens Advisory Committee reviewed the proposed Comprehensive Plan and Zone Map
Amendments at its regular meeting of July 9, 1996. A copy of the findings of fact adopted
by the CAC are attached for the Commission's review (Exhibit C). The CAC noted three
specific concerns with the project: 1) impacts on traffic safety and circulation from residential
development having direct access onto the highway; 2) the need for a commercial or open
space buffer between residential development and the highway; and 3) impacts on the ability
to preserve open space and natural areas.
Planned Unit Development (PUDI
A planned unit development (PUD) may be permitted in an R-2 zoning district subject to the
approval of a conditional use permit. An application for a PUD must also include a
preliminary development plan. If the preliminary development plan is approved,,. an
application for a final development plan must be submitted within six months of such
approval.
Purpose
CPMC 17.68.010 states that the purpose of planned unit development (PUD) is to gain more
effective use of open space, realize the advantages of large-scale site planning and the mixing
of building types or land uses, improved aesthetics and environmental preservation. This is
achieved by allowing a variety of buildings and structures, types of open space, variable
building heights and setbacks, and shared services and facilities.
A PUD can be residential, commercial or industrial in nature. The proposed PUD is a
manufactured home subdivision. This needs to be distinguished from a mobile home park.
Manufactured homes are permitted uses in all residential districts, subject to wnstruction
standards that are comparable to those for conventional single-family dwellings. The
manufactured homes in the proposed PUD will be located on individually owned lots.
Development Standards
The current application is proposing an 80-lot manufactured home subdivision. Many of the
lots do not meet the dimensional standards for the R-2 zoning district. Lot sizes. range from
4480 sq. ft. to 8938 sq. ft. The average lot size, however, is 5199 sq. ft. This is considerably
below the minimum lot size for the R-2 zone of 6,000 sq. ft.. for interior lots and 7,000 sq.
ft. for comer lots. Additionally, with a small number of exceptions, the lots within the
proposed subdivision do not meet the minimum width requirements of 60 ft. for interior lots
and 70 ft. for corner lots. The proposed density of the project is approximately 5.7 units per
Boss acre. This is in contrast to the maximum allowed density for the R-2 zoning district of
12.0 units per gross acre.
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Onen Space
The proposed subdivision does include four open space lots: one along Griffin Creek totaling
31,666 sq. ft., or a little less than'/< acre; two more along Highway 99 at the entrance to the
proposed subdivision totaling 11,518 sq. ft.; and a fourth inside the subdivision designated
as a play area and totaling 3,494 sq. ft. The total open space area amounts to a little more
than 10% of the total available lot area. The Planning Commission may accept proposed
common open space for a PUD subject to its meeting the requirements of CPMC 17.68.110.
A pedestrian walk is also proposed at the eastern end of the subdivision which provides
access to Griffin Creek.
.Public Facilities
Public facilities including streets, sanitary sewer, water and storm drainage can be provided
to the project site. Specific requirements for the provision of public facilities are contained
in the attached Public Works staff report (Exhibit F), Utilities will be provided individually
to each lot and manufactured home. All of the streets within the proposed PUD will be public
streets constructed to city standards. Access to the subdivision will be from Highway 99 and
from Scenic. Avenue via Marys Way and Nancy Avenue. Additional future access will be
provided for by stubbing Francis Street to the property to the north and Lena Way to the
property to the south of the proposed subdivision. Traffic generated by the PUD is estimated
at 400 vehicle trips per day.
Covenants .Conditions and Restrictions
The PUD will create a homeowner's association that is responsible for the maintenance of the
common areas within the manufactured home subdivision. Conditions, covenants and
restrictions are also' proposed for the PUD which will address such issues as signs, rubbish,
nuisances, parking, antennas, exterior maintenance and landscaping. Of particular note is that
boats, trailers and recreational vehicles may only be parked within a private carport or garage
and not on any other part of the property or on public streets.
x tions
CPMC 17.68.080 authorizes the Planning Commission to allow exceptions to the
development standards for a PUD based on the. applicant being able to demonstrate that the
objectives of the zoning and subdivision ordinances will be achieved. The applicant has
submitted supporting documentation that addresses this requirement. This documentation
suggests that the exceptions to development .standards that have been requested for the
manufactured home subdivision are justified because the project will. provide more affordable
housing for residents of Central Point. It includes an economic feasibility/market analysis that
shows that manufactured homes within the proposed subdivision can be marketed from
$56,000 to $68,000 depending upon the size of the manufactured home. This is in contrast
to the average selling price for a conventional single-family dwelling in the City of Central
Point which is estimated at $88,000.
Findings of Fact
The applicant has prepared documentation, findings of fact and conclusions of law in support
of the ComprehensivePlan Amendment, Zone Map Amendment and Conditional Use Permit
applications (Exhibit B). Staff has reviewed these findings of fact and conclusions of law and
determined them to be adequate for consideration by the Planning Commission. However, the
Commission must also find that the criteria for a PUD have been met, or are not applicable,
as set forth in CPMC 17.68.040. The applicant has not submitted documentation addressing
these criteria. Staff has reviewed these criteria and submits the following comments
regarding the required findings of fact and conclusions of law for the proposed PUD:
1. That the development of a harmonious, integrated plan justifies exceptions to the normal
requirements of this title.
The applicant has based his justification of the exceptions requested from the
development standards of the R-2 zone on the premise that the manufactured home
subdivision will provide more affordable housing to residents of Central Point.
2. That the proposal will be consistent with the comprehensive plan, the objectives of the
zoning ordinance and other applicable policies of the city.
The proposal is consistent with the comprehensive plan's intention of providing low
and medium density residential development in the northwest portion of subarea "A".
It is arguable whether the proposal is consistent with the purpose of planned unit
developments asset forth in CPMC 17.68.010. The provision of affordable housing is
not specifically identified as an intended purpose of planned unit developments.
3. That the location, size, design and operation characteristics of the PUD will have minimal
adverse impact on the livability, value or appropriate development of the surrounding area.
The areas to the north and south surrounding the proposed manufactured home
subdivision are designated for future low and medium density residential development.
At present, they are developed with rural residential uses and a 4srlot, R-1-6, single-
family residential subdivision, Green Glen, to the north. The area to the west across
Highway 99 is designated for future industrial development and is presently developed
with largely rural residential uses. The area to the east across Gritlin Creek is
designated for low density residential development and is presently developed with a
132-lot, R-1-6, single-family residential subdivision, Royal Heights. The issues of
livability, value and 'appropriateness are highly subjective and, consequently,. very
ditlicult to measure.
4. That the proponents of the PUD have demonstrated that they are financially able to carry
outthe proposed project, that they intend to start wnstruction within six months of the final
approval of the project and any necessary district changes, and intend to complete said
construction within a reasonable time as determined by the commission.
~~
The applicant has submitted documentation indicating that they are financially able
to develop the project. A development schedule has also been submitted showing that
the project will be constructed in three phases. Phase 1 is scheduled to begin in late
1996 or early 1997 depending on conditions.
5. That traffic congestion will not likely be created by the proposed development or will be
obviated by demonstrable provisions in the plan for proper entrances, exits, internal traffic
circulation and parking:
The project is estimated to generate approximately 400 vehicle trips per day. Access
to the project v/ill be from Highway 99 and from Scenic Avenue via Marys Way and
Nancy Avenue. Highway 99 is a major arterial road with adequate capacity to handle
traffic generated by the protect. The project will be served by public streets constructed
to city standards. All manufactured homes will have attached garages to accommodate
oft street parking.
6. That commercial. development in a PUD is needed of the proposed location to provide
adequate commercial facilities of the type proposed.
This criterion is not applicable to the proposed PUD.
7. That proposed industrial development will be efficient and well-organized with adequate
provisions for railroad and truck access and necessary storage.
This criterion is not applicable to the proposed PUD.
8. That the PUD preserves natural features such as streams and shorelines, wooded cover
and rough terrain, if these are present.
The project proposes to create an open space lot of approximately 0.75 acres that
encompasses Griffin Creek where it passes through the property.
9. That the PUD will be compatible with the surrounding area.
The project is consistent with the comprehensive plan's intention of providing low and
medium density residential development in the northwest portion of subarea "A". The
surrounding areas to the south and west are largely developed with rural residential
uses. The areas to the north and east are developed with R 1-6 single-family
subdivisions, as well as some rural residential uses. Compatibility should be based on
the degree to which the proposed subdivision will be able to exist in harmony with the
surrounding area.
10. That the PUD will reduce the need for public facilities and services relative to other
permitted uses for the land.
~. ~:
Under R Z zoning the maximum. density is 12 units per gross acre. This equates to
approximately 168 units for the project site. The proposed manufactured home
subdivision consists of 80 units. This will reduce the need for public facilities and
services for the project accordingly.
Staff recommends that the Planning Commission take one of the following actions:
1. Adopt Resolution No. ~ approving the conditional use permit and preliminary
development plan for the Miller Estates PUD and recommend approval. o£ the Comprehensive
'-Plan Amendment and Zone Map. Amendment to the City Council, based on the findings of
fact and conclusions of law and subject to the recommended conditions of approval as set
forth in the staff reports;
2. Deny the conditional use pernut and preliminary development plan for Miller Estates and
recommend denial of the Comprehensive Plan Amendment and Zone Map Amendment to the
City Council, being unable to make the required findings of fact and conclusions of law;
3. Continue the review of the subject applications at the discretion of the Commission.
xhi it
A. Vicinity Map
B. Preliminary Development Plan.
C. Notice of Public Hearing
D. Applicant's Findings of Fact and Other Supporting Documentation
E. Citizens Advisory Committee Findings of Fact
F. Recommended Planning Department Conditions of Approval
G. Building Department Staff Report
H. Public Works Staff Report
I. Wetland Land Use Notification Form w/ DSL Response
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City of Central' Point
EXHIBIT ~
P,LANNXNG DEPARTMENT
NOTICE OF PUBLIC HEARING
Date of Notice: July 30, 1996
Hearing Date: Tuesday, August 20, 1996
Time: 7:00 p.m. (Approximate)
Place: Central Point City Council Chambers
155 South Second Street
Central Point, OR 95702
NATURE OF HEARINGS
Sandy Loznmel
Planning Secretary
Beginning at the above place and time, the Central Point Planning Commission will conduct a
public hearing to provide an opportunity for citizens and other interested parties to give testimony
and gather information about the following application for Comprehensive Plan and Zone Map
Amendment and Conditional Use Permit for a Planned Unit Development (PUD):
If approved this would amend the zone from Residential Single Family (R-1-6) Zone
to Residential Two Family (R-2) Zone in the general vicinity east of Hwy 99 and
south of Scenic Road to allow medium density consistent with the PUD request.
This parcel is comprised of an irregular shape, and is legally described in the records
of the Jackson County Assessor as 37S 2W 03B Tax Lots 500 & 600)
2. Also, if approved, a Conditional Use Permit would allow a Planned Unit
Development in the R-2 Zone for this project consisting of 80 single family
manufactured housing units.
PUBLIC PARTICIPATION
Citizens or interested parties may comment on these issues orally and/or in writing during
the public hearing which is scheduled on Tuesday, August 20, 1996.
2. Any person interested in commenting on these issues in advance of the public hearing may
do so by submitting written comments to Central Point City Hall, 155 South 2nd, Central
Point, Oregon 97502, Attention: Planning Department. Failure to raise an issue in the
hearing, in person or by letter, or failure to provide statements of evidence sufficient to
afford the City an opportunity to respond to that issue, precludes appeal based on that issue.
155 South Second Street • Central Point, OR 97502 • (541) 664-3321 • Pax: (541) 664-6384
James Bennett, AICP
Planning Director
Ken Gemct~ler
Planning Technidan
.: _i ~
3. For additional information regarding this matter, the public may contact the Planning
Department at (541) 664-3324 (ext. 231).
STJMMARY OF PROCEDURE
The Planning Commission will take testimony, review the proposal, staff reports, recommendations
of the Citizen Committee, and then formulate a recommendation to the City Council. At a future
date, the City Council will conduct a public heating and decide on the application for
comprehensive plan and zoning map amendment.
I
~~
EXHIBIT ~---
BEFORE: THE PLANNING COMMISSION AND CITY COUNCIL: FOR THE
CITY OF CENTRAL POINT, JACKSON COUNTY, OREGON:
IN THE MATTER OF A REQUEST FOR A PLANNED )
UNIT DEVELOPMENT (PUD) FOR APPROXIMATELY )
13.99 ACRES LOCATED ON NORTH PACIFIC HWY. )
FINDINGS -0F FACT
INCLUDING CONCURRENT REQUESTS FOR A MINOR )
COMPREHENSIVE PLAN AMENDMENT, ZONE CHANGE )
AND A CONDITIONAL USE PERMIT: Billy Hogue, )
Applicant; Marion G. Miller, Owner; The
Richard Stevens Company. Agent
I. BACKGROUND INFORMATION:
DATE' May 21, 1996
PROPOSAL: An application for a Planned Unit Development
(PUD) for two tax lots consisting of 13.99 acres,
with concurrent requests for a Minor Comprehensive
Plan Amendment and Change in Zoning Designation
for one of the parcels, specifically designated as
T. 375, R'. 2W, Section 3B, Tax Lot 500; and a
Conditional Use Permit for the PUD: The Plan
amendment is from Low Density to Medium Density,
and the zone change request is from R-1-6 to R-2,
consistent with the PUD request.
APPLICANT'
Hogue: CPA/ZC
Billy W.-Hogue
P.O: Box 4521
Medford, OR ;97501
(541) 772-3529
~ r(
AGENT: The Richard Stevens Company
131 N. Bartlett, Suite 100
Medford, OR 975041
(541) 773-2646
PROPERTY OWNER: Marian G. Miller
P.O. Box 3713
Central Point, OR 97502
CURRENT ZONING: R-1-6 (TL 500)
R-2 (TL 600)
'COMPREHENSIVE
PLAN: Low Density (Single Family); TL 500
-- Medium Density; TL 600
II. PURPOSE OF THE APPLICATION:
The purpose of this application is to provide the City of
Central Point with adequate information to effect certain land use
decisions that will enable the applicant, Billy Hogue, to begin
development of a manufactured housing Planned Unit Development
(PUD) on Tax Lots 500 and 600, 37S R2W; Section 3B, properties
currently located within the City of Central Point.
In order to accomplish this task, the following must occur:
1. Amend the Comprehensive Plan to extend the Medium
Density designation northerly to encompass Tax Lot 500,.,.
(10.50 acres), consistent with the existing designation
on Tax Lot 600 to the south; and a concurrent, zone change
to R-2;
2. Approve a Planned Unit Development on the entire. 13.99
acres, with a concurrent Conditional Use Permit (required
for a PUD in an R-2 zone).
The two properties consist of a total of .approximately ..13.99
acres of land that was part of an annexation. approved 3-21-96, and
is in the process of being verified to the Secretary of State as of
this writing).
Hogue: CPA/ZC
2
~~
Tax Lot 500 is shown on the Central Point Comprehensive Plan
Maps as Low Density (6 units/acre) and reflected on the Zoning
Maps as (R-1-6) Residential as well. Tax Lot 600, to the south, is
designated as Medium Density, and 'zoned (R-2), a multiple family
designation.
III. FINDINGS OF FACT PERTAINING'TO THE SUBJECT PROPERTY:
1. Leoal Description:
The subject property for development consists of approximately
13.99 acres of land that lie between Highway 99 N. and the balance
of northwestern Central Point to the east. The parcels are located
in Section 3B, T.37S, Range 2W, Jackson County, Oregon. A complete
metes and bounds description of the PUD application (13.99 acres),
and the Comprehensive Plan/Zone Change acreage (10.50 acres) and a
plat map of that area to be changed. has been provided as an exhibit
to these findings.
2. Location•
' The property in question is located generally east of Highway
99 North and the Southern Pacific Railroad ROW, and south of Scenic
Avenue along the Highway. The site is accessed by Highway 99N, and
may in fact be accessible-by extensions of Mary's Way and Nancy
Avenue from the north. The site is located in the northwestern
quadrant' of the Central Point urban area. The property is
generally flat, with gentle slope 'toward the northeast corner of
the site. The property is currently undeveloped with the exception
of a single family dwelling.
3. Size:
The PUD application, with a concurrent .CUP application,
consists of 13.99 acres. The Comprehensive Plan and Zone Change
request consists of 10.50+ acres total. As noted above, site maps
of the area to be changed are attached as Exhibit A.
Hogue: CPA/ZC 3
1 e7
4. Land Use•
The subject property is generally vacant and undeveloped land.
The property is within the city limits, and has been unused except
for a,single family dwelling on Tax Lot 600. Land uses to the
north, south and west are, respectively., a small subdivision and
vacant land, R-2 and Thoroughfare Commercial sites, and M-2
(Industrial) lands.
5. Zoning-
Zoning designation on Tax Lot 500 is R-1-6; and is proposed to
be R-2 consistent with the R=2 designation on Tax Lot 600.
6. Existing Improvements:
As noted above, the site is generally vacant, but does contain
an existing house and outbuildings.
7. Urban Services:
Urban services are generally available or can be made
available to the property at this time, including fire protection,
police protection, water and sewer. Anticipated use of the
property for residential use will require facilities to be extended
to the site, 'and information pertinent to the annexation of the
property and public facilities is noted below:
Water Service: Water is provided by the Medford Water
Commission and the City of Central Point via a 12-inch
ductile 'iron 'line in North Pacific Highway, which
terminates at the NW property corner of Tax Lot 1504, to
the south 'of the subject site.
There is also a 12" ductile Iron main located on the
south side of North Scehic, which ends at the east side
of Griffin Creek. The annexation staff report noted that
the applicant may be required to provide off-site
improvements to provide water to the development, and to
provide for adequate system flow, which may be effected
with either an 8 or 12 inch line.
Hogue: CPA/ZC 4
N (2..
Two 8-inch ductile iron water lines are located j~n the
east sides of Marys Way and Nancy Avenue in the Green
Glen subdivision, immediately north and abutting ..the
subject site.
Extensions of these lines into the subject site to assist
in looping the system is expected. ..Extensions of the.
water system to 'the site will be the responsibility of
the developer. Water service and water capacity is
adequate to serve the properties.
-Sewer Service: Sewer service can be provided to the site
by'extension of the existing 8-inch sewer lines located
in the south lanes of Marys Way and Nancy Avenue. These
lines and all internal lines of the park would connect to
a 36" regional trunk line located in a right-of-way
located near the eastern boundary of the subject
properties. Capacity -is adequate to serve the site,
pending extension of the existing lines.
Storm Drain: Currently, the site drains via .open
drainage that flow along the N. Pacific Highway right-of-
way-on the western side of the property. The drainage
continues .northeasterly, draining into Griffin Creek,
which traverses the property. .DSL has identified the
lands along Griffin Creek as potential wetlands, and the
eastern third of the .site is located within the 100 'year
flood zone :adjacent to the creek. The applicant
stipulates to meeting the FEMA criteria for flood plain
development, and will address wetlands issues via
mitigations consistent with DSL requirements. The
annexation request recently approved for the subject side
indicates that there are several areas of concern
regarding storm drain that the applicant must address as
part of the development of the property. These areas of
concern were expressed in the staff report, and were
identified so the applicant was aware that conditions of
the 'Conditional Use Permit, PUD permit or Tentative Plat
would address the concerns.
Hogue: CPA/ZC 5 q
F.lr :1_
IV. SUBSTANTIATIVE APPROVAL CRITERIA:
The information contained in these findings is submitted to
support the following applications, .and address the approval
criteria as noted:
A. A Comprehensive Plan Amendment consistent with Chapter
17.96, CPLDO, and a Zoning .Map. amendment consistent with
Chapter 17.88, CPLDO;
B. A Planned Unit Development (PUD) with a Conditional Use
Permit (for a PUD in an R-2 Zone) consistent with .Sections
17.68.040 and 17.68.080 of the Cental Point Land Development
Ordinance (CPLDO).
A. AMENDMENTS TO THE COMPREHENSIVE PLAN AND ZONING ORDINANCE:
Section 17.96.050 of the Central Point Municipal Code requires
that the City of Central Point, in processing a proposed amendment
to the Comprehensive Plan
"...shall address the public need, and justification for
the proposed change, and shall make specific findings,
'reciting the evidence in support thereof, .for each of the
state-wide planning goals as the same apply to the
proposed change....
This section further notes that
"...findings adopted by the planning commission following
the public hearing shall be forwarded to the city council
prior to the public hearing at the council level..."
1. Compliance with Statewide Goals:
The purpose of reviewing general .comprehensive ,plan map
amendments against the Statewide Planning Goals is to assure that
changes made in the acknowledged Plan are also acknowledgeable. A
finding of consistency with the plan policies and mapping criteria
can be generally construed to mean consistency with the Goals,
other than when an exception is being:. taken, and the .Goal 2
exception criteria and the applicable administrative rules (OAR's)
are mandated.
Hogue: CPA/ZC 6
rii
As the subject property does lie within the Urban Growth
Boundary and City Limits of the City of Central Point, it has been
found to be committed to Urban use, and therefore, no exception is
required under OAR 660.04.022-028. The sole question before the
city is to acknowledge the residential character and orientation of
the property and the neighborhood,'and apply that appropriate land
use designation to the site consistent with the goals.
The measure of Statewide Goal compliance is the combined
evaluation of the existing land designation and the explicit
criteria and policies contained in the statewide goals themselves,
as noted below:
GOAL 1: CITIZEN INVOLVEMENT
The purpose of the goal is to insure that a citizen
involvement program exists that insures the opportunity for
citizens to be involved in all phases'of the planning process.
FINDING'
The City of Central Point can find that the City Council
has adopted appropriate policies and procedures to insure
compliance with this goal, specifically Chapter 1.24,
which establishes the public hearing process and a
uniform procedure for planning, zoning and land use
decisions. If the application is deemed to be
consistent with Chapter 1'.24, it follows that the
application is consistent with this Goal.
GOAL 2: LAND USE PLANNING
The purpose of this goal is to establish a land use planning
process and policy framework as a basis for all decisions .and
actions related to use of land, and to assure an adequate factual
base for such decisions.
FINDING-
As noted above, the City of Central Point can find. that
the City Council has adopted a'Comprehensive Plan and an
implementing Land Development'(ZOning and Subdivision)-
Ordinance for a uniform framework for processing land use
decisions.
Hogue: CPA/ZC ~ ~ ~ '
' The information contained in these findings demonstrate
compliance with the implementing ordinances, specifically
Chapters 17.68, 17.88 and 17..96, CPLDO; and as such the
applications are in compliance with this goal.
The property in question is currently identified on the
General Land Use Plan Map as Urban land for Residential
purposes. The applications are to simply adjust the
Plan°and Zoning `Designations to focus the higher density
necessary fora Manufactured Dwelling PUD.
The proposed changes within the Plan orientation of
Residential is based upon information indicating that
there is a public need 'for residential uses, and that the
use requested in this location is a more efficient and
effective use of the land. The zoning question is now one
of reviewing the type and character of uses in the
vicinity to determine the level and course of residential
uses on this site, consistent with the general vicinity.
GOAL 3: AGRICULTURAL LANDS
Not Applicablei-land 'is inside the Urban Growth Boundary and
proposed for inclusion in the City Limits, and as such is committed
to urban uses. '
GOAL 4: FOREST LANDS:
Not Applicable; land is inside the Urban Growth Boundary and
proposed for inclusion within the..-City Limits, and as ,such is
committed to urban uses.
GOAL 5• OPEN SPACE SCENIC AND HISTORICAL AREAS; NATURAL
RESOURCES' '
The purpose of this goal is to conserve open spaces and
protect natural and scenic resources. Programs shall be provided
that protect scenic and historic areas and natural resources....The
location, quality and quantity of the (resources) shall be
inventoried.
Hogue: CPA/ZC 8
n
L~
FINDING•
The City of Central Point can find that the subject
property is committed to urban uses. -Current agreements
between developers and the city regarding, .payments into
the park fund in lieu of dedicating specific properties
for open-space is'based upon the location, orientation,
and character of the property and the surrounding area.
The city can find 'that the proposed .zoning designation
and- Comprehensive'. Plan- Amendment to• Medium ,Density
reflects essentially 'a "fine tuning" of -the land use
system, and the development of .the site can be done in
a manner consistent with City requirements for open space.
GOAL 6• AIR WATER AND LAND'RESOURCE DUALITY:
The° purpose of this goal is to maintain .and. improve the
quality of the air, water and land resources o£ the state.
FINDING•
The City of Central Point can find that this property is
served by BCVSA for sewer service and is also served by_
the City, via the Medford Water. Commission, for potable
'water. A review of'-the-wetlands inventory indicates
" that there may be a potential mitigation necessary, as
the drainage that serves the site has created a "wetland"
that may require the developer to work with the Corps of
Engineers and the Division of State Lands regarding the
site. The proposed zone is consistent with the existing
and proposed uses of the site in conformance with the
Comprehensive Plan, and this General Land .Use P1an,Map
amendment should not impact the ability of the City to
provide service. The City of Central Point can find the.
application is consistent with the goal.
GOAL 7: AREAS SUBJECT TO NATURAL HAZARDS:
'This goal is to-protect life and property from natural
disasters and hazards. ,
Hogue: CPA/ZC 9
~J
FINDING'
The subject property is not located in any area mapped
nor subjected to erosion, landslides or other significant
natural hazards, save for the fact the property does lie
within the 100-year floodplain of Griffin Creek. The
applicant is aware of the necessity to coordinate any
development with the existing FEMA requirements for
development in floodplain areas, as well as the
requirements of DSL for wetlands mitigation. The
applicant stipulates to those requirements as part of
this .application; the area is shown as open space on the
tentative plat for the PUD.
GOAL 8: RECREATIONAL NEEDS:
This goal is to satisfy the recreational needs of the citizens
and visitors in the state.
FINDING'
A review of the available recreational facilities that
are located near or in the City of Central Point
indicates that the City has, to a degree, not kept pace
with the recreational demands of the population.
~~ Central Point has limited park space available compared
to other cities its size (Ashland, for example) and no
neighborhood park system. The proposal before the City
of Central Point is an application for a concurrent
PUD/Comprehensive Plan/Zone Change designation that will
permit development of a manufactured home development and
as such contribute to the development of parks via the
current city assessment for development of parks that is
keyed to construction. The City can find that this
assessment provides the mechanism for the applicant to
meet the requirements of Goal 8.
GOAL 9: ECONOMY OF TIME STATE:
This goal is to diversify and improve the economy of the
state, and particularly to encourage development and activity in
areas that' have underutilized human and natural resource
capability.
Hogue: CPA/ZC 10
~~~
FINDING-
The subject properties are located in an area (Southern
Oregon) that has been dramatically affected by the loss
of jobs in a key industry..,timber. In order to
diversify and improve the economy of the state, provide
encouragement -for private enterprise and enhancing
productivity, the City of Central Point can find that
designating the area in compliance with this request will
provide for a wide range of residential and recreational
uses that recognizes the current level of development
that could occur in the vicinity, but emphasizes the
changing conditions in the area and provides for adequate
management programs that can help the private sector
expand and increase productivity, thus demonstrating
compliance with this element. The adjustments are in
character with the area, provides for greater flexibility
and uses on the subject .parcel. while preserving the
general overall residential character of the.
neighborhood.
GOAL 10: HOUSING:
This goal is .to provide for the housing needs of the state.
The goal requires that buildable lands be inventoried, and plans
encourage the availability of adequate numbers of housing units at
prices and rent levels which are affordable.
FINDING•
As of this writing, the City of Central Point is
experiencing significant growth .activity in the
development market. These activities reflect the growing
need for single and multiple family housing in the
Central Point area. For example,a recent check with the
Southern Oregon Rental Owners Association indicates that
the vacancy rates in the Jackson County area for the past
several years were: 1.63 (October, 1994); 2.6$
(November, 1995); 2.5~ (December,.-.1995) 2.7~ (February of
1996) 2.6~ (March, 1996).
The National Board of Realtors has established a policy
(1991) that a "healthy" vacancy rate. for communities the
Hogue: CPA/ZC 11
~~
size of Central Point is approximately 5% to 6%. Zn
reviewing the amount of housing available via the vacancy
" rate, it is obvious that there is a significant demand
for additional units within the Medford/Central Point
area.
Further, sihce this property .has. been planned for
residential activities for over ten years without any
development.it is fairly obvious that the size; shape,
orientation of the parcel and general character of the
neighborhood is such that development of the site
requires commitment and adjustments to comply with the
changes that have occurred since the plan, and zoning
ordinance were adopted, and to effect a reasonable and
efficient transition between single and .multiple family
uses within the community.
Since the realities of Central Point indicate that it-has
become a primary residential area that provides a quality
of life that is more appealing~to-many people .than
Medford or Ashland, the City 'can find that .this
adjustment is a necessary focus of "Public Need".
Additionally, the Mail Tribune, on Friday, March, 29,
1996, noted that housing costs in the Jackson County area
have literally doubled since 1986; a house costing
$60,000 in 1986 is now worth $120,000. ,Manufactured
housing, either in parks or on single lots, represents
one of the only ways that working families can afford a
home, since 82~ of families in Jackson County have an
income level that is under $30,000 per year. This income
level translates to an affordibility for housing in the
$500-550 per month level, or approximately $90,000 homes.
This application will address that need by providing
approximately 81 new homesites in the City o£ Central Point.
GOAL 11: PUBLIC FACILITIES AND SERVICES:_
This goal is to plan and develop a timely, orderly and
efficient arrangement of public facilities and services to serve as
a framework for urban and rural development.
Hogue: CPA/ZC 12
~'~
FINDING:
A review of the' subject- property .indicates that, the
parcels in question have been reviewed, via the
annexation agreement, for consistency with the City of
Central Point capability to deliver public facilities.
The site is located in an area currently that .can be
served by public facilitiesy including City water, BCVSA
sewer,-and City of Central Point services including
storm drainage, streets, police and fire protection, and
other related services. The developer is discussing
responsibility of extending 1500 feet of 12" water line
up Highway 99N with the city and abutting owners. Since
the City of Central Point will receive increased tax
revenues from the ultimate development of this site, .and
since the City is instituting Systems Development Charges
for all'new development to pay for extensions to public
facilities, including water, sewer and.. streets, the
applicant submits that any new homesites,developed on
site will ultimately assist in paying for their fair
share of the development costs £or public facilities and
services necessary to serve a property of this type.
Further, since `the City of Central Point General Fund
essentially operates on a continuing levy., the addition
of these homesites to the overall scope of the community
should be helpful.
Since water and sewer facilities exist in the immediate
area; and the developer is respgnsible for extension of
-these services, the cost°of extension of these services
to the taxpayers is minimal. :The City of Central Point
can find that the site is in conformance with Goal 11.
GOAL 12: -TRANSPORTATION:
This goal is to provide and encourage a safe, convenient and
economic transportation 'system.
FINDING'
As noted above, the: subject property takes access from.
Highway 99N, and Nancy Avenue and Marys Way can both be
utilized for access as well.
Hogue: CPA/ZC 13
29
Traffic generation for the proposed manufactured home
subdivision is based on the ITE (Institute of Traffic
Engineers)' standard for single and- multiple family
residential uses, in their document Trip Generation 5th
Edition, 1991.
Trip generation for 'manufactured homes in .parks is
significantly lower than other single or multiple family
uses: For example, single family. detached housing
generates approximately 9:55 average daily trips per day
(ADT):'A manufactured home park generates 4.81 trips per
unit, and a duplex generates 6.59 trips per unit,
according to ITE. Using the ITE standard, the proposed
development, at 81 units, would generate approximately
389 ADT, since the development replicates park densities.
Further, the potential traffic that would be .generated
without this amendment would be higher, since the
proposed area for the change could be developed in single
family, detached uses, and the R-2 zoned area would
generate siginficantly higher traffic loads. Under that
scenario, the 10.50 acres would yield approximately 65
lots; which would generate 680 ADT, and-.the R-2 would
easily double that amount.
The' proposed change is also in character with the
neighborhood, and the traffic facilities that exist.. A
review of the design and characteristics of residential
activities ('Urban Land Institute, Volume 20, No.5, 1200
18th Street `N.W.', Washington, D.C.) indicates ,that
residential uses would generate significantly less
traffic than a similar sized commercial or industrial
site.
The Community Builders Handbook (Executive Edition, 1969,
'Pages 300-305) indicates that the traffic generation and
parking requirements for a large commercial site on
property such as this would require a minimum of 1,500
parking spaces, and traffic generation of over 1000
vehicle trips per hour, as established by the Traffic
BnctineerinQ ` Theory and Practice,'by Louis G. Pignataro,
C.E:'(Prentice-Hall, Englewood Cliffs, N.J., 1973)..
Hogue: CPA/ZC 14
~~
Notwithstanding that issue, the existing zoning in the
area would still allow residential construction of
various housing types in the general area, so traffic
generation arising from this .proposal in terms of the
homesites is generally moot, since the area has. been
zoned and planned to accommodate a aimilar level of use.
Since transportation facilities exist to service the
site; irrespective of the zoning, and actual capacities
of the roadways currently serving the parcel would be in
excess of b,000 vehicle trips per day, Central Point can
find the application is consistent with the requirements
to plan for a safe convenient and economic transportation
system.
GOAL 13: ENERGY CONSERVATION:
This goal is to conserve energy, to manage, .and control land
uses to maximize conservation of energy based upon sound economic
principles.
FINDING'
The City of Central Point can find that the land .use plan
generally adopted by the City,- and the building .codes
that have been adopted are in place primarily to conserve
and manage energy. The proposed .modification as
expressed in-this application-will, by ,virtue of urban-
centered growth, and a design which will provide adequate
circulation and access, has: addressed the appropriate
criteria for .energy conservation as outlined in the goal.
GOAL 14: URBANIZATION:
This goal is to provide for an orderly and .efficient
transition from rural to urban land. use; requires Urban Growth
Boundaries, and planning techniques.
FINDING'
The City can find that this land has been committed to
urban levels of development by virtue of its zoning and
Plan designation. The site has access to primary public
facilities, and thus the change is consistent with Goal
14. The property is within a fire protection area
Hogue: CPA/ZC
15
~t
{Central. Point). The applicable category of land uses
have been requested to recognize the. wide variety.. of
residential activities that can take place within the
city, and more effectively responds to the uses on site
and on abutting parcels,. consistent with the Plan..
SUMMARY AND CONCLUSIONS: STATEWIDE GOALS:
Based upon the information contained. herein, the City of
Central Point can find .that the Comprehensive Plan Amendment and
Zone Change Requests are consistent with the Statewide Planning
Goals, and how those goals apply to the subject property.
1'/.~Jb. USU. GYMG):.
As noted above, the concept of public need must be addressed
to justify the change in the Comprehensive Plan .map for.the City.
In addition, Chapter 1.24, which outlines the,, requirements for
. findings. These findings must include
"..:a comprehensive statement of factual information that
the applicant intends to establish and upon which he
intends to rely and proposed conclusions setting forth
the manner in which the applicant believes that the facts
meet .all criteria,. and support an allowance of the
application."
FINDING'
The information contained in these findings addresses the
compliance of the various sections of the Central Point
Municipal Code that apply, and as .such meets this
standard.
FINDING'
Public -Need is generally defined as a desire, or
requirement; of the public at large, which is ;generally
evidenced by a statement of policy..
Hogue: CPA/ZC 16
3l
In the context of land use, this is generally reflected
by the Comprehensive Plan designations on property, and
the Policy statements in the Comprehensive Plan, and must
be a perception'°of the desirability of a particular land
use for the public benefit to establish "public need".
When the Central Point Comprehensive Plan was originally
created, there was significant discussion involving the
quality of life and the various facilities that could be
planned for over the years. However, over ten years has
passed since this particular plan <area has been.
evaluated, and as noted above, the development of this
property has not-been a viable consideration. Central
'Point can find that the "planned" conversion of the land
as requested is consistent with the general long-term
public need for additional housing, consistent with the
plan policies; the requested changes are simply to bring
the application into consistency with the General Plan.
The land has been maintained in a vacant, non-developable
state-for over ten years, primarily because its size and
location, and the infrastructure costs,. particularly.
drainage and water, that have impacted the site.
The proposed changes will make the property more amenable
for developmeht, given the size of the community and the
economic base.
An additional justification for this change :is the very
evident shift in the orientation of the City of Central
Point vis-a-vis its role in the larger, urban form of the
Rogue Valley. Despite plan policies designed to
maintain -'the distinct, small-town atmosphere with
maintenance of "industrial" and "commercial" areas for
development, Central Point has become, quite factually,
a bedroom community for the greater Bear Creek Valley
Urban Area. The community has grown, primarily in a
residential mode, because it- is perceived. as being a
nice, clean community with good schools and a small town
atmosphere, a nice place to live, that is close. in to the
primary employment center of Medford. There is adequate
commercial and industrial zoning in the general community
that can meet the anticipated commercial needs of the
community well into the 21st century. This evaluation
would indicate that there is not a public need for more
'commercial land, bdt that there is a significant public
need for additional residential housing and recreation to
serve the public within the City.
Hogue: CPA/ZC 17
33
SUMMARY AND CONCLUSIONS. PUBLIC NEED AND JUSTIFICATION:.
Based upon this information, the City o£ Central Point can
find that there is adequate Public Need and adequate justification
to amend the Comprehensive Plan and Zoning on the site to comply
with the request; and developing the project consistent with the
abutting land uses in the area.
B. CONDITIONAL USE PERMIT AND PLANNED UNIT DEVELOPMENT FINDINGS:
Chapter'17.24 0£ the CPLDO provides criteria. for the R-2
Zoning District, as noted above. The reasoning behind the request
for the R-2 zoning designation is contained in Section 17.24.030
(A), Conditional Uses, which does permit "Planned Unit
Developments" as conditional uses`n that zone.
Further,'Chapter 17.68:030 (B) provides that any use which is
permitted or conditional in another zoning district, the PUD
application may include an application for a zoning amendment, or
the PUD approval may include a conditional use permit. Finally,
Chapter 17.68.080 of the CPLDO, which describes the purpose o£
Planned Unit Developments, provides for exceptions to zoning and
subdivision titles, and allows conditions as noted below:
"The Planning Commision may allow within a PUD for
dimensions, site "coverage, yard spaces,.. structure
heights, distances between structures, street widths or
off-street parking and loading facilities differing from
the specific standards for. the zoning district in which
the PUD is located. Exceptions sha1L be based upon the
applicant's demonstration that'the objectives. of the
zoning. and subdivision titles of this code will be
achieved..."
When a PUD design would require exceptions to the
regulations of the subdivision title, the Planning
Commission may grant those conditions as part of a PUD.
Tentative Approval of the preliminary development plan of
a PUD shall also constitute tentative approval of a
preliminary map under Chapter 17.72 if the materials are
presented in the manner prescribed by the subdivision
title."
Hogue: CPA/ZC 18
L~
Chapter 17.76 of the CPLDO. provides for Conditional, Use
Permits in general. Section 17.76.020 notes the following
information is required:
A. Name and address of the Applicant
B. Statement that the applicant is the owner or authorized
agent of the property.
C. Address and Legal description or assessor's parcel of the
property;
D. An accurate scale drawing of the site and improvements
proposed. The drawing must be adequate to enable the
planning commission to determine the-compliance of the
proposal with the requirements of this title;
E. A' statement indicating the precise manner. of compliance
with each of the applicable provisions of this title,
along with any other data pertinent to the findings
prerequisite to the granting of a-use permit.
FINDING'
The information-contained in the application and these
findings indicates that the applicant and the property
owner are jointly applying for the PUD, zone change,
comprehensive plan amendment and conditional use permit.
The address, assessor's parcel number, an accurate scale
drawing by Hoffbuhr surveying demonstrates compliance
with Section 17.76.020(A-D). The findings attached
demonstrate compliance with 17.76.020(E).
With all of the requisite findings, the City of Central
Point can find that the application is consistent with
Chapter 17.76.
Hogue: CPA/ZC 19
3 ~.
Chanter 17.76.040: FINDINGS AND CONDITIONS FOR A CUP:
The findings contained in-this section will demonstrate that
the PUD application fora manufactured home subdivision, platted as
a PUD, is consistent with the Conditional use Permit requirements
of the City of Central Point, as contained in Chapter 17.76.040.
These findings are, speciiEically:
A. That the site-for the-proposed use is adequate in size and
shape to accommodate said use, and to meet all other .development
and lot requirements of the subject zoning district.
FINDING'
The property is currently 13.99 acres, which meets the
standards for a PUD contained in Section 17.68.020, which
requires a minimum of 5 acres for a PUD. The site is
long and narrow, but. is adequate in size and, shape for
the proposed use, which is a Planned Unit Development for
manufactured homes.
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.
FINDING:
The property is located with. frontage on ,Highway 99-N,
and has access to Marys Way and Nancy Avenue to the north
of the site, both improved City of Central Point streets.
The site will generate, according to ITE standards,
approximately 389 vehicle trips per day, contrasted to
over twice that. if it were developed to R-2 densities..
Capacity of the abutting public roadways exceed 6,000
ADT, and the traffic generated by this application is
within the capacity and design parameters of the City of
Central Point transportation system.
C. That the proposed use will have no significant. adverse effect
on the abutting property: or the permitted use therof. The
Commission shall consider the proposed location of improvements ont
he site, vehicular access, internal circulation, setbacks, building
height, walls and fences; landscaping,. outdoor lighting and signs.
Hogue: CPA/ZC 20
n~,
FINDING:
A review of the tentative plat which contains the layout,
design and orientation of this project indicates that the
PUD will result in 81 single-family, manufactured housing
lots. These lots, due to the market and feasibility
" analysis provided for the PUD, are specifically designed
to provide affordable housing opportunities. The parcels
are smaller (averaging about 5,000 square feet) but will
be developed with a double-wide manufactured home .with
garage. The project design is a mixture of single family
virtues'(single lot residency with standard amenities) at
an affordable price for working residents of the city.
The density is less than the maximum allowed under the R-
2 zone, and is essentially an extension, albeit to a
higher density, of the Single Family Residential to the
North.'
The PUD application notes open space along Griffin Creek,
as well as the frontage of the park; these. and other
common areas will be maintained by a_ Homeowners
Association (Homeowners Bylaws and CC&RS are attached to
these findings as an exhibit). By virtue of this
information, the City can find that the proposed use .will
have no significant adverse impact on abutting
properties, as it is similar in nature and orientation.
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
surrounding neighborhoods,"and will not be detrimental or injurious
to the property and improvements in the neighborhood or to the
general welfare of the community based upon. a review of those
factors listed in subsection C of this section.
FINDING•
The proposed use is for a Planned Unit Development, which
will allow subdivision of property into single-family
lots that will allow development of a manufactured
housing subdivision. Public facilities are available-
=from`the City of Central Point, including water and sewer
serdiae, in full compliance with local,. state and federal
Hogue: CPA/ZC 21
3 "1
health and safety regulations. The use is consistent
with the zoning and General Land Use Plan designations,
and has been planned for residential purposes. This use
is less intensive, and. consistent with the neighborhood.
E. That any .conditions required for approval of the permit are
deemed necessary to protect the public health, safety and general
welfare [may be applied by the City of Central Point].
(Chapter 17.76.040(E) 1-12 list the applicable conditions or
requirements that may be imposed by the Planning Commission).
FINDING'
The City of Central Point can find ,that this application
is consistent with the requirements for a Planned Unit
Development, which in and of itself requires addressing
traffic, density, and related factors relating to the
public health, .safety ,and welfare. The provision of
.clean, safe and affordable housing is a priority, and the
project is geared to .providing such housing for those
citizens who are unable to qualify ..for conventional
housing and current prices. - Health, safety and welfare
issues are addressed by, the CC&RS developed for the'site,
and the applicant stipulates to any reasonable conditions
to be imposed by the Planning Commission that are not
covered in the CC&RS.
SUMMARY AND CONCLUSIONS CONDITIONAL USES
A review of the findings noted above, .addressing Section
17.76.040 of the CPLDO, indicates that this application is
consistent with the provisions o£ the City of Central Point for
approval of a Conditional Use Permit in the R-2 Zoning District.
The Conditional Use is for an 81-lot Planned Unit Development,
developed to densities less than that maximum allowed .under the R-2
designation, and proposed for a single-family, manufactured housing
subdivision. The City can find that this application provides for
adequate, safe and affordable housing and is not detrimental to the
site, or to abutting properties, and has less impact than a duplex
or multiple-family project that could be established under the R-2
zone.
Hogue: CPA/ZC
22
~8
CHAPTER 17.68.0404 CRITERIA TO GRANT OR DENY A PUD:
This section of the Ordinance provides for criteria to
evaluate a Planned Unit Development. The planning commission shall
find whether. or not the standards of this chapter, including the
following criteria, are either met, can be met by observance of
conditions,. or are not applicable:
A. That the development of a harmonious, integrated plan
justifies exceptions to the normal requirements of this title;
B. The proposal will be consistent with the Comprehensive Plan,
the objectives of the zoning ordinance and other applicable
policies of the City;
C. The location, size, design and operating characteristics of
the PUD will have minimal adverse impact on the liveability,
value, or appropriate development of the surrounding area;
D. That the proponents bf the PUD have demonstrated that hey
are financially able to carry out the proposed-project, and
.that they intend to start construction within six months of
the final approval of the project, and any necessary district
changes, and intend-to complete said construction within a
reasonable time as determined by the Commission;
E. That traffic congestion will not likely be crated by the
proposed development or will be obviated by demonstrable
provisions of the plan for proper entrances, exits, internal
traffic circulation and parking;
F. That commercial development in a PUD is needed at the proposed
location'to provide adequate commercial facilities;
G. That proposed industrial development will be efficient and well
organized with adequate provisions for railroad and truck.
access and .necessary storage;
H. The PUD retains natural features such as streams and
shorelines, wooded cover and rough terrain, if present;
I. The PUD will be compatible with the surrounding area;
J. The PUD will reduce need for public facilities and services
relative to other permitted uses for the land.
Hogue: CPA/ZC 23
39
FINDING'
The City of Central Point can find that this application
is for an 81-unit manufactured housing subdivision, but
processed as a Planned Unit Development due to the'size,
shape and orientation of the subject property. The
parcels in this application are smaller than the minimum
lot size in an R-2 zone (6,000 square feet) in an attempt
to bring the finished project costs into reach of the
average working family in the Rogue Valley.
Research (copies attached) indicates that the average
cost of a new home' in Jackson County has escalated
severely in the 1990's. For example, raw land costs for
single family dwellings in east Medford (zip code 97504)
increased from $15;000 per acre in 1991 to over $52,000
per acre in 1995. This cost factor raises the cost of a
finished, 6,000 to 8,000 square foot lot from $16,000 to
over $40,000.
The location of Griffin Creek, the shape of the parcel,
the circulation, access and orientation of the design and
the development plan (see attached) demonstrate that the
site is consistent with the Plan Amendment and Zone
Change as submitted with this application; that the
development is a high-density, single Family project
similar in character to abutting single family uses as
opposed to an R-2 duplex or multiple family development,
'and that the traffic generation is consistent with, or
lower than, a standard single family use. No commercial
or industrial uses are contemplated, and open space
consistent with the ordinance is proposed. A written
development plan is submitted with the plat, and contains
all of the information requested in Section 17.68.050,
including landscape plans, development schedule, phasing,
circulation plan, and related information.
With the information contained within this application,
the applicants submit that the application complies with
all of the criteria for a PUD, as contained in Section
17.68.040 `and' 17.68.050.
Hogue: CPA/ZC 24
VI. SUMMARY AND CONCLUSIONS:
The applicant submits that the City. of Central Point, after a
public hearing as required by Chapter 1.24 of the Central Point
Municipal Code, can make the following findings and conclusions of
law:
FINDING #1•
The City of Central Point finds that, with the submittals
attached to the application, that the application for a
Comprehensive Plan Amendment and.ZOne Change from Low
Density, (R-1-6) to Medium Density (R-2) for Tax Lot 500
is consistent with the requirements of Chapter 1.24 of
the Central Point Municipal Code, i.e., the public notice
and planning requirements of the community.
FINDING #2•
The City of Central Point finds that, with the submittals
attached to :the application and findings that the
application .for a Comprehensive Plan Amendment and Zone
Change is consistent with the requirements contained in
Chapter 17.88 -(Zoning Amendments). and Chapter 17.96
(Amendments to Comprehensive Land Use Plan) of the CPMC,
in that the concepts of public need and compliance with
the Statewide Planning Goals have been demonstrated.
FINDING #3•
The City of Central Point finds .that, with the
information submitted with this application and the
attached findings, that the application for a conditional
use permit (CUP) for a Planned Unit Development (PUD) in
an R-2 Zoning District is in compliance with the
provisions for approval as contained in Chapter 17.76..
Hogue: CPA/ZC
25
~!
. FINDING #4-
The City of Central Point finds that, with the
information submitted with ..this application and the
attached findings, that the application for a Planned
Unit Development (PUD), as a conditional use in the R-2
zoning district, is consistent with the provisions for
approval as contained in Chapter 17.68.
With this information, the applicant respectfully requests
that the City of Central. Point amend the Comprehensive Plan Map
from Low Density to Medium Density, as requested, and a Zone Change
for Tax Lot 500 from R-1-6 to R-2, consistent with the plan
designations of Residential for Tax Lot 500, and approve a Planned
Unit Development (PUD), as a Conditional Use in the R-2 Zoning
District.
RESPECTFULLY SUBMITTED:
h
THE RICHARD STEVENS COMPANY
J. Michael LaNier
Hogue: CPA/ZC 26
%~
BEFORE THE PLANNING COMMISSION AND CITY COUNCIL FOR THE
CITY OF CENTRAL POINT, JACKSON COUNTY, OREGON:
IN THE MATTER OF A REQUEST FOR A PLANNED )
)
UNIT DEVELOPMENT,(PUD) FOR APPROXIMATELY )
)
13.99 ACRES LOCATED ON NORTH PACIFIC HWY. )
INCLUDING CONCURRENT REQUESTS FOR A MINOR )
COMPREHENSIVE PLAN AMENDMENT, ZONE CHANGE )
AND A CONDITIONAL USE PERMIT: Billy Hogue, )
).
Applicant; Marion G~. Miller, Owner; The' )
Richard Stevens ComPanv Agent )
DATE•
PROPOSAL: Supplemental findings addressing Section 17.68.080
of the Central Point Zoning Ordinance, in support
of an application for a Planned Unit Development
(PUD) for two tax lots consisting of 13.99 acres,
with concurrent requests for a Minor Comprehensive
Plan Amendment and Change in Zoning Designation
for one of the parcels, specifically designated as
T. 375, R. 2W, Section 3B, Tax Lot 500; and a
Conditional Use Permit for the PUD. The Plan
amendment•is from Low Density to Medium Density,
and the zone change request is from R-1-6 to R-2,
consistent with the PUD request.
APPLICANT•
I. BACKGROUND INFORMATION:
July 12, 1996
Billy W. Hogue
P.O. Box 4521
Medford, OR 97501
(541) 772-3529
SUPPLEMENTAL
FINDINGS OF FACT
ADDRESSING
SECTION 17.68.080
~~~~
.~ui_ 1 `~ 199G'
Hogue: CPA/ZC
1
cirv of ct::~r=.r.-,i_ i~i)tNT
ri~~~ __.~,_... ..............-...-._._
~'~
AGENT: The Richard Stevens Company
131 N. Bartlett, Suite 100
Medford, OR 975041
(541) 773-2646
PROPERTY OWNER: Marian G. Miller
P.O. Box 3713
Central Point, OR 97502
CURRENT ZONING.: " R-1-6 ('Y`L 500 )
R-2 (TL 600)
COMPREHENSIVE
PLAN: Low Density '(Single Family); TL 500
Medium Density; TL'600
II. PURPOSE OF THE APPLICATION:
The purpose of these findings 'is to provide the City of
Central Point with adequate information to supplement the original-
findings in order to effect certain land use decisions allowing
..development of a manufactured housing Planned Unit Development
(PUD) on Tax Lots 500 .and 600, 37S R2W, Section 3B, in the City of
Central Point.
IV. SUBSTANTIATIVE APPROVAL CRITERIA:
The information contained in these findings is submitted to
support the following applications, and address the approval
criteria as noted:
.Section 17 68 080• Exceptions to zoning & subdivision titles:
This section of the Central Point ,Zoning Ordinance provides
that
Hogue: CPA/ZC 2
...~~
"The Planning Commission may allow, within a PUD,
dimensions, site coverage, yard spaces, structural
heights, distances between structures, street widths or
off street parking and loading facilities differing
from the specific standards for the zoning district in
which the PUD is located. Exceptions shall be based upon
the applicant's demonstration that the objectives of the
zoning and subdivision titles will be achieved."
DISCUSSION:
A review of the application will indicate that the proposed
mobile home subdivision/PUD plat as prepared by Hoffbufir surveying
has lot areas, frontages and setbacks that are not consistent with
the R-2 (Residential, two family district) criteria as noted in
Section 17.2A.050 of the Central Point. Code. Specifically; lot
areas are approximately 5;000 feet or, less, as opposed to the 6,000
square foot minimum required in the Code; frontages are 55 feet
wide as opposed to the requirements in the code of 60 feet, and
front yard setbacks differ as well.
In order to justify these exceptions, the applicant submits
that,the-character.of this particular development is characterized
by a necessity to provide for affordable housing that currently is
not .offered in the Central Point area. As justification, the
applicant notes that .raw land costs in the. Medford area have:. risen
from 15,000 dollars per acre in 1991 to over 56,000 dollars per
acre in 1996. In Central Point, prices-have increased from 10-
12,000 dollars per acre in 1991 to over 38,000 dollars per acre in
1995 (Source: Tashman Associates, Medford Circulation &
Development Plan 1996 and Jackson Countv Hoard of Realtors.
1995 .
This need for affordable housing is exemplified by the
following exercise:
The average family income in the Medford/Central Point area is
$26,000 per year or less.. Assuming the family can qualify for an
FHA loan, and has (1) no debt, (2) 10% down, (3) 30-year fixed
interest rate of 7.5/8%, and dedicates 30% of their income, they
can qualify for a $70,500 mortgage, or a $78,000 total home price.
Hogue: CPA/ZC 3
~~
However, a review of average home prices in Medford and
Central Point, as reported by the Board of Realtors, indicates that
the average price. of a home in Central Point is $88,000; in
Medford, home prices: range from an average of $83;000 ('west side,
older. used homes) to $132,000 (east side, new homes).
The Tashman Report prepared for the City of Medford in 1996
shows'Jackson County incomes as follows:
Income 1990 1993 1996 1998 (Est)
Under 15000 29.1 25.4 21.9 21.7
15000-24999 20.6 20.0 18.3 17.3
25000-34999 .17.1 16.7 16.7 15.9
35000-49999 17.8 19.1 19.3 18.5
50000-74999 10.2 12.7 15.2 16.8
75000-99999 2.5 3.5 5.0 5.2
As can be seen by these figures, well over half (56.9) of the
family incomes in .Jackson County have ari annual income of $35,000
or less, and 40.2 are under $25,000 per year. Comparing the
average price of new homes with the ability of the average wage
earner to obtain a mortgage, it is clear that over 40~ of the
~~
residents in this county cannot qualify for an average
home...generally defined as a 3-bedroom, 2-bath home, minimum 1200
square feet, and a two-car garage.
Affordable housing should not be defined as "low cost"
housing, but should address the above criteria. When this is done,
it is obvious that wages and salaries in the Rogue Valley have not
kept up with the inflationary costs of land (exacerbated by
restrictive Urban Growth Boundaries imposed by LCDC) and the costs
of construction, which now are estimated at over $70.00 per square
foot.
To offer another comparison, an average home as described
above in 1980 generally cost $50,000, and the average monthly
payment is in the vicinity of $320.00. Today, that same average
home will result in a payment of nearly $749.00.
The applicants intend, with. this PUD, to offer smaller lots
with a manufactured home at prices that can be deemed "affordable"
given the perspective shown above.
Hogue: CPA/ZC 4
. `~ C
FINDING'
The City of Central Point can find that this application,
filed consistent with the Planned Unit Development
process, does in fact require an exception to the zoning
and subdivision titles. of the Central Point Code.
However, these exceptions (lot size, lot frontage and
setback) are necessitated by the target market, and the
need to address the issue of affordable housing in
Central Point.
FINDING'
In order for the applicant to pay for the development,
costs requested by the City, and to pay for the-land,
certain densities must be met. The land has been
maintained in a vacant, non-developable state for over
ten years, primarily because its size and location, and
the infrastructure costs, particularly drainage and
water, that have impacted the site.' The higher densities
allowed by the smaller lot sizes will address this issue.
FINDING'
An additional justification for this change is the very
evident shift in the orientation of the City of Central
Point vis-a-vis its role in the larger, urban form of the
Rogue Valley. Despite plan policies designed- to
maintain the distinct; small-town atmosphere with
maintenance of "industrial" and "commercial" areas for
development, Central Point has become, quite factually,
a bedroom community for'the greater Bear Creek Valley
Urban Area. The community has grown, primarily in a
residential mode, because it is perceived as being a
nice, clean community with good schools and a small town
atmosphere, a nice place to live, that is close in to the
primary employment center of Medford. There is adequate
commercial and industrial zoning in the general community
that can meet the .anticipated commercial needs of the
community well into the 21st century. This evaluation
would indicate that there is not a publio need for more
commercial land, but that there is a significant public
need for additional affordable housing and recreation to
serve the public within the City.
Hogue: CPA/ZC 5 ,} r(
FINDING-
The City of Central Point can find that. this application
is for an 81-unit manufactured housing subdivision, but
processed as a Planned~Unit Development due to the size,
shape and orientation of the subject property, with an
emphasis on affordable. housing. The parcels in this
application are smaller than the minimum lot size in an
R-2 zone (6,000 square feet) in an attempt to bring the
finished project. costs into reach of the average working
family in the Rogue Valley.
The location of Griffin Creek, the shape of the parcel,
the circulation, access and orientation of the design and
the .development plan (see attached) demonstrate. that the
site is consistent with the Plan Amendment and Zone
Change as submitted with this application; that the
development is, a high-density, single family project
-similar in character to abutting single family uses as
opposed to an R-2 duplex or multiple family development
with an emphasis on affordable housing; and that the
..traffic generation is consistent with, or lower than, a
standard single family use.
VI. SUMMARY AND_CONCLUSIONS:
The applicant submits that the City of Central Point, after a
public hearing as required by Chapter 1.24 of the Central Point
Municipal Code, can make the following findings and conclusions of
law:
FINDING #1•
The City of Central Point finds that, with the submittals
attached to the application, that the application for a
Comprehensive Plan Amendment and Zone Change from Low
Density, (R-1-6) to Medium Density (R-2) for Tax Lot 500
is consistent with the requirements of Chapter 1.24 of
the Central Point Municipal Code, i.e., the public notice
and planning requirements of the community.
Hogue: CPA/ZC
~,8
FINDING #2-
The City of Central. Point"finds that, with the submittals
attached to the application and findings that the
application for a Comprehensive Plan Amendment and Zone
Change is consistent with the requirements-contained in
Chapter 17.88 (Zoning Amendments) and Chapter 17.96
(Amendments to Comprehensive Land Use Plan) of the CPMC,
in that the concepts of public need and compliance with
the Statewide Planning Goals have been demonstrated.
FINDING #3'
The City of Central Point finds that, with the
information submitted with this application and the
attached findings, that the application fora conditional
use permit (CUP) for a Planned Unit Development (PUD) in
an R-2 ,Zoning District is in compliance with the
provisions for approval as contained in Chapter 17.76,
and that exceptions to the lot size, frontage and setback
criteria are essential for this project to address the
need for affordable housing within the community, and
that adequate demonstration of the need for affordable
housing has been made with the supplemental information.
RESPECTFULLY SUBMITTED:
THE RICHARD STEVENS COMPANY
J. Michael LaNier
Hogue: CPA/ZC ~
Y
Development Schedule for Miller Estates
a planned unit development (P.U.D.)
7/16/96
The following is the development schedule for Miller Estates, a planned
unit development in Central Point. The following schedule was based
on information currently available at the time of preparation of this
document. Please refer to the submitted tenative plan map for locations
of Phase lines and lot locationsi
Phase 1. Lots 1 through and inclusive of 41 are planned* to be
constructed and completed in the latter half of 1996 or 1997 beginning
in the 2nd quarter (or as conditions permit) of that year.
'.Phase 2: Lots 42 through and inclusive of 74 are planned to be
constructed and completed in 1998 beginning in the 2nd quarter (or as
conditions permit) with the remaining lots of Phase 3 fmished thereafter.
Certain aspects of roads and other infrastructure may be completed prior
to their adjoining lots planned times of completion. It is anticipated that
the primary construction period for each Phase will take 90 days.
Completion for common open`space will occur in advance or coincide
with the development timeline of the lots in proximity to that specific
space. Phase 1 has two common open space area's, one in the
Northwestern corner of the property and the second bordering the
eastern property line. Phase 3 also has two common open spaces, one on
the Southwest corner and one in the Northeast corner (of Phase 3).
e~~ea~~
JUL 1:' 199G~
CITY OF ~:=!TaAi_ POffv`
~~
EXHIBST ~
PLANNING DEPARTMENT MEMORANDUM
Date: August 6, 1996
To: Central Point Planning Commission
From: James H. Bennett, AICP
Planning Director
Subject: Citizens Advisory Committee (CAC) Recommended Findings
At the regularly scheduled meeting of July 9, 1996, the Central Point Citizens Advisory
Committee reviewed the following Comprehensive Plan Amendment applications at a public
hearing, addressing the public need and justification for the proposed changes and making
specific findings based on the evidence. in support thereof:
1. A Comprehensive Plan & Zone Map Amendment for. Property Located on Highway
99, North of Crater High School, from Medium Density Residential to General
Commercial and from R-2, Residential Two-Family to C-5, Thoroughfare
.Commercial (37 2W 03B Tax Lots 1500 & 1503)
The CAC adopted the findings of fact prepared by the applicant (see
Exhibit A of staff report). and the staff conclusions and recommended that the
Planning Commission approve the proposed Comprehensive Plan Amendment.
2. A Comprehensive Plan & Zone Map Amendment for Property Located on I-I'ighway
99, North of Crater High School from Low Density Residential/Medium Density
Residential to General Commercial and from R-1-8, Residential Single-Family/R-2,
Residential Two-Family to C-5, Thoroughfare Commercial. (37 2W 03B Tax Lots
1501, 1502 & 1504-N)
The CAC adopted the findings of fact prepared by the applicant (see Exhibit
A of the Planning Department staff report) and the staff conclusions and
recommended that the Planning Commission approve the proposed
Comprehensive Plan Amendment.
3. A Comprehensive Plan & Zone Map Amendment for Property Located at the
Northwest Corner of Upton Road and North Tenth Street from Neighborhood
Convenience Center Commercial to Low Density Residential and from C-1,
Neighborhood Convenience Shopping to R-1-8, Residential Single-Family. (37 2W
03AA Tax Lots 4000 & 4100)
~°
The CAC adopted findings of fact that concurred in part with those prepared
by the applicant (see Exhibit A of the Planning Department staff report) and
the staff conclusions and forwarded the proposed Comprehensive Plan
Amendment to the Planning Commission without recommendation. The CAC
adopted the following additional findings of fact regarding the proposal:
1. Residential development may have adverse impacts upon traffic safety
and circulation at the intersectionsof Scenic Rd. and Upton Rd. and N.
3rd St. and N. 10th St.
2. Residential development may have adverse impacts upon the sanitary
sewer system and the ability to contain storm water runoff.
3. The removal of 14 acres of land zoned for neighborhood commercial
from the land use inventory may have adverse impacts on the City's
economic development.
4. A Comprehensive Plan & Zone Map Amendment for Property Located on Highway
99, North of Crater High School from Low Density Residential to Medium Density
Residential and from R-1-6, Residential Single-Family to R-2, Residential Two-
Family. (37 2W 03B Tax Lots 500 & 600)
The CAC adopted findings of facYthat concurred in part with thoseprepared
by the applicant (see Exhibit A of the Planning Department staff report) and
the staff conclusions and forwarded the proposed Comprehensive Plan
Amendment to the Planning Commission without recommendation. The CAC
adopted the following additional findings of fact regarding the proposal:
L Residential development with direct access onto a state highway may not
be appropriate due to the impacts upon trafC-c safety and circulation.
2. A commercial or open space buffer is needed along the state highway.
3. Residential development may have adverse impacts upon the
preservation of open space and natural areas.
.:_52
EXHIBIT F
RECOMMENDED PLANNING DEPARTMENT CONDITIONS OF APPROVAL
1. The applicant shall submit an open space management plan to the Planning Department
indicating the mamier and schedule by which open space areas, including the play area, within
the subdivision will be developed. This shall include any proposed landscaping, irrigation,
architectural features and play equipment. All landscaping shall be continuously maintained
in a healthy, growing condition and shall be served by an automatic irrigation system.
2. The applicant shall include within the covenants, conditions, and restrictions (CC&Rs) for
the subdivision provisions governing the use, maintenance and improvement of common open
space areas and authorizing the city to enforce these provisions. A copy of the recorded
CC&Rs shall be submitted to the Planning Department.
3. The applicant shall constructa 6' wood or slatted chain link fence around the perimeter
of the subdivision, except as otherwise required by city ordinance, and excluding the open
space lot encompassing Griffin Creek, A decorative 6' masonry wall shall be constructed
along Highway 99 where it abuts the subdivision. The applicant shall submit a fencing plan
to the Planning Department specifying the type and location of all fencing for the subdivision.
4. Boats, trailers, campers and similar recreational vehicles may be stored in carports or
garages only.
5. A homeowners' association shall be established for the proposed subdivision for the
purpose of permanently maintaining all of the subject property, including common open space
aeeas, individual residences and accessory. structures. A copy of the recorded bylaws of the
homeowners' association shall be submitted to the Planning Department.
6. The applicant shall comply with all requirements of the Division of State Lands for the
project as indicated by its response to the Wetland Land Use Notification Form (Exhibit I).
7. The approval of the preliminary development plan for the planned unit development is
contingent upon approval of the associated comprehensive plan amendment and zone map
amendment applications by the City Council. If the City Council denies the comprehensive
plan amendment and zone map amendment applications, the approval of the preliminary
development plan for the planned unit development shall become void.
8. The approval ofthe preliminary development plan shall become void six months following
the date of such approval unless an application for a final development plan has been
submitted to the city containing in final form the information required in the preliminary plan.
J~ ..
9. The development of each residential lot within the planned unit development shall be
limited to single-family dwellings or single-family manufactured homes along with allowed
accessory uses.
10. Construction vehicles shall access the planned unit development from I~ighway 99 only
until such time as all public improvements for each successive phase of the project have been
accepted by the city.
e) r~.,,
~, .
EXHIBIT
M E M O R A N D U M
to: James Bennett, Planning Director
from: Iv1ichael Cully ,Building Department
subject: Miller Estates CUP/PUD App
date: August 2, 1996
In the review of this Conditional Use Pernut /Planned Unit Development, each department has
been asked to report on their findings as they relate to the various ordinances and standards as
established. The, Building Department is charged with the admuusiration of State Building Codes,
regulating structures that fall within the pazameters of such codes.
A Manufactured Home Park does fall within the scope of State Building Codes under Oregon
Revised Statutes Chapter 446. Typically this would require a site plan review by a State Certified
Plans Examiner to determine compliance with the provisions of 466 and related ORS's.
However when a local government unit has approved a Manufactured Home Parkas a
subdivision, perniitting single Manufactured Homes on single lots, this requirement is waived. At
such time that homes are to be sited upon the individual lots building permit applications will be
required to be submitted for review with permits to be issued upon approval
At this time the Building Department has no comment on the application for a Conditional Use
Permit /Planned Unit Development.
rJ~
EXHIBIT
CITY OF CENTRAL POINT.
DEPARTMENT OF PUBLIC W ORKS
STAFF REPORT -TENTATIVE PLAN REVIEW
MILLER ESTATES PUD
Date:
Applicant:
Project:
Location:
Legal:
Zoning:
Lots:
Units:
Plans:
Report By:
8/15/96
Billy Hogue
Residential Planned Unit Development
North Pacific Highway, Marys Way, Nancy Avenue
375 2W Section 3B, Tax Lots S00/600
R-2
80 Proposed
80 Manufactured Homes
Miller Estates Tentative Plan, Revised 7/17/96, Hoflbuhr & Associates
Michael Thornton, Thornton Engineering
GeneraL•
1. The applicant shall submit to the City's Public Works Department plans and specifications for
all improvementsproposed for construction ormodification within the City's rights-of--ways
or easements. All construction shall conform to the City's Standard. Specifications and
Uniform Standard Details for Public Works Construction and such other special specifications
herein. No constnzction shall commence until thePubliaWorks Department has reviewed,
approved, and issued a permit for the proposed improvements. The developer shall pay for all
costs associated with the design and installation of the improvements specified on these plans.
2. Prior to final.approval of the project, thedeveloper's engineer or surveyor shall provide the Public
Works Department with a digital drawing of the Final Plat property boundaries in an AutoCadd
compatible format.
Streets/'I'raftic:
1. The constriction drawings for tttis Tentative Plan shall include. a Street Lighting Plan and a Traffic
Control Plan in accordance with the requvements of the City of Central PoinYPublic Works ,
Department. The constriction drawings shall include clear vision areas designed to meet the City's
Public Works Standards.
2. The City's Engineer shall, at the cost of the developer, evaluate the strength. of the native soils and
determine the street section designs in accordance with the Public Works Department Design
Standazds
3. At the time of this report, the City has yet to receive recommendations provided by John
Martin, ODOT, regarding the proposed North Pacific Highway access. The applicant shall
obtain and satisfy ODOT regarding their conditions for this project.
Storm Drainage:
1. The developer shall construct an adequately sized storm drainage system to provide for runoff onto
the subdivision property and from each lot. Prior to construction plan approval of the
improvements for this Tentative Plan, the developer's engineer shall provide a complete set of
°J ~.?
Public Work's Staff Report
8/15/96
drainage calculations for sizing the storm drainage system. The engineer shall use the
rainfall/mtensity curve obtained from the-Public Works Department for hydrology calculations.
2. Curb and gutter sections shall not exceed 350 feet before entering a catch basin or curb inlet.
3. The developer's engineer shall include on the grading plan the 100 year jloat elevations cmd
boundaries, and the jloodway boundary as specked in the FEMA Flood Insurance Study. The
grading plan shall include finish jloor elevations.
Sanitary Sewer:
1. All sewerage system design, construction and testing shall conform to.the standazds and guidelines of
the Oregon DEQ, 1990 APWA Standards, Oregon Chapter, and City of Central Point Standards. The
City will, upon completion of plan review and approval, submit the plans to the Oregon DEQ for
sewer system design approval prior to isn~ance of a construction permit. The Developer's engineer
shall provide DEQ and the City with test reports and certification of the sewer system construction
prior to final acceptance by the City.
Water System:
1. The construction shall comply with Oregon Health Division requirements for Backflow
prevention.
2. The developer's engineer shall design the water system to provide a minimum Sre flow in
conformance with the requirements ofFire District'3.
3. -The constniction drawings shall indicate type, size and locatiomofwatermains and fire hydrants in
accordance with the'City's Public Works Standazds.
4. The developer shall construct the confirmation of the 12-inch water line along Highway 99 from
the Oregon State Police property to the northerlyboundary of this project. The City and
developer shall enter into an agreement regarding the determination and reimbursement of
construction cost credit between an 8-inch line and the 12-inch line.
Site Work:
1. Provide agrading/paving plan with the construction drawing submittal to the Public Works
Department. All structures shall have roof drains, area drains, and crawl spaces with positive
drainage away from the stnrcture-and drain lines connected to a curb drain; oran approved storm
sewer. The developer shall providethe necessary "rough" lot grading to assure4hat all lots will
drain properly. The developer shall submit a grading plan with the construction drawings; and
perform such grading and drainage improvements which satisfies this drainage condition, leaving
only minor grading required for each lot during house construction:
Rights-of-ways/Easements:
L The construction drawings and FinaLPlat shall show all right-of--way and easement boundaries
associated with the project.
'~J
DIVISION OF STATE LANDS WETLANDS PROGRAM
775 Summer Street NE, Salem, Oregon 97310 (503/378-3805) E}~I•IIBIT '_
1. County: ~~ clcs°.J Local Case File No.:
City: CEa'T~-~ i?oi.,.~'~' OSL File No.: l t1ti (.r.-- ('~ ,CCU
Responsible Jurisdiction: ~ City ^ County
2. APPLICANT: ~~~~~( 1~• ){°G-:~c'
name
~• 0 - gox '-E52.
mailing address
M~1=oszo o~ 9~s~1
city state zip
(s~b 772-35x9
phone
LANDOWNER: M ~~~ ~'~ G' - M +~ ~ rte.
name
~0• ~io~c 3"113
m cling address
~' F ~ 'TR-(iL ~a r ~T D ~- y 750 ~
cityy state zip
<5y1> (¢~n~-x-717 .:v 5 ~°^
phone
3. LOCATION: - "-,.,.,; •.. ~,. <•.
T 3~+ S R 7-~ S y3~ 1/4 1JuJ Tax Lot(s) Soo d ~0O
NWI quad map .name M ~ F°R-~ (attach copy with site indicated)
Attached: X NWI map X Parcel map X Site plan _ Other
4. SITE INFORMATION:
NWI Wetland Classification Code(s) P S S C
Adjacent Waterway (if any) GO(r' ~ C..et'I In Floodplain? Y _ N _
Current Land Use S(e)6LE- Fnmu-~ rs~~C~ Zoning R.-+-6 ~ ~.-~.
ul~-rl+ RGF-e"Yi~E. C~•ES~ oe a-r, A~ S~rJ6tE -`ifm is
5. PROPOSED ACTIVITY: d KES i osrr(gc. Twn-F~+~-+~w
site plan approval subdivision
_ grading permit ~ planned unit development
~ conditional use permit building permit (new structures)
_ other •
Project Description• D- I~OT MFv NurnE Sil/3Diy:S/arJ Poi+N~~t'D ur.,~r EyEtaPa+~
LAaa~~b (IL -rp 7/ /,
Completed by/Contact: ~ +9w~~5 l-l• QEA:Ja .r, A- +CP Date ay 9b
Address i5~ S.~,Jo 5~-. CEN72AtPo,,.,Yyv~97sn2, Phone Sa~Z~Gy-33.1/
(This form is to be completed only by planning department staff for mapped wetlands
DSL RESPONSE
~~v b~
~A removal-fill .permit .ice required from the Division of State Lands..
^ A removal-fi-11 permit will be required when the development project proceeds.
^ A removal-fill permit may be required.
^ A permit may be required by the Corps of Engineers (326-6995)
Information needed includes:
^ A wetland determination/delineation report. (Consultant list available from DSL)
rr~~ (in- 5• ,I-e i%+S i i- Sy ESL - ~ (tasc cGl( ~ growvi (5~(~ 3~ - /cZ ~
^ Sate-permit.. ^ was issued ^ has been applied for:
^ No removal-fill permit is required for the described project if/because:
Comments: IRni-u)`vL S~~ l~1an ~M:cat2S l.~W'La~(.e c~ ~l•~~il V PJ1k. HJ~~4ni
so;i Yv~i Pines ; n~ ca{e5 ~ o•iQ--~i:a .,incl~5~ u.s.. ~ wxt see IS on o~ ••wat s~^-(s ~L~
s~i-f Sln~lti ~o ~ In¢ckS'ci -~~ ~Q ?~zSemclt or' ay5-zviCn cF vilz.~a~^C(f.
Response completed by: Vl/(6v~ ~ kkn G`a~"-~`~~~;~ Date ~~~ ~~L
* If the project is changed to involve fill or removal from the wetlands area, a
state removal-fill permit will be required. ~ J
PLfLNNTNG DEPARTMENT STAFF REPORT
HEARING
DATE: August 20, 1996
T0: Central Point Planning Commission
FROM: James H. Bennett, AICP
Planning Director
SUBJECT: Site Plan/Conditional Use Pemut/Zone Variance Applications for Central Point
Senior Citizens Center - 37 2W 03DD Tax Lot 7200
Summary
The applicant, Central Point Area Senior Citizens, Inc., has applied to the City of Central
Point for approval of a Site Plan and a Conditional Use Permit application to allow the
construction of a 600 sq: ft. addition to the existing Central Point Senior Citizens Center
located at 123 N. 2nd St. The project site is in a C-2, Commercial-Professional.District.
Access to the restaurant will be from both N. Second St. and the alley adjacent to the site. A
Zoning Variance has also been applied for to allow a reduction in the number of required off-
street parking spaces and a waiver of certain parking design requirements for the Senior
Citizens Center..
Authori
CPMC 1.24.020 invests the Planning Commission with the authority to render a decision on
any Site Plan, Conditional. Use Permit or Zoning Variance application. A public hearing is
required for consideration of any Conditional Use Permit or Zoning Variance application.
Notice of the public hearing was effected in accordance with CPMC 1.24.060.
Annlicable Code Sections
CPMC Chapter 17.36. - C-2, Commercial-Professional District identifies private club and
organizational meeting facilities as conditional uses in the C-2 District. It further establishes
the development standards and general requirements for uses in the C-2 District.
CPMC Chapter 17.64 -Off-Street Parking and Loading establishes the standards and
regulations governing off-street parking and loading.
J~
.»
CPMC Chapter 17.72 -Site Plan, Landscaping and Construction Plan Approval requires a
site plan application for all construction requiring issuance of a building permit and sets forth
the standards on which the Planning Commission shall base any decision..
CPMC Chapter 17.76 -Conditional Use Permits identifies the findings that must be made by
the Platuuing Commission in granting a conditional use permit and authorizes the imposition
of conditions necessary to protect the public health, safety and general welfare.
CPMC Chapter 17.80 -Variances identifies the findings that must be made by the Planning
Commission in granting a zoning variance.
Discussion:
Central Point Area Senior Citizens, Inc. operates the Central Point Senior Citizens Center at
123 N. 2nd St. They aze a non-profit corporation that leases the premises from the City of
Central Point and provides meals, counseling services, recreation and social activities for
local senior citizens: They also operate a small thrift shop within the Senior Citizens Center.
Central Point Area Senior Citizens, Inc. wants to build a 600 sq. ft. addition onto the rear of
the existing Senior Citizens Center: The thrift shop activity would be moved into the addition
freeing up more space within the existing Senior Citizens Center for other uses. The
construction of the addition would be accomplished using largely volunteer labor and donated
building materials.
The Senior Citizens Center is designated as a private club or organizational mceting facility.
This type of use requires a Conditional Use Permit to operate in the C-2, Commercial-
Professional zoning district. The construction of the addition requires a building permit and,
accordingly, a Site Plan Review,
A Zoning Variance is also required as the addition will generate the need for additional off-
street parking for the Senior Citizens Center. There are presently 14 parking spaces at the
Senior Citizens Center, including two handicapped spaces. Based on the size of the building
and the types of uses conducted within the building, a total of 18 off-street parking spaces are
required. wth the proposed addition, the amount of parking is reduced to 13 parking spaces
and the off-street parking requirement increases to 20 spaces. The parking design of.the
spaces also does not meet city off-street parking standards. Vehicles must back out of the
'parking spaces-into the street or alley. Parking spaces on N. 2nd St: aze located within the
front yard area which is required to have a five foot (5') landscaped area between the property
line and the parking area.
~d
Site Plan Standards:
CPMC 17.72040 sets out the standards that the Planning Conunission must consider in basing
its decision on a Site Plan application:
A. Landscaping arid fencing must be consistent with the neighborhood and used to screen
activities and uses that may impact existing neighboring uses.
The Senior Citizens Center has some landscaping in the front of the building consisting
of shrubbery and flower boxes. No landscaping exists, however, within the required five
foot (5') area between the front property line and the parking area. There is an
existing chain link fence along the interior side and rear property lines.
B: Ingress and egress points must be designed and located to maintain and improve. traffic
flows on public streets.
Access to the Senior Citizens Center is provided on both N. 2nd St. and the adjacent
alley. Concrete walks have been installed along the. front and alley sides of the building.
C. Off-streeYpazking-and interior circulation mustbe adequate to serve the. site and maintain
good pedestrian and vehicle traffic flows.
The project will provide thirteen off-street parking spaces including two.. handicapped
parking spaces. A zoning variance will be required to allow a reduction in the amount
of required off-street parking and to vary from parking design requirements. There are
no curbs, gutters or sidewalks on N. 2nd St. in front of the Senior Citizens Center.
D. Signs for the project must be designed and located to be compatible with the use and not
interfere with traffic control devices or traffic flows.
The Senior Citizens Center has wall identification signs. on the front, alley and rear
sides of the building.
E. The site must be designed to be accessible to fire appazatus and have adequate fire fighting
facilities.
Fire apparatus will have access to the site from N. 2nd St There is an existing fire
hydrant at the corner of N. 2nd St. and Manzanita near the Senior Citizens Center.
F. The project must comply with all applicable city ordinances and regulations and must be
aesthetically acceptable in relation to the neighborhood and the City of Central Point.
~~
Staff finds that the Senior Citizens Center expansion is in: compliance with all city
ordinances and regulations with the exception of off-street parking requirements. The
use of the property is aesthetically compatible with the uses in the surrounding
commercial neighborhood.
Required Findings for Conditional Use Permit:
CPMC 17.76.040 requires that the Planning Commission make the following findings in
granting a conditional use permit:
A. 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.
The site is adequate for the use of the property as a senior citizens center and can meet
all development and lot requirements for the C-2 zoning district and all other
provisions of the CPMC if a zoning variance is approved for off-street parking.
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.
The site has adequate access to N. 2nd St. which is a local street. The Senior Citizens
Center generates little vehicular traffic. A bus stop is located directly across the street
from the Senior Center on'N. 2nd St.
C. That the proposed use will have no significant 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; walls and fences; landscaping; outdoor lighting; and
signs.
The proposed addition to the Senior Citizens Center will not have any significant
adverse effects on the use of abutting properties. It is compatible with surrounding
uses in the area.
D: That the establishment, maintenance or operation of the use applied for will comply with
local; state and federal health and safety regulafions 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 and improvements in
the neighborhood onto the general welfare of the community based on the review of those
factors listed in subsection C of this section.
The operation of the Senior Citizens Center complies with federal, state and local
regulations and is not detrimental to the public health, safety orgeneral welfare.
E. That any conditions required for approval of the permit are deemed necessary to protect
the public health, safety and general welfare.
Appropriate conditions of approval have been prepared for the project and are
attached as Exhibits C, D and E:
~uire~ Findings for Zoning Variance
CPMC Chapter 17.80 requires that the Planning Commission find that_the following
considerations will either result from a granting of the zoning variance or do not apply to the
requested application:
A. The variance will provide added advantages to the neighborhood or the city, such as
beautification or safety;
The variance will reduce the amount of traffic on N. 2nd. St. and encourage patrons of
the Senior Citizens to walk or use public transit. An RVTD bus stop is located directly
across the street from the Senior Citizens Center.
B. The variance will not have any significant adverse impacts upon the neighborhood;
Presently vehicles must back out of parking spaces into the adjacent street or alley
when leaving the Senior Citizens Center. The proposed addition would not change or
worsen this condition. It does, however, pose a minor traffic hazard.
C. The variance wili utilize property within the intent and purpose of the zone district.
The Senior Citizens Center is a designated conditional use in the C-2 zoning district
consistent with the purpose and intent of the zone.
D. Circumstances affect the property that generally do not apply to other property in the same
zoning district;
The Senior Citizens Center is a converted single-family dwelling and has. very limited
urea available for off-street parking. This condition is typical of similarly developed
commercial lots that are either within or adjacent to the Downtown Business District.
E. The conditions for which the variance is requested were not self-imposed through the
applicant's own actions, nor the actions of the applicant's agents, employees or family
members.
The original Conditional Use Permit for he Central Point Senior Citizens Center was
approved on January 18,1983 and modified on May 3,1983. It approved the building
as it exists today and addressed the issue ofoff-street parking deficiencies (Exhibit F).
Findings of Fact and Recommended Conditions
The applications for Site Plan, Conditional Use Permit and Sign Variance,were accepted as
complete on July 29, 1996. The application materials address the specific requirements of the
CPMC regarding Site Plan, Conditional Use Permit and Zoning Variance applications.
They should be used by the Planning Commission along with the Planning and Public Works
staffreports as findings offact to support the Commission's decision. If the Commission finds
in favor of the proposed applications, staff recommends that the conditions of approval as
set forth in Exhibits C, D and E be incorporated into such approval.
Recommendation
Staff recommends that the Planning Commission take one of the following actions:
1. Approve the Site Plan and Zoning Variance applications for the Central Point Senior
Citizens Cepter and adopt Resolution No. _, approving the Conditional Use Permit for the
Central Point Senior. Citizens Center, based on the findings of fact contained in the record
,• and subject to the recommended conditions of approval; or
2. Deny the proposed Site Plan, Conditional Use Permit and Zoning Variance applications
for the Central Point Senior Citizens Center; or
3. Continue the review of the Site Plan application and the public hearing for the Conditional
Use Permit and Zoning Variance applications at the discretion of the Commission.
xhi i
A. Vicinity Map/Site Plan/Floor Plan
B. Notice of Public Hearing
C. Recommended Planning Department Conditions of Approval
D. Public Safety Staff Report
E. Public Works Staff Report
E .Minutes of January 18, 1983 & May 3, 1983 Planning Commission/
Resolution Nos..67 & 72
G. Off-Street Parking Calculation
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G'rty of C~ent~ar Poznt EXHIBIT ~._.,
- PXANNXNG DEPARTMENT
James J3ennett, AICP
NOTICE-0F PUBLIC HEARING Planning Direcmr
Date of Notice: July 30, 1996 Kea Ge~c1>ier
Planning Technician
Hearing Date: Tuesday, August 20, 1996 sandy Lommei
Time: 7:00 p.m. (Approximate) Platntixtgseactary
Place: Central Point City Council Chambers
153 South Second Street
Central Point, OR 95702
NATURE OF HEARINGS
Beginning at the above place: and time, the Central Point Planning Commission will conduct a
'public hearing to review a proposed Conditional Use Permit Application, Site Plan Application and
Zoning Variance for the following:
L The Central Point Senior Center has requested the City to apply for a,Conditional Use
Permit, Site Planand Zoning Variance for the City owned property located at.
123 N. Second Street in order for the facility o be enlarged by 600 square feet, Since this
property does not have adequate parking spaces for this facility, the tenants also request a
variance for the parking requirement. This property.. is described in the,records of the
Jackson County Assessor as 37 2W3DD Tax Lot 7200.
CRTI'ERIA FOR DECISION
The requirements for conditional-use permits are set forth in Chapter 17.76 of the Central Point
Municipal Code, relating to access, size and shape of site, significant adverse. impact upon abutting
properties, local, state and federal regulations andgeneral health, safety and welfare.
PUBLIC PARTICIPATION
1. Any person'interested in commenting on the proposed amendment to the conditional use
permit may. submit written comments up until the close of the hearing scheduled for
Tuesday, August 20, 1996.. Written comments may be also sent in advance of the hearing to
Central Point City Hall, 155 South 2nd, Central Point, Oregon, 97502, Attention: Planning
Department:
155 South Second Street • Central Point, OR 97502 • (541) 664-3321 • Fax (541) 664-6384
-V rS
2. Issues which may provide the basis for an appeal on the matters shall be raised in writing
prior to the expiration of the comment period noted above. Any testimony and written
comments about the decision described above will need to be related to the specific
proposal and should be stated clearly to the Planning Commission.
3. Copies of all evidence relied upon by the applicant are available for public review and City
Hall, 155 South Second Street, Central Point, Oregon. ,Copies are available at 15 cents per
page.
4. For additional information, the public may contact the Planning Department at
(541) 664-3321.
SUMMARY OF PROCEDURE
At the public hearing, the Planning Commission will review the proposal and any technical staff
reports, hear testimony from the applicant, proponents, and opponents and hear any arguments on
the application. Any testimony or written comments must be related to the criteria set forth
above. At the conclusion of the review hearing, the Planning Commission may approve or deny
the ConditionaC Use Permit Application for he Senior Center.:City regulations provide hat the
Central Point Citq Council be informed about all Planning Commission .decisions. The Council
may, on its own motion, no later than the regularly scheduled Council meeting following the
decision date, callfor a review of the Planning Commission decision. Any party aggrieved by the
action of the Planning Commission may request a review of such action by the City Council by
filing a written appeal to the city no more than seven days after the date the city mails the notice
of the decision.
1
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EXHIBIT C
RECOMMENDED PLANNING DEPARTMENT CONDITIONS OF APPROVAL
1. The project shall be developed in substantial compliance with the approved site plan.
2. Existing landscaping shall be continuously maintained in a healthy growing condition.
3. Off-street parking shall be provided for the project in accordance with the approved site
plan. Any revisions to the parking layout shall be approved by the Planning Department prior
to the issuance of building permits.
4. Access to the project site shall be permitted from N. 2nd St; and the adjacent alley.
5. Any sign proposed for the project shall require a sign permit application to be submitted
with the building permit application for the,project.
6. The approval of the Conditional. Use Permit. is valid for a period of twelve months. The
proposed use must commence within this period or a new Conditional Use Permit must be
applied for.
,. 7. All conditions contained. in Planning Commission Resolution Nos. 67 and 72 shall continue
and remain in full force.
;s 1 0
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'i
EXHIBIT ~~
i'1t~P®'~$~ DES
M E M O R A N D U M
to: James Bennett, Planning Director
from: Michael Cully Plans Examiner
subject: Senior Center Expansion
date: August 14, 1996
In the review of this Conditional Use, Site Plan and Variance application, each department has
been asked to report their fmdings as they relate to the various ordinances and standards as
established. The Building Department is charged with the administration of State Building Codes,
regulating structures that fall within the parameters of such codes. -
Information has been submitted on the behalf of the Central Point Senior Center, for an addition
to the existing structure located at 123 North Second Street, in Central Point, Oregon 97502. The
properly is described in the records of the Jackson County Assessor as 372W 03DD tax lot 7200..
A cursory review of the submitted information shows a structure that is considered, in accordance
with the current State Building Codes, as a mixed occupancy. This mixed Occupancy consists of a
Dining Area (A-3), Lounge/Reading/ Rec Area (A-3) and a Thrift Shop (Ivi). The structure is
classifies as Type V-N Construction (wood frame, non-fire-rated). The proposed total square
footage of this strucuuee would be 3,046 square feet. The proposed uses and type of construction
are in compliance with the applicable State Building Codes.
At this time no wnstrucdon plans have been submitted for approval and subsequent issuance
of any permits. A more detailed review will be performed at such time that Planning Commission
and/or Council Approval are received and detailed construction plans are allowed to be
submitted to the Building Department for review and subsequent issuance upon approval..
71
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EXHIBIT ~
CITY OF CENTRAL POINT
DEPARTMENT OF PUBLIC WORKS
STAFF REPORT -SITE PLAN
CENTRAL POINT SENIOR CENTER
Date: 8/15/96
Location: 123 North 2nd Street
Applicant:. Central Point Area Senior Citizens, Ina
Legal: 37S 2W 03 DD TL 7200
Zoning: C-2, Commercial Professional
Staff Report: Michael Thornton, Thornton Engineering
General•
The proposed addition does not appear to have any negitive impact the City's public works
facilities::
Streets:
Any proposed improvments within the alley right-of--way shall conform to the City's Standards for
Public Works Construction.
µ ~z
1
Planning Commission Meeting
January 18, 1983
City Council Chambers
MEETING CALLED TO ORDER
Chairman Frederick called the meeting to order at 7:05 p.m.
EXHIBIT F
Chairman Frederick announced that he had received Commissioner Owen Christy's
Code Book, and that he felt they could consider him officially res igned .from
the Commission. He also stated that Mr. Christy intended to send a formal
letter to the Planning Commission regarding his resignation.
ROLL CALL
Present were Chairman Orrin Frederick and Commissioners Ginger Bitterling,
Virgil•E1!bert, Garth Ellard, Louise Novasad, and Charles Pi and. Also.
present were Mayor Don Jones, City Administrator David Kucera, Fire Chief/
Building Official Don Paul, Councilmembers Paul Golding, .Dick Halley, Donna
Higginbotham, Dewane Hood, and Planning Secretary Maureen Tanhoff.
APPROVAL'OF MINUTES
Motion was made by Commissioner Ellard to approve the minutes of the January
4, 1983 meeting as typed.. Commissioner Elbert seconded the motion. Roll
call vote: Bitterline, yes; Elbert, yes; Ellard, yes; Novasad, yes; Piland,
yes. All the Commissioners-voted in favor of the motion, and the motion
carried.
CORRESPONDENCE
No correspondence was brought before the Planning Commission at this meeting.
PUBLIC APPEARANCES
No public appearances were made at this Planning Commission Meeting.
BUSYNESS
A. Public Hearing for the Planning Commission to decide on a Conditions
lice Permit to allow an organizational meeting facility ~n a C-2 ?one
_ Don Paul read staff report. dated~January 12, 1983 outlining the request. He
also read.the Notice of Public Hearing that was published in the Medford
Mail Tribune on January_11 and January 16, 1983.
After ascertaining that there were no conflicts of interest among the Planning
Commissioners, Chairman Frederick declared the Public Hearing open.
Candy-Rayburn, member of the Board of Directors of the Central Point Senior
Citizens Center, came forward to address the Commission. Also in the
~.
-. 7
Planning Commission Meeting
" January 18, 1983
Page 3
4. The parking area is to be surfaced with oiled rock.
5. Vehicular ingress and egress would be established to
conform toMunicipal Code and subject to staff's approval.
6 r The only sign would be one placed in a window.
7. The present landscaping would be maintained as it is now.
8:' The City would require that the grounds. be maintained
properly.
9. The only noise created would be that of vehicles. There
would be no problems created'witfi odors or vibrations.
10. The hours of the Center would be from 10;00 a.m. to 4c00
p.m. with Loaves and fishes lunches served between 11:00
a.m. and 1:00-p.m. The Center would occassionally be
'rented out in 'the evenings, but they would be very.care-
fiul as to who and for what. Also, Bingo is held two
evenings of each month.
_ 11. -The proposed use would .be initiated immediately upon the
Commission's approval of the Con~itioaal Use application.
12. The' Commission agreed that this condition does not apply
to the proposed use.
13. It was agreed that the proposed use was in compliance
with the purpose of tfie C-2 district which is stated in
Section 17.36.010 of the Municipal Code. It was agreed.
that the Senior Citizens Center is definitely an asset to
the City of Central Point and'ts surrounding urban areas.
Mrs. Rayburn added that the facility would provide easy access for ambula-
tory as well, as non-ambulatory persons. She also. stated that the facility
would be occupied at its capacity at the beginning upon completion of the
planned alterations to the structure. The- Commi'ssion'discussed the possi-
bility,of the Center outgrowing the facility. based on their growth since
inception in 1975, and. it was agreed that the'site would excellently meet
their needs now~and in the foreseeable future.
There was considerable discussion as to whetfier future 'expansion should.
require plan review by .the. Planning Commission. As a result of the discus-
- sion, the Commission agreed `that if the expansion was Timited to the~site
plan shown on Exhibit C with the dimensions presented of 30` x-23', plan
review could be handled at staff level.
Commissioner Piland made a motion to authorize a Resolution for the Chairman's
• signature which adopts the findings: of fact as presented by the applicant,
and approve the proposed Conditional Use Permit with the following conditions:
1. That no pedestrian access be allowed from the building to the
alley; ~";
Planning Commission Meeting
May 3, 1983
City Council Chambers
Page 4
Mr. Paul stated that basically what the bank would like to do is move the
teller line area back enlarging the entry area. The overall design of the
building will not be changed and there will be no change in 'the landscaping
or parking area. `tor. PaUI distributed plans for the Commissioners to look
over..
Commissioner Piland made a motion to approve the 1068 Review to remodel Far
West Federal Bank, 62 North Third Street, Central Point, with the recommenda-
tion that handicap parking space be provided and designated. Commissioner
Bitterling seconded the motion. Roll call vote:' Bitterling, yes; Mattey,
yes; Novasad, yes; Piland, yes. All of the Commissioners voted in favor of
the motion, and'the motion°carried.
D. Amendment. to Conditional Use Permit for Senior Citizens Center; 123
Oon Paul distributed plans for the remodeling of the structure that is to be
the new Senior Citizens Center at 123 North Second Street indicating that the
addition will be 30' x 30' instead of 23' x 30' as originally proposed and
approved by the Planning Commission. The reason the extra space is needed is
to provide larger. restrooms i•n order to accommodate wheel chairs. The
Planning Commission is asked to consider amending Resolution No. 67 to allow ;.
this larger room addition.
Commissioner Novasad asked if this would lessen the amount of space for park-
ing. Acting Chairman Ellard stated that there will be nine spaces available
and access will be adequate. Mr. Paul.stated that they preferred to extend
the parking parallel to the alley.
Commissioner Piland pointed out-.that the plans do not correctly reflect the
.request for addtionali-space in that the restroom area will be in addition to
the 30' x 30' room addition. Mn,. Paul stated that he would indicate this to
therindividual who drew up the plans and have it corrected.
Commissioner Novasad made a motion to amend Resolution No. 67 to extend !the
Conditional Use Permit so that the-size of the addition to the Senior Citizens
Center at 123 North Second Street as described at the previous meeting, should
be 30' x 30' wibh.an additional 6' x 19' space provided for the restrooms.
Commissioner Mattey seconded the motion. Ro1T call voter Bitterling,"yes;
.Mattey, yes; Novasad, yes; Piland, yes. All of the Commissioners voted. in
favor of the motion, and the motion carried.
MISCELLANEOUS
Acting Chairman Ellard-introduced Mike Waters'in the audience who is a Boy
Scout observing the meeting as he is working towards his Communications Merit
Badge.
~~
. CENTRAL POINT SENIOR CITIZENS CENTER
OFF-STREE T PARKING CALCULATION
Existing Building 2,446 sq. ft.
Proposed Addition 600 s
Total Building Area 3,046 sq. ft.
Breakdown of Uses/
Parking Requirement: Existing Bldg. Proposed Addition
' Dining Area/ICitchen 1,20Qsq. ft./ 1,200 sq. ft./
13 spaces 13 spaces
Lounge/Reading/Rec. Area 646 sq. ft.l 1,246 sq. ft./
2 spaces 4 spaces
Thrift Shop 600 sq. ft. 600 sq. ft.
3 spaces 3 spaces
Parking Required: 20 spaces
Parking Provided: 13 maces
Parking Deficiency: 7 spaces
EXHIBIT ~
~J
PLANNING DEPARTMENT STAFF REPORT
HEARING
DATE: August 20, 1996
TO: Central Point Planning Commission
FROM: James H. Bennett, AICP
Planning Director
SUBJECT: Comprehensive Plan/Zone Map Amendment for 37 2W 03B Tax Lots 1500
& 1503 from Medium Density Residential to General Commercial and from
R-2, Residential Two-Family to C-5, Thoroughfare Commercial.
Applicant: Labor Temple Association
24 '/z Grape Street
Medford, OR 97501
Agent: The Richard Stevens Company
131 N. Bartlett Road, Suite 100
Medford, OR 97501
caner: Clayton Zeeb, d.b.a. Northwest Commercial Const. Co.
(37 2W 03B TL 1500 & 1503)
1915 Silverton Road NE
Salem, OR 97303
Pr e / 37 2W 03B TL 1500 - 3.14 acres
Zoning R-2, Residential Two-Family
Description:
37 2W 03B TL 1503 - 0.58 acres
R-2, Residential Two-Family
Proposed
Zonine: C-5, Thoroughfare Commercial
Summary: The project consists of a minor Comprehensive Plan Amendment and a Zone
Map Amendment to designate approximately 3.72 acres located on the east
side of N. Pacific Hwy. as commercial land to allow the development of a
labor temple.
F~l{
Comprehensive Plan Amendment/Zone Man Amendment:
a
In May 1996, staff accepted an application to amend the Comprehensive Plan and the Zoning
Map to change the designation of two parcels totaling 3.72 acres located on N. Pacific Hwy.
from R-2, Residential Two-Family to C-5, Thoroughfare Commercial. The purpose of these
amendments is to allow the future construction of a labor union temple which would serve
as the headquarters for a number of local labor unions. The applicant .prepared findings of fact
that support the land use changes based on the parcels' access to a major transportation
corridor (N. Pacific Hwy.), the lack of land available for GS uses, and the preponderance of
commercial uses and zoning along N. Pacific Hwy (Exhibit B).
Citizens Advisory Committee
The Citizens Advisory Committee reviewed the proposed comprehensive plan amendment at
its regular meeting of July 9, 1996 and adopted findings of fact in support of the application
(Exhibit C).
Findings of Fact:
Staff has reviewed the applicant's findings of fact and determined they are adequate for
consideration by the Planning Commission: Staff further suggests the following
complementary findings of fact as applicable to and supportive of the subject proposal to
amend the Comprehensive Plan and Zoning Map for the two parcels of .land described
hereinabove:
1. The project consists of a minor land use amendment to the City of Centrat Point
Comprehensive Plan and a zone map amendment to the City of Central Point Zoning
Ordinance changing the land use designation of two parcels totaling approximately 3.72 acres
from Medium Density Residential to General Commercial and from R-2, Residential Two-
Family to C-S, Thoroughfare Commercial
2. There is a public need for additional land available for commercial development, and
specifically for G5, Thoroughfare Commercial uses, within the City of Central Point. This
is based upon an inventory of available land for commercial use within the pity and its urban
growth boundary.
3. The parcels under consideration are of a size, location, configuration and orientation that
is most appropriate for commercial development, and specifically with C-5, Thoroughfare
Commercial uses.
4. The existing and proposed uses for the parcels under consideration are most compatible
with the permitted uses of the C-5, Thoroughfare Commercial zoning district.
5. The project has undergone review by the Citizens Advisory Committee to ensure citizen
involvement. (Statewide Planning Goal #1)
K.
15. The project will result in the orderly extension. and provision of public facilities and
services, including water, sewer, storm drains and public streets, to serve the project area at
such time as development occurs. (Statewide Planning Goal #11)
16. The Comprehensive Plan identifies N. Pacific Hwy. as a major transportation corridor
designed to accommodate highway-oriented commercial uses. The C-S zoning district is the
most appropriate designation for lands adjacent to N. Pacific Hwy.. The project is consistent
with this goal.. Additionally, the project will result in fewer vehicle trips than comparable
residential uses thereby reducing traffic on N. Pacific Hwy. (Statewide Planning Goal #12)
17. The project will be required to comply with all applicable local, state and federal
regulations that seek to maximize conservation of all forms. of energy as part of the
development process. (Statewide Planning Goal #13)
18: The project area is currently located within both the city limits and urban growth
boundary for the City of Central Point. As such, it is designated as an urbanized area. suitable
for urban land uses. Public facilities and services can be provided for development of the
project area. No rural land or rural land uses are impacted by this project. (Statewide
Planning Goal #14)
19. The project is consistent with all applicable statewide. planning goals (Goals 1-14),
20. The project has been referred to the Department of Land Conservation and Development
(DECD) for review in accordance with ORS 197.610.
Recommendation
Staff recommends that the Planning Commission take one of the following actions:
1. Recommend approval of the Comprehensive Plan Amendment and Zone Map Amendment
to the City Council, based on the findings of fact and conclusions of law in the staff report;
2. Recommend denial of the Comprehensive Plan Amendment and Zone Map Amendment
to the City Council, being unable to make the required findings of fact;
3. Continue the review of the subject applications at the discretion of the Commission.
Exhi i
A. Vicinity Map
B. Notice of Public Hearing
C. Applicant's Findings of Fact
D. Citizens Advisory Committee Findings of Fact
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Cz~y of Central Poznt EXHI>31T ~.'
PLANNING DEPARTMENT
Jatues Bennett, ATCP
Planning Director
NOTICE OF PUBLIC HEARING
Date of Notice: July 30, 1996 Ken ~~der
PlanningTechncian
.- Sandy Lommel
Planning.Secnetary
Hearing Date: Tuesday, August2Q 1996
'Time: 7:00 p.m.:(Approximate)
Place: Central Point City Council Chambers
155 South Second Street
Central Point, OR 95702
NATURE OF HEARINGS
Beginning at the above place and time, the Central Point Planning Commission will conduct a
public hearing to provide an opportunity for citizens and other interested parties to give testimony
and gather information about the following application for Comprehensive Plan and Zone Text
Amendment:
L If approved this would amend the zone from Residential Single Family (R-1-8) Zone
to Tourist & Office Professional (C-4) in the general vicinity west of Crater High
School along Hwy 99 to permit the development of a Labor Temple. These parcels
are comprised of irregular shapes, and are legally described in the records of the
.Jackson County Assessor as 37S 2W 03B Tax Lots 1500 & 1503)
PUBLIC PARTICIPATION
1. Citizens or interested parties may comment on these issues orally and/or in writing during
the public hearing which is scheduled on Tuesday, August 20, 1996.
2. Any person interested in commenting on these issues in advance of the public hearing may
do so by submitting written comments to Central Point City Hall, 155 South 2nd, Central
Point, Oregon 97502, Attention: Planning Department. Failure to raise an issue in the
hearing, in person or by letter, or failure to provide statements of evidence sufficient to
afford the City an opportunity to respond to that issue, precludes appeal based on that issue....
3. For additional information regarding this matter, the public may contact the Planning
Department at (541) 664-3324 (ext. 231).
155 South Second Street • Central Point, OR 97502 • (541) 664-3321 • Paa: (541) 664-6384
~d
SUMMARY OI+ PROCEDURE
y The Planning Commission will take testimony, review the proposal, staff reports, recommendations
of the Citizen Committee, and then formulate a recommendation to the City Council. At a future
date, the City Council will conduct a public hearing and decide on-the application for.
comprehensive plan and zoning map amendment.
O ~3'
BEFORE THE PLANNING COMMISSION AND CITY COUNCIL.
FOR THE CITY OF CENTRAL POINT ~ Ci
EXHIBIT ,
IN THE MATTER OF AN :APPLICATION FOR A )
COMPREHENSIVE PLAN AMENDMENT AND A CON-)
CURRENT REQUEST FOR A ZONE CHANGE FOR )
3.72 ACES DESCRIBED AS T.37S, R.2W, 3B ) FINDINGS OF FACT
TAX LOTS 1500 AND 1503; LABOR TEMPLE )
ASSOCIATION, APPLICANTS; THE RICHARD )
STEVEN:: COMPANY, AGENT )
I'. BACKGROUND ,INFORMATION:
A. Applicant: The Labor Temple Association
c/o Walt Connor
24 1/2 Grape Street
Medford, OR 97$01
B. Agent: The Richard Stevens Company
131 N. Bartlett
Medford, OR 97504
(541) 773-2646
C. Ownership: Northwest Commercial Construction Co.
Claydon D. Zeeb
, 1915 Silverton Road, N.E.
Salem, OR 97303
D. Legal Description: T.37S, R.2W, Section 3B
Tax Lot 1500 and 1503
Contains 3.72 acres, more or less
E. Zoning District: Residential (R-2)
City o£ Central Point
F. Proposed Zoning: (C-5, Thoroughfare Commercial)
~'s~
II. PROJECT DESCRIPTION:
The purpose of this minor Comprehensive Plan Amendment and
Zone Change from. Residential to Commercial is submitted for 3.72
acres, more or less, 'to allow the Labor Temple Association to
construct a new building of approximately 10,000 square feet for
housing of the various labor unions represented in Southern Oregon
and Northern California. The property is located in the City,of
Central Point, and takes frontage on South Pacific Highway.
Thee -new building will house offices .for. (L) ,the IWA
(International Woodworkers of America); (2) the Teamsters; (3) the
IBEW (International Brotherhood of Electrical Workers); (4) the
UFCW (United Food & Commodity Workers); (5) the,;,UBC.(United
Brotherhood of Carpenters) and (5) the CWA (Communication Workers
of America).
The building will be-the central office for these labor
organizations. While each organization does have staff, .and
organizations housed in the new labor temple have approximately 21
permanent staff members, many are part-time only, and are working
different schedules and hours. Anticipated staff on site on a
daily basis is anticipated to average 10-12 persons.
In addition, the building will have a 50-seat meeting, room,:
storage for files, and 5 classrooms for meetings and apprentice
programs, which are a significant part of the labor temple
function.
Based upon current levels of activity, :between 10 to 20
members may visit the Labor Temple on a daily ,basis, in addition. to
the staff. Most business is conducted by mail and telephone.
There is one general business meeting a month, held in the
evenings,. where up to 30-40 persons may-.attend.
The subject location represents an ideal central location for
the Labor Temple, with easy access to a major transportation
corridor. Traffic generation is anticipated to be in the vicinity
of 64 ADT. The use is consistent with the C-5 zoning district,
which allows for club and organizational meeting facilities,
professional offices, and technical schools, all of which are
contained in this application.
8~~
III. SUBSTANT_IAL APPROVAL CRITERIA:
Section 17.96.020 of the City of Central Point .Zoning
Ordinance provides for initiation of amendments to the
Comprehensive Plan by property owners, and .provides for the
findings required by the City.
Section 17.96.050 provides for the substantiative standards
for a proposed amendment to the Comprehensive Plan. These are:
1. Public Need
`2. 'Justification for the proposed change
3.' Findings addressing the State-wide Plannng.GOals.
The concurrent zone change request is authorized by Chapter
17.88'of the Central Point: Zoning Ordinance, which specifically
notes` 'that
"Applications shall conform to the provisions of Chapter'
1.24, and any applicable state law."
Section 1.24.030 notes that findings shall include a
comprehensive statement of faetualinformation that the applicant
believes supports and verifies the approval of the application.
In this case, the applicants submit. that. the justification and
addressing the State-wide goals as noted above will serve both
applications,and can be used to support both the Comprehensive Plan
Amendment and the change in zoning designation, particularly since
the zoning and comprehensive plan designations in the vicinity are
virtually site specific and identical.
The following findings of fact will provide supportive
evidence addressing the above criteria, consistent with the
provisions of the Central Point Zoning. Ordinance.
"8
IV. FINDINGS OF FACT:
A: Public Need:
The concept of public need for a specific land use has long
been embodied in state law. The concept of public need is based
upon the LCDC Goals and Guidelines, which discuss the combined
economic, social and environmental consequences which accrue to the
public because of a use or activity. In reviewing this
application, the question must be posed,
"Is there a public need for additional C-5 Zoning in the
City of Central Point?"
-The answer to this question is yes. based upon the focus of
the existing C-5 .zone, and the limited amounts of land available
for C-5 uses.
The,.applicants requested a printout of the amounts of land
zoned for C-5 uses in the City of Central Point from the County
Data-Processing unit, as well as the amount of land that is vacant.
Using this data; and contacting the vacant landowners, the amount
of vacant land available for development use. was arrived at.
This information indicates that, as of March 30, 1996, there
were 29.96 acres of land zoned for C-5 uses in Central Point, con--
sisting of 88 individual parcels. Of these, 56 parcels are in the
Highwy 99 corridor. Only 3.42 acres consisting of l0 .parcels, were
vacant, citywide; of these only three were, available for sale or
development, and none were of a size that would .adequately provide
for the proposed use-(the largest vacant parcel was 1.82 acres, and
not in the Highway 99 corridor,. where traffic issues are not as
serious as within the downtown area or along the freeway)..,. Only 5
of the vacant parcels were in the Highway 99 corridor, and'were .O1
acres, :09 acres, .14 acres, .48 acres, and .09 acres,
respectively.
The purpose of the C-5 district is .intended to provide for
commercial and business uses that are most appropriately located
along or near major highways or thoroughfares, and are largely
dependent upon highway visibility, and easy vehicular access.
Based upon a review of Section 17.46.020 of the Ordinance,
permitted uses in the district include business and professional
offices, contractors offices, printing, lithography and publishing,
Nonindustrial business and/or vocational schools and club and
organizational meeting facilities.
:.~'~ [a
The City of Central Point, like all incorporated cities, has
a responsibility to maintain an adequate inventory of lands
available for the various land use designations in the zoning
ordinance.
FINDING #1'
The proposed use, a labor temple, is a general office
.facility that provides a centralized location for local
labor organizations: 'The proposal will-accommodate six
or seven different union offices, with a maximum of 21
staff members. Anticipated average staff in attendance
in any one .day will be 8-12 persons, due to. part-time
positions and varied schedules. The site will also
provide for nonindustrial (apprentice) training, and for
monthly organizational meetings as well. These uses are
consistent with the types and kinds of uses that are
permitted uses in the C-5'zoning district, -as noted above
and in Section 17.46 of the Ordinance;-therefore, the:
request for C-5, if approved, will permit ability of. the.
Zabor Temple Association to construct a new,£acilty
FINDING #2•
The applicant has demonstrated, `via information gleaned
from the Jackson County Department o£ Data Processing,
and based upon the Assessor's-records, that there is an
inadequate amount of land available in the City of
Central Point for development of additional or new C-5
uses, as described in Section 17.46 of the Central Point.
Zoning Ordinance. With only five vacant parcels
available, none of which is 'of adequate size to
accomodate the proposed use, the market for C-5
commercial uses in Central Point is significantly
limited, and there are no other sites in the city :that
would permit or allow the specific uses requested in this
application,"'both Erom a-size and zoning standpoint.
8 "~
b
B Justification for Proposed Change:
FINDING #1•
The justification for this particular change is: (a)
there is a demonstrated public need for this particular
zoning district, as there are few if any parcels
available for this use in the existing C-5 zone, and (b)
the parcel under consideration is of an appropriate size,
location, conFiguration and orientation to meet the
proposed use.
Further, the orientation of the site to North Pacific
Highway, the amount o8 frontage and the character .of the
site (near Crater High School) .indicates that the use
proposed is more compatible than many of the higher
intensity uses allowed in the C-5 zone, such as motels,
convenience markets, East food, taverns, hotels, tire
shops and auto service stations.
C Statewide Goal Compliance:
The following information is provided to address the LCDC
Goals and Guidelines that are applicable to this application:
Goal 1: Citizen Involvement:
The purpose of this goal is to "develop a citizen involvement
program that insures the opportunity for citizens to be involved in
all phases of the planning process."
The City of Central Point, by Ordinance, has adopted
policies and procedures for citizen review of land use
issues within the city, including a public hearings
process that is consistent with the provisions of ORS
197.763. The City can find that the program adopted by
the city, and current policies, demonstrate compliance
with this goal.
FINDING'
L7 d
Goal 2: Land Use Planninq:_
The purpose of Goal 2 is to "establish a land use planning
process and policy framework as a basis for all decisions and
actions related to use of land and to assure an adequate factual
base for such decisions and actions."
FINDING:
The City of Central Point has adopted a Comprehensive
Plan that has been acknowledged by LCDC. Further,-the
City has adopted a zoning ordinance and a subdivision
ordinance to implement the goals and,: policies. of the
Comprehensive Plan. .Goal 2 also, notes that "...All land
use plans and implementation ordinances...shall be
reviewed and, as needed, revised on a periodic cycle to
take into account changing public policies and
circumstances." Since the site in question is similar to
other C-5 uses in the.-city, and since the city has not
revised its zoning or comprehensive plan for the general
area, the city can find that the application is in
complete consistency with Goal 2.
Goal 3: Agricultural Land:
Not applicable; the property is urban.land by virtue of being
located within the City of Central Point; agricultural goals do not
apply.
Goal 4: Forest Lands:
Not applicable; again, the property is urban land, and is not
designated or needed for forest uses.
Goal 5• Open Spaces Scenic and Historic Areas:
Not applicable; the site has not .been inventoried or
designated as a scenic, historic or natural area that needs to be
preserved or protected as an open space resource. such as aggregate,
nor for any fish or wildlife habitat area as noted in the Oregon
Wildlife Commission fish and wildlife management plans.
8.9
Goal 6• Air Water and Land Resource Quality:
This goal is to maintain and improve the quality of the air,
water, and land resources of the State.
FINDING•
The City of Central Point, via coordination with the
Federal EPA, State of Oregon DEQ-and related agencies has
placed goals and. policies in the Comprehensive Plan that
address Air, water and Land Resource quality, and assists
in enforcement of local _and state health and safety
ordinances, consistent with: Goal 6. Applications for
land use' issues, if consistent with applicable local
ordinances, can be determined to be consistent with the
Goal.
Goal 7• Areas Subiect to Natural Disasters & Hazards:
Not Applicable; The site is not adjacent to any mapped flood
zone, floodway or floodplain, nor is it located in an area impacted
•- by slope, soil conditions or topography where seismic activity,
mudslides or landslides would be considered a natural disaster.
Goal 8: Recreational Needs:
This goal is to "...satisfy the recreational needs of the
citizens of the state and visitors and, where appropriate, to
provide for the siting of necessary: recreational facilities
including destination resorts."
FINDING:
The City of Central Point, as part of the Comprehensive
Planning Process, has a parks development program to
provide for recreational activities of the citizens of
the city and visitors. The parks development program is
based upon a funding mechanism that is keyed by
development of property within the city.-.The development
of this site, with the contributipns to the parks
program, will demonstrate consistency with this goal.
~..
Goal 9: Economic Development:
This goal is "To provide adequate opportunities throughout the
state-for a variety of economic activities vital to the health,
welfare and prosperity of Oregon's citizens."
The guidelines in this goal are particularly important in
reviewing this application. Guideline A(1) notes,
"A principal determinant in planning for-major industrial
and commercial developments should be the comparative
advantage of the region within which the development
would be located. Comparative advantage industries are
those economic activities which represent. the most
efficient use of resources, relative to other geographic
areas."
FINDING:
A review of the City. of Central Point land use mapping
indicates that the city has identified the Highway 99 N.
corridor as the prime thoroughfare commercial area. This
specific designation, as part of the planning process, is -
a determination by the City that there are specific areas
of the community that provide a comparative advantage for
certain types of businesses and activities. The types
and levels of public services (water, sewer, streets,
utilities) in the area indicate-that Central Point has
made a determination that these facilities are
appropriate for commercial levels of development..
The goal and guidelines specifically note that cities and.
counties need to provide for an adequate supply of sites of
suitable sizes, types and locations and service levels for a
variety of industrial uses consistent with plan policies.
Diversification and improvement of the economy are also outlined as
necessary to contribute to a stable and healthy economy.
FINDING:
Again, the location of this site is consistent. with the
implementation and guidelines of Goal 9. The Highway 99
N. commercial corridor is almost completely developed,
and there is not an adequate supply of sites of suitable
size, type and location for this proposed use.
9i
The requested change is an extension of an existing
commercial corridor, and the development of this
particular parcel, consistent with these findings,. will
have a limited impact on abutting land uses, and enhances
economic development in the community, .consistent with
the provisions of Goal 9.
Goal 10: Housing:
Goal 10, simply, is To provide for the housing needs of
citizens of the state." The goal requires buildable. lands to be
inventoried,` and plans "shall 'encourage" the availability of
adequate numbers of needed housing units at price ranges and rent
levels which are commensurate with the financial capabilities of
Oregon households and allow for flexibility of housing type,
location and density.
Over the past few years,'the City o.f Central .Point has. become
a very desirable place to live; essentially, Central Point has
become a bedroom community for the central valley area due to lower
land and development costs, a desirable "small town" atmosphere,
and effective transportation (I-5, Highway 99 N.,and the railroad
all bisect the community). Traffic congestion is limited, and the
city has responded to the demand for housing by designating large
blocks of land for various residential zoning consistent with the
.Plan, and. to meet the housing need in the vicinity..
The subject property is zoned R-2,-which is a duplex-oriented
designation. However, the location of the subject site (near the
high school, and immediately abutting an M-2 (Industrial zone) to
the, west, indicates that perhaps the R-2 zone is not appropriate
due to 'impacts on liveability from the railroad, Highway 99 N.
traffic, and the character of other commercial and industrial uses
in the general vicinity.- Further, the City- has designated
significant areas of land within the UGB for R-2 and R-3 zoning
which are more appropriate in terms of location and development
potential than the subject site.
FINDING:
The City of Central Point has adopted a Comprehensive
Plan that, consistent with Goal 10, has inventoried and
mapped large blocks of land within the UGB as residential
land.
92
n
The location of the subject site, as noted above, is more
specifically in keeping with a commercial designation
than an R-2 zone; in essence, the current zoning buffers
the easterly single family zone .from the M-2 zone with
people....not an effective planning strategy.. The low
intensity commercial orientation of this project,
developed in keeping with the abutting R-1-8 uses to the
east, and utilizing landscaping and open space (parking)
for buffering, will have significantly less impact on
abutting single family uses than would the R-2 zone,. in
terms of noise; traffic, and the. carrying capacity of the
area in terms of water, sewer and other .public
facilities.
'The -City of Central Point can find that .this minor
amendment will not significantly alter the land use
pattern of residential lands in the city; further, it is
a more effective use of,-land in terms of location and
oriehtation than the R-2 designation.
The City has an adequate inventory of R-2 lands inside
the UGB that can be effectively utilized upon solution of
the sewerage problem facing new annexations in the
community. The removal of this 3.72 acres from the R-2
inventory. will result in the relocation of approximately.
32 housing units,-and the 320 average daily trips, from
the area near the high school, and replace it with
between'50 and 64 ADT.
Since the Guidelines of Goal 10 specifically note that.
planning for housing needs "should consider, as a major
determinant the carrying capacity of the air,. land and
water resources of the area", and the traffic issue has
been noted above; the-City can find this minor amendment
is a logical and. effective change .that is effective,
simple and consistent with. the provisions of Goal 10,
Goal 11: Public Facilities and Services:
This goal is to plan and develop a timely, orderly and
efficient arrangement of public £acilities and services to serve as
a framework for urban and-rural development. The guidelines note
that public facilities and services in urban areas should be
provided at levels necessary and suitable £or urban uses.
93
In other words, the city has the responsibility to provide
these public facilities to meet current and future needs, and has
the responsibility to plan .for, and determine adequate financing
programs for, public utilities and services.
FINDING'
The City of Central Point has developed a water system,
sewer system, transportation plan, drainage plan and
other-plans for providing ,public facilities for current
and proposed city residents. These plans are generally
available to residents and property owners in the city.
Currently, annexation of new sites ,into the city is
hampered by a long-standing feud between the City and
BCVSA regarding who will provide sewer service to newly
annexed areas. However, the current site is inside the
city limits, has water and sewer available to the site,
and is currently provided with all public. services
necessary for development.
The primary facility that, requires. review,.pursuant to
this project are streets, i.e., _he transportation
facilities. Currently, the development of the property
under the R-2 designation would indicate that traffic
generation figures may exceed 320 ADT (Average Trips per
day). This would have to be accommodated by Highway 99
N. as the primary arterial serving the area. Further,
development as an R-2 designation would more than likely
require multiple (at least two) access points onto that
.highway.
Traffic generation from the use of .this site as a labor
temple indicates that the traffic generation will be less
than one-third of the generation from use of the site as
an R-2 residential enclave.
The City of Central Point can find, by examining the
existing public facilities available to the site, that
this application is more consistent with the goal and
guidelines than the current zoning designation..
9~
Goal 12: Transportation:
The goal is to "provide and encourage a safe,. convenient and
economic transportation system." To implement this goal, ODOT has
worked with local governments to review transportation impacts on
existing state, county and local facilities.
Implementation strategy #3 notes that
"Lands adjacent to major mass transit stations, freeway
interchanges, and other major air, water and. land
terminals should be managed and controlled to be
consistent with and- supportive of the land use-.and
development patternsi..of the jurisdiction..."
FINDING-
As noted in the public facilities element,.transportation
is the primary facility to be addressed by this
amendment. The use of the site for a C-5 designation and
development of a regional. labor temple will not have a
significant 'impact on the transportation facilities in
the area, and as demonstrated above, less than the R-2
zone. 'The City can find- that--this application is
consistent 'with Goal 12.
Goal 13: Energy Conservation:
This goal is, simply, "To conserve energy." Implementation
strategies include lot sizing, dimension and siting controls,
building size, density, availability of light and air, and
compatibility of and competition. between competing land use
activities.
FINDING'
The City of Central Point has adopted building standards,
minimum lot size, dimension,' and siting criteria which
are contained in the Zoning Ordinance, Subdivision
Ordinance and Building Codes. These strategies are aimed
specifically at addressing Goal 13, and are applied
consistently to all applications for development within
the community.
9
,. The City of Central Point can find that the application
is consistent with the Goal, as any development on the
site will-be required to conform with the provisions of
the Zoning Ardinance, Subdivision Ordinance and Building
Codes.
Goal 14: Urbanization:
The purpose of Goal 14 is to "provide for. an orderly and
efficient transition ..from rural to urban land use." The process
for establishment of urban growth boundaries to separate urban from
rural land is embodied in this goal, and orderly economic. provision
of public facilities considerations are one of the conversion
criteria from rural to urban land.
FINDING•
The subject property is currently. located within. the
existing Urban Growth Boundary and the City Limits of the
City of Central Point. As such, the land has been deemed
to be suitable for urban uses.
Public facilities, including water, sewer, drainage and..
streets, currently exist or can be easily extended to the
site. The only issue of consequence regarding public
facilities, as noted herein, is traffic generation, and
the proposed change will result in less impact on
existing facilities.
The City of Central Point can find that this application
is consistent with the provisions of Goal 14, in that the
land is urban Tand, and suitable for .development based.
upon the existing public facilities.
~~
V. SUMMARY AND CONCLUSIONS:
Based upon the information provided with this application, the
findings of fact addressing the 'approval criteria for a minor
Comprehensive Plan Amendment and a Zone Change, the City of Central
Point can make the following conclusionary findings:
1. The subject property is urban land, 3.72 acres, and
is located within the City of Central Point..:.
2. The subject property currently is served, or can be
served with minimal"extension, by public facilities
including water, sewer, drainage- and transportation,
facilities. The applicants are aware that any extension.
of public facilities required by the development will be
at applicant's cost.
3. The subject property is zoned R-2, and the request
for a C-5 designation is consistent with the Goals and
Guidelines as noted herein, and consistent; with the
applicable provisions of the Zoning-Ordinance.
With the above information in mind, the applicants request the
City of Central Point to implement the following:
A. A minor'Comprehensive-Plan Amendment for the 3.72 acres
from Residential to Commercial, and,
B. A zone change from Residential, R-2 to Thoroughfare
Commercial (C-5) consistent with the provisions of the
Central Point Zoning Ordinance.
RESPECTFULLY SUBMITTED THIS J~ DAY OF APRIL, 1996:.
THE RICHARD STEVENS COMPANY
J. Michael LaNier
9 `
ExzizszT ~.
PLANNING DEPARTMENT MEMORANDUM
~.
Date: August 6; 1996
To: Central Point Planning Commission
From: James H. Bennett, AICP
Planning Director
Subject: Citizens Advisory Committee (CAC) Recommended Findings
At the regularly scheduled meeting of July 9; 1996, the Central Point Citizens Advisory
Committeereviewed the following Comprehensive Plan Amendment applications at a public
hearing, addressing the public need andjustification forthe proposed changes and making
specific findings based on the evidence in support thereof
1. A Comprehensive Plan & Zone Map Amendment for Property Located on Highway
99, North of Crater High School, from Medium. Density Residential to General
Commercial and from R-2, Residential Two-Family to C-S, Thoroughfare
Commercial (37 2W 03B Tax Lots 1500 & 1503)
The CAC adopted the findings of fact ..prepared. by the .applicant (see
- Exhibit A of staff report) and the staff conclusions and recommended that the
Planning Commission approve the proposed Comprehensive Plan Amendment.
2. A Comprehensive Plan & Zone Map Amendment for Property Located on Highway
99, North of Crater High School from Low Density ResidentiaVMedium Density
Residential to GeneraLCommercial and from R-1-8, Residential Single-Family/R-2,
Residential Two-Family to C-5, Thoroughfare Commercial. (37 2W 03B Tax Lots
1501, 1502 & 1504-N)
The CAC adopted the findings of fact prepared by the applicant (see Exhibit
A of the Planning Department staff report) and the staff conclusions and
recommended that the Planning Commission approve the proposed
Comprelensive P-an Amendment.
3. A Comprehensive Plan & Zone Map Amendment for Property Located at the
Northwest Corner of Upton Road and North Tenth Street from Neighborhood
Convenience Center Commercial to Low Density Residential and from C-1,
Neighborhood Convenience Shopping to R-1-8, Residential Single-Family. (37 2W
03AA Tax Lots 4000 & 4100)
9 is-
The CAC adopted findings of fact that concurred in part with those prepared
by the applicant (see Exhibit A of the Planning Department staff report) and
the staff conclusions and forwarded the proposed Comprehensive Plan
Amendment to the Planning Commission without recommendation. The CAC
adopted the following additional findings of fact regarding the proposal:
1. Residential development may have adverse impacts upon traffic safety
and circulation at the intersections of Scenic Rd. and Upton Rd. and N.
3rd St. and N. 10th St.
2. Residential development may have adverse impacts upon the sanitary
sewer system and the ability to contain storm water runoff.
3. The removal of 14 acres of land zoned for neighborhood commercial
from the land use inventory may have adverse. impacts on the City's
economirdevelopment. -
4. A Comprehensive Plan & Zone Map Amendment for Property Located on Highway
99, North of Crater High School from Low Density Residential to Medium Density
Residential' and from R-l-6;' Residential Single-Family to R2, Residential Two-
Family. (37 2W 03B Tax Lots 500 & 600).
The CAC adopted findings of fact that concurred in part with tltose prepared
by the applicant jsee Exhibit A of the Planning Department staff report) and
the stafT conclusions- and forwarded the .proposed Comprehensive Plan
Amendment to the Planning Commission without recommendation. The CAC
adopted the following additional findings of fact regarding the proposal:
1. Residential development with direct access onto a state highway may not
be appropriate due to the impacts. upon trafC-c safety and circulation.
2. A commercial or open space buffer is needed along the state. highway.
3. Residential development may-have adverse impacts upon the
preservation of open space and natural areas. ,
9~
PLANNING DEPARTMENT STAFF REPORT
HEARING
DATE: August 20, 1996
TO: Central Point Planning Commission
FROM: James H. Bennett, AICP
Planning Director
SUBJECT: Comprehensive Plan/Zone Map Amendment for 37 2W 03B Tax Lots 1501,
1502 & 1504-N from Medium Density Residential and Public Facilities to
General Commercial and from R-1-8, Residential Single-Family (8,000 sq. ft.)
and R-2, Residential Two-Family to C-5, Thoroughfare Commercial. .
Applicant: City of Central Point
155 S. 2nd St.
Central Point, OR 97502
~, Owners: State of Oregon Department of General Services (37 2W 03B TL 1504-N)
,~ 1225 Ferry St: SE
Salem, OR 97310
-Attn: Tom Haeg
Pacific Power & Light (372W 03B TL 1502)
920 SW 6th Ave., Room 1000
Portland, OR 97204
Attn: Mike Eshaia
Ray 8i Barbara Davidson (37 2W 03B TL 1501)
2798 Eric Ave.
Central Point, OR 97502
roe / 37 2W 03B TL 1501 -.1.31 acres
Zonine R-1-8, Residential Single-Family (8,000 sq.ft.) & R-2, Residential Two-Family
Description:
37 2W 03B TL 1502 - 1.62 acres
R 1-8, Residential Single-Family (8,000 sq.ft.) & R-2, Residential Two-Family
37 2W 03B TL 1504-N - 3.59 acres
R-2, Residential Two-Family
~~d
Proposed
Zonine: C-S, Thoroughfare Commercial
Summary: The project consists of a minor Comprehensive Plan Amendment and a Zone
Map Amendment to more appropriately designate approximately 6,52 acres
located on the east side of N. Pacific Hwy. as commercial land suitable for
highway-oriented or highway-accessible uses.
A horn
CPMC 1.24.020 invests the Planning Commission with the authority to review and make
recommendations to the City Council on amendments to the text and map of the
comprehensivO-plan and the zoning ordinance.
A lic 1 CPMC 1.24 Public Hearings Procedures.
Law: CPMC 17.88 Amendment.
CPMC 17.96 Amendment to Comprehensive Land-Use Plan.
City of Central Point Comprehensive Plan.
omprehensive Plan Amendment/Zone Map Amendment:
In May 1996, staff accepted an application to amend the Comprehensive Plan and the Zoning
Map to change the designation ofthree parcels totaling 3.72 acres located on N. Pacific Hwy.
from R-2, Residential Two-Family to C-5, Thoroughfare Commercial. The purpose of these
amendments was to allow the future construction of a labor union temple which would serve
as the headquarters for a number of local labor unions. The applicant prepared findings of fact
that support the land use changes based on the parcels' access to a major transportation
corridor (N. Pacific Hwy.), the lack of land available for C-S uses, and the. preponderance of
commercial uses and zoning along N. Pacific Hwy (Exhibit B).
Staffconcurs with these findings and has further determined that it would also be appropriate
to amend the land use designations for three other parcels adjoining or near the labor temple
site. These additional three parcels include one parcel proposed for the site of the Oregon
State Police Division Headquarters and Criminology Laboratory, one parcel that is the site
of an existing Pacific Power & Light power substation, and one irregular shaped vacant
parcel that is not suitable for residential development:
Citizens Advisory Committee
The Citizens Advisory Committee reviewed the proposed comprehensive plan amendment at
its regulaz meeting of July 9, 1996 and adopted findings of fact in support of the application
(Exhibit C).
~~.~.
Findings of Fact:
Accordingly, staff suggests the following findings of fact as applicable to and supportive of
the City proposal to amend the Comprehensive Plan and Zoning Ordinance for the three
parcels ofland described hereinabove:
1. The project consists of a minor land use amendment to the City of Central Point
Comprehensive Plan and a zone map amendment to the City of Central Pojnt Zoning
Ordinance changing the land use designation of three parcels totaling approximately 6.52
acres from Medium Density Residential and Public Facilities to General Commercial and
from R-1-8, Residential Single-Family (8,000 sq.ft.) and R-2, Residential Two-Family to C-5,
Thoroughfare Commercial.
2. There is a public need for additional land available for commercial development, and
specifically for C-5, Thoroughfare Commercial uses, within the City of Central Point. This
is based upon an inventory of available land for commercial use within the city and its urban
growth. boundary.
3. The parcels under consideration are of a size, location, configuration and orientation that
is most appropriate for commercial development, and specifically with C-5, Thoroughfare
Commercial uses.
~, ~ 4. The existing and proposed uses for the parcels under consideration are most compatible
,'~ with the permitted uses of the C-5, Thoroughfare Commercial zoning district.
5. The project will undergo review by the Citizens Advisory Committee to ensure citizen
involvement. (Statewide Planning Goal #1)
6. The project will be reviewed under the City Comprehensive Plan and Zoning Ordinance
using the established land use planning process for development applications. (Statewide
Planning Goal #2)
7. The project is designated as urban land by the City Comprehensive Plan and Zoning
Ordinance and does not involve any agricultural lands. (Statewide Planning Goal #3)
8. The project is designated as urban land by the City Comprehensive Plan and Zoning
Ordinance and does not involve any forest lands. (Statewide Planning Goal #4)
9. The project does not involve any scenic, historic or natural areas that need.to be protected
or preserved as open space or historic resources, nor does it impact any wetland or riparian
habitat for fish or wildlife. (Statewide Planning Goal #5)
10. The project will not have a significant impact upon the air, water or land resources of the
state. However, compliance with all applicable regulations of federal and state agencies
having jurisdiction over air, water and land resources will be required for all development
within the project area. (Statewide Planning Goal #6)
1 ~~
20. The project has been referred to the Department of Land Conservation and Development
(DECD) for review in accordance with ORS 197.610.
Recommendation -
Staff recommends that the Planning Commission take one of the following actions:
1. Recommend approval of the Comprehensive Plan Amendment and Zone Map.. Amendment
to the City Council, based on the findings of fact and conclusions of law in the staff report;
2. Recommend denial of the Comprehensive Plan Amendment and Zone Map Amendment
to the City Council, being unable to make the required findings of fact;
3. Continue the review of the subject applications at the discretion of the Commission.
xhi i
A. Vicinity Map
B. Notice of Public Hearing
C. Citizens Advisory Committee Findings of Fact
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Crzt~ of CentYar Poznt FAH=B~•
DEP.
NOTICE OF PUBLIC HEARING
Date of Notice: July 3Q 1996
Hearing Date: Tuesday, August 20, 1996
Time:. 7:00 p.m. (Approximate)
Place: Central Point City Council Chambers
1SS South Second Street
Central Point, OR 95702
NATURE OF HEARINGS
James Bennett, ATCP
Planning Directoi
Ken Genrl~ler
Planning Technician
Sandy l.ommel
Planning Secirtary
Beginning at the above place and time, the Central Point Planning Commission will conduct a
public hearing o provide an opportunity for citizens and other interested parties to give testimony
and gather information about the following application for Comprehensive Plan and Zone Map
Amendment:
I. If approved this would amend the zone from Residential Single Family (R-1-8) Zone
to Tourist & Office Professional (C-4) in the general vicinity'west of Crater High
School along Hwy 99 to allow more suitable highway-oriented and highway
accessible uses. These parcels are comprised of irregular shapes, and are legally
described in the records of the Jackson County Assessor as 37S 2W 03B Tax Lots
1501, 1502 & 1504-N)
PUBLIC PARTICIPATION
1. Citizens or interested parties may comment on these issues orally and/or in writing during
the public hearing which is scheduled on Tuesday, August20, 1996.
2. Any person interested in commenting on these issues in advance of the public hearing may
do so by submitting written comments to Central Point City Hall, 15S South 2nd, Central
Point, Oregon 97502, Attention: Planning Department. Failure to raise an issue in the
hearing, in person or by letter, or failure to provide statements of evidence sufficient to
afford the City an opportunity to respond to that issue, precludes appeal based on that issue.
3. For additional information regarding this matter, the public may contact the Planning
Department at (541) 664-3324 (ext. 231).
I55 South Second Street • Central PoinC, OR 97502 • (541) 664-3321 a Pax: (541) 664-6384
~~ev
c,
SUMMARY OF PROCEDURE
"~ The Planning Commission will take testimony, review the proposal, staff reports, recommendations
of the Citizen Committee, and then formulate a recommendation to the City Council. At a future
date, the City Council will conduct a public hearing and decide on the application for
comprehensive plan and zoning map amendment.
:.i.
1GG
EXHIBIT. ~
PLANNING DEPARTMENT MEMORANDUM
Date: August 6, 1996
To:. Central Point Planning Commission
From: James H. Bennett, AICP
Planning Director
Subject: Citizens Advisory Committee (CAC) Recommended Findings
At the regularly scheduled meeting of July 9, 1996, the Central Point Citizens Advisory
Committee reviewed the following Comprehensive Plan Amendment applications at a public
hearing, addressing the public need and justification for the proposed changes and making
specifiofindings based on the evidence in support thereof:
1. A Comprehensive Plan & Zone Map Amendment for Property Located on Highway
99, North of Crater High School, from-Medium Density Residential to General
Commercial and from R-2,Residential Two-Family to C-5, Thoroughfare
Commercial. (37 2W 03B Tax Lots 1500 & 1503)
The CAC adopted 'the findings of fact prepared by the applicant (see
Exhibit A of staff report) and the staff conclusions and recommended that the
Planning Commission approve the proposed Comprehensive Plan Amendment.
2. A Comprehensive Plan & Zone Map Amendment for Property Located on Highway
99, North of Crater High School from Low Density ResidentiaUMedium Density
Residential to General Commercial and from R-1-8, Residential Single-Family/R-2,
Residential Two-Family to C-5, Thoroughfare Commercial: (37 2W 03B Tax Lots
1501,1502 & 1504-N)
The CAC adopted the findings of fact prepared by the applicant (see Exhibit
A of the Planning Department staff report) and the staff' conclusions and
recommended that the Planning Commission approve the proposed
Comprehensive Plan Amendment.
3. A Comprehensive Plan & Zone Map Amendment for Property Located at the
Northwest Corner of Upton Road and North Tenth Street from Neighborhood
Convenience Center Commercial to Low Density Residential and from C-1,
Neighborhood Convenience Shopping to R-1-8, Residential Single-Family. (37 2W
03AA Tax Lots 4000 & 4100)
~ G'!
r
PLANNING DEPARTMENT MEMORANDUM
',
Date: August 20, 1996
To; Central Point Planning Commission
From: James H. Bennett, AICP
Planning Director
Subject: Zone Text Amendment Amending CPMC 17.48.040 Pertaining to Allowable
Conditional Uses in the M-1 Industrial District
Summary
The proposed Zone Text Amendment (Exhibit A) would authorize the preparation of an
ordinance amending CPMC 17.48.040 to allow rail and trucking distribution facilities as a
conditional use in the M-1, Industrial zoning district.
uthorit
CPMC 1.24.020 authorizes the Planning Commission to review and make recommendations to
the City Council on amendments to the zoning text or zoning map.
Discussion
At present, rail and trucking distribution facilities are permitted uses in the M-2, General
Industrial district. They are not listed as either permitted or conditional uses in the M-1,
Industrial district. However, all types of automobile, motorcycle, xruck,.and equipment sales,
service, repair and rental, including automobile and truck service stations are permitted uses in
the M-1, Industrial district. Accordingly, staff finds that rail and trucking distribution facilities
would be an appropriate conditional use in the M-1, Industrial district and that the public health,
safety and general welfare would be best served by the proposed Zone Text Amendment.
Recommendation
Staff recommends that the Planning Commission take one of the following actions:
1. Recommend approval of the Zone Text Amendment to the City Council based on the findings
of fact contained in the staff report.
2. Recommend denial of the Zone Text Amendment to the City Council.
3. Continue the review of the proposed Zone Text Amendment.
1tO 8
EXHIBIT /I
ORDINANCE NO.
AN ORDINANCE AMENDING CPMC 17.48.040 PERTAINING TO
ALLOWABLE CONDITIONAL USES IN THE M-1 ZONING DISTRICT
THE PEOPLE OF THE CITY OF CENTRAL POINT, OREGON, DO ORDAIN
AS FOLLOWS:
Section 1. Central Point Municipal Code Section 17.48.040
is hereby amended to read as follows:.
17.48.040 Conditional Uses. The following uses and their
accessory uses may be permitted in an M-1 district when
authorized in accordance with Chapter 17.76:
A. Business offices and commercial uses that are compatible
with and closely related in their nature of business to permitted
uses in the M-1 district, or that would be established to serve
primarily .the uses, emplo~ees, or customers of the M-1 district.
....~.v..v..~.»».. m' ' . d Yfi :., r.'«y~y',. haw .~
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- Section-2 An emergency is.hereby declared to .exist, and
this ordinance shall take effect immediately upon passage.
Passed by the Council and signed by me in authentication of
its passage this day of 1996.
Mayor Rusty McGrath
ATTEST:
City'Represehtative'
Approved by me this day of , 1996'.
Mayor Rusty McGrath
1 - ORDINANCE NO. (071696)
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