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Planning Commission Packet - July 3, 2007
C~IVTRAL ~a~r~T CITY pF CENTRAL POINT PLANNING COMMISSION AGENDA Jztly 3, .2007 - 7.00 p.zrz. Next I'laz~ning Commission Resolution No. 728 I. MEETING CALLED TO ORDER II. ROLL CALL Connie Moczygezr3ba, Candy Fish, Damian Idiaz-t, Chuck Piland, Pat Beck, Mike Oliver, and Justin Hurley III.. CORRESPONDENCE IV. MINUTES A. Revievr azad approval ofJune 5, 2007, Planning Commission Minutes V. PUBLIC APPEARANCES VII. BUSINESS Pis. t _ 53 A, File Nc,. ~}?1.17. A public hearing to consider a request for Site Plan approval for the expansion of existing offzce space, and approval of a Variance from the corner setback requirements in the TOD-GC zoning district. The subject property is located in the TC)I7-GC, General Commercial zoning district and is identified on the Jackson County Assessor's map as 37S 2W 03RD, Tax Lot 7000, 1 S~ North First Street. Applicant: Rogue Valley Council of Governments ~~s• s~ - ~~~ S. File No, 071.1.9. A public hearing to consider a request for approval of a Major Modification application for White I~avrk Planned Unit Development. The purpose of the application is to review amendzxzents to the previously approved tentative plan on property located in the R-1-6 Residential Single-Family zoning district {Jackson County Assessor's zxzap 37S 2W 02, Tax Lots 2700 and 2701}. The proposed project area is located north and east of the intersection of Beeba Road and Geblaard Road. Applicant: Duncan Developrrzent; Agent: Matt Sclaeidegger, CESNW, Inc. ~~~. ~~}~ _ tag C. File No. {}'7121. A Public hearizzg to consider a request for approval of a Conditional Use Pez'zxzit application to eoz~struct and operate a wiz~eless telecorrzn~unicatioz~s facility co~~cealed within a flagpole on private property in the C-4, Tourist and C}f~ce Professional zoning district. The subject propcz'ty is idevtificd on the Jackson County Assessor's zzxap as 3'TS 2W 02L}, Tax Lot 2805, 250 Pez~inger Roacl. Applicant: Sprh7t/Nextel; Agent: Sharon Gretcl~ Pis. I39 _ lb3 D. File No. 0'700. A public hearizzg to consider a request foz• Tentative Plan approval to create five (5} lots, one (I) with an existing hozrzc. The subject property is located in the R-1-6, Residential Single Paznily :roving district and is identified ov the Jackson Couvty Assessor's zxzap as 37S 2W IODD, Tax Lat 2'700, 3268 Snowy Butte Lazxe. Applicant: Tavya S. Miller; Agent: Terrasurvey, lz~c. VIII. N1ISCELLANEC3US IX. ADJULTRNMENT City of Central Paint Planning Commission Minutes June ~, 2007 I. MEETING CALLED Tfl ORDER AT 7:1.0 P.M. II. ROLL CALL: Commissioners Connie Moczygemba, Chuck Pilaz~d, Pat Beck, Candy Fish and Justin Hurley were present. Mike Qliver and Damian ldiart were absen#. Also in at#endance were: Tom Humphrey, Community Development Director; Don Burt, Planning Manager; Connie Clune, Community Planner; and Didi Thomas, Planning Secretary. III. C+QRRESPflNDENCE There was no correspondence, IV. MINUTES Chuck Piland made a motion to approve the minutes of the May 1, 2007 Planning Commission meeting. Pat Beck seconded the motion. ROLL CALL: Fish, abstained; Beck, yes; Piland, yes; 1-lurley, Yes; Moczygemba, yes. Motion passed. V. PUBLIC APPEARANCES There were no public appearances. VI. SPECIAL PRESENTATIfJN The Role of the Plannin Commissioner Community Development Director Tom 1-lumphrey provided an introduction for an American Planning Association. DVD presen#ation acquired for the purpose of Planning Commissioner training. There were four components presented for review: ~n Intrnc~uction try the C`vnceUt of Flannin~ The basic principles of planning involve maximizing benefits and minimizing drawbacks to development and should sustain the community, protect the ezwironment, provide adequate services and infrastructure and coordination among government entities. The Platstsit7g Cottr»tissiotr Illittrstes .1'utre 5, 2tJ{~7 Page 2 goals of the comprehensive plan should reflect the policies and vision of where a community is headed and how it is going to get there. The Planning Commission functions in either an advisory or recommending role and has final decision ~nakiz~g authority. It is afact-finding body and an initiator of planning studies and reports. The Crrmpt~elrensiue Plrxn A community's comprehensive plan sets public policy and charts a course into the future to help manage growth and change. All comprehensive plans need to be monitored and may require revision over time. l~.ey elements of a comprehensive plan are the policies and goals, land use snap and links to other plans. State requirez~ents determine whether a comprehensive plan is the preeminent land use regulatory document and is of legal importance. The plans should be clear as courts have tl~e ability to interpret vague provisions. A court is also able to strictly enforce deadlines set forth in a comprehensive plan. l)ecisrr~n Maki~z~- by the Planrtintr G~taa~rtissr`on The Planning Commission is a public forum, and as such, the public has the expectation that they will be heard. The presentation covered factors that affect how a Planning Commission operates, the ethical framework within which it operates and conduct of meetings. It also covered how commissioners should reach and record legally defensible decisions, conduct full and open deliberations at their meetings, maintain. a record oftheir decisions and ensure that the final decision clearly reflects the decision made. The Taals of Planning Due to time constraints, the Planning Commission did not review this section ofthe presentation and commissioners were encouraged to borrow the DVD from. the Planning Department and review it on their own. A book entitled "The Job of the Pla~aning Commissioner" was then distributed to commissioners to be read and used for reference. Following discussion pertinent to the purchase of periodicals for commissioner review, it was determined that the periodical "The Commissioner" {American Planning Association} would be purchased for the commissioners. In addition, Ivlr. Humphrey encouraged attendance at planning seminars as they become available to better equip commissioners and assist with making them more comfortable in their work. VI. BUSINESS There was no business to conduct at the tx~eeting. VII. MISCELLANEflLTS There were no miscellaneous iteans to review. Pltrnning Comrnissitan .Minutes .Tune S, 2Ctt?7 F'nge 3 IX. ADJ©URI~IMENT Candy Fish made a motion to adjQUrn the meeting. Chuck Piland seconded the motion. Meeting was adjourned at 8:30 p.m. The foregoing minutes of the June 5, 200'7 Planning Commission meeting were approved by the Tanning Commission at its meeting an July 3, 200'7. ~'lana~ing Commission Chair RCJC~LJ~ VAhL{~~ ~~CJ~~I~ ~F ACN A I :File 1'~0. 07117 r-*r` ~_~ ^ ~`~' Tcrn7 NtrrrtC~ltrey, ~ICC'; Cvrnmc~rtity C~c~velopr~t~nt C)irectorl A~~istartt City Actrr~ir~;stratc~r Lisa Morgan, Planpi G UUN: ~,,,, CPMC ] 7.65.050 Table 1) -Permitted Uses ~ Staff Report 07117 -Variance Page 1 of 3 ~" ,; w Front. 15 ft. Side; 0 ft. Side, Street: 15 ft. Rear: 0 ft. The existing building complies with all setbacks except along Manzanita Street, which has a zero setback, and is classified as a legal non-conforming structure, Section 1'7.56.060(2) allows for the expansion ofnon-conforming structures provided that any expansion is in accordance with all applicable codes currently in effect, Consequently, in accordance Section 1"7,56,060(2] the proposed addition must comply with the minimum front and street side setbacks of 15 feet. During review ofthe Type Il Administrative Site Plan, it was date fined that the proposed addition would not meet the minimum 15' setback requirements of a corner lot in the T(JIµJ-GCS, d therefore requires approval by the Pl ing Commission of a variance from the current setback requirements in preparatian of the Site Plan Review, General ralect ascription: The proposed expansion is approximately 2,268 square feet and would provide additional office and storage space as well as conference facilities (Attar ant "A"). The proposed expansion has a zero setback from the anita Street right-of--way. The minimum setback for the TOD-GC district is 1 feet. The applicant is seeking a variance to the minimum 15 ft. setback, thereby allowing alig ant of the proposed expansion with the setbacks of the existing facilities, As noted in Figure 1 existing buildings in the i ediate vicinity within the s e zoning district do not meet the current setback st lard on the amanita Street side d have approximately the s e setback of 0' from the property line. This is not an unusual occurrence for older buildings within the central business district, FINDINGS. See attached Attach ant `~C" ISSUES: Variances are generally very difficult to justify. Staff s consideration of this variance weighed heavily on Section 17,13.SOOrtiC)(1 ~, which states that "The proposed variance will not be materially detrimental ~ CPC 1'7.~SASO {Table 2) - Development Standards Staff Report 07117 -Variance Page 2 of 3 to the purposes of this code, to any other applicable policies and standards, and to other properties in the same zoning district Qr vicinity». 1t tivas the finding of Staff that when evaluated in the context of the codes intent, application of standards, the existing built environment, and, most importantly, the City of Central Point I?ownto~vn Revitalization Plan, that consideration of the requested variance had merit. Attachment "C" presents findings that support approval the variance, CfJNDITI~NS OF APPROVAL: No conditions. EXHIBITS/ATTACHMENTS: Attachment "A" -~ Proposed Site Plan Attachment "B" -Applicant's Narrative and Findings Attachment "C>' -Planning Department Findings Attachment "D" -Photographs of existing neighbork~ood Attachment "E" _ Proposed Resolution ACTION: Consideration of Resolution No. ~, approving File No. 07117. RECOMMENDATION: Approval of Resolution No. > granting approval of File No. 07117, a Class "C" Variance Application to vary from the dent standard. corner lot minimum 1 S' setback requirement. ;{ Staff Report 071 17 -Variance Page 3 of 3 ATTACH M ANT "....r~ " ~~~~; ~- ~__ fN :M: WAVG4 PAbS~.: --~--/ a O CS ^~_' ~IWI(U(I~~II~ o« ~~~U~ N6 ~ V ~tfJ IJ ~ O ~ ~ w 8 V 6 q $ 2 [~ ~ L? a a ~ ~ ~ _~ Yx E w W .S ~ ~i +7 q~ S !' o-i m~ 3. The use proposed will be the sarrae as per•rrzitted under this title and city starxdards will be maintained to the greatest extent that is recrsorrably possible wliiZe perrrrittirrg reasonable ecar2orraic use of the land; The existing building occupies the full width of the property, and office use is permitted in the TC}D GC zoning district. RVCC}G does not have a meeting area of adequate size to host meetings of its various public committees. Nearly all meetings zrzust be conducted off site. ~. Existing physical and natural systems, such as but not limited to tru. f~c, drainage, natural resources, arzd parrs, will not be adversely affected any more than would occur i, f the development occurred as specified by the suh~ jest code standard; Approval of the variance would have no effect on traffic because the addition would not adversely affect vision clearance at the intersection of First and Manzanita. The entire property is covered with impervious surfaces, causing the addition to have no greater effect on drainage. ,5. The hardship is toot se f imposed; and As stated earlier, the site condztions are as they were when RVCOG purchased the property. 6. The variance requested is the minirnurra variance that would alleviate the hardship. The proposed variance will pez~zrzit RVCC)G to proceed with construction. The proposed addition is the minimum size to fulfzll its function as a meeting room, given the size of committees that will routinely use the facility. Some of the committees that will use the meeting room focus on RVCQG's services to senior and disabled clients, and membership is drawn from these groups. It is therefore important to provide parking near the meeting room, warranting continuation of the noz~theastern group of parking stalls in addition to the parking that will be provided on the other side of First Street. Further, the new parking lot will be shared with the Senior Center, and retention of a portion of our existing parking area will reduce potential parking conflicts with the senior center. ;~~> 2 Attachmenfi "C" Findings of Fact And Conclusions of Law Class "C" Variance City File No. 0'71.x.7 Applicant: Rogue Valley Council o£ Governments INTRQT3UCTItJN In the Matter of a Class `°C" Variance Application. The purpose is to grant a variance froze a corner setback for a proposed expansion to :match the setback ofan existing office facility. The subject property is located within the TCC:}D- GC, General Co~ntnercial zoning district and identified on the Jackson County Assessor's snap as 37 2W 03DD Tax Lot 7000. Also identified as 155 North. First Street, Central Point, OR X7502 (Applicant: Rogue Valley Council of Governments}. The approval of a Class "C" variance is subject to the procedures and applicable criteria as identified in CPMC 17.13.500. 17..13.54 Class C` variances A. Applicability. Class C variance requests are those that do not conform to the provisions of Sections 17..13.3Q4 and 17.13.4t1tJ Class A and Class B~, and that meet the criteria irs subsections (11)(1 tliraugh (~~ of this section. Class G variances shall be reviewed usitzg a Type I1I procedure, in accordance with Chapter 1 T. (15: only. 1. The Class G variance standards apply to individual platted and recorded lots district. Finding: The property is located in the TUD-GC, General Coznznercial zoning Conclusion: The Property is subject to Class C variance standards. ~. The Class G variance procedure may be used to modify a standard far three or fewer lots, including lots yet to be created through a partition process. Finding: The variance is specific to one let, fewer than three {3}. Conclusion: The ,Property is subject to Class C variance procedures. 3. An applicant who proposes to vary a standard far lots yet to be created through a subdivision process naay not utilize the Glass G variance procedure. .approval of a planned unit development shall be required to vary a standard far fats yet to be created tliraugh a si~bdivisian process where a specific code section does eat other~~ise permit eaeeptians. ~~=~ RVCC~G Class "C" Variance Application -Page 1 of 5 Finding. Nat applicable to this application. Conclusion: Nat applicable to this application. 4. A variance sTiall not be approved that warrld vary tZie "permitted r.rses" or 'prohibited uses" of a zoning district. Finding: 1'rafessianal t~ffices is a permitted used puz•suant to Ct'MC 7.65.05Q TQD District -Land Uses {Table 1 } Conclusion: Current Use meets this criterion. B. Appr•caval Process. Class C ~Jariances shall be processed using a Type .II.Z procedure, as governed by Section 17. (i5.4CJ(~, using the approval criteria in subsection C of this section. In addition to the application regr~irements contained in Section 17. t}5.4t1ZJ, the applicant shall provide a written narrative or letter describing hislher reasoning for the variance, why it is required, alternatives considered, and compliance with the criteria in subsection C of this section. Finding: The applicant has submitted all the required information to deem the application complete. The applicant has met with City staff to discuss passible altez-rr.atives. Conclzrsioiz: The applicant has met these requirements. C. Appt•vval C'ritef•icz. ~Jre city shall approve, approve with conditions, or deny an application for a variance based on all of the following criteria: 1. The proposed variance will not be materially detrimental to the purposes of this code, to any other applicable policies and standards, and to other properties in the same zoning district or vicinity; Finding: There are three distinct components to the above criterion that must be favorably addressed to support the variance request. Those components and the applicable findings are: ~znpact on the Purpose of the TOD Aistrict. As stated in Section 17.65.fl10 and 1?.65.Q4C}{B){2} the purpose afthe T4D district is to ". . .promote efficient and sustainable land development and the increased use of transit...", while in the TC~D-GC district the intent is to provide far camzxzercial and industrial activities that are oriented and RR fYf Ra~~ I~VCt~G Class z,C,. variance Applicatican -Page 2 of 5 complimentary to pedestrian travel and trac~sit use....". The z•equested variance does not adversely affect the purpose objectives of the TQD, nor will granting of the variance be inconsistent with the GC district's purpose. These purpose statez~xents, aside from their reference to pedestrian and transit use do not n~zentian specific urban design objectives. if the underlying objective is to provide a physical environment that complcn~ents pedestrian. use, thez-z the zlext most appropriate policy dacuzncz~t is the City of Central faint Downtown Revitalization Platt, which will be discussed under Qther Policies and Standards. 2. Other Policies anc~ Standards. The use of setbacks within the T017 district is essentially an urban design consideration intended to zrzaz~age the streetscape design, providing far some sense of design cantiz~uity as one znaves along the street. Qn Manzaz~ita Street, within the TC?D, there are two zoning districts, the 1`1MR az~d GC districts. The 1`1MR, which accounts far 7tJ°lo of the -fatal Manzanita Street frontage, and the GC district, which accounts for the remaining 3fl°lo of the Manzanita Street frontage. Within the I-IMR district the front yard setback is zero, while in the QC it is a minimum. of 15 feet. If a particular streetscape is considered for Manzanita Street a single setback provision is preferable. The question then remains as to whether the City has considered a preferred solution to the streetscape along Manzanita Street. Manzanita Street, as well as the Project site, are located within the area addressed in the City of Central Point Dawntavcwn Revitalization Plan. In the Central Petint Dctwntowt2 Revitalization Plan considerable effort was given to design standards that would reinforce the pedestrian and transit character of the downtown. (one of the recommended standards was that within the I7owntawn Business L7istrict that the franc yard setback be reduced to zero feet, ar at a minimum consistent with the setbacks an adjacent properties. Although not formal policy the Central Point Downtown Revitalization Plan daes provide a reference to the preferred urban design far the downtown. Additionally, a zero front yard setback is a common design standard far development within downtowns throughout the United States. With this in mind it can be found that the Project is consistent with the urban design intent of the Central Point Downtown Revitalization Plan. 3. tJther Properties. The GC section of Manzanita Street is limited to one black. C}n that black there are four {4~ properties, three of which are occupied by buildings, including the Project site. tine of the lots is RVCC7G Class "C" Variance Application -Page 3 of 5 vacant. All oftl~e buildings nave a zero front yard setback (Figure l of Staff Report}. Approval ofthe variance will not adversely impact the adjacent buildings, but would be consistent from a streetseape perspective with the setback of those buildings. Conclusion: Based on the above findings it can be determined that the requested variance does not compromise the intent of the TC}D district and the GC district in particular. It can be further determined that the requested variance is consistent with the City's urban design objectives for the downtown and that the variance does not adversely impact adjacent properties. 2. A Hardship t© deg?elopnaent exists which is peculiar to the lot size or shape, topography, or other similar circumstances related to tTie property oUer which the applicant has no control, and whiela are not applicable to other properties in the vicinity (e.g., the same zoning district); Finding: The hardship finding is limited to the fact that the site is currently occupied by an existing building, and that the retention of that building, as a controlling factor to the size and location of the addition, does qualify as a "similar circumstance" and thereby imposes a hardship peculiar to the site. The extent of the hardship is relative to the other variance criteria in determining uniqueness. Given the findings in C ~l} it ca~a be de~~nonstrated that the property is uniquely located and that as a result of the location and existing nature of the site that there is a hardship. Conclusion: The applicant meets the criterion for hardship. 3. :l'he use proposed will be the same as permitted under this title and city standards will be maintained to the greatest extent that is reasonably possible while permitting reasonable economic use of the land,- Finding; The proposed use is office, which is a permitted use in the GC district. The proposed addition will not alter use of the Property. As noted in criterion C (l) above consistency with the intent ofthe code, applicable standards, and relationship to adjacent properties has been met to the greatest extent reasonable and permitting reasonable use of the land. Finding; Granting the variance is the most realistic economic option. for RVCOG's proposed use of their land. Conclusions The applicant meets this criterion. RVCtJG Class "C" Variance Application -Page 4 of 5 4. Existing physical and nata~ral systems, sr.~ch as but not limited to traffic, drainage t2atural ~•esorsf ces, and paj°ks, ~ixill not lie advet~sely ref feeted any mote than would occur if the developtaaent occr~~°recl as specified Uy tlae sz.rl~ject code standard; Finding: The existing physical systems of the property would not be changed as a result of granting the variance. Conclusion: The applicant meets this criterion. S. ~'he hardship is not self-irnposed,• and Finding: It is the City's policy to retain bt:sinesses in the downtown to the greatest extent reasonable. Based on the applicant's need for additional floor space to aneet continuing increases in the demand for their services it is necessary to add an additional 2,28 sq. ft. of floor area. Because of the conflguratioz~ of the existing building the applicant's expansion options are limited to placing the addition along the southerly boundary of the property. Qther options result in sanitary sewer issues and access. Conclusion: Considering all the variables controlling the proposed addition, including adjacent properties, and the City's downtown urban design objectives, the preferred location is not self-imposed, and the applicant complies with this criterion. 6. ~'he variance requested is the YniniYnurn variance that would alleviate the hardship. Finding: The variance to vary from the setback standard on Manzanita Street is consistent with the front yard setback of adjacent commercial buildings, and is consistent with the minimum front setback recommended in the Central Point Dotivntown hevitalization Plan. Conclusion: The request for this variance meets this criterion. .1.. ,. I~VC{~C Class „C„ Variance Application -rage 5 0£ 5 }¢ ~ tm.. Gx, m+. 5 ~.-ca... ~! a u*~_ S ~,..~ ~ ~ za. bh .~- cs. ~,. ~. `fir .. ~ ,~ .~ . ~„ ~. t".rt" J~J 53, 4 cq ~q C7 a7 'f ', gee .:3 ~. a ~ (e~. , V"`~ cs. ~ .S i~ ~ t .~ 8 ~ ~',.., a ~ ~~ r ,. ,~. a .. ... ~~ y~ '~.i + ~ "' '"`~ MM~~ b q' MV d p~ ^~ ~,M X'Nf7 d'1 t~" 1 ~' ~ I ~ " ' ~ ~~ ~ ll ~ '. ~ ~ I ~ ~ I ~ p ~~ , I ~1~ ~Y I d~ ~~; ~p ~ ~ T 1 I' ~ ~ ~1,^T l ~~ Z~y$ C. ~ ^ W y 14 ~ oy V 4, 9 ,~ I ~~ 1 ~~ i ,~s~ 2 r e I ! I i~ ~ ~~ ~` e 4 ~ ~ ~ h ~.4? ~ ~ I ~ ~ ' ~~E C ~ i ~ ~' t ~ sz i sc~E .. a ~r r.~u 4 t~s°a ~~.. ~~d~ j ~ 1 3 _ ~ ~ ~.~ .~ < 7 ~ ~, a _ ,~ ~. a - _ ^S S'/ P '" ..,,».ye....~ k: > ya'~ "4'Y ~ '~i ,. $'.'~~ ,~ ~b~'~ °+~ M~.. @i, 1 " r ~4": 1 'ti-~ -+} ` rv,} n _ 1, _ . , q .;, 4"\ .. ., ,~ ~. . ) ~~''" ~ " y ~~° ~~ ~~ A1"T'ACN~lII~NT' " ~ ~' PLANNING COMMISSION RESOLUTION NO. A RESOLUTION GRANTING APPROVAL OF A CLASS "C" VARIANCE TO VARY FROM THE SETBACK REQUIREMENTS FOR A CORNER LOT ON THE MANZANITA STREET SIDE FOR AN EXPANSION OF EXISTING OFFICE FACILITIES Applicant: Rogue Valley Council of Governments {37S 2W 03DD, Tax LOt 7000} File No. 07`117 'WHEREAS, the applicant has submitted an application for a Class "C" variance approval fox expansion of existing office facilities located at 155 N. First Street, az-~d is identified on the Jacl~son County Assessor's map as 37S 2W 03DD, Tax Lot 7000, in the City of Central Point, Oregon; and ~4'1THEREAS, oz~. July 3, 2007, the Central Point Planning Commission conducted a duly-noticed public hearing on the application, at which time it reviewed the City staff reports and heard testimony and comments on the application; and 'GVHEREAS, the Planning Commission`s consideration of the application is based on the standards and criteria applicable to the Application Review Process section 17.05; Exception to Code Standards - 17.13, and Permitted Uses azld Development Standards 17.b5.050 of the Central Point Municipal code; and WHEREAS, the Planning Commission, as part of the Class "C" variance application, has considered and finds per the Staff Report dated July 3, 2007, that adequate findings have been made demonstrating that issuance of the variance is consistent with the intent of the TOD -~ Transit Oriented District, now therefore BE IT RESOLVED, that the City of Central Point Planning Commission, by this Resolution No. does hereby approve the application based on the _findings and conclusions of approval as set forth..on Exhibit "A " the Staff Report dated July 3, 2007, which includes attachments, is attached hereto by reference and incorporated herein. PASSED by the Planning Commission and signed by me in authentication of its passage this 3rd day of July, 2007. Planning Coz~nmission resolution l~lo. {0703200'7} Planning Commission Chair ATTEST: City Representative Approved by me this 3rd day o~ duly, 200. Planning Commission Chair I Planning ~omrz~ission Resolution No. {070320~7~ .~~airr' .A ~'~+ File 110. Q'~~ 11 l .~U~~ , ~{~~~ ~ar~nir~ rm t 7arr~ titart7~ltrey, AIC~ Cart~rtlt~rtity l~avela~er~t t~irectarl ,~ssist~~nt City ~tclr~tiir~isirator Consideration of a Site Plan application to expand existing office facilities for Rogue 'Valley Council of Cove cents located in the T4D-GC, General Commercial zoning district and identified on the Jackson County Assessor's map as 37 2W 03DD, Tax. Lot 7000, ~Applicant» ogee Valley Council of Governments} STAF SOURCE: Lisa Morgan, Planning Technician C G Ul'1 zro, ,d"~ .sane., ~4 x~no , w,soon . ` ei ;~,' ~`~, e~no xsna `~~ ion ~, '` ~~ ,~° x~on i `„ loo -.. . ~' n '~ rnon . `soon 3T o BnnA rnn ~~ ~ °. 7 r ,~' xann ~xnn ,'~ ~ ~,~, The growing need for services provided ~~~, e,~no by RVCQG necessitates the need for zson ~~ ~ expansion of their existing headqu ors. ~` z i ,~' ao .. _- --~..--~, ~' ten' . .._ , ,o. General project ~3-escipin: The esity and Coverage: The TUD-GC district allows a maximum 100°l0 lot coverage. All impervious surfaces, paving, sidewalks and structures count toward lot coverage. With the existing building and paved areas, this lot is developed to the maximum allowed lot coverage of 100%, ' CPMC 17.~SA5~} {Table 1) Staff iZeport 07111- Site Plan Page 1 of 3 The proposed addition will not increase lot coverage, lout would reduce tl•ze actual paved areas. Parking: 8,895 square feet of professional office floor area {this includes proposed addition) requires a total of 22 parking spaces. The applicant is eligible fora 25°ln reduction in the z~utnber of originally required parking spaces2. Therefore, reducing required parking to a total of t7 spaces. Tl~e City of Central Point entered into a shared parking agreement with RVCdG3 for use of t7 parking spaces on City property to be used as a parking lot. The City property is located to the east on North First Street directly across from RVCdG. The City parking lot is currently graveled, however, if obtaining CMAQ funding is successful, improvements would be slated for the 2(}t{}/2(}l L cycle. The shared parking agreement with the City would satisfy RVCdC's total parking requirements. RVC4G would like to maintain t 3 on-site parking spaces as convenient access for senior citizens and wheel chair bound citizens. Accessible parking spaces shall be located on the shortest practical accessible route to an accessible building entry. The minimuzxz t 5°1a landscaping requirement would replace their loading areas and on-site parking to a total of only 9 on-site spaces. FINDINGS: Refer to Attachment "C" ISSUES; to reviewing this application the Planning Commission should address the following issues: • RVCQG is trying to maintain as many on-site parking and loading areas as possible, to meet the needs of Seniors that receive assistance from RVCdG. The current use and proposed expansion do not meet the minimum t 5°l0 on-site landscaping requirements. Refer to Conditions ofApproval No. t ,~ 2. • There are existing sewer lines where the proposed addition is to be located. RVSS is requiring that RVCdG inspect these sewer lines to ensure they are made of materials approved for use under a building. CONDITIC}NS 4F APPROVAL: t . To preserve the remaining on-site parking spaces for the use of seniors and citizens that require closer parking in lieu of minimum landscaping requirements ,the remaining on-site parking shall have signs installed limiting the use of those spaces for their intended use. 2. The applicant shall make an effort to provide some on-site landscaping. This can be achieved by providing Landscaping in planters along walkways and window boxes where practical. 3. The applicant voluntarily agrees to continue maintenance of the landscaping within the Right-of tVay adjacent to the subject property along Manzanita and North First Streets. ,~~ 2 c1~MC 17.65.45a {~~ {~) {~~ {i} 3 CPMC 17.65,454 {~} {3} {d) a 204"7 ~}regon Structural Specialty Code -section 1104.4.5 Staff Report 0'7t t 7 -Site Plan Page 2 of 3 4, The applicant shall meet all requiremec~ts of the City of Central Point and outside agency requirements. Proof of compliance with outside agencies wlao have commented shall be provided tea the Planning Department p~•ior to issuance of a building permit. EXHIBITSJATTACHMENTS: Exhibit "A" ~- Proposed Site Plan & Elevations Exhibit "B>' -Applicant's Findings & Photographs Exhibit "C>' -Planning Department Findings Exhibit "D>' -- Public Works Staff Report Exhibit "F" -Building Department Staff Report Exhibit "F" - ROSS Correspondence Exhibit "CS" -Proposed Resolution ACTI©N: Consideration of Resolution l~'o. _> approving the Site Plan Application. REC©MMENDATIC-N: Approval of Resolution No. _____, granting Site Plan approval. .~ ~, .. 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I.}. ~S`igrzs arzd other- outdoor- adver-tisirzg stt°r~ctzrres to erasa~r•e that tTrey~ der riot cortfliet ~t~itlz or deter fr-orn traf~c contr°ol signs or devices arzd that they ar•e corrrpatible with the design of their buildings or- uses acrd ~iJill not interfere with or detract fi-orn the appercrance or vrsrbrlrty of nearby signs; RVCOG has one sign affixed to the existing building and proposes no other signs. E. accessibility and sufficiency of~re~glztirzg facilities to such a standard as to pr-ovide for• the reasonable safety of life, lirrz6 arrdproper't}r, irzeludirig, but not lirnitecl to, suitable gates, access roads and fire lanes so that all baiilclings ore the prerrrises are accessible to ~r-e appar°atus; The entire structure is accessible to fire apparatus and a hydrant exists at the corner of First Street and Manzanita. F. Compliance ~~~itli all city ordinances and regulations, iricl2rding ~ectiorz 1 Ca.2l?. ~18f} pet-tairzir2g to the tnaxirzzurn number of single-farrxily d~vellirzgs or dnlelling units allowable orz czcl-de-sac streets, arzd applicable state laws; Tl~e proposed use expands the existing office space, but does not include residential units or require any street construction. Because the proposal is in the C-5 T(~l~ overlay, it is subject to the standards of Chapter 17,67, which are addressed in this application. Cr. Cornpliarice ~~fitla such ar•cliitecture arzd design stc2radards as to provide aesthetic cicceptability in relation to the neigliborliood and the Central Poirzt area arzd its environs. The architecture and design proposals r2zay be rejected by the plarznit2g corrinaissiorz if found to be irzcorrzpatible with the existing architectural ot-design char°aeteristics of adjacent properties or° uses. Ire addition, the plarzrzirzg corr2rraission reserves the right to establish additional Height, setback, bu, ffering, gar other developtrzerzt rec~uirerr2er2ts that rriay be necessary to ensure lar2d use compatibility arzd ensure the Health, safety, and pr-ivacy of Central Point f-esidents. The proposed addition expands the existing structure by less than 34 percent. The present building is modest, laving been constructed as a warehouse and later enlarged for use as a fztness center. As part of converting it to a gover~xnent office, RVCC}G added windows along tlxe Man~anita Street frontage and revised the front entry. The proposed addition will provide greater articulation along the front oftl~e building. The in~~mediate neighborhood includes duplexes, a senior center, multiple-family residential, a service corrimercial building, auto repair, a butcher shop, and a sttzicture formerly occupied by a specialty building products supplier. There is no consistent building design. to which the proposed project can conform.. :;~ 2 CCIMPI.,IC~NCE WITii CHAP"~"L~t 1'7.~i7. Chapter 17.67 includes design standards in tl~e TC}D cot-ridor. The findings address mandatory development standards, but generally do not respond to tl~e "encourage" or "should" language. Several requiren-~ents apply only to residential devcloprnent and are not included here. 17. Solar Qt°ietztatiota. 1, The bzzilditzg design, rrtassirrg arzd or°ieratcrtiota shozrlcl etzhartce solar exposure for• the project, tcckitzg advantage of"t.Ize clitricrte of Cetztral Point for sun-terzzpered design. 2. ~laet,e possible, the rrzaitz elevation should be facing witlzitz twenty~ve degrees of due south. 5. Shadow itrzpacts, particularly irz winter, ota adjacent buildings atzel outdoor spaces should be avoided. The building; faces northeast, and there is no opportunity to add toward the south.. The proposed addition will not create shadows on other properties. F.'. Existitzg 13zcildirzgs on the Site. 7. I~lzere a new building shares the site with atz admirable existing building or• is a nzecjor- addition to such a building, the design of the new bzzilditzg should be compatible uli.th the original. 2. New buildings proposed for existing tzeiglzborhoods with awell-defined and desirable character should be cotrzpatible with or complertzetzt tl2e architectural chat°acter ar2d sititzg pattern o"f rzeigliboring buildztzgs. The proposed addition represents less than 50 percent oftlae size of the existing Structure. ~tVh~le "admirable" and "desirable character" are sub~ect~ve terms, neither the existing building nor the neighborhood contain features that clearly exhibit these traits. Tl~e addition wi11 be compatible with the existing structure and will not detract from the uncoordinated architectural character and siting pattern of neighboring buildings. J Parkitzg. 1. Par°kirzg Lot Location. a. C~fj'street surface parking lots shall be located to the side or rear of buildings. Parking at rnidblock or behind buildings is preferred. b. Clff-street surface parking lots shall not be located between a front facade of a building arzd a public street. c, If a building adjoins streets or accessways orz two or rrzore sides, off street parking shall be allowed between the building and the pedestriatz route in the following order of priority: Ist. ~fccessways; 2nd. .Streets that are tzorztrarrsit streets, 3rd. Streets that ar.e trtctzsit streets. 3 d. Parkirxg lots arzd gat°ages should riot be located evitlzirx tu1erzty feet of a street cor°ner~. Existing parking on the site is, ofnecessity, between the street and the building. The existing structure occulaies the full width of the rear of the property. 2. ~esigrz. a. ill per°inzeter and interior larzdscapecl areas must have pr-atective crarbs along the edges. Trees rzzrrst have crclet~zrcrte protectiorx fr•orn ear doors rrncl bursz~aers. c. Irz order to control dust arzd rrxud, all vehicle areas rzxrrst be paved. d. rill parking areas must be striped irz confor~rzxczrzce avith the city of Central Poitrt~aarkirzg dirnerzsiorz standards. e. Tlzozrgli f rl siting ofparkirzg and velxicle access slzozrltl be used to rrzirxirzzi~e the irrzpact of autornohiles on the pedestrian environrrzerxt, adjacetzt properties, and pedestrianx safety. f. Large parking lots slxould be divided infra srazaller areas, using, for example, larxdscapirzg or special parking patterns. Parking will consistent with these requirements. I~. Landscaping. 1. Perirzreter Screerzirzg arzd Planting. a. Landscaped buffers should be used to achieve suf~cierxt screening while still pr°eser•virxg views to alloav areas to be watelzed arzd guarded by rxeiglibors. b. Landscaping should be used to screen arzd bx~fer rrrzsightly uses and to separate such irzconzlaatible zrses as parkiFrg areas arzd waste storage and pickup areas. Tlae office use does not generate large quantities of trash. A dumpster is located in the alley and two small recycle bins are in an alcove behind the entry. Existing landscaping is a rnix of groundcover, shrubs and small deciduous trees; no new landscaping is proposed. 2. Parking Lot Larzdscapirzg and Scr~eerzirzg. a. Parkirxg areas shall be screened with landscaping, fences, walls or a corzzbinatiorz tl2ereof. i. Trees shall be planted orz the parRkirzg area perimeter arzd shall be spaced at thirty feet orz center-. ii. Live shrubs arzd ground cover plcrrzts shall be planted irx tlxe larzdscapetl area. iii. Each tree shall be located in a forrr° foot by faro foot rzzirzirnrrnz planting arerc, iv. Shrub and grourzdcaver beds shall be three `f'eet wide razirzirnurrx. ~~ ~ v, Trees and sTzrtrbs must be f rlly pratecterlf-orn potential rlarnage by vehicles. b. ,Sut face parking areas shall provide perittreter- parking lot latzclsecrping rrdjaeetzt to a street that rtzeets orze of tTze fallowing strrrzdards: i. ~ five foot-wide plarttirrg strip bet~~~een the right-of-u~ay arzd the parkitrg area. Tire planting strip rrzrry be irrterrrrpted by pedestr•irrrz- accessible acrd ~xehictrlar rrccessways. Platrting stt°ips shall be planted ~aaitTz arr evergreen hedge. l~"edges shall be tra less than thirty-six incTres arzd rza trzare tTzan forte-eight inches itz Tzeiglit rrt rrzatur~ity. ~~edges and otTzer latrrlscaping shall be planted and maintained to afford adegLrrrte sight distarzee far vehicles errterirzg and exiting tTze parking lot; ii. A solid decorative ~~~all or~ fetzce a rninirrzurn of thirty-six inches and a traaxinzutrz of forty-eight. itzelaes itz Tzeiglzt parallel to and not Glaser tTzan ttivo feet fs~orrr tTre edge of rigTzt-of-wa)r. TTze area between the wall ar fence arzd the pedestr°iarz access~va~r shall be Zandscaped. The required t~Fall ar screening shall be desigtzed to Ctllo~v for access to the site acrd sidewalk by pedestriatzs arzd shall be constructed arzd nraintairzed to afford adequate sight distance as described above for vehicles erzter•itrg and exititrg ZTze parking lot; iii. A tratzsparent screen or grille forty-eigTrt inches irz Treiglit parallel to tTze edge of right-af-z~jay. ~ two foot rrzirrimurra planting strip shall be located either inside the screen, or° betweetz the screen arzd tTze edge of right-of-~s~ay. TTze planting strip shall be planted ~vitTz a hedge ar other landscaping. Hedges shall be a rrzinimurn thirty-six inches and a rnaximr.rrrr of forty inches in heigTzt at rrsaturity. rl. Parking.~lrea lrzterior• Latzdscapitzg. i. Arrrorrrzt of Landscaping. All surface parking areas with rrzore than tern spaces must provide itzteriar lrrrzdscaping carrzplyirag with orze or both of tTre starzrlarrls stated below. (A) ~`tarzdrrrd 1. Irzter~ior larrdscapirzg rrzust be pravitled at the rate of tiverzty square feet per stall. At least one tree rrzust be planted for• every two hutzdred sgzrrrr~e feet of landscaped area. Grautzdcover plants must corrzpletely cover° the remainder of tTze latzrlseaperl area. (B) Statrdrrrrl 2. furze tree rrzust be provided for every four parkitzg spaces. If surrounded by cerrzerzt, the tree planting area rrzust have a trzinitrzutrz dirrzension of four, feet. ~f surrounded by asphalt, tTze tree planting area rrzust Tiave a nzirzirrzzrtn dirnerzsiarz of three feet. ii. .l~evelopmetzt standards far parking area interior larzdscapirzg. (A) All landscaping rrzust corrzply ivitTz applicable standards. Trees acrd shrubs rrzust be f ally protected f ~onz potential damage by vehicles. ~-~ : `4 (B~ Interior parking area landscaping rmrst Ire dispersed tlzroarghaut the parlcirtg area. Sarrze tr~ees maybe grouped, but the gr°oups rrzzrst be dispersed. (C~ Perimeter landscaping razrcy not substitute for interior landscaping. Iirotivever°, interior landscaping naay.jaitz perinzeter• larzdscapirzg as Lang as it extends four feet or more into the parking area fi•arn the per°irrzeter landscape line. ~1.7~ Parking areas that are thirRty feet ar iess irz widtTz rraay locate their interior° landscapir~zg ar-aurzd the edges of the parking area. 7nterr.'or larzdscapirzg placed along ara edge is in addition to any required perimeter landscaping. Based on conversations with city staff, the landscaping on Tax Lot 700 will not be modzfied. The parking area on Tax Lot 7100 is the subject of a CMA(~ grant application that, if successful, will perz~~it improvements that meet City requirements. 3. Landscaping Near Buildings. Landscaping shall serve as a screen ar buffer fa soften the appearance of structures ar arses sarch as parking lots or large blank walls, or• to increase the attractiveness of corrzrnon open spaces. 'T'here are no common open spaces to be enhanced. 4. Ser~~~iee Areas. Service areas, loading zones, ~~laste disposal ar storage areas rrzust be fully screened from public view. Prohibited screening includes claainlir~k fencing ~~fitli ar without slats. a. Acceptable screening includes: i. A six fact rrzasonry enclosure, decorative metal fence enclosure, a wood erzclaszrre; or ollzer• approved raaaterials camplernentary to adjacent barildirags; ar ii. A six foot solid hedge or° otlzer•~alarzt rrzaterial screening as approved. The proposed addition does not increase tl~e need for service areas or loading zones. No outside storage areas are proposed. S. Street Trees. Street tr°ees shall be required along both sides a, f all public streets with a spacing of twenty feel to fart~}r feet ara center depending on the mature width of llze tree crozalrz, aracl planted cr rnirzirrzurn of two feet front the back of curb. Trees irz floe right-of-~~ray ar sidewalk easernerats shall be approved according to sine, quality, tree well desigrx, if applicable, and irrigation shall be required. Tree species shall be chaserz fi°orra the city of Central Point approved street tree list. Tfrequired as a condition of approval, street trees will be planted. ~-' L. Lighting. 1. Mirrirtrurar Lighting Levels. Minirnrrraa lighting levels shall lie pravided far parblic safety in all urban spaces opetr to public circulcrtiatr. a. ~ mirzirnzrnr average Light level of arae arzd t~~~1o-tetzths faotcandles is required far trr-barr. spaces aracl sideuTerllcs. b. .Metal-halide or lamps with similar calar, temperature and ef~eiency ratings shall be used, far getreral lighting at building exteriars, parking areas, and urban spaces. Sadirrnz-leased lamp elenaetzts are rzat crllawed. e. Maxiraarrrrt lighting levels sliauld tzar exceed six faatcandles at irztersectiatzs ar arze and orre-Iaalf faatcandles in parking areas. 2. Fixture Z?esigrr in Public Rights-of-T~Ya~~. a. Pedestrian scale street lighting shall be pravided including all pedestrian streets alatrg arterials, major collectors, nainar collectors arzd local streets. b. Pedestrianz street lights shall be rro taller thorn trverrty feet along arterials acrd callectars, and sixteen feet clang lacal streets. 3. C?rz-Site Lighting. Lighting shall be itzcar pasted rota the desigtz of a pra~ ject so that it rein, farces the pedestrian erzvirotztazerrt, provides cantirzuity to an area, and etaherraces the drama arzd presence of architectural features. Street liglitiazg sliauld be pravided clang sidewtrlks and ire rrrediarzs. Selected street light standards shozrld be appropriately scaled to the pedestrian eazviroarnzent. Adegarate illrrttzirratiotz should be pravided for building etztries, cartrers of buildings, courtyards, plazas arzd walk~a~a}>s. a. ~ccess~~lays tlzrarrgh surface parking tats shall be well lighted with fxtures tzo taller than tl~venty,feet. b. Locate and design exterior lighting of buildings, signs, walkways, parking lots, grad atlier areas to avoid crrstirzg light arr nearby properties. c. Fixture lzeiglzt acrd ZigTating levels shall be canzrnetzsut°ate vuitlz their itaterzeled use atul furactiarr arzd shall assure compatibility with neighboritzg land uses. Baffles shall be itrcatparated to rnitzirtzize glare and to focus lighting on its intended area. d. Additional pedestrian-oriented site lighting including step lights, well lights and bollards shall be provr'ded clang all caur•tyar•d lames, alleys acrd off street bike and pedestrian pathways. e. .~rz additiotz to liglrtirzg streets, sidewalks, and public spaces, additiotral project lighting is encouraged to highlight and illurnitzate building etrtr°araces, landscaping, parks, and special features. RVCOG does not intend tc~ revise existing righting, which consists of two wall-mounted fixtures. 1.7.67.070 Building design standards. A. Generar Design Requirements. 3. Convenient, direct and identifrabZe builclirrg access shall be pravided to guide pedestrians between pedestrian streets, access~~ja}Js, transit facilities arrd adjaeerzt buildings. ~ ,~ ~ Access to the addition will be at tl~e saz~~e location as existing access, using an existing pedestrian walk from the street. Entry to the t~lecting room will provide an airlock access to the existing buildia~g. B. Architectural Character. General. a. The architectural claaa~czcter~istics of sazt°roundirzg barilrlitzgs, irzclurlitag historic Muildings, should he considered, especiall}~ if a corrsistertt pattet-n is already established by sinzdar or cornplerraentary Mudding articulation, building scale and proportions, setbacks, areliitectzrr°al style, roo. f'for~rns, Muildirag details antl fenestration patterns, or materials. ha some cases, the existing context is taot well de~raee~ or° naay be untlesit°able. Ira such cases, awell-designed new project cart establish a pattern or• identity fr°onz wlaicla firtzrr.e development Cara take its cues. b. Ger~taira buildings, because of their size, purpose or~ location, should Me given promiraerace arul distinct czrclzitectural clzaracter~, r°eflective of'their special fzrrzctioaa or position. .~xarnples of these special buildings inclzrde theaters, hotels, cultural centers, arzd civic buildings. c. ~ltterZtion should Me paid to the follo~~rirag arclaitectur°al elements: i. l3uildirag for•rns and rrzassirzg; ii. .l3uildirag lieiglat; iii. Roofliraes and parapet features; iv. Special buildiragfeatur°es (e,g., towers, arcades, entries, canopies, signs, arad art~~~ork); v. ~Yiradow size, orieratatiora and detailing; vi. tl~aterials arad color; arzd vii. The Mtcilding's relationship to the site, clr"rrtate, topography arad surroutadirag Muildings. The proposed addition provides architectural interest to a utilitarian building in an area with no defining architectural style. C". l3uildirag Erztr-ies. 1. General. a. Tlae orientatiota of Mzulding entries shall: i. Urierat the pf°iraar~ry eratranee toward t]7e street rather tlaara the parking lot; ii. Corzraect the building's raaairz er2trance to the sidewalk with awell- defined pedestrian walkway. M. Building facades over two lauraclred feet ira length facing a street shall provide two or more public budding entrances off the street. c. ill entries fronting a pedestr~iara access~~lay shall be sheltered with a rnirzirrzurrz four foot over-laarag or sl2elter•. d. ~n exception to aray part of the recluir~ements of this section shall Me allo~~~ed upora~ndirzg that: i. The slope of the land between the Muildirag arzd the pedestrian street is greater than 1:1 ~ for more tluzn h~~enty feet and that a raaor-e accessible ~: pedestrian route to the hzrilrling is ervailcrble f °atn a rlifferetzt side of the builditzg; ar ii. The access is to cr coarrtyard or clustered development atzrl identified pedestrian access~~~ays are provided thror.zgh a parkitzg lot to directly contxect the builditzg cottzplex to the ttrost appropt°iate major pedestrian 3"aZ[t2~S}. The proposed addition will use the pedestrian walkway sez~ving the existing building, which is 14Q feet wide. The n-zain entry everhang is approximately 1 ~} feet. 2. Commercial and High Mix Residential. cr. For nonresidential buildings, or txanresidential partiatrs of mixed-use buildings, tzxain builditzg etttratzces ft~otxtitzg otz peclestriatz streets shall remain opetz during norttxal business hours for that builditzg. b. Nonresidential atxd mixed-zrse bzrildirxgs fronting a pedestrian street shall have at least one ttxain building entrance oriented to the pedestrian street. i. Such atz entrance shall not require a pedestrian to first pass tlzrouglx a garage, parking lot, ar laaditzg area to gain access to the entrance off or alotxg the pedestrianz street, but tlxe etztratzce tzzay be through a porch, breezeway, arcade, atttechatazber, portico, outdoor plaza, or sittxilar architectural feature. ii. If a building has ft~ontage otz more thatz otxe street, the builditzg shall provide a nzaitz building etztratzce oriented to at least otze of the streets, ar a sitzgle entt°atzce at tTie street itztersectiotx. iii. ~ builditzg ttxay have more thatx one nzcut2 building entrance oriented to a street, and tnay leave other entratzces facing off street parkitzg atzd loading areas. RVCC~G's nc~rz~~al business hears are from 8.C34~ a.n~. to 5:(}0 p.m. The addition is tc an existing building with aza existing entrance, which will continue to be the przn~ary access. D. Building Facades. 1. General. a. All budding fi°ontages greater than, forty feet it2 length shall break atxy flat, ttzotzolitlzic facade by inclzrditxg discertzible architectural elemetxts such as, bzzt not littxited ta: bay windows, recessed etztranees atxd windows, display witadows, cortxices, bases, pilasters, columns or other architectural details or articulation eotnbined with cliat2ges itx materials, sa as to provide visual interest atzd a sense of division, r"n atlditian to creating camtsxutzit}t character and pedestrianz scale. The overall design slxall recognize that the sitzzple relief provided by window cutozrts or sills otx an otherwise flat facade, itx atzd of itself, does not meet the requirettzetzts of dzis szcbsectiott. b. 13zxilditzg designs that result in a street f °atztage with a utzifornz atzd tnonatonozrs design style, rooflitxe or facade treatment slxazrld be avoided. ~~ ~ e. .~rchitectztt°al detailing, suc7z as but t~tot limited to: ltellis, long overlrcztzgs, deep itzset ~~~indows; should be itzcot~aotated to provide szztz-shading fi~orrt the .52fttttnet ,S2dtt. cl. To balatzee lzotizotztal features ott lottget ftrcacles, vertical litzilditzg elerzzents shall be erazpliasizecl. e. The donzitzant feature of any buildittg~-atztage that is visible front a peclesttian street of public open space shall lae the habiteilale area with its accotrtpatz~ring witadows and doors. Parkitzg lots, grcrages, atzcl solid wall facades {e.g,, warehouses) shall not dominate a pedestrian street fr°ontage. f .l~evelopnzents shall be designed to etzcour°crge irzfortnal surveillance of streets and other pacblie spraces by tttaxitnizing sight lines betweetz the liuilditzgs atzd the stt°eet. g. llll buildings, of any type, constructed ti~~itliin any TC~T.t dr.'strict or cat°ridor, shall be corz.structed with exterior building materials and finis7ies that are of high duality to cotzvey pertrzatzerzee atzd durability. h. Tlie exterior walls of all building fezcacZes along pedestrian routes, including side or tetzatn facades, shall be of suitable durable building materials including tTze followitzg: stucco, stone, brick, terracotta, tile, cedar shakes atzd shingles, beveled or ship-Zap of other narrow-cozrrse horizotztal boards of siditzg, vertical board-atzd-battetz siding, articulated arclzitectzaral concrete or concrete ntasotzt~r units {CMU), or similar materials rvhiclz are lour trzaitztetzatzce, ~~reather-t°esistant, abtasiotz-resistant, and easy to clean. Prohibited buildigg nzaterials include the followitzg.~ Plain concrete, plain concrete block, cot°rugated metal, unarticulated board siding {e.g., TI -I l siditzg, plaitz plywood sheet ptessboard~, ~'xterior Itzsulated ~'itzish Systetrzs {L'~~'S~> atzrl sirttilar duality, nondurable nzaterials. i. rill visible buildigg facades along of off a pedestrianz route, itzcluditzg side or return facades, at°e to be treated czs part of the ttzaitz building elevatiotz and articulated itz the same manner. Cotztirzuity of use of the selected approved materials trzust be used otz these facades. ,j. Ground floor opetzitzgs itz parking strzrctzzres, except at points of access, must be coveted with grills, trreslz or lattice that obscure at least thirty percetzt of the interior view, {e.g., at least thirty percent solid material to seventy percetzt transparency). k. flppropriately scaled architectural detailit2~ such as but not lirruted to trzolditzgs of cornices; is encoxzraged at the raofline of commercial building facades, atad where such detailitzg is ptesetzt, sliozdd be a tninitnuttz of at least ,~iglzt ittclzes wide. f' 1. C'otnpatible builditzg deigns along a street should be provided through similar tnassitzg {building facade, Height and width as well as the space betweetz bzzilditzgs~ atzd ft°otztage setlaacks. The proposed addition is G3 feet wide and extends approximately 3Q feet in front of the existing structure, providing variety tct the facade. Tine roofline will be below the existing ribbed metal roof. The exterior surface will resemble stuccca, further breaking up the monolithic appearance of the fa~adc and avoiding a T1-l l appearance. All sides of the addition will contain identical materials. ~`~ '~ l (} 2. Commercial and High Mix ResidentiallCommercial. a. .Ziz areas ar~acerzt to the transit station, sideujalks err front of Buildings shall Be covered to at least eight feet fr-araz Building face to pravirle~aratectiorz frarzz szcn and rain By use of elenaerzts such rzs: erztzopies, arcades, or° pergolas. ~S`upports for- these features shall not impede pedestrian traffzc. h. Canopies, overhangs ar awnings shall lae provided aver' entrances. ~wrzings at the gr-azrnd level of buildings rzr°e encouraged. c. awnings within the ~~~inrlau~ Bee}~s neither above the main glass or the transom light) should rzot absczzre ar distract fiarrz the appearance of significant architectural features, Tire solar of the awning shall Be compatible ~~~>ith its attached Building. d. Ground floor windai~Fs shall meet the falla~ving cr°iteria: i. 1~arkly-tinted wirzdaws ajzrl mirrored windazvs that Black t~va-way visibility are prohibited as ground jlaar• wir2dorsls. ii. C7n the ground floor, Buildings shall irzcor;~orate large windows, with rnulti- parae wiradavs arzd transom lights agave encouraged. iii. Ground floor Buildirzgfacades zzzztst contain urzoBsczcred ~virzdows for at least fifty percent of the wall area and seventy ~ve percent of the wall length within the first ten to twelve feet of ~~lall height. iv. .Laver' wirzdawsills shall tzat Be more tliarz three feet above grade except where interior floor levels prohibit such placerzzent, irz which ease the lower wirzdawsill shall not Be mare than a rzzaxizrrurrr of four feet above the finished exter•iar grade. v. windows shall leave vertical emphasis irz proportion. Horizontal windows may Be created r~>lzerz a cortzbirzatiorz of vertical ~virzdai~us is grouped together or when a lxor•izantal v~Jirzdoty is divided By mullions. The site is not adjacent to a transit station. The entrance is under an overhang. The plan includes four windows, each with six panes and measuring S% feet by 7'lz feet. Including the service/emergez~ey exit door, appraxizrzately 48 percent of the wail length contains windows, a significantly higher ratio than in the existing structure, wl~icl~ is az~ office rather than a retail use. The windows begin approximately two feet above the ground surface. E. Roofs. i. Commercial and I-Iigh Mix ResidentiaUCommercial. a. Roof shapes, surface materials, colors, mechanical er~uipnzent and other penthouse functions should Be integrated irzta the total Building design. Roof terraces and gardens az-e encouraged, B. T~'lzen the carrzrrzercial structure lzas a flat parapet roof adjacent to pitched roof residential str°uctures, stepped parapets are erzcorrraged so the appear'arzce is a gradual tr'Ctr2sr.tlar? of raaflirzeS. These are not mandatory design elements. There are ago adjacent pitched roczf residential structures. ~ :; aWb „~. ll .~: Fa:ter•ior~ Bz.zildirag Liglatirag. I. Cozzzzner°cial and Hig7a Mix IZesidezrtial/Cozrzrner°cial. a. Liglatirzg of a huilding facade shall he clesigrzed to corrrplerraent the architectural desigta. Liglitirzg shall not dra~aj inordinate attention to the huilrlirag. i. Primary lights shall acldr°ess public sidewtzlks andJor pedestrians plazas adjacent to the building. h. No exterior lighting shall he perrnittecl above floe second floor of ~uilclirzgs foj° the purpose of highlighting floe pr°eserace of t]ae laazildirag if doing so ~ajould irrapaet adjacent residential uses. Most meetings will be held during business hours, but the addition will also permit evening meetings. Existing lighting will be maintained, and illumination will nc~t exceed that of su~-ounding uses. G. ~`ervice Zones. ~. Buildings and sites shall he organized to gr°oup the utilitarian functions away ft°om floe pzzblic view. 2. .l~elivezy and loading operRtatiorzs, rneclzanical eclaziprrzerzt {HTfrl~), trash corrzpeactirzglcollection, and ot]zer utility and service~~ractions shall be iracor~orated into the overall design of the huildirzg(s) arad the Zandscapirzg. 3. ~`he visual and acoustic irnpaets of these f unctions, along 1~s~itla all wall- or grorrnd- rnounted rneclzarzical, electrical and corrarrzurzicatioras er~uiprrzent shall he out of view from adjacent properties and public pedestrian streets. 4. xS'creeraing rraaterials arad landscape screens shall he architecturally corrzpatible with arad root inferior to the principal materials of the huilditag. a. 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Cl~)~)1lCC'lll(')l1 Cd)?CI y'e1?It?19%~'7f'OC'L'.5',4' L15 f)~j2t',+" j)C'7'i)?IPtL'ia 1d.S't,S' lLl('??I171c:L? l:? 11?LS" fIl1L'. ~'~r~4~!-~¢;< ~] })l'- 511~:~)~C:~ )77"(~}7;Y'Ly iS }tt~:~lt~;d l','lt}liil dli; } (.)))~-(i(', (it~tl~i'<1} ~()lTlt71~7't;l~:i~ C.Ot]tt1~ C}ts~ '1CI. ~~tO~C.;g11)Iifl~ O}{iC-Cti ~iTC C~~tSti?1~:7-1~. ~' ;_'~ }7t~r"J1111~CC} llC 1111C~f_'~ ~} ~ ~~iC' ~. J•l~c }7ro}-tctscd Z~rttj~ct citTisisis {t}'<t ~,~~;~ scCtt~r~~ i~t~ utii~;u aklc.}iticat~i. 1~1r~. i~rr:~,~` isat~l 5~ttart~ (txtta<,,c a°ott,c} br; ~,59~ sc{>_Tarrv fc~t. C€~~~~l~~ita~t; T"e a{~plicatictt~ tt:~eets tl~e ~:T~tttitC:~c~ ttscs ~tliowd iri t}pis /otTir~~ district. .~3. 7i"n~i~c~u.' r ~t~c's. I,t~nit`r~c~ tt5i~,c~ 1i2 Tuhlc~ T c r'i; .,~tr~~~~j? ti~~i~It c-rrt "I,. "' 71~1e.5e t~.~'c's ~at'e crll~)tti-~>cZ if thc~~~ c~rttj~hly ,i~ith. t1zc~ ,~`j~c•c~~rc li)Iritc~i?orrs~ d~~sc•r'ib~'d i~z tl~ia chc~r~tc~~ it,~zd t~2e rt~~~~licultle~ pf'ot•i.~ic)~1.~~ c),,f~this~ tith:< 1.lZe~ cr)•e s?~I)jec•t t<) the scrttte t~,~plic.°uii~~r~t c?yzrll•~~1)ie~v ~1t"`!1'C',S',1 C1,S ()Ill~'i`~)L'1"7Yi?IleLl 1(.S'C'S t41N3?t?J`lC'Cl lit lll.S t?t1C'. T~VCCJ{:~ "I'J'~'c'- III Ad `t~i~tt`G~ti~~~ its: Z'1~Yt~t T~eview T' ~ ct 1 L7. .Density. The allca~vable residential density and employment building floor area are specified in Table ~. Finding: The net land area consists of 13,939 square feet or .32 net acres. The T©D- GC zoning district allows 10{}°l0 lot coverage. With building and parking areas RVC4G is currently at 144°l0 lot coverage. Finding: The TOIL district counts all impervious surfaces as lot coverage, whether it is a building, internal sidewalks, and parking areas. Finding: The proposed expansion would not change the lot coverage of 1(}0°l0. Finding; The TdD-GC, General Commercial zoning district requires 1 S°!o landscaping. Finding: There is no existing on-site landscaping. Finding: There is existing landscaping within the 8(}' foot Right-of=-Way on Manzanita Street as well as on North First Street. Finding: RVCf.}G has been maintaining this landscaping at their expense since the purchase of the property. Finding: Should the Planning Commission find that perimeter landscaping is not sufficient, RVC£7G is willing to reduce four {4} parking spaces on the southeast side of their property, landscaping in planters to provide for on-site landscaping. Conclusion: The application does not meet the on-site landscaping requirements. E. Z7imensional Standards, The dimensional standards for lot size, ZQt dimensions, building setbacks, and building height are specified in Table 2. Finding: The TOD-GC, General Commercial zoning district does not have minimum/maximum lot dimensions. Conclusion: Not applicable to this application. Finding: The maximum height allowed in the GC zoning district is sixty ~6U} feet. The proposed structure height is approximately thirty-eight (38} feet. Conclusion: The building is below the maximum height allowed in this district. Finding: The rear yard (west side} setback from the back of the existing office is approximately (£}} feet from the property line. In the TCJD-GC zone, a zero foot rear ~~ ~~ ,~f RVC4G Type III Administrative Site Plan Review Page 2 of ~ 3 yard setback is permitted if not adjacent to a residential zone, CPMC 3 7.65.050. The adjacent uses to the west are commercial, not residential. Conclusion: The existing structure meets the rear setback requirements, by not being adjacent to a residential zone to the west, Funding: CPMC 3 7.65,050, Table 2 requires a minimum !maximum of 3 5' for the front yard setback. Finding: The existing building does not meet the current minimumlmaximum front yard setback requirement. The parking for the facility is located on-site in the front. Finding: The existing building is legally non-conforming anti exempt from the current minimumJmaximum front yard setback. Finding: The proposed portion of the expansion would bring an existing eondztion closer to compliance. Finding: The parking located within the front setback area is to provide convenient access for senior citizens and citizens who use wheel chairs. Conclusion: As stated in the findings above, the front yard setback is exempt as an existing structure, Finding: This is a corner lot. The south side yard setback is 0' from the existing building. Finding: The addition is proposed to have a 0' foot setback on the Manza~.aita Street side {southern side of property}, Finding: CPMC 3 7.65,050, Table 2 requires a corner lot to have a minimum of 3 5' and maximum of 30' corner setback on the Manzanita Street side. Finding: 32VC4G has applied for a Class ``C" variance to allow the alignment of the existing building with the new portion of the building, Conclusion: With granting approval of the proceeding Class "C" Variance, the applicant has been allowed to vary from this setback requirement. e'PMC 17 6S.(1SQ, Table 3 - T4D District and ~'nrridnr Parking Standards require that professional offices provide 3 parking space for 400 square feet of floor area. Finding: $,895 square feet of floor area {this includes proposed addition) requires a total. number of 22 parking spaces, prior to the allowed reduction mentioned below. ~:,> I2VCQG Type III Administrative Site Tian Review Pogo 3 of 13 Finding: Pursuant to CPMC 1'7.65.{}S(} {F} {3} {b} {i), allows the reduction of up to 2~°l0 of the required parking when transit is available in the district or corridor. Finding: There is public transit available on North Second Street, approximately one { 1) block over. Finding: The applicant is eligible fora 25°lo reduction in the number of originally required parking spaces. Therefore is required to provide a total number of 17 parking spaces. Finding: The City of Central Paint entered into a shared parking agreement with RVC(JG, pursuant to CPMC 17,65,1150 {F} {3} {d}, to allow RVC4G to use 1'7 spaces. This City owned property to be used as a parking lot is located to the east North First Street directly across from RVC4G. Finding: With the shared parking agreement with the City, this would satisfy RVC4G's total parking requirements. Finding: RVC{~G would like to maintain 13 on-site parking spaces as convenient access for senior citizens as well as citizens who use wheel Chairs, rather than having them walk further and cross a street to reach them. Finding: If the Planning Commission wants to enforce the minimum 15°!~ landscaping requirement, this would reduce on-site parking to a total of 9 spaces, pies 17 off street parking spaces with the shared parking agreement. Conclusion: The applicant meets or exceeds the minimum parking requirements, with or without additional on-site landscaping. ~`PMC .17.66.1134 (2} -Site Plan, Landscaping and Construction Plan approval. ~'he provisions of Chapter l7.7.2, Site .Plan, Landscaping and Construction plan approval, shall apply to permitted and limited uses within the 7"~?D district and corridor. For development or land division applications involving more than S acres of land or 4Ci dwelling units, a master plan approval, as provided in this chapter, shall be approved prior to, or concurrently with, a site plan, landscaping and construction plan application. Finding: The applicant has met the applicable portion of this code. Conclusion: The applicant has met this criterion. ~'7.67.4d4 Circulation and access standards. Finding: The applicant proposes to use existing access to the property. Conclusion: The applicant has met this requirement. ~~ :~ RVC(~ Type III Adznixv.strative Site Plan Review Page ~ of 73 ~'PMC 17. b7. Q4(I {b) - {9} - Relatirxg to Utility lines, pedestr°ianlbike access ways, sidewalks, off-street trails, etc... Finding: These items are reviewed by the Pxzblic Works Department during the civil drawings approval process for compliance as part of the Twin Creeks Master Plan. Canclusian: Approval of the on-site civil iz~prove~nents shall be determined by the City Engineer. B. Parking Lot Iariveways. I. Parking lot driveways that link public streets andlor• private streets with parking stalls shall be designed as private streets, unless orze of the followirxg is met. a. The parking lot driveuJay is less than one lzurzdred feet long; b. The parking lot drivevtlay serves one or° two residerxtial units; or c. The parking lot driveway provides direct access to angled parking stalls. 2. The number and width of driveways and curb cuts should be rninirnized and consolidated when possible. 3. W]zere passible, parking lots for new development shall be designed to provide vehicular and pedestrian connections to adjacent sites. ~. Large driveways should use distinctive paving patterns. C. Chx-Site Pedestrian arxd I3ieycle Circulation. Attracti~Te access routes far pedestrian travel shozxld be provided by: 1. Reducing distances betweerx destinations or activity areas szxch as public sidewalks and building entrances. Where appropriate, develop pedestrian routes through sites and buildings to supplement the public right-of way; 2. Providing arx attractive, convenient pedestrian access uJay to building entrances; 3. Bridging across barriers and obstacles such as fragmented pathway systems, wide streets, heavy vehicular traffic, and changes in level by connecting pedestrian pathways with clearly marked crossings and inviting sidewaalk design; 4. Integrating signage and lighting system which offers interest and safety for pedestrians; 5. Connecting parking areas and destinations with pedestrian paths identified through use of distinctive paving materials, pavement stripings, grade separations, or landscaping, Finding: There is an existing pedestrian access way to the entrance of the existing building which will remain the carne. Finding: There are existing public sidewalks that will provide pedestrian connections from the off-site parking to the entrance ofthe building. CancIusialr: The applicant has met the portions ofthe code relating to their proposed expansion. \! RVCCJG Type III Adrz~inistrative Site Plan Review Page 5 of 13 +v`Pt1~C ~7.67.(l5(I Site design starzdarrls. rl. Respect for B`xisting Facilities and C?ta-Site Features. 1. adjustments shozrld be made during land division and site design to improve the overall relatiozzship of a development ot° an individual bzrilding to the szzrroundizzg context. Finding: The applicant has applied far a Class "C" variance to maintain the overall relationship of their expansion with the existing characteristics of the surrounding propez~ties. Conclusion: The applicant has taken into consideration the sun~ouzading context of the neighborhood. ~. .Buildings should lac clustered to presef~}e natural areas. Finding: Not applicable to this application. Conclusion: Not applicable to this application. B, Natural Features. 1. Buildings should be sited to p3°eser-aTe significant trees. Finding: The proposed expansion will have no affect on existing trees within the Right-af 'W'ay. There are no existing trees or landscaping on site. COXAC11~Sion: Not applicable to this application. 2. Buildings should lac sited to avoid or lessen the impact of development on environmentally critical areas szzch as steep slopes, wetlands, and stream corridors. 3. whenever possible, wetlands, groves, and natural areas should be maintained as public preserves and as open space opportunities in neighborhoods. Finding: This is not applicable to the proposed project site. Conclusion: NIA C. ~'opography. Finding: The proposed project site is flat. There are not any hillsides, etc to consider. Conclusion: N/A 2. New buildings proposed for existing teighborhoods with awell-defined and desirable character should be compatible with or complement the architectural character and siting pattern of neighboring buildings. ~~, ..1.. RV~C7G TyP~ 111 Administrative Site Plan review Page 6 of 13 Finding: The proposed expansion will align with the setback of the existing building which is cac-npatible with the existing neighborhood. Conclusion: The applicant has adequately addressed this, by applying for a Class "C" Variance. F. 1Vew ~'rominent Structures. l_ Key public or civic buildings, such as community centers, churches, schools, Zibraries, post offices, and museums, should be placed in prominent locations, such as fronting on public squares or where pedestrian street vistas terminate, in order to serve as landmarks and to symbolically reinforce their importance. Findings: Not applicable to this application. Conclusion: Not applicable to this application. G. Views. 7'he massing of individual buildings should be adjusted to preser~}e itnportarxt views while benefiting new and existing occupants and surrounding neighborhoods. Findings: Nat applicable to this application. Conclusion: Nat applicable to this application. H. Adjoining Uses and Adjacent Services. 1. when more intensive uses, such as neighborhood commercial or multifamily dwellings, are within or adjacent to existing single fancily neighborhoods, care shozald be taken to minimiae the impact of noise, lighting, and traffic on adjacent dwellings. Finding: The only residential use is an the east side afNorth First Street. With the building setting back, and parking in the front setback area, this will znininaize the impact of any noise, lighting ar traffic an adjacent dwellings. Finding: RVCC~G maintains typical office hours. Conclusion: This proposal meets this criterion. 2. Activity or equipment areas should be strategically located to avoid disturbing adjacent residents. 3. All on-site service areas, loading pones and outdoor storage areas, waste storage, disposal. facilities, transformer and utility vaults, and similar activities shall be located in an area not visible from a street or urban space. 4. Screening slcall be provided for activities areas and equipment that will create noise, such as loading and vehicle areas, air conditioning units, heat pumps, exhaust fans, and garbage compactors, to avoid disturbing adjacent residents. RVCC~G Type III Administrative Site Plan Review Page '7 of 23 Finding: This is an existing use. Conclusion: Not applicable to this application. S. Qraup mailboxes are limited to the number of houses an any given black of develapment. Qnly thane boxes serving the units may be lacated an the black. .Multiple units of mailboxes may be combined within a centrally lacated building affaur walls that meets the design guidelines far materials, entrance, raaffarm, windows, etc. The structure must have lighting bath inside and out. Finding: Not applicable to this application. Conclusion: Nat applicable to this application. I. Transitions in .Density. 1. Higher density, attached dwelling developments shall minimize impact an adjacent existing lower density, single family dwelling neighbarhaads by adjusting height, massing and materials andlar by providing adequate buffer strips with vegetative screens. ~. adequate buffer strips with vegetative screens shall be placed to mitigate the impact of higher density develapment an adjacent lower density develapment, 3. New residential buildings within fafty feet of existing law density residential develapment shall be na higher than thirty-five feet and shall be limited to single family detached ar attached units, duplexes, triplexes ar four plexes. 4. New commercial buildings within~fty feet of existing law density residential develapment shall be na higher than farty~ve feet. 5, .Dwellings types in a Tt~D district ar corridor shall be mixed to encourage interaction among people of varying backgrounds and income levels. b. Zoning changes shauld occur mid-blacl~ not at the street centerline to ensure that compatible building types face along streets and within neighbarhaads. When dissimilar building types face each other acrass the street because the zoning change is at the street centerline ar mare infill hauling is desired (far instance, duplexes acrass the street from single dwellings,}, design shall ensure similarity in massing, setback, and character. 1. .Density shauld be increased incrementally, to buffer existing neighbarhaads Pram incompatible building types ar densities. ~`equence density, generally, as follows: large lot single dwelling, small lot single dwelling, duplex, tawnhames, courtyard multifamily apartments, large multifamily apartments, and mixed use buildings. Finding: Not applicable to this application. Conclusion: Not applicable to this application. ,~ RVCC3G Type III Adrninisfirative bite flan Review Page 8 of 13 K. Landscaping. Finding: The applicant has maintained the landscaping located within the Right-of ~Vay on Manzanita and North First streets at their own expense since they purchased the property. Finding: TC}I7-GC, requires a minimum of 15°l0 of the site be landscaped. Finding: The applicant is hopeful that this will be sufficient landscaping around the subject site, to eliminate a further reduction in on-site parking anal loading areas. Finding if necessary, the applicant will reduce four {~4} on-site parking spaces and their loading areas to provide 15°l0 landscaping, and/or additional landscaping in planters. Conclusion: The applicant is prepared to meet this requirement if necessary, but will further reduce their parking and loading areas. L. Lighting. Finding: The applicant is not proposing any additional lighting, Conclusion: Not applicable to this application. M. Signs. Finding: The applicant is not proposing any additional signs. Conclusion: Not applicable to this application. CPMC 17.72. fIl (I Purpose. The purpose of site plan, landscaping and construction plan approval is to review the site and landscaping plans of the proposed use, structure or building to determine compliance with this title and the building cede, and to promote the orderly and harmonious development of the city, the stability of land values and investments, and the general welfare, and to promote aesthetic considerations, and to help prevent impairment or depreciation of land values and development by the erection of structures or additions or alterations thereto without proper attention to site planning, landscaping and the aesthetic acceptability in relation to the development of neighboring properties. CPMC 1 T.72.421 Application and review applications shall be accompanied by a fee defined in the city's adopted planning application fee schedule. Such applications and the review thereof shall conform to the provisions of Chapter 1 ~ lJ5 and all applicable laws of the state. (C7rd. 1786 ,~9, 1998; Card. 1684 X64, 1993; Card. 1436 ~.2{laart~, I98i). Finding: This application has been processed in accordance with CPMC 17.05. RVCC}G Type III Administrative bite flan Review Page 9 of 13 Conclusion: The requirements have been met. CPIIIC X7.72.113(1 Information required. An application shall be fled which shall include the following information.• A. Name and address of the applicant; B. Statement that the applicant is the owner of the property or is the authorized agent of the owner; G Address and legal description of the assessor's parcel number of the property; 1~. The application shall include an accurate scale drawing of the site, containing, at a minimum, the following: 1. North arrow, 2. Scale used, 3. Address and legal description of the assessor's parcel number and tax lot of the property, 4. Lot dimensions, S. Applicable city zoning designation, 5. Setbacks, 7. Proposed landscaping, 8. Location of all buildings, parking areas, streets, accesses, sidewalks, and other improvements, including the dimensions of each, 9. Ground and architectural elevations, 1 t1. Z7istances between buildings, parking areas, streets, sidewalks and other improvements, 11. Surrounding Zand uses, 12. Easements, 13. Adjacent streets, 14, Off-street parking calculations, 15. Existing trees, I6. Pedestrian routes and sidewalks, 17. Fencing, 18, Screening of outdoor trash bins, and Finding: All of the applicable information has been provided. Conclusion: The applicant has addressed and met the applicable above criterion. 19. The location of all public improvements and all utilities, including their relation to other utilities in the area; Finding: There are existing utilities to the subject property and on the subject property. Finding: RVSS has commented that the existing sewer lines, where the proposed addition is to be located must lac tested to ensure there are the proper sewer lines that will allow a structure over them. If not, the applicant must update the sewer lines using proper materials to allow for the addition to be placed over them. RVCC~ Type III Admir~.istrative Site Plan Review Page 1(l of 13 Conclusion: The applicant has been informed of the conditions of R~~S, and is prepared to work with them to meet their requirements. ~. Construction plans and such other plans and information as are required to show the architecture of all buildings and other improvements; Finding: The applicant has provided elevations to illustrate the architecture of the proposed addition. Conclusion: The applicant has met this criterion. F. In the discretion of the city, a traffic study performed by a licensed professional engineer; and C. Such additional information as is necessary to carry out the purposes of this chapter; Finding: The applicant has provided elevations, and photographs of existing R-O-W landscaping, Conclusion: This criterion has been met. CPMC 17.72.1141 Standards. ~n approving, conditionally approving, ar denying the plans submitted, the city shall base their decision on the fallowing standards: ~. landscaping and fencing and the construction of walls an the site in such a manner as to cause the same to not substantially interfere with the landscaping scheme of the neighborhood, and in such a manner as to use the same to screen such activities and sights as might be heterogeneous to existing neighborhood uses. The planning commission may require the maintaining of existing trees for screening purposes and for sound and sight insulation from existing neighborhood use; B. Design, number and location of ingress and egress points so as to improve and to avoid interference with the traffic flow an public streets; C. To provide off-street parking and loading, facilities and pedestrian and vehicle flow facilities in such a manner as is compatible with the use for which the site is proposed to be used and capable of use, and in such a manner as to improve and avoid interference with the traffic flow an public streets; D. Signs and other outdoor advertising structures to ensure that they do not conflict with or deter from traffic control signs ar devices and that they are compatible with the design of their buildings or uses and will not interfere with or detract from the appearance or visibility of nearby signs; E. Accessibility and sufficiency office fighting facilities to such a standard as to provide for the reasonable safety of life, limb and property, including, but not limited to, suitable gates, access roads and f re lanes sa that all buildings on the premises are accessible to fire apparatus,, F. Compliance with all city ordinances and regulations, including ,Section 16.24. (18(? pertaining to the maximum number of single family dwellings or dwelling units allowable on cal-de-sac streets, and applicable state laws; RVCC7G Type III Administrative Site Plan Review Page 11 of 23 ~. Compliance with such architecture and design standards as to provide aesthetic acceptability in relation to the neighborhood and the Central Point area and its environs. The architecture and design proposals may be rejected by the planning commission iffound to be incompatible with the existing architectural or design characteristics of adjacent properties or uses. 1'n addition, the planning commission reserves the right to establish additional height, setbacl~ buffering, or other development requirements that may be necessary to ensure land use compatibility and ensure the health, safety, and privacy of Central Point residents. {Ord. 17tJ~ ,~4, 1994,' Ord. 1684 ,~6~, 1993, Ord. 1436 ,~2~'part}, .1581,}. Finding: With the exception of on-site landscaping above, all other information has been provided with the application for review by the City and all applicable outside agencies. Conclusion: The criterion has been met, E'PMC 1 T.12. dS4 Candaticrns on site plan approval. The city may attach to any site plan approval given under this chapter specific conditions deemed necessary in the interests of the public health, safety or welfare including, but not limited to, the following: ~. Construction and installation of any on-site or off-site improvements, including but not limited to sidewalks, curbs, gutters, streets, bikeways, street signs and street lights, traffic control signs and signals, water, storm drainage, sanitary sewer, and park and recreation improvements. In requiring off-site improvements, the city shall jind that the improvements are reasonably related to the development and would serve a public purpose such as mitigating the negative impact of the proposed development. All improvements required under this subjection shall be made at the expense of the applicant, and shall conform to the provisions of the Standard Specifications and Uniform Standard 17etails for Public TfYorks Construction in the City of Central Point, Oregon. However, the city, in its discretion, may modify such standards and determine site-specific design, engineering and construction spec cations when appropriate in the particular development; B. An agreement lry the owner of the property to waive, on his or her behalf, and on behalf of all future owners of the land, any objection to the formation of a local improvement district which may be formed in the future to provide any of the improvements specified in subsection A of this section; C. An agreement by the owner of the property to enter into a written deferred improvement agreement, providing that one or more of the improvements specified in subsection A of this section shall be made by the owner at some future time to be determined by the city; D. Any agreement entered into pursuant to subsections B or C of this section shall be recorded in the county recorder's office and shall be intended to thereafter run with the land, so as to bind future owners of the lands affected. Any and all recording costs shall lie borne by the applicant; and E. Any other conditions deemed by the city to be reasonable and necessary in the interests of the public health, safety or welfare; ,; RVC~G Type III Administrative Site flan Review Page T2 of 13 Finding: All iznproveznez~ts are present on or surrounding the subject property. No further improvements will be zzecessary. Conclusion: Not applicable to this application. CPMC' 17.72. (1611 Building perttrit issr~rrrzce--Pltrta eliutzge. ~. Igo building permit will be issued for the construction without the prior approval by the planning comnission which will be noted on the,fizstpage of the plans. CJne copy c?f the plans shall be retained by the city and one set so approved shall be given to the developer of~ owner. S..~ny change or deviation from the plans approved by tl7e planning cotrzrnission u1ithoztt the approval of the building inspector for structures, the planning department fof~ site plans, or the public works director for public improvements shall be considered a violation. Finding: The applicant will apply for a building perrrzit once approval has been granted by the Planning Coznznission. Conclusion: The building plans will be held by the Planning Department or Public Works Department pending any conditions that zxzay be unposed by the Planning Cozrzmission. CPMC' 17.72.117(1 Expiration. ~. A site plan approval shall lapse and become void one year following the date on u>hich it became effective unless, 1 y conditions of the ,site plan approval, a greater or Zesser time is prescribed as a condition of approval, or unless prior to the expiration of one year, a building permit is issued by the building inspector and construction is commenced and diligently pursued toward completion. The planning commission may extend the site plan approval for an additional period of one year, subject to the requirements of Section 17.76.1140. B..If an established time limit for development expired and no extension has been granted, the site plan approval shall be void. Findings: The applicant has already received a quote for the expansion and is anxious for a building permit, since the price quote has an expiration date. Conclusion: N/A. RVC(~G Type III Administrative Site Flan Revie~sv Page 13 of 13 ~'a~;c 1 0~' 1 d ~ ~ t! 1 ~ ~ A sd ~ 99 Lisa Morgan From: Matt Samitore Sant: Friday, May 18, 2007 2:0~ PM To: Lisa Morgan Subject: PW comments on RVC©G addition Lisa, PW only comment is that the proposed building is over there existing service lines for water and sewer for the main building. They will need to comply with building code provisions far moving those to an appropriate location. Matt Samitore ParkslRecreation and Development Services Manager City of Central Point Parks and Public Works Departments (b41 } 664-3321, ext. 20~ 5/18/20U7 w City of Central Poet, C}regon ~E~T~L 140 S Third Street, Central Point, dR 97502 ®~~~ 54 ! .664.3321 fax 54 ~ .664.161 1 r www.ci.central-point.or us May 24, Z(307 STAFF REPORT File #07I I7 Building Department Lois DeBenedetti, Building Code Official This project has been reviewed by the Building Department. When, anal if, approved by the Planning Department fine Building Department review will continue. {Rlo major problems pending.) __.t Todd Meador, Building Inspector ~ 44 S Third Sfreef Cenral Paint, CJR 975Q2 54 ~. &fi4.332 9 Fax 54?'. &64. ~ 6 ~ 7 iiii;3y ~ C~(7~ I..I`>) ~r~C%'C~ir33.C1 ~,!~~ t)tjT..j) ;; City of ~' ;r3i~l°~11 Print 'tG:,l~l~?inc, 1~(~;i:,<~?r~l~~terrt ((~^^''~~)j ~'~t:)1.3j"~ ft1^t tiigg~~(:/i'l)rl t~~y ~,f~~'t?t 77 ~'y S,d vllir~t{ f:.]v1i14~ ~.)r~C?rl ~1r/~.)lJ r~ Fte: ife Pian review far i ~cx,l,t(~ Vaiiey Crl.ll°IC;iI cf averrxmerlt, File t~711 Tl1e U~)J£~(;l i~1Q~`iC'l i~>t i.`.~i i~tli.''EJI`ll`~1,/ ~;c~:'Vc;'C~ i:)l~ ci C)C'lllC'(;Tlt)rl ~a ~~f>~.' ~~) illC;~l ewr rCla1S1 arl ~`.~~Il1Z~'llll~Cl ~:~ii`t?F ~ fl(, SI(( j)~Cls"1 111~~iC;c1[C',:~ ~"lril .~3 `,;I"'?11C'_,' X11?~.' !^ii~~ i} urClc~rtrlc; [)i"i~~O~E:C~ i)Ul~i,hr1% cIC;CIIIOCI `~~i_!il`lfiill~l ,){~i(? 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I:'It''~ ~itl'{'i''C, clil{:~ !,'> idelltiliecl ol.~t tk~e ~~t~ E;~{~~ C<»t~lti° <<~~y{„;~,~, ' nl<~}~ as 3%`? ;~4'V I).~1>)), "I ax I :c)t 7()()(), i~~ tl~{~ C~iiti' t~f ~~; ~ r~.? 1't>illt, C)ec'rc~tl; ~-~,,~ . ~'~,'I~LZ~~, t?l~ Jui~ ~, ;~()f)'', thc~ ~elltral T'oit~ll 1'lal~llizl~; C'c?alll~i~~sinrl coll{l~~c.teci ~i cil.~ly-noticed p~al7lic lleari~l)~ oil the ai_)L~~icatior~, alt v~~'hicll ti lle ifi rca~~ie~ti~~e{.1 til~ ~1~` stdit C'G~lorth ailc~ 1lezil'Cl teStlll"lorl~;' aT1~1 COt11311e11tS otl t~le ~l~?17~1ct)tJOll; cllli.l I/'TY~:l~~, tl~c~ Pian7~irl€~ C..:<~i~l~llis~ir~l~'s c<}~~~ici~°r~tic>rl 0-4 tl~e ~~~7~>licaic)~:~ i~~ I~{~t~~d Ctrl tl.l.e ~ta~lclar~~s all~l crite)'ia appli.cal~le t{~ the ,n:~~i71ic<itit)» :I:ce~i.ci~' Process -- ~ctiu~z ~%.Oa; I.~:cel?4i{?tl to Cocic~ ~tanclal'c~Is - li'.13, all~l i'r~1~171itte~3 Cses a~lt~ Uveloi,lll{~rit~it~~llci~~~°cls l,.C,~.{)~t) {)t f(~{~ Cc~l~lral T'c~i~lt: ;'ti~l~~llci}><<1 code; ~~~-t~( ~~k~CZI:1S, the l'l~;~lni~; Co~l-tl~~issiotl, a~; dart of il~e `~itc 1'lall apl~licatio3l, 1~~~ c:c:)T~sicle~'ec;l ~`iI1Cf fi~~c1~-; leer t}Z~~ `~t~~ff~ l:e}jort cla~t~cl Jt~l' ''~, 2(lC)1, t).l~at ~clcrl~x«t{s €illcli?lf;s leave teen 111ac1e ~le~l~o~ist~~~~tin~ that issiaatlce of the `site P1z~~z is ~otl_sistellt ~vitll the i~ltcllt of Il{~ 'I'C)]) - 'l ray i~;zt Ol•iellt{~~,~ I~i~trict, ~~t~~,~~ tl~ert~f=ol•~r ~3~ ~'~" ~F~C)~.~~~, that the ~'ity of Ce~ltral Point 1'lartlli~lr, ~:orll~lli_5sic>n, ~~' this TZesol~itio~l ?PTO. does llez'eL~y a~~i~rove the ap~~licaticl~l l~a~;ecl oil the f"inclill~;s aalci conclr~sions of a~7~ro~;~a1 as set fo~~th On I~x1lil~it ".~t ", file ~ta4=f I:el~c?rt dated Jtah 3, ?()()%, tivlliclt illcluc~e;~ atta~lr~1{tilts, is attach~:ci }lereto ~~r referell~{~ ~Tit~ 1?:1C()1'~Oratetz 11{'J'e111. I'1a ing ~c~ ~i~~sio)~ Ie~3OlutiOl7 h3ct. ~(l~Ct3Q0~} PASSED by the Planning Commission and signed by me in authentication of its passage this 3rd day of July, 2007. Planning Commission Chair ATTEST: City Representative Approved by me this 3rd day of July, 2007, Planning Comxrussion Chair -~ Planning Commission Resolution No. {07032007} ~~'YHiT~ ~-~A~Y~ P'LJL~ ~ ~~A.J+DR ~~It'.~-Z'~-~F"ATt~~ AG iT File No. 07119 .~ 1 .~U~y , ~~ tannin ~t~ r~~ T~srrr Nupt,r~y. Af~F; ort~n~unity Qevelo~ment Director/ Assistant City Acic ninistrator STAFF SOU C °` Connie Clone, Comm nits Plann ACKG C)UN: The preferred mitigation of the cant mated area prohibited use of 4,3 acres for residential purposes, which subsequently required modification of the approved preliminary development plan for the PUl3, ~;~° ~~,, The Applicant submitted a draft report to the ~f C3reon Department of Environmental Quality (17EQ} for a mitigation plan for review and "~` approval. On January 19, X007, the DE+Q accepted j and approved, as a volunt independent clean up l , , `..w~,• program ~iCP}, the Applicant's mitigation _ . proposal that required the removal of the coat mated area from residential use. The elimination of 4,3 acres from residential use required redesign and re-approval of the original 1'UD, thus necessitating a Page 1 of S ~ :b garages suitable for RV or boat storage and additional vehicle parking, This area is for the exclusive use of the White Hawk residents (red area). * The western Gebhard Road access location is relocated approximately 3S{? feet to the north along Gebhard, * Redistribution of the .64 acre open space to four separate areas x.36 acres total} throughout the development {green area}. * Elimination of the street stub to the north and alley-loaded garages. • Elimination of the pedestrian path at the intersection of Beebe Road and Gebhard Road. The original preliminary development plan and modified preliminary development plan are included as Attachments A and B for comparison. Excepti+ans: Planned Unit Developments are designed to offer flexibility to the development and subdivision standards ofthe CPMC. The modification application does not require any additional lot area or setback exceptions beyond those previously approved. In the following table, the standard development requirements far the R-1-6 zone district are shown relative to the TQD, prior approved standards and proposed requirements submitted for the modification to White Hawk. Landscaping and Open Space: The project includes landscape strips along all streets within the PUI~, as well as Gebhard and Beebe Roads. These strips are designed to accommodate the street tree plan. The RV area has been designed with a landscape buffer and plantings within the storage area. Each of the open space areas will be landscaped Landscape plan sheet 3/3 Attachment "C"}. As part of the 1CP care will be taken to assure that the planting areas within the RV storage area are planted and maintained in accordance with DEQ requirements. These requirements include clean soil to a depth of six to twelve inches to act as a soil cap in this area. FINDINGS: See attached Attachment s;d" ISSUES: _. 1. The RV parking/storage common area is considered an accessory use to the residential development. Accessory uses can be approved as a part of the tentative plan review when the Planning Commission finds the use and structures in a PCTD are designed to serve primarily the residents, and the uses are compatible with the design of the development. 2. The elimination of the street stub to the north is recognized in this modifzed proposal. The 20Q5 area circulation plan prepared by CESNW and the Gebhard Village PUD final plan provide alternative street access to properties to the north of the subject site, The neighborhood circulation pattern can be maintained utilizing these street designs. ~~;:, ~_ Page 3 of 5 3. The Public Works Department conditions of approval number 5, was imposed by the City Council during their July 2005 review of the development. Condition #5 of staff report dated June 7, 20{}7, Attachment F reads: Beebe Read -- Engineering Plans: Prier to final plat approval the I3eveloper shall pay to the City, for preparation of engineering design plans for Beebe Road, an amount of money equivalent to I the cast of constructing an asphalt bikelpedestrian path along the northerly side of Beebe Road from the easterly limits of White Hawk Estates PU~7 to .Flamrick Road. C+ONDITIUNS !DF APPRtJVAL: 1. The ~]rhite Hawlz Planned Unit Development final plat shall be substantially the same as the Preliminary Development Plan plat, Applicant submittal Sheet 1 of 3 (Attachment "B") when submitted for final review. 2. Prior to Final Plat approval the Independent Cleanup Program (ICP~ for the identified area of the subject site shall be reviewed by and receive a No Further Action letter from DEQ, 3. An Easement & Equitable Servitude {E&ES) shall be in the Covenants, Conditions and Restrictions and the deed for this area as required by DEQ. 4. Prior to final development plan approval the applicant shall submit to the City revised Covenants, Conditions and Restrictions demonstrating maintenance of common area, architectural controls and Easement & Equitable Servitude, 5. Ail open space areas shall be identified on the final plat map, 6. The applicant shall comply with all requirements and conditions ofthe City Public works Department {Attachment F}, Fire District 3 (Attachment G~, Rogue Valley Sewer Services (Attachment H), Building Department Attachment i), affected public agencies and utilities. 7. The Major Modification as shown on the preliminary development plan, applicant findings, and revised Covenants, Conditions and Restrictions shall supersede those in File 05011. $. Prior to final development plan review, the applicant shall comply with conditions of File 05011 and Major Modifications application File 07119. 9. Tentative approval is valid for six {6) months from the date of the granting Resolution. The applicant must submit the final development plan or request an extension prior to the six {6} month expiration. ATTACHMENTS: Attachment °`A" -Applicant's original White Hawk Tentative Plat Map Attachment "B" -Applicant's Major Modifcation Plat Map Attachment "C" -Landscaping Plans & Utilities Attachment "D" -Applicant Statement and Findings ~; ~.~ t PageGofS Attachment "E" -Ash. Creek Associates letter Attachment "F" _ Public Works Staff Report Attachment "G" -Fire District Na. 3 Comments Attachment `°H" -Rogue Valley Sewer Services Attachment "I'" -Building Department Staff Report Attachment "J" -Planning Department Findings Attachment `°K" - Proposed Resolution ACTIUN: Consideration of Resolution No. ,approving the Major Modifications application to White fIawk Planned Unit Development. 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SiI.'I.ttyRi tA7 AiL.:A (ihTi72)fiNt S,n.*J $Q,}7. }.itti@¢P..i fti:AN 1'ANt) E3 F]' b5A%i\fY±hS tAF Ak}... {E:iT~]if{h'.) 9,0915(}. F'f. 57A%I!dCibi BUltUl::f fIF:tGf Cf 3i fT :.SI.I').tltfYi tCS'Attj~A ((:pR,Lik) T,CA350}T. S1A%!>fUTl i.~l'CC)YFxA4l: SU: \{AXlpil'Rt Lt)T AYd:A (C('i(t,~'$]:,} 1JA h3tJ:l~SLV WTP;E)i}}(IVtF'St6R) S4 FT t941!nt1\f LOT N'IU}Yi{L'021:P4} 40 F)'. }fAT..[[,}11.()]'1)i;i't}I NtA ,.L,tiL~;(M FROXf PARS) at FY. Moth#led Tentative plat Whi#e Hawk X ¢K u.F 7 . 2i -~+'~~ m ~~~ „`~~ ~fi V ~'" ff. .~ _~ J Q White Hawk Planned Developz3~ex~t {Mt~T4R M4DII+ICtITIC~~i) City of Ce~~~ral.Foint, ©rego~ Duncan L}evelopment, Inc : ~ . 'fir _ ~ ~~i Project Descriptzan A - ~ A - 2. I Project Inforrr~ation a`~"t O,~°fi~ ~IGtttZ~t~ White Hawk, a previously approved planned unit developxxzent SPUD}, is located on approximately 2C} acres on Beebe Road in the northeast area of Central Point ixz Jackson County. The site is NE of the intersection of Gebhard Road and Beebe Road. The county fairgrounds and park are west of the property, across Bear Creek. I'ro_posed M"odi. fication The original White Hawk PUD approval. was for 9l detached sirxgle family homes of two distinct types. Lots l through 49 were designed as traditional subdivision lots, while lots 5U through 9l were designed for alley--landed "neo-traditional" detached single farrxily hozues. 11:}uring soil testing, arsenic was found on the subject site in the area of an old orchard. As a result of DEQ accepted "voluntary clean up progra~~" the origiz~.al PUD needed to be modified to accomzraodate the proposed clean up. The proposed modifications include: • Reduce the number of lots from 9 l to 61 with all lots being traditional detached single-family lots, Relocate the western. access location approxixx~ately 354 feet to the north along Gebhard Road. • Reconfigure open space layout. +~ Add private storage/common area far the exclusive use of the residents. This area includes attached garages suitable for RV or boat storage, wash and RV sewer disposal area, 4 uncovered RV sized parking spaces, 6 automobile sized parking spaces and various landscaped areas. CJne garage will be provided for each unit irz the development. • Eliminated pedestrian path at Beebe Rd, /Gebhard intersection. The following application seelfs codification approval from the City of Central Point, in order to revise the already approved PUl~ development of the property. Modification findings are shown in ~c~'c~~--s, ~.:. ~'1 CEST~IW, Inc. Page 3 of ~ 1 White l-fawk Planned Develop~x~erxt (M.A.IOR MC}1~11~1CATloN) _ ::'~•° City of Central Point, O~•egon ~ 4 Duncan I7evelopznent, lnc ;;<; ,- ~~<' ~; ' ~.~ ~~ ._ Land Use Approval Fzndings A - 3 A. Major Modification Defined. The commx~»ity development director sha11 determine that a molar xnodification~s} is required if one or more of tlxe changes listed below are proposed: l , A change in land use; ~-:, _ }} 3 , . !{~.~f7.~. 1~z{; ., ~~i cl;.~,<~-:L`. 't 3..3. #`G'3 ::1 ~.('"l~~a;~ .: +''~ ~JLf3~{1 c;:4?t1. 2. An increase in density by mare than ten percent, provided the resulting density does not exceed that allowed by the land use district; ~'il~:;~l.i~.~: F~'J.1~`r 4:3i..C~~.r~;~{-,"~ ~`~rv1.33i~'?~]C;r~i]£}1"). C~t3i;:. 1`~f)~: €T~C'9U~~' r~~'1 i~)i:;~'~:~~:~: i_:C") £.~~s.`3:~1f;; 3. A change in setbacks or lot coverage by more than ten percent, provided the resulting setback or lot coverage does not exceed that allowed by the land use district; :''tJ:1_~'~E.C.'~~. s._~~s.,; ?")i~l"~~',i;~3c.).#t.=<~ .=y f.c~_!:i~Ci.}:.#..~ ~.4I?~ }~?t.: :.'C;1"3~;>~~F.~'}t.~. Sri'~.~Ii i.?l~ :,fli.~lfY::?~ 4. A change in the type and jor location of accessways, drives or parking areas affecting off--site traffic; i",.i1t:~x~`.i~; '3+~"~c. ;a,{m,_~3.4;:~"?'.:a's.!'C::~~,`°,ii~%ci;i- ~S2€~ i.i'i.t .~?.s:. ~''~.~.~ ^ 3"C~C.>i;~~('C~ ~#~)~;rz",:ii~l"~~`~~~.{,~,;• r 5. An increase in the floor area proposed for nonresidential use by more tlxasx fifteen percent where previously specified; y.`--:#"J ']i.i ~., ~ ~ } `~. ~ f.:' `7. # i.. ~ ' I ! ''^' -' CS r~.: Fr-: -~~~. ~~s~ 7f: .~. . `~Y.,, ,1,~ "3 'C ~iC.;~i ~:~ f"i":t;i~ l.zl . -:=.i:3t')1-_ _"1£. ~t..i...,:~,, =t w3~~:£'vt:,£~; ~ziicz. ,..3>: l:~ .t~ 4v.}C' ~1;;Tt Ll^3~ C3E I:~";'~' ~~7°C?1~',~:I:''..~~?`-1~t'~.~:~>. ~Y.~`~~S ~t'=~1:1:~3.'~ ~%~'~~.5 I:l{st ~.~"4:,<l.'!.t'~~:{~. l.i"z T.~"'}z i~zt~:It:i~?~ 6. A reduction of rr~ore than ten percent of the area reserved for corninon open space; or 3~`'{~."~3, I"~. ~?,: ~ .l:a s: ~?f~1 '~`~€. I~ir~~. T:).I°~) .~i:).~3'sn``~.f l..E`). s:: ~.~.#`~~ i1 `cl t ~~ ~''':.;. ' '' ~ ' ± '.4' ~5w}?l.lf::~1 ~'ic3;3 ~?~~s`% 1"~1~?.{3~,r~','_~ ~I`4~Fix ~:~~~; pl`C?i~,'.t:.~.. ~?~li`cx~.~~".3:" ~:~~~::ti1~3 ~=~~:)~a.C:i': `~~'1°<;c~y ~1;:3.V~~ ~4-~;:i~ Ei:}C.;it~C3.~'.C~ 1:i1#.°£,t.~~;~"l~)t~~. Zvi{.'. ~>':t.~.~:~~~%1~3{7C"]. j~. r-IC:~°(`'. ~~:C;~'r.~:£:f ~::~31'sl.~"Yi.t:)~"~ c?.3°C:c3 i3~~ ~~Lt~l"i 7. Change to a condition of approval, or a change similar to subsections (A~(1) through (6} of this section, that could have a detrimental impact on adjoining properties. The city planning official shall have discretion in deternxining detrimental impacts warranting a major mod~eation. ~,t. :3 `; i s 3 J' _1..r.. f. ~ _ '., ,t. ''`, n' ~ ~?~. ~ t n '~ i; ~ f_~ ~. £;', f. ~. ~,i i t,. ' s.S ~`,.~ ~.~ ~ E"':ists.14: ;': z) z:( ilt.s~.~.x.I:.tI.. i'..>'t:11 .S~'.,~1`^ i~t'`°t",~ ? '€i t.~,~,s:: i~l.:.€i ,:~' `1F ~~.i_. ;t7't .'~t.. -~ Cls~~}W, lnc. l~'a~e 4 of 2l ~Uhite Hawk Pla;xned I~ev;.l;}p:xte~xt,l+"~l~';.ldl~ h~idl~iF1C'A"i"1C}T~l) ~. = ~` `~, City of Cezxtral Point, dregon . ,' •~ #~ .~ e: ~ , D~c~ncan Developzrtent; lnc ~ ~. ,~j ~r. -~~~~. Punned iTnit levelopment and Preliminary Subdivision A -- 3 Cbapterr 17.68 PI.ANNEA UNIT DEVEI.QPMENT (PUD} 17.68.OXCl -Purpose. The purpose of planned unit development {PUU~ is to gain mare effective use of open space, realize advantages of large-scale site planning, mixing of building types or land uses, unproved aesthetics azxd environmental preservation by allowing a variety of buildings, structures, open spaces, allowable heights and setbacks of buildings and structures. A PUI~ should have a harmonious variety of uses, utilize the economy of shared services and facilities, and reduce municipal casts of operating and zxzaintaining services while insuring substantial compliance with the district regulations and other provisions of this code 17.68.020 -Size of the planned unit development site. A PUD shall be an a tract of land f"zve acres ar larger, except that a PULI may be an a tract of la~xd of mare than one acre but less than five acres .......... ~`inding: The proposed PUD is requested for a parcel of land totaling approximately 18.'5 acres. The primary requirement requiring a parcel of five or more acres is zn.et. 17.68.030 -Application anti. review. A. Applications and review of PUDs shall confarnx to the provisions of Chapter I.24 of this code and all applicable laws of the state. The application shall be accompanied by a filing fee as set by city council. In the event the city incurs expenses in processing the proposal which exceed the arnaunt of the ding fee, payment to the city of expenses in excess of the filing fee shall be a condition of final acceptance of the PUl3 by the city. ~"inding: This application for a ~ l lot residential PUL} is accompanied by the current. fling fee. ~~."~~)~1.I`,c~~ul£'fi: i~~"I.i.~~ i~t1.C}C~1~1.cr.:c~~~7 :t~: t:C.; 1"z'C1z,;.E~( fVi":if' ri.l:~.1:1`':~~t'7" ~}~ ~~'t`i z~1:C}1`3~ ~.i ~(r ~)~ <a.l:l.C ?.~~ ~~~r.".t3I''.1~~~~.zl'tl%C~ ~`~t: ?".~`;4' ~x,i7l~~'€."}};?'c1t~, ~i.~3.Yl.y? ''#:~'.~', 13. For any use which is permitted or conditional in another zoning district, the PUD application may include an application far a zoning amendment, as provided in Clxapter 17.85 of this code, ar the PUD approval may include a condition to allow the use. Finding: A zoning amendment to R--l.~ has been submitted to the pity. C. Where use is made of the PUD process, na building permits shall be issued. until the planning commission has approved the PUD as provided in this chapter. Finding: The developer undersf_ands that no building permits will be issued for development on land associated with this PUL7 request until the Planning commission has approved the application. CISI~TW. Inc. Page 5 of 21 't~~hite Hawk Planned i~evelopcnent(MAJOl2 Mt~l)l'l=]CsA'I'TC}1~l} .~~f" `~+`~ City of Central l'oini, C}regcszt ~ ~, - ~ ;:~ , ~ _ I~ncan L`}eveioptilerit, Inc ~ { ~'" Y l~ ~Y D. An applicant may confer prior to application for a Pt1T7 with city staff in a pre-application~.~.._.._ conference. ~`inding: Apre-application conference was held. E. Tlie comrc}ission shall act upon the application within ninety days from the date of accepting the completed application, excluding such time as may be necessary to complete any amendments initiated by the applicant. Tn taking action, the commission may deny a PUD, may grant a PUT) as submitted, or may grant a PUT? subject to conditions as provided in this chapter. Any PUD authorized shall be subject to all conditions imposed and shall be excepted frorri other provisions of this title Only to the extent specified in the PUT) approval. ~`inding: fihe developer understands that the PUD will be sui~ject to any and all conditions of approval imposed on fihe proposed project by the Planning Commission. ~7,68.t~40 -Criteria to grant gar dexay a axUD. A PUD shall be permitted, altered or denied in accordance with the standards and procedures of this chapter. Tn the case of a use existing prior to the effective date of the ordinance codified in this chapter, and classified in this chapter as a PUD, a change in the use or in lot area, or an alteration of structure shall conform with the requirements for PUD use. To approve or deny a PUD, the planning commission shall find whether or not the standards of this chapter, including the fallowing criteria are either met, can be met by observance of conditions, or are not applicable. A. "T`kzat the development of a harmonious, integrated plan justifies exceptions to the normal requirements of this title; Itinding: The proposed residential PUD development is designed to provide two sues of single family detached dwelling unit parcels. The street pattern incorporates alleys in the center three "double blacks" to provide a harmonious streetscape -- eliminating garages -and providing a mare pedestrian-friendly design on several interior streets. A central park space totaling over ll~ acre is located within the project, and pedestrian connections are provided in addition to sidewalks throughout the design. Street connections to Beebe and Gebhard Road, and street stubs to adjacent parcels, further the vehicular and pedestrian linkages between this development and future projects. ~~if}diFic:~,t.~,}~° '~'i1.~° i1~f~~~c~~;~°t~~ ~~~€ai~~:~~..:= {:~%)~% ~~.c~~ ~~i~~r~~l~~ca li~~ ai~.~y is}~~c ~').i)'I'iX~"y;, ':'~'"€"lf~"c~~. ~:7c`1_C°k ~'isL~<=~,,'.~ ~:~`l.{.l I.7 t`-,'~l.".,`.~~:.E'1i=?.7.`3 C{~l"~.~.1.£~:i:£:lf}~"1:~ t`'=~„^C}.;i.el~:C`C~ ~~%1'I~1 ~:~"1~ q::3C}f'~~~:1. ~.}}t:'~~. ~`~~ o~"w~11.1~'~ ~~}"E:i'~ :~f:i:f~:} ~:CJ ~l'}=°. i'i.f;2'~.f1€~~~'}~ ~3c'~,"S:.'-~:~ iczE3 ~1E:~J:f T"E;:CT1C3v~C~, ~f:.c~;~~; ff~~ 1~1~i~ i:~~_:i°~~ei ~nr~:~ ~l'c~t~itl{~;~ #h~st}t.~~;~~~ ~h~, ~~"~~i}~.~~c~ ~Ji.~~~~e~ i~~°~~j~}c~. c? <:~~.e }.E}X~~"}< r~~,~~, ~~"{}~~f1~c;C} i2'sti}.~.;.~i.t`.f~11~'s"L; C~~~,''~, ;?.}i's'.:sC:~r^. ~:I2i~.I~C:t ~~1t~f1 ~~:~~:f, `c~.l'~~~; ~~1~T =]f"t:: ~'1t:)~~=l:a l:ali`C;t.3.~i1f~U~I ~-}:}~' :~;?3~?C'~.fi~?^'~:7~"? ~;~; CE~2~ W; lnc. Page 6 0l' 2l :r G~fiite Hawk Planed I~eveic~pn~ent {MA.lC3(Z ,1~1C)l~t"F`lCl~`l~iE~l~") ~ ~'' rK~; City ofCenual l~air~t, Qregc~~~ ~ ti - ~#~ ,,,~,~~ l~t~~tcan l~evelapment, lne `~ ~ Y ~y ~-~~ ::. ~. The proposal wil3 be consistent with the comprehensive plan, the objectives of the coning ordinance and other applicable policies of the city; Finding: The project is consistent with the comprehensive Plan, because this is a residential project designed far land that is planned. tar residential development. fihe project complies with the zoning ordinance because the objectives and density envisioned by the requested R-1.~ zoning. district are achieved with this PUD. All other applicable ordinance provisions are met as addressed in other sections of this application. C. The location, size, design and operating characteristics of the PUD will have minimal adverse impact on the livability, value or appropriate development of the surrounding area.; Finding: The size, design and functional characteristics of this PUD will be compatible with the nearby properties, because this parcel is part of a 1Vlaster- Plan that envisioned residential development at the proposed density. Vehicular linkage with the surrounding streets and adjacent parcels has been we111ocated to facilitate safe, convenient traffic flows. D. That the proponents of the PUL} have demonstrated that they are financially able to carry out the proposed project, that they intend to start constr~.xction 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; Finding: T'he developer, Duncan Development, lnc., has been operating in the 1VIedford/central Paint area for several years and has three completed or "in- progress" residential projects of similar size and complexity. ~. That traffic congestion will not lz'kely be created by the proposed development or will be obviated by demonstrable provisions in the plan. for proper entrances, exits, internal traffic circulation and parl£ing; Finding: Beebe Road and ~ebhard Raad are both classif ed as collector streets in the recent version of the '1`ranspartation plan for the pity. 't`hey are planned as cailectars in order to carry the anticipated traffic from the recently annexed areas al the city, as developed for residential use. By selecting sale paints of access onto the existing collector street system, the project minimizes congestion and traffic impacts. Additionally the project is designed with two additional connections to adjacent properties that will eventually be developed with public streets, providing numerous local street options for vehicular traffic entering and exiting the site. ;.. -, ., ;''~tC=~~t.;.iCc?.§~°zi':~~; # ~?.~. 1z;`~23~.'.i":C C'C~~ ~){:?l~'it i 1~?.~~ ~'C?2~3:ftri,~:;~ S:i:t ~.~~il.~t;i"Cz ~:7~C~ ~"~c`~ ,. ~. i ,~;,.~...~. - {;c ~~:~.;£~ h`f.-.e.~ - j - t.~''4.] i,?71.. s:~. ~5 {-^ r T 'ii_r..3 !:.:; h, ~(s:.: ._;E`'`_.=`.l ;_i~".7t~..~:~a <_{_)~71i. ~, 5 f:~l:.iti- .... r ~ ~.a: .J 1C: i3{.},. .=.5 4 :Ea..,~• :7 .t.~r. ~.3,t7:"tr..!.. _ ,=~,i~3.,. C'..~. i',r.°,^jcy, ~.; (, f-,i ;i *.f...-~;;;~i<':.~'.-. '..;~i~~i:'"~'.f i `~ ..i'[-I'•<:. (. l_ %-S rf, ~.. ....?~ `'~~. a:: fi€-:' '.-~: 4•,-~, P',-3~?`3 ...;f ~'' { 'Y; ~u 1"'s'~; p'~•".. 3" Y' %z~'; - ~~ ~, ~, Y- fi~}'~ Y ~ ~ t` C r-, ~:.~ a- z:; +E`> ~.,7jr~:~ ~_x` ,~.;.. _ .~:'t-iti - :.} ,.c .-.t.' .l t': Y'(-_7.~:.i3 .~Y._.. ~c.1,~~717.c,.. 1 .f='9 ' 7 : r_. f 1 3 r..: ~ ~ .. S t"'; ~.. - s r € y. -. ;. ~ ~ ~ 3 b. y _ ..FS r; 1 ~,! t ? ~ ~ ' ; F f ~ ~}~"it~i x:~ ~.tii4.~:tJ:`- 3.l#5.r;jf'~'~. CISNw, Inc. Page 7 of2l ~.~: ..~ V~fhite Hativi; Planned lf~etieloprrtent (~:A.~C)fi. ~'~oi)1~T(~~T~~7`E~} ~"• ~. Cif ofGentrat Paznt, oregan . +.. ~ ~ ~ I~II[iGan I7eVelapnient, lnfii . 4,} / ~t1 4, ~ ~`. `T'hat commercial development in a YUD is needed at the proposed location to provide adequate commercial facilities of the type proposed; Finding: l~Io commercial development is proposed as an element in this PUD request. G. That proposed industrial development will. be efficient and well-organi~.ed with adequate provisions for railxoad and truck access and necessary storage; ~`inding: No industrial development is proposed as an element in this PUI~ request. H. The F'ULt preserves natural features such as streams and shorelines, wooded cover and rough terrain, if these are present; Finding: 1`~o significant natural features are found on the subject property; therefore, this criterion does not apply to this application, I. The FUI~ will be compatible wifh the surrounding area; Finding: The PUD will be compatible with the nearby properties, because this parcel is part of a I'~aster-Plan that envisioned. residential development at the proposed density. .3. The PUD will reduce need. for public facilities and services relative to other permitted uses for the land. Finding: fihe proposed PUD project will place no greater or more intense need on public facilities or infrastructure than any other similar residential development. 'I`he development will be fully constructed with all necessary public facilities, and the park will provide additional benefit to the area. i.' I'„fE~r(_~~3Cs~~..i=..%it~ ~:i~ €,.~~)i3.-_s~:.?.: 3"?~z)C~i I£.r'st.f~3~11~5?.13 (;`rCz.~.1~.. ~~?{" tl.')i17].3i;1 ClI l.ci~.i(~; I.~z3~z, f: . `~ 3 t:, ~_ . ~~1.71.s ~rz ~. ~~~.": s.t l'I.t°~sl 1`lr~t lz ~'~~'1"1"li='?"1~ p=;3"Efs IE1~,~C'~; i c.rC)l/1'ir-, c;EYl:a~~,~'."t" (`]Y7(-`1`? >~;~<~(.~ t.~..~~,~...; t'1~1. i'~F7.~~ r.~~ l~? 1,~.1c<t^.c;~:_~1f'#.1t:' Yru ~i-~~' C77 ~~3~ :i~'y~i'14`}1_J2'1'~e~;1."~~. ~~~°~~'1{' L?~'7i;?i ~~:~~£:~: ~~t°~Ct~; ~?~.r7.xi ~.7~' ~)t1%l :t~;€1 F:~.II£~ G1~cz.~l.i~~~'t~. 1~`f ~3'.':.% r~:%1?"z~C2i~'~~_~:?'~ E~.~~~`,31~ice.~.ICI~"J.. ~.~'.68.0 r0 - 1&rrel~m:ix~ary development ptan. A preliminary development plan shall contain a written statement and maps and other information on the area surrounding tt2e proposed development to show the relationship of the planned unit development to adjacent uses, both existing and proposed.. The plan shalt include the following: A, A map to scale showing street systems, lot or partition Imes and other allocations of land for management or use; Finding: `l'he drawing package included with the application contains a site plan showing the proposed layout of streets, lots, anal other allocations of land, including the open space tract, ~:~1 . ~..~ CESI~IW. Inc. Page 8 of 21 ~~'hite llawk Piarsned l~e~eloprnent (1w1A3t7R lulC1T?ll'~1C`,rl`l'loN;l ~ ~_ City of Cent€al Point, ~re~or~ ~ , . L7~ncan l3eveloptnez~t, lrzc ~~ .- *- ~; .~ . , -~ , ~'.~ ~ ~~ ' ".~, .~ 8. Measurements of areas proposed to be conveyed, dedicated or reserved foz- public streets, parks, parkways, parking, pedestrian ways, playgrounds, school sites, public buildings and similar public: and semipublic uses; Finding: The site plan indicates these lands proposed for dedication or reservation for nui~iiC use. C. A plot plan to scale for each building site and common open space area, showing the approximate location of buildings, structures, landscaping and other improvements and indicating the open spaces around buildings and structures; Finding: The drawings associated with this application show the proposed open space, public infrastructure and preliminary landscaping. iZ~.l ~t~}l}v~Q k_.~.~}~~. ~..~.L~Cx ~i s>~}. J.~+> ;:7~~_'s 3~.~~.i~. ~.'. {.# E~L'7.r ~~.~i ~.~~"~#..~'.; `Ci ~.?(.t~.i{; r`~~.}. ~~~.~ i~`t {;ii l{~~: i..~~.5`;'. }~~~iid~~~. {''L! ~zt_t:, Ul;iE7t)' a~~~ 1~_~~.ds~;~pe ~1.a~~.. D. Elevation and perspective drawings of proposed structures; Finding; No buildings or structures are proposed in conjunction with this residential Puix develonmen~t. E. A development schedule indicating: 1. The approximate start date of construction, .Finding: The developer anticipates initiating the infrastructure construction for Phase '1 during the summer GUU~. i~~1ii~I!}.i:'c3~:}C~II: ~.~~,~#~~' ~t) ~.i'1~~ .1 ~:~1~3~;~=.~~.iit1'}. ~F}.,-i 1'<i:!€~:i~e:i~1i)!1 t1? s:2.1';~~:::til£-= ~CtL~2.14i. C7=1 :71~(;, T?C) i#`}~~'-j~ ;; 'U} ~ ~e; ~~;s~F-~ -i ~ ~:-~~'ls'1JC`-i"i:( r~:~ .~~.c' c~i ~.i.'.°. '~~~. ~:,'+;~~iC.x ~>T~. {~~F{°' .3i:(°€. "'. `(. }° ~Ic'c..". t,,..s"". i,C.,k~._,,.( (`~ ray J:`~ ~3. 1.:" 1n%1~~. 2. The stages in. which the project will be built anal the approximate start date of each stage, Finding: The PUL} project is proposed to construct in two phases, with Phase 1 starting in mummer oz ~~uS and .Phase iI starting no later ti~.an ;summer ~uu7. ~~~(3t`l`.I~~I;:clt.}oIl' ~~.~'s T~2~~?t":l-`..,'i"~~;C~ ~~~C;~'~',e ~:~"lt '~~~.~.~3s"}~~~3.~~103~ c l~t~ 1T`:13~I~~~7.L~1"i. ,7~ ;a~`}~~11~: _.~ L}.ri.C~ f)`t1_ zi~~' ~ir;t~i ~:7C).`:~:~sorx~;~t ~1~M ~~~'~'~=~Cl:~~:[~~w:~}~ ~.~~ i:.~:~C; k31'z)~~~'`1"~:~'. c~L ~1~~x' ~3-c~~,~ Cs.et~~:~: ~z~r S::C~~;~~_ti;~(.$€c>~~ t:t~r_~~: 1x.z~,F~ v~zl1 1~c c~~~~:~.i.t-~~-,c~ ~~,~~~x~ r:~t~~ i1~~c: ~~~~l~:~c~v~3. vi~ t~~e; ~`"i CE~~W, Tnc. Page 9 of2l .F} ~~'f~iie i~~iawi; pianr~ed l3eveinpr~7ent({`~Jstt.sf~}Lt ti/tC~D's1~€Cr1'!'.sE-}~} -'" '~.;:y oz t_.ctar_aac i. u{uU, v~s::~Otl ? *.. ~~4..,.a. `ti Duncan Deveiopent, Inc ~ ~,• y', ~, , ~3 3. The anticipated rate c}f developzrEent, Finding: The project will progress at a rate of development of 3Q--45 home s~arts per year. ' ;^r ~r ~" ~ ' ~"~:F r' c_ s=:,lr-3 :x-} ;}t t~Y~l ~ q•:,~t ' ~{r~s, ~-: F~•f i!';'~ t' ~ C'r~3 £Si~~ cll ; ('~„ 3 i :' i ~~~i'~ i ~~~3~~i::~ 4s ~~1 -5' I°". ~:5•. i' t € .i~.3 {..:3 .ft .1?: ; ,.. .a:. .. ,t. ! . _. . a , .. ; . • c ~. .. . . .;i~Y~c;C.f {:~ Y 3 i.3 };` 1':j~j ~+~ :,3S.,S,I.i~ IC.;C.~ k.t`!i`st'.`3 :`fi't ~.~'. C~.)?:i{:'~ ~ 1 t.~s;. {}fi.l;.)£i`~i 4. The approximate completion dates for each. stage, Finding: The developer anticipates completion of all of the infrastructure in the .late F'aii of :~uv t , with construction of the zznai dwelling units in :~uu~. I'.'€C?£~.€~.i£'.czL.i`v'I.'3~ ~".~"lw ~7~;`iif'~''.~~3~~t" ~`tcs~; if~lCl:fC'.r?.~C~. ~.~:ic3.t: ~:'r~'l.`-'.~.:z1.z?~, i`i'11 ~:?'~ ',.`~,f'.~(;X'YZ'z1.7:?~°. C? `t~~:~; Suf.:'<.~`~{.€':! C; 4's t'1Ci't~:i£3I~;~. it 1~~ ~:~:j,~`£;f.:?'£:ji ~~'ic~.i. 3~~. ~Ji ~3.t1i.::~: ~,r311 ~~f- r~'lS~~l 1?7. v.r1C', ~')hc;~~://, S F.7" :-~ ~ ~r} ~ z.,: :, rE ~~L.s~ .:.{ 1 .', ~_ L'':,Et .'. c'? F' 3. `~ Stf.~'~.~. ~(t)~S[r.', t~l ~.txf:: ;~;€C?i"c~4 L.v tlnj } ~~ ... ~~ .. 't~:.s .t ~r _{"` )-.1' ?~ 3t'1. Q...'. 5. The area, Location anal degree of deveiopment of common open space that will be provided at each stage; Finding: fihe public open space will be graded and landscaped with installation of ail amenities prior to occupancy of the izrst dwelling unit. .s1'..a L.; .c 1, x+,,, C. I..t L31~. ~~. _'~,i. ~.{~.~~. t..t.~,~C.~f ... 1.~.1 .EjlS 4 Cf .. .!k t.~• ~ ,3e4. '3. ,~.1` '.'C'....) C:i-. ?.'"ii'. ;`'c2~t ~:(:37'1.i','.:' ~}~~ (~i"~(.' ;}~~ c?.£I{~~`. ~e3.12i~:'z{_:c'(.}i'C:I £`i~L~CI: .^-z.f.i]C3.I#"~.i7i~ }:3Y"C}`1~:'1 E::E~'.4. L{. Agreements, provisions or covenants which govern, the use, maintenance and continued protection of the planned unit development and any of its comir~on open space areas; Finding; A copy of "draft" ~C 8s R documents governing the PUD development and. tine open space are included with this appiicatian pac:~age, 'T'he Sinai ~.:;~: ~ R documents will be reviewed and approved by the Planning Director prior to recording the zznai pint. 1 ~~ %... !. ~. ~ s'i_:n ~..4 {,%:~~~ , ~._~.~~ .-~ j..sli. t l.~ £.t ~ }`~..' £3 ~. . 'E .F ~: f._\s ~t. lea' ~. ~ c's ~... ~ G. The following plans and diagrams either separately or contained on the figures contained in subsections A through D of this section: 1. An off street parking and loading plan, Finding; An off-street parking. and loading. plan is not applicable to a residential deveionment. The desi>~n of the ~pubiic streets accommodates on street r~arkin~ • r v ,.f, }r,- tr.~ .r '~ i:- y..~~. iiS~E: !.:` ~ .~,...,- ~.~°`~ 't"1 y ~t z^ r;Y; j'?.^. i, 4.:[:4 t~ 3i:. l l: C7E (,}. •i+i*,~:€i .~}{}(. ..._ ''s .Jf`i 1'i`" .... ''€ ~~C.+,•e~ s)5.. 3 ... ,.<€ !s i.... . iF t:.=-r~.t~'..?~i ~.~£-ix'~!,,s(; ,7;. £.~~i'..°;ilf°' i~ tt3{;~k. ~J. .~s~?s-...~,v. t:i ._I.-`>.. _ ._~i.~~?'t`3.~% t.~.~ _. ;_ .. ' -,e:. ;•~ ! f' 3 ! L 1. ?. f !"l.: r f i ?7 i °,.i ~ "' L d • .. ~ .. ':~. i .E ; i. f k.:_ ~ ' -i, i i t-.' (e. ~.. , ~ .... ? 3 f l #. ~'. f.~ .':' .. ~scr? .~? ,.~.. ~~SL~w.Inc. ....... -~..~._..~.>~. _.. -- _.~~age ~{1 oL'~i Vvirt;te 1-iawk l"~lan€~ed t:ieve€e,~,z,~er~t. fi~~l~.ft~l€2 it~€€7t)il~€f~l~"t'3C}t{i'~ - a' ; ..,.31~' C~3L t,..yr'23L3 Q3 t tS 33 iC, tJl. C.g1111 y : ~., fg u~zacan Development, Inc :~; ~ ,y: '"~. r ~ t" ~ ~ . 4. 2. A circulation diagram indzcating proposed movement of vehicles, goods and pedestrians within the planned unit development and to and from thoroughfares. Any special engineering feat~z.res and traffic regulation devices needed to facilitate ar insure the safety of this circulation pattern shall be shown, finding; The proposed pedestrian and vehicle circulation plan is included with the drawing package. 'i he vehicles will travel on all pui~lic sTreets anti alleys, and sidewalks and pedestrian oaths are provided for non--vehicular Travel. ~~,r ~~ ~3 ;r., ly ..: .i,,.,, ~.'.,,"t. ~ i !'~ ..' .fit- 4j~ 't, L";. i"~rt~ ..i E `.~ ~:f.:.~a' --., r.:-. ~~ _ ~ :a 3t~3i.~..,r_.,,al.E{...Ii. t tl.t. 1i.t}-..ids. C..~S ~:iE~C: ~.tt.r_ 1 }t~3~1'~„- .~.~ I#~;~:. i~;~ ~4;_Y~;~'e.^iC.4?'~ .. ,. ..:+.._. %'ii.::.'~"'.7;,+ Y ,~tii ..1 c r?v-; i~`r~i -~E'~'3 ?Jl i,`. 11.i~,._'.i~;.f}`t c3(`(l ~~.t?.?E_r~N{~ :'>{. ~': ~. A landscaping and tree plan, l~'inding: Preliminary landscaping- for the open space is shown on the plans; street trees will ire installed per The c::.iTy"s planting. and spacing requirements, ;t%t~}lC~t:~1~;c'~i:~.l}'€1: Sri-~~~~:;°zCg;~~:}%2'i~ {(}~' 3~~77"t~ ~;iJ~:.Iw :~~?b~:'E: Zv1~~ ~"~~; ~~)S"~:i%3C~C:=:~ ~.€1F~ .si.C"fy~'~ I.:C(s£', ~,xi 3. ~.!. 1.}~~ ~.~+.7 l.ci. ~.~{'L} ~4i.~ LIT(.'. ~._.I ~.V .~ ~`3 !-G~~.~. t~i.k ~~ !'1.~~.~~ {7~1f'.;.C:1 ~~ .~~', ti~t3 ~.€~~~. _~~S~t~us. 4. An economic feasibility report ar market analysis, lj`inding; An economic feasibility/market analysis of the Medford/Central Point residential real estate n~arl~et is included in section x-v~ of this aanlication package. An 5. A solar orientation plan. showing the general orientation of buildings and roof slopes to each other, to streets, and to the landscaping and tree plan; ~`inding; A solar or ~entatian plan is oat applicable to this request for a residential deveiopmenT. lots i through r meet a standard solar orientation requirernent, as do ~3 through 28, 31, 41, and 54 through 91. ~3°l0 of the proposed lots in The ru.u meet the standard orienTation for solar access, '> he majority of the remaining lots will have some solar access potential because They erTher face west [lots ;~:~ through 4y~ or have a pui~lic t2{~G~ on their west side (lots 8 through 22~. This allows western exposure for some measure of passive solar opportuniTa. Ii~ICaC~1~1Cc'z~.3f}I':z; ~4~ I:ti~.li~wz.C}Il~~ c's_~JC}L%~,c~t ~C}~.~.1` Cs'x'I+tl~~i`L~C3:C~ ~~~~=a.:R~ lei I~C~i. x'~~C7~liCc~~C~~= ~:t) f1:~~4 ~~:t.~t~i.e:s~.. ~""? ? "3 C~SNW,1nc. l}aye 11 oi'2i a., white 1-lawlt ijianned tJevelcrptner~t f~~It~J(~ft It~IC71~ll~l£:l~~l`I(?I~i} ~ r:x +...ity t7f ti.,r,a:.:wc c t`3~i, uiC~~zi ,;~t~' ~ } ~, ;~uncaa l~evelopzxaent, Izzc ~1~ ~''. ~l,~K~:~4,' 1-l. Other pertizxent infarznation shall be included as the planning commission finds necessary to determine any appropriate azad desirable requirements that nxay differ from #hose ordinarily applicable under this title. Finding: Reprosentative home footprints and elevations are included for the rear-ion ~ara~e en~:rv uni~s to dernonstral<e l:tl.e flexibility this Yv:l~ pion r~rovides for home-builders catering to a diverse section of the re~ionai mari~et. [=?~lt;(t~~'3.(',~=.1'%I~; 1''z3.1~',~•' i;}c~~:i,f'.{;~ l~l~~.`: ~"1i~3.~?t- ,t.,7C''i;~3 1,13,`2"ltkt%:;€.t';C~~; 't.Ii4:~3'f?;}t(.`~ ~?E. €1}..x7~aS.~=~'.;i {'Y;i€.`. .'.~._ ~ .lE~7~).i.[~.! i,!ir`ti-:.i:~2ti'.. {~l..i.~.~~. ~.. ~tss: i ()3~~:.i£.~C.. l~. i~`~I"I`~s_i!~ .,'3,.1':' 1.~~''..?'1ljtl~,; ~} ..:i},.1~'t;.i~`: ~.,sf." ~..'.~.z:.,el .... 1.EI~li~i.~.t; ~ll~'3~; i:. <}j)~iist. f`l.;~,~E3.,~, l.i.;~ 1,3'~ie.- ;.%',c:i;:~'~l.`. t'x".68.06t1F _ Final d.eve2opxnsnt plan. A. within six. months fallowing ilze approval of the preliminary development plan, the applicant shall file a final development plan with the city, containing in final form the information required in the preliminary plan. The same shall be reviewed by the planning commission and decided by the city council as set forth ixx Section 1.24,00 of this code. The council may, in its discretion and for a good cause, extend for six months tlxe period for the filing of the final development plan, Finding: fihe developer will submit the necessaxy Final Plan documents i'or review by the Planning t.:ommission ana the ~;-ity council within the stipulated tir»a~r~m~c B. Tlxe permit for a PUD shall expire and become void one year from. tlxe date on which it was issued unless an application for extension is filed anal approved by the planning commission. The one year shall commence with approval of the final development plan. Finding: The proposed development will commence within the stipulated one year tirneframe. or an abpiieation nor an exlrension will be riled. C. within thirty days after the granting of a permit from a 1'1.117 the permit application file number shall be indicated on the zone map on the lot or lots affected by such permit. 1~1nCt121,~-~,: ~l t'1e Zc3n~ng maps will l~0 amenctec[ as n~CeuSarV ~7V IuriSCliCtl.4n stazf. D. The final development plan shall continue to control the planned unit development after it is fitxished. Finding: fihe development of the PLTD will be consistent with the final development plan throu~haut the construction ol= the subdivision. 17.~58.E)7Cl - ~:eantr~l cif t~€e FU)~ during a~.d after aoxnpletian. If the city council finds evidence of a major deviation from the preliminary or final development plan, it shall advise the applicant to submit an application to the planning commission for amendment to the plarxned unit development, An amendment shall be considered in the same manner as an ozxgin.al application. A. The building official, in issuing a certificate of completion of the planned unit development, shall Hate the issuance an fihe recorded final development plan. l3. After the certificate of completion has been issued, the use of the land and the construction, modification or alteration of a building or structure within the planned unit development shall be governed by the approved final development plan. ~,. C~;SI~W. Iz~c. }?aye I2 of ~1 i~r~#9#t~ #-#3wK #3l's#Tl}lei'S #)evCtt3T#tSIC;T'f~ii~3i`'t.~l}If 4'Vi{}~}~P`#l:l"'t# #{'}I~} y<, ~ ', f;iiy a;'f„~i€~: Ai i t":iia~;. ~S't"E~ui3 .""''~w. :~ ~s 13unGazz Develapttzezzt, Inc ~~~5_ ~,_ ,' C. After the certificate of completion has been issued, no change of the approved final development plan shall be made without an amendment to the plan except as follows: l . lvlinor modifications of existing buildings or structures may be authorized by the planning staff if they are consistent with the purposes and intent of the final plan and do not increase the cubic footage of a building or structure; 2. A building ar structure that is totally or substantially destroyed may be reconstructed without approval of an amended planned unit development if the reconstruction complies with the purpose and intent of the final development plan. D. Amendments to a completed planned unit development may be approved, if appropriate due to changes in conditions since the final development plan was approved or because there have been changes in the development policy of the community as reflected by the comprehensive plan or related land use regulations. E. No mod~<:ation or amendment to a completed PUL7 shall be considered as a ~,vaiver of the covenants limiting the use of the land, buildings, structures and improvements within the area of the 1'UD. All rights to enforce these covenants against any Gkzange permitted by this section are expressly reserved. Fir~ding: The development of the PUI~ will be consistent with the final ~`~'v~~^p'''?°`t'llr p3.aT.# T~r~'t:k~naulr ti2e consl:ruCtion oI i~o~`n "l7hases. zVo amendments are contemplated at this time. Any amendrr~ents will be governed by the preceding section ©~ the %:entrai mint sviunicil~ai %oae. i~iiC){~i~1.C;c~~I:1C,11; Is.u t?'1C:3%l:it)3"`sC1C~ f.;cl.~"'~3C:i~ 1,i'3 f.F3rtS ~1c`~.i1`~i.tr~, ~~'1.<"' L~~~'~~C3j.C~",'i' -~li~zC.t~~)c~fvt`, l:?`s.t: 4~~~:)f~t'.'1u,i~1~ `~[: ~:C~~:1"~.~~1C'iF.Cz 7.J"~ `~~~~~ ~ {3~'"[J~J~~!~l'III,;.s C~z}. l.~"1~ 'sc!l~c'~~;1, <. ._. 1.'7.68.080 - ~ceptions to zoning and subdivision titles. The planning commission may allow exceptions 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 shall be based upon the applicant's demonstration that the objectives of the zoning and subdivision titles of this code will be achieved. A. When the spacing between main buildings is less than the spacing which would be required between buildings developed under this chapter on separate parcels outside a PUI~, other design features sha11 provide light, ventilation and other characteristics equivalent to that obtained from the spaezng standards. Finding: The proposed building setbacks for the homes constructed ~ehrou~noulW ~cnis larojec~ are as loiiows: Front yard setback to hawse or front porch 15 feet min. .Front. yarn selrbaci~ to garage door ~u ieez min. ^ Interior side yard setback (regardless of stories} 5 feet min. ~~reelr side yard se~bac~ ~ zeelr min. • Rear yard setback to house S feet min. rear yarn se~baci~ to garage door .~ zeel~ min. The objectives al` the setback standards of the underlying zone are met with the proposed selrbac:~ varia~ions, while providing ziexibiiicy and opporl~uni~ty zar development of a wide range of home styles. Allowing homes and/or porches to ex~ena closer to the streei provides a varied sl~reerscape and allows resiczen~s better opportunity to observe the street from franc windows and/or porches. ~maiier interior siae yard selrbacKS zacizitates aeveiopment oz the ~'ailev-loaded` logs with aetachea, rear-loading garages. - ~ ' C.CS.NW. 1nG. Pane 13 ot'21 t}~fi-~.~e 1-1..x,:,rL C>lunn.~~,r~i 3~`~k~tralnrarr~os}ttfi~.ls.((~C~ hhfl,I'~1~i;3lnf~'F'itlhi} _ i...1L}~ iJl S...Gk1t3 Qk .C Ulk3I., lJ1 G'.~VAA .: {~" tSr~fil,: +i 1~1,3r!Can De~lelnnn7ent_ ln~ r * , Y - t ~ 1g~, lot coverage foz= the individual lots shall be a maximum of 55°ft, for the "alle~- loaded~~ lots ana ~l-5~fo zor >rne ver~me~er ~:raaa.uonat logs. ~ ne ~nCx~ea~¢c~ x^s coverage allowances are balanced by the. larovision of a nark for active l~lav and community use. and the addition of alleys to remove muci7. of the residential "~ara~e-associated'' vehicle movement from the interior streets. i:fi.'.:#C7ll?.C.;c#iEtjt"~~ ,.~ ~"2:.'"F',c~1"~-: ~:,{r :.~la£;r%.. ....~;'.::~~.'#vtl~°. _~ `t'4'..~l #.t":i'. 3~,YG k3 j;{C;t il'117i:~~J3f:c3~:<€~'t"i .. ) , ,!4;I~,~`)..~:L i_i3.C ]~,i}r) ii~u~~.~ ~ ~i,SS '3~~. `~~~~r3.k~~ ~"C.(:;!>~~:1v3.`~.?.~':lf~~ \. .,k. i L L.+<-. ..~=~ ~ .. ,itjf~~.d ~ ~ i.~ ~ 3F _... 3i+.. 'l .C.ft.. i z : t.. _ ~ 1.1... ; ; .. 7 ~ r~ s. i.. ~..'. `:.....~`'.~; L : ...I C": r3 , # # Cl l'= ..#..~ ~ S 1 .=. i.'; f , .i . r B. Buildings, off-street parking and loading facilities, open. space, landscaping arad screening snail conform to the speck standards of the zoning district within fifty feet of the boundary lines of the developnr~ent. ~'indin~: The development of the PUI~ will be. consistent throughout the oraiect, ana urili be combatlble with the ad.iacent development and zoning aisiricts. No off street l~arkin~ or loadzn~ facilities are ~ror~osed for this residential develot~ment. W l,~l ,f ..~,.#~..,.,,-#. ~~ ~-,=ice ~ `:. "i.~'13" ;~:~"t~_ t°- ~i '}r:, ~r~ s,-~' ~' 3Cs F.1 .c. _s,fl.. :-4 r ...e~.~ ~.~c._t a ~. ~x 1_, L t, ~tJ"f.~V1C~{.,.: Gt i.~:.t1'3. t s. L:, f { %' ', r'r ~ . ~ Y-i : "t. i .~ . ~-• i :, i ~ },' i 1 `~ ) 7 ~ ~ f 3.. a ~. r~ c.; ' r ~ c; 4 '€ ' Y 'r s ,,_~)z"s.zk,f:,, ;C.,. .. 4;I_ ~-E ..~:r...c.;.:tt... .. :" ~~' i;C.11~;_.;~~s.tli t.^J,,...~ f.#t:.. _.%~s1C~c3T"~ ~ ~_I~' 7i~,.:i.tl.t~~. ;;~z."1.C~:. C. The planning commission may approve building heights greater than those authorized by the zoning district. The applicarzt shall demonstrate that: .~indin~: The homes proposed for this nroiect will be ~ =f~ stories or 35 feet tali maximum. as allowed in the underlvin~ zoning district. D. The building coverage far any PUD shall not exceed that which is permitted for other construction in the zone. Pindin~; Please refer to subsection lAl above addressing t'ne adiustrnents to various sx~ecific zoning district standards. and the x~ronosed deviations Pram i-hnc~ ctarar-~arr-3c v E. when a PUD design would require exceptions to the regulations of the subdivision title, the planning cormission may grant those eondztions as part of the PUD. Tentative approval of the prelirninazy development plan of a PUD shall also constitute tentative approval of a tentative plan. under Cl-~apter l 6.1o if the materials are presented in the manner prescribed by subdivision title. Finding; Teo e~cel~tions to the re~.lations of the subdivision ordinance are necessary to facilitate the approval of this YU.u application. Tentative approval of this Pl.T3~ will also constitute tentative apx~roval of the preliminary subdivision plan. T'he necessar v materials as required in 1 isle l b - ~ t~.1 ~ have been provided in the -preliminary drawing pac~a~e. ~~. ~~ CESNw_ Inc. Page 14 of2l mss 'txtl;ite ~-i~;:.~ ui~:;::tid ..uve.:;:;t~~e,^.t~~~if`:E:?l2 ~;~tt);~~~.li;J;:-ii.)^:? _ _ x Y,.ii~ :,iE t.,.~iztp lit S :J T's T.l~ ~>{iG~,Vi1 _. ~~ +~ -p ~~'J ~,_. ~, ~. ~lI?lu2?'I lrke~lel03"Jir~eX~t, lnc J „- ~.. , _~' 7.~.6F,094} - ~iccessory uses iu a planned uzxit development. In addition to the accessary uses typical of the primary uses authorized, aeaessozy uses approved as a part of a planned unit development may include the fallowing uses: ~"inclin~: Nr~ accessc~fv uses are ~rox~c~sed in coniunctic~n with this residential :~~~ develcl~lnent, _ ~. _ a ltrs. ~i'~.1#.`C~t~,.7 ji'3' j,~ ! s. ~~ ~_~~ i i if;`?.~;-`..? `~~.C7+. e~x`.~~Ij C; :3Y r r ~` ~z.:; t~.::7~ S.4 f.~ 't'F': ~~ ~i £;C`.,=~`; ;^i (~ "E:.;^~`.a~' t fui`lby;.~..,.i.'°.f r~;>~l-'?~3'1 ~~ ~~';7 t r~~ CY" C.~(~ .fir)..:..""~:..J ~]~~~-}c:_ Lw~ E. ~. t 1 i"[.5 :-~ f . t. %3. C~ t-,~1.?~)Ili=`.'.:~`i.i . ~ ~l.t, z:i 1: `r."3_-Srx:'i .(I]`tE° . 1 s ;,:'. _ `V~y'i 1, ~y.. ~,. i ~ y r. f. „1 ~: f. ._s E f-f r .,~ '~ ..., ~, ...f .~. ~ 1L..z t; ,V-.` iY;, i y .F.+i'c i~ :~ t }' /, E' s'i~ t;5,`t, v;:: Llti~ ~T i.t,.t::. 3 5'.:>i~i%8a i;: }lf-` .L-, .3`.}~. 7., 1C ~ ~- ~ ~. ;~. ? :C, ~±t.~.}Y`r";er~ j.;t3:1`3~.'tf.;?"s. ,'~IC.s'~ s:; ~i~ C` ~<''if t t..,,,£. . ~ ~.~~.~,~~ - ~eI7.$lt`~+ ~SOIEIIS. A. Within a PUD, the planning commission may authorize an increase in fatal number of dwelling units of up to five percent above the number of units (rounded up to the next full dwelling unit) otherwise authorized by the density requixeznents of the zoning district. Far an increase of dwelling units to be permitted the planning commission shall find that the development will contain distinctive qualities or overall excellence in the areas of the site planning, architectural design, landscaping, solar orientation and recreational opportunities, which will provide a superior living environment and enhance the general area ar neighborhood. B, For purposes of this section, residential base densities to which the allowable percentage adjustments may be applied are. Zoning District Maxizxxum 13ensity of PUD Gross Acre R-L Residential law density 2.0 dwelling units per acre R-1-6 lkesidential single_family 6.0 dwelling units per acre R-1-8 Residential single-family 5.0 dwelling units per acre R-1-10 Residential single-family 4.0 dwelling units per acre R-~ Residential Lwa-family 12.0 dwelling units per acre * Before five percent density bonuses, if applicable. ~idin~. The develot~ent Oi the rU~ will 'ire c€~nsiste~t with itle densit~r of the .~ single amity district. and will be cc~lnriatible with the adiacent devel~anment and zanin~ districts. l.'i`.68.I l.tl - Comxtzo~i opera spa,ee. A, Open areas may be accepted as comznan open space within a planned unit development if these requirements are met: l . The location, shape, size and character of the common open space is suitable far the planned development; 2. The common open space is appropriate to the scale and character of the planned unit development, considering the PUI~'s size, density, expected population, topography and the number and type of dwellixa.gs provided; 3. Common open space will be improved for its intended use, although. common open space containing natural features worthy of preservation may be left unimproved. The buildings, structures and improvements in the common open space shall be appropriate to the uses proposed far the cozxsmon open space; ~. The development schedule coordinates the improvement of the common open space and the construction of buildings and other structures in the common open space with the construction of residential dwellings in the planned unit development; 1.~, CIfSNW_ Inc. Pane 15 of21 White Fia.~F; i~ias.s;ed 1?etre(o;~,stet,tt?:~i~.3:.'K (~hC?l?!l;:C:,~.".':(??~} -~'•s' x. .~..i4j' ,".F 4C.:;t::.l I~iM1JAy.. r~~w;;,. s . i,. ~{~.~'' i _`~ ~ "~,~ ~~zncan L~evelopznent, lnc `~ ~ '.`;3 1 f 'e ~- .~.> ~ " '; ~:~' 5. If buildings, structures or other improven~.ents are to be made in the common open space, the developer provides a band or other adequate assurance chat the buildings, structures and ofiher improvements have been completed according to the development plan. f3. Land shown on the final development plan as common open space shall be conveyed under one of the following options at planning commission discretion: 1. To a public agency which agrees to maintain the common open space and any buildings, strictures ar other improvements which have been placed on it; 2. To an association of owners or tenants, created as a nonprofit corporation under the laws of the state, which shall adopt and impose articles of incorporation and bylaws and adopt and impose a declaration of covenants and restrictions an the common open space that is acceptable to the planning commission as providing for the continuing care of the space. Such an association shall be formed anal cantintxed far the purpose of maintaining the common open space. Common open space not conveyed to a public agency shall be in addition to and not in lieu of the land dedication ar fee required in Chapter 15.2(7. C. Common open space may only be put to uses specfed in the final development plan. No change of use allowed by amendment may be considered as a waiver of any of the covenants limiting tha use of common open space areas. All rights to enforce these covenants against any use permitted are expressly reserved. 17. If common open space is not conveyed to a public agency, the covenants governing the use, improvement and maintenance of common open space shall authoz~i~.,e the city to enforce their provisions. Finain~: 'I`na {span ~paca wi~~ 'ae cc~nveved tc~ ~.e Ciiv _ if ~o requzre~ _ c}r cv~~i be retaznea ana mana~a~ by Ana ~.c,maowners .HSS+~ciaiian_e .. _ ~:-i? "r, rti ~~x~z q-. • t-~~"~.'x €-, .... ti~ ~i. ~ ~, ~ 'tom ~ [ t.. 'rte ~ ~ f~ ~" ~ t 'c ~ ~~ §. €'sC4~. .:.~t:,.c.- ~ ,~~. . ~..:, t_?"t'~.: `}C-~.F''C..: =r~C~'~'~ .r~s~~c(tc; ~x-l .. ?," .( _,fs.i."1:'f~ {:..? "si's.r._.3'c.:£;;'C~ ..)r 3t: x .. ... _ 1'T.68.~.~£~ - Genera( ccsndit%on.s. In permitting a new PtTI~, the planning commission may impose, in addition to those standards axzd requirements expressly speci~.ed by this chapter, conditions which it finds necessary to avoid a detramental environmental impact and to otherwise protect the best interest of the surrounding area ar the community as a cuholc. Those conditions may include, but are not limited to, the following: rind~n~: ~orr~a.i~i~ons r"3 ihrou~~~ ~ of ibis sec~icrn os ~~e ar~~nanec appi~ to commerCia! anci % Cif` inCl~Strlal ~-`1J~ Cleveib_li}men~s and ti~erelore. ara not anbiica~ia t© ~nis ~aauas~ far a resicianiiai .~i.~~ sU~division. - :. ,... 13:f1Lstiilt~..'~.1:).t~)t~: ~._,:3~7',~~.~;f;t"t. t:~"t~.C7. ~,~~~~:~. i~r.i_ is}~ C}~.~ft"3.~'-;,zc~~~~'' 1~"lcz].t`1.~ctxl'~~;C~, i3fi S "';F' ~; t:FSI~W. lnc, Page lE3ot21 ~'I~ite 1-I~tvl; I'ian:.ec! iJevela.m~e;zt ~r~nn.l4.?K ~h(.ll?!li`3(,I+~'I'3{.?l~!? ^~Y,y: ., r'it-~ of on!-rye ai Pvl:it ~lv~{', ._ .4, Duncan Development, Ine ~.,' ,_ f.~! 1'~.fa8,~30 - I~eszdentia.l conditions. Punned residential developments may have the fallowing conditions attached: A. Friar to the issuance of the certificate of occupancy, recreatianai facilities shalt be instailed as may be required by the planning commission; B. Pedestrian movement upon the site shad be encouraged and separated from vehicular traffic through a comprehensive system of paved pathways; C. Development far residential. and accessory uses shall be at a specified maximum density; D. Off-street parking shalt be provided at the ratio specified in Section 1.7,64.0417 and for visitor parking, one space per four units; and for recreational vehicle storage, one space per seven units. trehicles shalt park only in designated areas or stabs. 'T`here snail be na parking wzthiza turnaround areas or main driveways. 'Visitors' parking shall be clearly identified and maintained; Ti,. Boats, trailers, campers arcd similar recreational vehicles may be stored in designated areas only. The permanency, security and visual screening of a recreationai vehicle storage area shall be assured by the constnxctian of permanent walls not less than seven feet in height; T<. "'T`ot lots" shall be provided in addition to adult recreational facilities far the year-round use of children residing on the site. The planning commission snail specify the number of tat fats required and the type of construction for pixy equipment; G. if units in the project are rented, the owner of the subject property shall provide for the regular and continuing maintenanae of all structures, open space and Landscaped areas and all off-street parking anal maneuvering areas. An. agreement guaranteeing such aontinuing maintenanae and giving Lien rights to the city in the event of lack of said maintenance shall be submitted to the city attorney for his review and approval prior to the issuance of any building permits; T-l, Tf units are sold individually {condominiums}, a hameourners' assoaiation shall be established far the purpose of permanency maintaining ail of the subject property, inciuding Gammon areas and individual units, buildings and structures, and a homeowners' association agreement guaranteeing such a maintenance by individual owners and providing far lien. rights and reimbursement to the city far any casts incurred thereby snail be submitted to the city attorney prior to the issuance of any building permits; 1. A bicycle path system shall be provided that is either integrated into the pedestrian sidewalk system or designed as a separate system and appropriately marked and signed. The system should include bicycle access to all dwelling units, and such facilities should connect to the city's bicycle system plan. Bicycle racks shall be provided far residents and visitors and other features that may be required. tndin~: .~n~sr necessary canditic~ns cif a~~ravai will he ~Iaeed an this ~raiect. C3lYap~c~: 1£.1E1 TE~I'T.~S.fi f~I.ls,1V';~ ~f.~.#~.Gt1t~ - ~ub€aissisu ~€aiaplicatior--ll~s',~ing Ease The applicant shalt submit an application and tentative plan together with improvement plans and other supplementary material as may be required to indicate the development plan and shall submit ten copies to the city together with a filing fee defined in the city's adapted planning application fee schedule. The diagrams submitted shalS consist of ten copies at the scale specified in Section T6.10.02E7 and one cagy in an eight-and-one-half inch by eleven-inah format ~`inding, finis application fora 9 ~. Tot residential PUD and tentative subdivision is accarnpanied by the current filing fees and the required ca~pies of t'e tentative I~Ian. ... k~ ~F . . k i C'.`. t. {. I_r #,}tIi Gt :. '}!~ .r.. }. .fl~: k`. S,.TF~i ft ~~i~iit ~~3 ~4~j t?.ili f. .: ~~~t' {°?`..'t.r fµi.~t ~S, e.~}31;*.. it {.~~ - ..~e ;,fib'. :~f f:`)E i:i.~it :~;':.i l~ {~{Q {: :~~'.'. S~ ~~{ '~`t --F4 .ti~ C .~. t.} 1 tt ,. ~; ,r} Yf. C ; t. ~t.?~ ..-~ i~_S L~.i 1 ~~ }}5 U ay~r CI~Sl~ W. Inc. Page 17 of~2l White l-lawlc 3'lazzzred f7evelopine3rt {[U€f~:!{J12 MUL)1l=1C:A`i"it)N3 ~ ~:s:- fG4n~~l na;~rif nrmn„r; "-"~ _ ~ a. ~.tllliC~l3 138Velap2~aeT3t, 1riC ;,_Y ~ ',;r fat ~r. ,,.~ '. ~¢ ~ i , ,Y4 . ZEs.1t3.C}15 - .L4,pgl~catian arxt~ re~riew__Fees< ~.___. AppJicatians and review thereof shall conform to the provisions of Chapter 1..24 and all applicable city ordinances and laws of the state. All costs of administrative and Legal staff time casts, plans checks, canstructian inspection, preparation of agreements, ion excess of the ding fee, shall lac borne by the applicant and paid upon billing lay city. Failure to pay such casts as billed shall constitute grounds for denial of fznal plat approval or building permits. Finding: Any necessary additional fees required for processing and approval of this I~roiect will be borne by the alaplicant. ~'iuncan ~cveionmcnt, inc. and. Wald upon demand. 16.I0.024 -Scale. fibs tentative plan shall be drawn on a sheet eighteen by twenty-four inches in size or a multiple thereof at a scale of ane inch equals one hundred feet or, for areas over ane hundred acres, ane inch equals two hundred feet, and shall be clearly and legibly reproduced. Finding: The tentative plans and preliminary utility drawings are drafted at the requested scale and reproduced on ~4 x ~f~ inch sheets, which are a multiple of i S" by 24". i',r~C)C2f:~l(~c:~2C332: ~. ["l.~'~^/ ~"?1.~-1"~ u7 l: ~-?cif ~,~'~3`I ,.~..~'e~~)."t`~r.~:#:~'F# i:~~i~#~I ~:~`i.;.~ cs.j"3E7~~tic~~:fC;_t'~, 16.1{#.#l3El - Gex~era.l %n£armation, The follawirzg general inforzxzatian shall be shaven an ar included with the tentative plan: A. Proposed name of the subdivision. This name must not duplicate or resemble the name of another subdivision in the county; Finding: The project name - WhiteHawl~ - is not a duplicate of any other subdivision in the county. B. Bate, narthpaint, and scale of drawing; C. Location of t]he subdivision by section, township, and range, anal a legal description sufficient to define the lacatian and boundaries of the proposed tract ar the tract designation ar other description according to the records of the county assessor; D. Names and addresses of the owner or owners, applicant anal engineer ar surveyor; Finding: The data requested in the three preceding items is included on the tentative blot draw~in~s. la. A title report indicating all interests of record in the property which is the subject of the application. Finding: A title report for the subject property is included with the application l~acka~e materials. t;J~t:~!s3.i'~'~~.~.ixs.~' 7-'`. ~rl~.~~ EC:'}iCl-; .,... ~:%~~}it?..s~..~~~. i~ f:{-`4s ~~ Ef < lf.~.~ 1fs.10.Q4t} - Ez~is~ing ctarxcllfiaio~xs. The fallowing existing conditions shall be shown an the tentative plan: A. The lacatian, widths and names of all existing ar platted streets ar other public ways w~tl~zirz or adjacent to the tract, easements, railroad rights-af way and such other izrz.partant features within ar adjacent to tlz.e tract as may be required by the city; t'"," ` 's CE5N1~. inc. Page l8 af2l White 1-lai~rk i'lanned Ueveior~n~enttMA3C)l~ ivlc)I~11~(Cl~`I'lt7N} =~• ~. _' ;,l.y. ~:. ~~ .~.£ ~« :oral l~vx:i:, vw~.~'+cyy'CIn y. .-. ... M"rM~.., Y.J~ ..~ Duncan i7evei4ptnent, inc { _ ~~< `~, .~ ~,,,,~ ~` } 5 Finding: fihe preliminary design drawings illustrate all the pertinent exisitng conditions an and adiacent to the ~ral~er~v. B. Contour lines related to some established bench mark or other datum as approved by the city when. the city detez•znines that the nature of the topography or size of the subdivision requires such data. Contour lines shah have the foilowing minimum. intervals: I. Two foot contour intervals for ground siopes less than five percent; 2. Five foot contour intervals for ground slopes exceeding five percent; Finding: "opa~ra~ahic contour lines are shown an the orelimznarv utility nian. C. The location of at ieast one temporary bench mark within the piat boundaries; binding: A temporary benchmark is identified on the preliminary utiiifiv flan. I7. Location anal direction of all watercourses and drainage systems; Finding: preliminary storm drainage design is shown on the utility plan. E. Piatural features, such as rack outcroppings, rr~arshes and wooded areas; .Finding: There are no natural features of significance an the subject property. F. Existing uses of the propez~ty, including iocation of ali existing stz-uctures which t:he subdivider proposes to ieave on fihe property after piatting; Finding: T`he developer does not intend to keep any of the existing structures as part of the new development. G. The iocation within the subdivision and in the adjoining streets and property of existing sewers and water mains, culverts and drain pipes, and all other existing or proposed utilities to be used on the property to be subdivided and invert elevations of sewers at points of probable connections; Finding: 1/xisting and proposed utility lines are Shawn on the preliminaryy utility plan. H. Zoning on anal adjacent to the tract. Finding: honing of adjacent parcels is shown an an excerpt of the zoning map of the city -- included with the application package. I'sE±C?r?]~a€;c~.~.:€3F;.: 1-~ ;,f)CIEI~~3 f?l 3,., {,i ~` `.z Z ~ ~ tjt,~r F~;~ro- .~, ,~ ~~.:~. {- ~... ~ . -. .:. ~ ~ = .. €~~k' ~i'r-~ :t't`3 ~ t.? ..:i ,~ R.x 1 ~: `t 1,.. .s l'~.i.~,.a..1 cz 16.~.t}.O~Q _ Additicsual 8x~forxxaatiarxx. The following additional information sl~aIi also be ineiuded on the tentative plan.: A. Streets, showing iocation, width, proposed narr~es, approximate grades and approximate radii of curves anal the relationship of ail streets to any projected streets as shown of any deveiogment pion adopted by the eity> CISNW. lnc, 1'a~e 19 af21 white flaw 1'lannecl I?evelopznezzt tNiA.ItJl2 tvlUl711~CCA"fIUNI ~~ ~ 7 Ty , "` • a vit~'' n,~~.".rnti'Cni.i 1 {'i uYif. ~rc+nnn ' uuncan izeveiopn~ent, Inc v ii~~:'~*~ , ~,#-~ ' Finding: Preliminary street design and street sections are shown on the preliminary utility plans. ~~r~i tl t:zt~: mac: =.xi~}`~~'t: ~ ° ~. ,,. ;:~ i;i7i, ''(; i. ~~% :i. #~~ >~ ~f~,., a:.' Y ':-~;t.i;~:' (,i ~, y,' !~-t~.: ,)i.{~;1,{":~ [ g[ a- _.iic~'.~ :~l~~.t., l4-I ..i l.., .. ..x''~~~.~~.5.~.. C-t .:.J. ,. .. ., ., f L.'a,. l~ k r~. t. ."S. ~ i`5'f .~ c l3. basements, shoving the width and purpose; Finding: Tveeessary utility easements will be shown on the final plat., C. Lots, showing approximate dimensions, area of smallest lot or lots and utility easements and building setback lines to be proposed, if any; D. Sites, if any, proposed far purprsses other titan dwetiings; E. Area in square footage of each lit and the average lot area. Finding: Approximate dimensions of each lot, area of each lot, and proposed setbacks are shown an the r~reliminarv nlat and defined in an earlier section of the f ndings. The area proposed for the Open Space is shown an the preiimznar_y plat. 1.6. ~.Q.0~60 - Pax-tial cPeveloprz~ent. When the property to be subdivided contains only part of the tract owned ar controlled by the applicant, the city znay require a development plan of a layout for streets, numbered fats, blocks, phases of development, and outer iznpravcments in the undivided portion, indicating inter-relationship with the portion sought to be divided. The city shall have authority to require that any adjacent parcel or parcels owned ar controlled by the applicant but not included in the proposed subdivision boundaries be included in fire development whenever inclusion of such parcel ar parcels would be an appropriate extension of the development and in fhe best interests of the public, considering the development plan and the relationship bet~cveen the surrounding area and the area of proposed develapznent. Finding: The preliminary plat illustrates that the entire subject. property is proposed for development, there are no portions available for future development. There is a mall remnant of the property' left over after the realignment of ~ebhard and l~eebe Road, but that parcel is not suitable for any residential development. , ~.~.1C8.ig'~t~ - l~cprYaz~at~ag i~fa~rxr~atiar~. Any of the followitxg inforrrzatian znay be required by the city and if it cannot be shown practicably an the tentative plan, it. shall be subzzzitted in separate statements accompanying the tentative plan: A. A vicinity znap showing all existing subdivisiozts, streets and cznsubdivided land avrnerships adjacent to the proposed subdivision and showing how proposed streets may be converted to existing streets; Finding: A copy of the approved Master Plan for the area is included with the application package. The Master Flan shows adjacent properties and a preliminary street plan providing ma~ar connections throughout the area . ... S.k fl S.y _.. M~..r._ ?i.f;i -r~~. St'1i3~.. ,. ~+s. y.. ,.;.i ... 5(" ,. `It ~. ,~.i!E. ( 3~, `ei ii. sl :(i F3. Proposed dead restrictions in outline farm,.; Binding: IVo deed restrictions are proposed at this time. CESNW..Inc. Page 20 of~I White Haw1c P7Eanneci I:~eveltspn~ecat {It~IAJtJIt CvtUUIt~ICA`i`IC~1~) ~~ ---~'' vicar `;£vvnt~'a1 I'a:sit ~i°vnc Yi,_ t~uncan ~}evelapraent, Inc ~ ~.t -.r- -~'~ ~; . G. Approximate centerline prafiles shaving the prapased f-inisl~ed grade of all streets, including the extensions for a reasonable distance beyand tlxe limits of the propased subdivisian; Finding. Centerline proles will be provided during the construction document production phase of the project development. The area is reasonably flat and transitions between streets is not anticipated to cause design concerns. I~1. The approximate locatian and size of all prapased and existing water and sewer lines and storm drainage systems. Finding: The preliminary sanitary system and storm drainage system is shown on the preliminary utility drawing. i'~E~i%3C~l13~:c~€:3.C~33: `~`~(: :~"~i4 ~7~~£~~rti.~~. 1~~..~~.~~.~~ p~~.~.=i ~:E."c'::~ ~:,~i:~.ll i~~~7U'dc~~:~t:~ E) ~~€:~~t,i;~ ~.:~`JC 1'~.l f~~ S ~~ C31~7 C> 77 . 16.10.080 - fientati~e plan a~pra~nai, Approval of the tentative plan shall not constitute final acceptance of the final plat of the proposed subdivision ar partition far recording; however, approval of the tentative plan shall be binding upon city for the purpose of the approval of the final plat if the final plat is in substantial compliance with the tentative plan and any conditions of approval thereof. The action of the council in approving the tentative plan shall be noted an two copies thereof, including reference to any attached documents describing any conditions. {one copy of the tentative plan shall be returned to the applicant and the other retained in the city files with a memarandux~a setting Earth the action of the council. 16.112.09(? - Casxdi~.eans an tentative Arlan approval The city xnay attach. to any tentative plan approval given under this chapter specific conditions deemed necessary in the interests of the public health, safety or welfare,......,: Findin;~: Any necessary conditions of approval will be placed on this proiect. ~.r~11~. 4.: 3. 5,..~r"i~G7~~i }_~t-t. ~i t.f ~. ~_}j~{ ~~~Y:,, .3{..~G-t. 3.~'~i3l. i'7 .r'.i ~..~il~`i.,~ ~.~.I.f~ ~.i t}~}Yi.~~:~i ~!'1 i~t!3 ~.~~.f i~...CE ~~~.3~a 3~#LY.. a. ~,3 ~_.5 .~~.. ''`j i ra f`> Cl S3ti!'t~, lnc, Page 21 of 21 ,7ur~ 11 ~'.Cf>vl' 1z~}i~M HP L.(3`.;( l.,J` .t~ F#X ;~h :~ ,'~~~~~~~~~fi, Ins. a-rvtrc~rvncntal ae~3 '° ~ t :. ~~,ix~s*zs June $. 200T ~n11= ~~U~le ;;t ~ ~~ ~1IV t.r~~i'`'~; r:;'~~f~l Cc:~:t~~t rr~,!~#, ~P ~,~~ , r. [deer Ms. Gl!~ne. 9' ~'~"le (?C)ftlpn ~~~~"1C jl+:~Ci :(v~3('(~~j f~;l'" ! pr~;SEf~,;..~ ~:, U~° ~~' 2 ~~/ ``c 3 y ~~Ci~^T a i~ ~;'1t 5':~:~, ~(~+IIG '!1L~ ~b8~ c'3~~':1nV6~~"~~ ~j:; Jvf:ff ~ .C'~ ~('~V.JG'Ci( ~'lf<i',~..c"lt't}' `'~..1„' SCE t7ci'`'~~~'~i ft 5.,:`sfl~l ij~?E A~flr1fGG~C ~.~5:")C i 2 Cf1;~3i~ C~~ ~~_i i f ia'~i`, E;~ C~"'.T'.,'1(~ ~.~i;'1~;?, -.%•'`,E~ `flClij; ,`?2~ UE;call;,t1 ~~~V c.r.'~'v'vt3~ ~C?~ ~~ ,~~: l~lla ~fa~a ~~. ~~~~~X~ ,)~,lfiy~ ~,~ is'1 RV r~C! !~}' aSS1J(']if.,a l`l~? ~ ~j`~ rv~l_rnac'":I'~ ~, 1, ~~~(~ ~ ~~f''~"~ ~ _`t? fit; JL1 : j"~E c'~:~~:r.F;ilU~c Il?(Z';411:~ , if~C ~QIM'"1 ., -'=j 'j~'a;`iC~.~~,cf't2.f1':~ 1~1i1f~ USE:, e3t~11 trldLl~'C ?V t?Cf.,'.b' ~ ~~" ~ ;il' P.1~L.~'tl'1~s Ci; ~°~ Aw.~. a Viz; I'1 ~',d ~~~~ :w;} ~L~f;~. ~ ~~~)' .J`. C .a£' ii'~::~ 1f you heue any qu`5t~~.~.,, ;=lease tfo noT '~~ i1atC= tea ca11 rne, .~ ~ f ~, /F/'~r Pf r~i~ ~l F:,~ a ..,_..,r ~' ~i. . ~ '3:!:~ ~ r ~!, . v;. , ,,.c _:^rt ~+ . Jan ~~ 20~J'7 1 1 ; 4DR1•t F1P L.FISERJI=T FRX p. ~ -. ~~ I)etaartment of En~~ironraa~entai Quality 1~estern Region ;wugene C3~ce ~ ia~ F.,~~~~~„ ~~-~~, s~~~~ zip Tl~eorlnn Kulbn~+,aski,Governar ~ifsy'CITe,C}R 97401 €J~~ 1~ b~~7°7r~~~ RE~1V~~ .tAN 2 5 2Q01 ~~~. ~s~l>s~~-7551 TTV {541) 687-503 3anuax~y ~ 9, 244' RE: ICP Result; R~aort, EC~~ 4529 Mile Durlca~~ P.+a, Box 5656 Central Point, Oregon 975x2 Dear ~-. I3uncan, __ -:~7EQ re~ezveci your L~raf~ ~~c~pen~Ient Clea~t~p Prograrzz ~esu~ts Report far 7I 8 B~e~be load zn ______ _.. __._ . . ~;entral Point, Oregon. 'The report was dated C}ctober 17, 2#106 and we received this z-eport on tJctohcr 2{~, 206. It is our understanding that ycau submitted. the draft report to allow DEQ the opportunity to provide interira~a feedbag on the oven.-all cleanup process, but not for DEt~ to approve the remedial. action prior to implementation. 'This letter provides our site-specific consultation on the draft rep€art fanclings under cur Independent cleanup Program ~1CP) agreernea~at with you.. It does not constitute acceptance or approval, of the remedial actioa~ proposed.in your draft report. If you decide ghat you wouldlike D1Jt~: to select aril approve .a remedial action prior to implemcratation, please contact me and ~e can discuss the additional steps that ~trould lie r~uired. DEC, Comments oa Draft Report 1} DEQ xecoaxlmends that the hot-spot determination for Area A not rely on controversial adjus#nents for arsenic bioavailability but instead relies on a hot-spat level usixag ara assumed lt}fl°fa bioavailability of arsenic. Also note that arsenic's hot-spat level is ltlt}x the acceptable risk level (not lt}ac as stated in the report, 'The default hat-spot level for _~_.. -- arsenic ira residentia`f`areas is 39 rng,/k. ash creek Environmental could. calculate asite- specific hot-spot level for ara appropriate .future user and apply it to Area A, As brag as soils within .Area A are less Haan 1 ~(?x the acceptable risk level for this use, then ahot- spot would not be identified. If a hot-spot is identif ed, then your evaluations for ~cleaz~up ctpticans should be reconsidezecl given I?EQ's preference for treating heat-spat levels of contamination. We can assist you with developing exposure assurraptions for appropriate future scenaria upon yocar request 2~. ~3ased on the:draft~rep,~art, it appears the xernaaval- depth~should~ be slight]y beyond 2. ft irr.: areas ofTP-l2 and'~'P-13 in rarderto reach the cleanup level. ufhcier~t cc~nfirrriation sampling should be cotadaactecl to docuanerat the removal in Area B is complete. ,~ ~'~ ne4~~Xt Jan ~9 2DC37 11; 4Ct~lh9 HP Lt~SER.7~1 ~`f~X Duncan #t# ~l{1? Page 2 ~} Same soil saxrrples iz~ area C contain arsenic that exceeds the regional background applied at this site. "fie used a statistical method to estimate an exposure level from all Area C site data. C)ur statistical method concentration {9Q°fo upper confidence limit on the mean} could represent a reasonable, yet protective, exp~rsure concentration within the area of individual residential properties in Area ~'assuitiing~ the variation zn at'~ezic concentrations across Area C is homogeneous. The 94°I° UCL concentration in Area C is less than 7' mgTkg the xegional ha~ekground applied to this site}. In order for you to use a statistical concentration to represent Area C Winstead of individual sazrzple results}, your zCl'report should provide sufficient basis to conclude the variation of arsenic concentrations in Area C is homogeneous, 4) We prefer #o see a. demarcation layer (e.g., geotextile fabrics placed between the contaminated site soil and the cap in Area A. Contingent upon no identification ofhot-spots, and ec~nsideration a~.d adequate response to our . cortunents, the cleanup process described in the draft report for the Beebe property appears to be consistent with our rules for cleanup sites. Please note that a cap in Area A will need to be maintained. An Easerr~ent & Equitable Servitude (E&ES} would need to be placed on the property deed far this area. 'I'lie E&ES would restrict cap disturbance beneath the demarca#ion layer, require proper handling and disposal ctf eontarr~inated soil if it is necessary to work beneath the cap, and would also require thin the cap be regularl~r inspected. anti maintained. Having an E&ES on the property deed necessitates that we grant a conditional no further action. . ~e hops that this consultation is helpful. We look forward to receiYing the fins] lCl' closure rep€~rt for this site. ~ the interim, feel fine to contact me if yon have any questions. p. ~ Best Regards, ~ l+r~ ~~ry ~~y ,''~~JJ~~~~y~~~"'L;.~r~,,~~~+ry Pro,~ect Manager Cc. Max Rosenberg C~EQ-VirR.} . Amanda Spencer (Aslx Creek Associates) ECSI File 4529 ~_ ~~_~ t)F.C1.:SCt .. Bc~b Pierce, L7irector U /C or s Departt»ent Stephanie l~oaleft, engineering Tech 11 ~~ ~T PU.B.~I~' YY~?RKS ~S`T~IF`~ R.~'PQ.RT June '7, 200' AGENDA ITEM: Sixty-one unit subdivision for 3'7-2W-02, Tax Lot 2704 Applicant: Duncan Development inc., 25 South Front Street, Central Point, OR X7542 Zoning: R-l-~ Traffic: Based on the Institute of Transportation Engineers {ITE} Trip Generation Manual, asixty-one residential partition. will generate approximately 61.61 peak hour trips {Pl"IT}. The City of Central Point typically requires traffic studies for any development that generates more than 25 Pl~IT. The East Pine Corridor Traffic Study which studied E. Pine Street, I-Iamrick Road anal a poz-tion of Beebe Road was completed in 2045 and incorporated this development within its analysis. The improvements entail Gebhard Road being extended to the South and a future bridge over Bear Creek that would extend Beebe Road to the West. Additionally a new traffic signal at the intersection of Beebe Road azxd Gebhard Road may be warranted in the future. The traffic analysis was based on the fact that both Gebhard and Beebe Roads are widened to full collector status. The developer has agreed to widen Gebhard and Beebe Roads to full half street, plus ten improvements with two travel lanes, a bike lane, landscape strip and sidewalks in front of the subject properties. Developer has also agreed to contribute monetarily 'lz the costs to installation of a bicycle/pedestz~ian path along the North side of Beebe Road in collaboration with the developer of Gebhard Village PUD. . Existing Infrastructure: Water: There is an existing sixteen inch waterline in Beebe Road Storm Drain: There is an existing forty eight inch storm drain line iiz Beebe Road. Street Section: Beebe and Gebhard Roads are county roads paved to twenty-six feet in width, with curbside ditches. Engineering and Development Plans and Perzxaits: The Central Paint Public Works Depaz-tment is charged with management of the City's infrastructure, including streets, waterworks, and storm water drainage facilities. In general, the Department's "Standard Specifications and Uniform Standard Details for Public Works Construction" shall govern how public facilities are to be constructed. The Developer is encouraged to obtain the latest version of these specifications from the Public Works Department. 94Q Sauth Thlyd Street r. Central Paint, t7F? g75t~2 ~ 549.6fi4.3321 F Fax 5~1.66~.638~4 In general, the plan submittal shall include plan and profile for streets, water, stoz~zn drainage and sanitazy sewers, storrrz drainage calculations, storm drainage basin map, erosion control plan., utility and outside agency notifications and approvals. The plan may also include applicable traffic studies, legal descriptions and a traffic control plan. A Public Works Permit will only be issued after the Department Director approves the final construction drawings. After approval, the fees associated with the developzrzent will be calculated and attached to the public works permit. All fees are required to be paid in full at the tune the Public Works Permit is issued, except Public Works Inspectiozx fees. After project completion during the final plat application process, the Public Works Inspector will calculate the appropriate aznouz~t of inspection time to assess the developer. Before the final plat application is processed the developer must pay the relevant inspections fees and bond for any uncompleted iznproveznents {as determined by the Public Works Director). Conditions of Approval: 1. Right-of-wav Dedication: The Developer sha11 dedicate twenty feet of frontage on Gebhard Road and ten feet on Beebe Road for widening of the roads to Collector standards. 2. Gebhard and Beebe Road Improvements: Developer will be responsible for half street plus ten feet for the Beebe and Gebhard Road frontages. This consists of constructing curb, gutter, and sidewalk and additional paving width to Gebhard and Beebe Roads. The Developer will be eligible for SDC reimbursement for the upsizing portion of the road improvement. ~, C}~S,I?ace: All open space provided shall be privately owned and maintained. A landscape and irrigation plan for each area shall be provided for each open space area. 4. Water Line -Developer shall construct atwelve-inch water line from Beebe Road through the proposed development to the Northern Property line adjoining the proposed Gebhard Village PUD. The developer will be eligible for SDC reimbursement for upsizing the water Tine above the needs of the development, 5. Beebe Road - En~ineerin~ Plans: Prior to final plat approval the Developer shall pay to the City, for preparation of engineering design plans for Beebe Road, an amount of money equivalent to l~ the cost of constructing an asphalt bike/pedestrian path along the northerly side of Beebe Road froze the easterly limits of White lIawk Estates PL7D to Hamrick Road, &. Gradin Permit: The City of Central Point Building Department requires grading permits for all new subdivisions. Developer will need to provide a valid grading plan as part of construction documents and receive a permit from the building department prior to construction. 7. Street Tree Plan: Prior to issuance of a building permit, the applicant shall submit for approval by the Public Works Director, a landscape plan for the areas designated for landscape rows. The plan shall 14(? South Third Street ~ Cenfral Perot, QR 975(?2 ~ 549.664.3321 =<- Fax 549.664.6384 _~F include construction plans, irrigation plans, details and specifications for the trees to be planted within the landscape rows. Plantings shall comply with Municipal Cade Section 12.36. Tree plantings shall have at least a l l~" trunk diameter at the tune of installation. All street trees shall be irrigated with an automatic underground irrigation system. The current site plan. does not indicate trees planted at 20-40 feet on center. All street trees and landscape row landscaping shall be completed prior to the issuance ofbuilding permits for the final three homes within the development. 94th Soufh Third Sfreef ~ Cenfrai Pc~inf, DR 97532 ~ 549.664.3329 .r Fax 549.664.6384 t~:~ ~~~C~M~~~ ~_ {~~s aa~kson County Fire District No. 3 X333 Agate Road 1~ y ~ ' White City +DR 9?5o3-io75 .- - (541} 826-11(}0 (voice} (541} 826-4566 (fax} ~~~~~,- Internaticanal/ Accredited - 2d©5-2t11t? ~ ~ ., Y June ~ ~ , 2ao7 Connie Chine Planner City of Cents[ Paint White Nawk PUD Major Modifications #0171 ~ 9 The 1©cation of Fire Hydrants will need Fire District approval. Mark Moran DFM ~_ J;.ri i r_a `{~Q~ ~ `~~ ;;~,u~l~ ~~~; ~.,,;f ti<<~~ i Fie; V~1i~ite H~-a/^wyyky^~Fy'~^Up~D~^,. Fi~+fyeyyNj'o. t~7119 {ref File IVc~~~+C?~ i _r) ~~, t'~~..}}~t~~J~;i lal VVIIil li0.ri lli3 ~rVllf ~-1~6..fe Vu~~G~ i~'~~i ~' ~~~~ s.~~1~~/ii l:':~ tlll I.~LAI1G GVy G.Vt1 are x74711 ~l~ C1 I ~ ~zf . F=.;~~;1 free to ca11 me if you have any questions rec~ar~ling this project. Sincerely., ~~ .,.., 1.)i~tri~ ~. I .~~_in „~ ~, ., K.«~"T'~l~~c~lcic~;l.Jt~C'O~I'[ua~Nl'~C;~,S ~ +'i4r.~I2cview`.'t3(~~~`,51; ~lJt7~~-{7~(7~.c1Grc June 20, 2005 I~en Ges•schler I`AX 664-6384 City of Central Point Planning Depaz-tsnesst l 55 South Secassd Street Central Paint, Qscgos3 x}'7502 Re: While Hawk PUD, File # 05011 Dear I~en, The subject ps'opcrty is within the RVS ses-vice as•ca and the Ssos•mwater ()uality boundary managed by RVS. There is a public sewer main on Beebe Road which can ses-ve a partian of the ps•aposed development, The remainder of the development will s•egcsire a main line extension Pram the existing sewer' main at the intersection of Green Valley Road and Gebhas•d Road. There is cus-s-cntly a proposal far a new subdivision to the 1'~lorth which will also require a main line extension fs•osn this location. Tl~e developer should cosatact the adjacent property owner to coos'dinate sewer cansss~.sctios~ work. This extension must be designed and constructed in accordance with RVS standards. The existing sewer nsaiss on the Nas•tl~erly ps•opersy line does not sa~eet RVS standards and cannot be used to suppos•t additional development. Roue Valley Sewer Services requests that apps•ova) of she proposed development be subject to the fallowing conditions: 1. The sanittsry sewer system must be designed and constructed in accordance with RVS standards and sncsst be accepted as a public systcsn by RVS ps•ios• so final plat approval. 2. The applicant must demonstrate compliastce with RVS ssos'snwates• quality s'equis'esnestts prias- to firsal plat approval. If you need additional information, please call stle at 664-6300, Sincerely, Carl Tappers, P.E. District Engineer ~:~DATAIAGENCIESICENTPTiPLANNGIPUD105011-PUD WHZTEHAWK.D(~C ~~ ~ ~ ~ City of Central Point, C)regon ~~` Building Department 144 So.'fhird 5t., Central Point, Or 97502 ~~~T`~~1~1"`"1.~ Bois DeBenede€€i, Buildincd Official 541.664.3321 Fax 541.664.63$4 ~V ~ ~ 1 wwvr.ci.central-point.or.us ~+ BUILDING DEPARTMENT 5TAFF REPORT DATE: Q6/14107 TO: Punning Department Planning f le: FROM: Building Department SUBJECT: White Flawk -PUD Narne; Mike Duncan Address: 2S South Front St. City; Central Paint State; Or. Zip Code: 9742 Property Description: 37S-2~N-D2-T.L. 2700,27flI PUR.P4SE. The staff report is to provide information to the Planning Commission and the Applicant regarding City Building Department requirements and conditions to be included in the design and development ofthe proposed project. This is not a plan review. This report is pzelzmina~y and compiled solely for use by the Central Point Planning Commission. I City of Central Pont, Oregon Building Department 140 So.Third 5t., Central Point, Or 97502 *..r~f~~~'T~ '~'` ~ [_ois DeBenedetti, Building C}ffiCial 543.664.3321 Fax 543.&54.6384 ~V ~ 1 www.ci.centraf-potnt.or.us BUILDING DEPA~ZTMENT Ct3MMENTS: 1. Applicant, agent and contractors must comply with all cun•ent State of C}regon adopted codes, and apply for all permits through the Central Point Building Department. 2. If a private stozm drain system is proposed it must be reviewed and a pez•rnit issued by the Central Point Plumbing Department. 3. Any private street lighting must be reviewed and permitted by the Central Point Electrical Department. 4, Provide the building department with a Geotechnical report as required by ~SSC Appendix J~ and chapter 18 afthe 4SSC. A written report ofthe investigation shall include, but need not be limited to, the following information: a. A plat plan showing the location of all test borings and/or excavations. b, Descriptions and classifications of the materials encountered. c. Elevations of the water table, if encountered, d. Recommendations for foundation type and design criteria, including bearing capacity, provisions to mitigate the effects of expansive soils, provisions to mitigate the effects of liquefaction and soil strength, and the effects of adjacent loads. e. When expansive soils are present, special provisions shall be provided in the foundation design and construction to safeguard against damage due to expansiveness. Said design shall be based on geotechnical recommendations. S. Grading/excavation permits are required in accordance with C}SSC Appendix ~ and chapter 18 and regarding any Ell material placed on the site. Fills to be used to support the foundation of any building or structure shall be placed in accordance with accepted engineering practices. A soil investigation repoz-t, and a report of satisfactory placement of fill (including special inspections of placement off 11 and compaction) acceptable to the Building C.lfficial, shall be submitted p~•ior to Enal ofthe grading/excavation permit. Building permits will not be issued until grading/excavation permit is approved and Enalled. Exception; l . The upper 1.5 foot of fill placed outside of public rights--of way. 2. The upper 1,5 foot of Ell that does not underlie buildings, structures, or vehicular access ways or parking areas. z ~.> City a0 Central Paint, Jregon 140 Sa.Third St., Central Paint, Or 9502 543.6&4,3321 Fax 541.664.£384 www.c i.ce n tra E- pa i n t.or. u s A CENTRAL POINT Building Department Lois DeBenedetti,Building tJf~cial 6. To move or demolish any existing structures located on the property call the Building Department far permit requirements. ~7. Notify the City Building Department of any existing wells, oz~ septic systems located on the property. 8. Any development zany man--made change} to improved or unimproved real estate located within the flood hazard area of the City of Central Point shall require a Development Permit as set forth in the Central Point Municipal Code 8.24.1201. 9. Faust control, erosion control, and track out eliminations procedures must be implemented. 14. Application for building permits will require three sets of complete plans indicating compliance with Qregon Residential Specialty Code {2045}. 11. Fire District 3 will determine fire hydrant location, as well as access to buildings. Any changes proposed shall be submitted in writing by the Applicant, or Applicant's contractor to the Building Department far approval prior to start of work. Respectfully, Todd Meador Plans l~,xaminer {664-3321-ext. 228} 3 ~.~> ,. Attachment c°~}~ FINDINGS flF FACT AND CflNCLUSI~flNS OF LAW File No: 0'~I I9 INTR4DUCTIflN In the Matter of a Major Modifzcations application. for changes to White Hawk Pianzled Unit Development. The application is to review azx~endments to the July 5, 2005 approved tentative plan, File No. (75011. The design modifications are proposed as a necessary element to achieve the voluntary clean up program that address discovered ground contaminates in the northeast ct~z-zaer Qr old orchard area of the project szte. White Hawk Planned Unit Development is located in the R-1-6 Residential Single_Family zoning district az~d identified on the laeleson County Assessor's zmap as 3'7S 2W 02, Tax Lots 2'700 azad 2701. The proposed project area'718 Beebe Road is located north and east of the intersection of Beebe Road and Gebhard Road {Applicant; Duncan Developmment, Agent: Matt Scheidegger, CE5NW,1z~c). CPMC I'7.09.300 Major zn€zdi#ICations. ~. Major 1l~odification L~ejined. ~'he commzlnity development director shall determine that a major tnodijication{`s) is required i, f one or f~aore of the changes Zisted below are proposed: 1. A change i~z latad use, 2. ~n increase in density by more than ten percent, provided the resulting density does not exceed that allowed by the land use district; 3. ~ change in setbacks or lot coverage by more than ten percent, provided t12e resulting setback or lot coverage does not exceed that allowed by the land use district; ~`. ~ change in the type andlor location of accessways, drives or parkitag areas affecting off--site traffic; .5..An increase in the floor area proposed for nonresidential use by more than~fteen percent where previously specified; 6. ~1 reduction of more than ten percent of the area reserved for common open space; or 7. Change to a condition of approval, or a change similar to subsections (.~~~1) through ~6~ of this section, that could have a detrimental impact on adjoining properties. .The city planning official shall have discretion in determining detrimental impacts warranting a major modification. Finding: It has been determined that a change in the type and location of accessways, drives or parking areas affecting off-site traffic as described in CPMC 1'7.09.300 {A}{4} was submitted with this application as a modifzcation. The western accessway from Gebhard Load into the site, will be relocated approximately 350 feet to the north. The original Kestrel Avenue street stub to Tax Lot 200, the northerly parcel, has been. removed.. Connectivity for the adjacent northern property is provided by an east-west street design as part of the Gebhard Village project. .. ~~ Page ~. of 10 Finding: It has beezx determined that the zxxodified plan provides a comzxxon area designed as RV parking and storage within recreation vehicle garages. This redesign elezxxent is an increase in the floor area proposed for nozxresidential use by zxxore than fifieen percent where previously specified as described in CPIvIC 11.(39.3fl4 {A}{5}. Finding: It has beezx determined that the open space park has been converted to RV storagelparking to facilitate appropriate environmental mitigation zxzeasures of the residual agricultural contamination identified within the project site. Clean up of the arsenic zxecessitates soil capping of the impacted area. Finding: The covered RV parking is common area and the exclusive use of the residents. This zxxodification changes by more than. ten percezxt of the area reserved for common open space as described in CPMC 11.x}9.30(} {A}{6}. Conclzxsion: It has beezx deterzxxizxed that a major modifications application is required since one or zxxore ofthe changes listed in CPMC 11.f39.3{~Q {A} are proposed. CPIIIC 1'7.09.300 B. Major Modification Applicatiozzs; Approval Criteria. ~In applicant may request a major r~aodif cation using a Type II or Type III review procedure, as follows: I. upon the cornrnunity development director determining that the proposed rnodi~catiorz is a major rnodijication, the applicant shall stcbrnit an application form, filing fee and narrative, and a site plan using the same plan format as in the original approval. The conxmunity development director may require other relevant information, as necessary, to evala.rate the request. 2. The application shall be subject to the same revievz1 procedure (Type II or III), decision-making body, and approval criteria used far the initial project approval, except that adding a conditional use to an approved project shall be reviewed using a Type III procedure. 3. The scope of review shall be limited to the naodijzcation request. For example, a request to modify a parking lot shall require site design review only for the proposed parking lot and any changes to associated access, circulation, pathways, lighting, trees, and landscaping. .Notice shall be provided in accordance with the applicable notice requirements for Type II or Type III procedures. 4. The decision-making body shall approve, deny, or approve with conditions an application for major modification based on written jzndings on the criteria. Finding: The applicant submitted an application for review by the Planning Commission as a Type III major modification. of the White Hawk Planned Unit Development izx compliance with section. 11.09.30(} {B}. Conclusion: Application complies l7 68.4401 Criteria to grantor deny a PUI). t~ PULE shall be permitted, altered or denied in accordance with the standards and proeedzcres of this chapter. In the case of a use existing prior to the effective date of the ordinance codified in this chapter; and classified ira this chapter as a PUL?, a change in the use or in lot area, or an alteration of structure, shall conform with the requirements for :;' .. ~.~ Z'age 2 of 1x} Pi;TI~ arse. To approve or decay a PtJ17, the planning cotntnission sliall,~nd wlzetlzer or not the standards of this chapter, inclarding tTie fallowing criteria are either tnet, can be tnet 6y abset°vataee of cataditiotas, or are not applicable. (~1,}, That the development of a hartnotaious, integrated plan jarsti~es e~ceptiatas to the normal t°egarirements of this title; Finding: The applicant proposes using development standards that have been successfully implemented in other areas of the City, such as Twin Creeks. The subject site is one of a few remaining large undeveloped parcels within the Urban Growth Boundary of Central point. White F~awk and the adjoining Gebhard Village developments will occur in a more harmonious fashion since these projects are in an area that is currently underdeveloped. Finding: The proposed modification has altered the original design of the PUD to facilitate environanental mitigation n~zeasures. The RV parking/storage coanmon area design replaces the park designated on the original design. As noted above, the paved RV area is a mitigation measure that will act as a soil cap containing the contaminants that have been found in this section of the project site. The applicant is working with Ash Creek Associates in preparing a soil management plan that is approved by the DEQ for an Independent Cleanup Program, ICP. A letter from Ash Creek is Attachment E of the staff report dated July 3, 200"T. Finding. The residential character of the White Hawk PUD remains as evidenced by the lot configuration, walkable street design anti landscape plan. Conclusion: The proposed modifications comply. I7.68.U4(t(13J. The proposal will be consistent with the comprehensive plan, the objectives of the zoning ordinance atad other applicable policies o, f the city; Finding: The Comprehensive Plan recogz~.izes the subject site, as Single-Family Residential R-1-6 and is in the Single family Residential R-1-6 zoning district. This a residential project designed for residential development. All other applicable ordinance provisions are addressed by the applicant's application and supporting documentation. Conclusion: The proposed modifications comply. 1 T 68.114Q{~). The location, size, design and operating characteristics of the PUI~ will have minimal adverse impact on the livability, ~Jalue or appropriate development of the surrounding area; Finding: The project site is within the R-1-6 zoning district and has been in Urban Growth Boundary far a number ofyears. The size, location, design and operating characteristics of White Hawk will be compatible with development in the surrounding area. Vehicular linkage with the surrounding streets and adjacent parcels has been designed to facilitate traffic flows. Conclusion: The proposed modifications complies `•_ Page 3 of 1.0 .I7.68. t?4!1(D}. That the proponents of'tTie PZII.~ hay=e deraxorastrated that they are•~narzcially able to carry out the proposed project, 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; Finding: Duncan Development has been az~ active fzrm within the City of Central Point for several years and has three coz~z~pleted ar in-progress residential projects of similar size and complexity. Conclusion: The applicant and the proposed modifications cozrzply. X T 68, t144{E}. That traffzc congestion yvill not likely be created lay the proposed development or will lac obviated by der~zorzstrable provisions ira the plan for proper entrances, exits, internal traffzc circr-rlatiora and parking; Finding: Based on the Institute of Transportation Engineers (ITE) Trip Generation Manual, a sixty-one residential partition will generate approxizxzately 61.61 peals hour trips {PI-IT~. The City of Central Point typically requires traffic studies for any development that generates more than 25 PfIT, The 2~(}S East Pine Corridor Traffzc Study that studied E. Pine Street, I-Iamrick Road and a portion of Beebe Road, incorporated this development within its analysis. The improvements entail Gerhard Road being extended to the South and a future bridge over Bear Creek that would extend Beebe Road to the West. Additionally a new traffzc signal at the intersection of Beebe Road and Gerhard Road may be warranted in the future. The traffic analysis was based on the fact that Toth Gerhard and Beebe Roads are widened to full collector status. Finding: The proposed modifeation provides for the western Gerhard Road access location to be relocated approximately 3S4 feet to the north along Gerhard. The proposed access is further from the intersection of Beebe Road and Gerhard Road providing safe ingress and egress. Beene Road and Gerhard Road are classified as collector streets in the 2~~~- Transportationplan for the City. They are planned as collectors and are designed to accommodate the anticipated traffzc as residential development occurs. Finding: The modified plan eliminated the alleys and the north Kestrel Avenue street star of the original plan and the internal circulation has teen maintained. Finding: The Gerhard pillage project did design a through street that could provide access for this parcel {Tax Lot ~{}0). Finding; The modified proposal reduces the nuz~rer of residential lots froze 91 to 61 lots, thus reducizzg the number vehicular trips. Conclusion: The proposed znodifzcations comply. ~~ Page 4 of 1~ 1168.1J4(1{F). That cotaanaercial development ita a PUI~1 is needed at tlae proposed locatioaa to provide adeg2,cate coaa2naercial facilities of the type proposed; Finding: No commercial development is prapased as an element afthis PUD. Conelusican: The propased modifications comply. ~ 7 G8. t14tJ(G). That proposed industrial developtaaent will lac efjzcient and well organized with adequate provisions for railroad and trucT~ access and necessary storage; Finding: Na industrial develap~nent is proposed as an element of this PLTI~. Conclusion: The praposed modifications complies I ?: ~~;114f1{~3}. The P~TD preserves natz~ral features szlch as streams and shorelines, wadded cover and rough terrain, if these are present; Finding: No significant natural features are found on the subject site. Conclusion: Criterion does oat apply. 17.6$, fI~Q{C). The P~T-ZL7 will lac conapatilale with the sacrroacnding area; Finding: The subject site and surrounding area is recognized as residential in the Comprehensive flan, and is zoned far residential develap~~nent. The prapased modified plan is similar in design to developments in the area, thus will be compatible to existing and prapased projects in the area, Conclusion: The proposed modifications complies l7: 6~4 44(1(J}. The PUD will reduce need for puZalic facilities and services relative to other permitted uses for the land. Finding: The propased modification will reduce the number of Tats Pram 91 to Gl, thus reducing the expected impact an public infrastructure. C}pen space areas will be maintained by the homeowners association rather than the City. Finding: The applicant states an page 8 of the Project Description that the development will be fully constructed with all necessary utilities and facilities. Conclusion: The praposed modifications complies 1'7,68,050 Preliaminary development plan. A preliminary development plan shall contain a written statemetat and maps and other information on the area surrounding the proposed development to show the relationship of the planned knit development to adjacent uses, laoth existing and proposed. The plan shall include the following: Ci ~.~ ~~ Page 5 a~ 10 applicant established this target date in applicant submittal, Project Description page 1 {} of 21. Conclusion: The proposed modifications comply with Section l'Z.G8.050~E}. F. Agreements, provisions or covenants which govern the use, n2aintenance and continued protection of the planned unit development and arxy of its common open space areas; Finding: The major modification application. supersedes the 2005 submission, File No. 0501 l . An updated copy of the CC&Rs will be submitted prior to final plat review. Conclusion: The proposed modifications comply with Section 17.68.050(F} G. ~'he following plans and diagrams either separately or contained orx the fzgures contained in subsections A through I1 of t7iis sectio2a: 1. An of, f-street parl~ing and loading plan, Z. A circulation diagram indicating proposed n2ovenxent of vehicles, goods at2d pedestrians within the planned unit development crud to and from thorougl2fares. Any special engineering features and traffic regulation devices needed to facilitate or insure tl2e safety of this circulation pattern shall be sl2owtx, 3. A landscaping and tree plan, 4. An economic feasibility report or n2arlcet analysis, S. A solar orientation plan showing the general orientation of buildings and roof slopes to each other, to streets, and to the landscaping and tree plan; Finding: The proposed znadification tentative plat plan illustrates astorage/common area in the northeast section of the site, which includes six (6} off-street parking stalls. Finding: The modification tentative plat plan shows all interior streets and their access points. Sidewalks are included as well and landscape rows. Street trees are also illustrated on this plan. Finding: An economic feasibility or market analysis of the Central Point residential real estate market was submitted with the original proposal, Attachment F, pages 40-42 of staff report dated July 5, 20(75. Finding: The applicant states that the open spaces,lZV parking area, and street trees will be installed per the City's planting and spacing requirements, applicant submittal page l l of 21. Conclusion: The proposed modifications complies with Section 1 x.68.050 (C} ~: C7tlier pertitxent information shall be included as the planning commission~nds necessary to determine any appropriate and desirable requirements that may differ front those ordinarily applicable ur2der tlxis title. Finding: The modifred proposal eliminated the alley-loaded units; therefore, all proposed dwelling units are traditional detached single family. The applicant notes that the Page 7 of 10 stara~e/carr~rnan area will pravicie convenience and a unique lifestyle opportunity far the residents. Conclusion: The proposed madifieatians caz~ply with Section 17.68.050{l-i). 1 ~ 6S 48Q ~'xceptrons to zr~ni~ag crncl subdivisitrrr titles. The planning commission may allo~l exceptions within a Pi117 for dirtzensions, site coverage, yard spaces, strzcetazre 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 FUI.3 is located. Exceptions shall be based upon the applicant's demonstration that the objectives of the zoning and subdivision titles of this code will be achieved. .fl. TfYlzen the spacing between main buildings is less tlzaYa the spacing which would be required between buildings developed under this chapter on separate parcels outside a F~L3, other design features shall provide light, ventilation and other characteristics equivalent to that obtained from the spacing standards. Finding» The znadificatian application proposes a reduction in the franc and side yard setbacks. The requested setbacks are siznilaz• to the Transit Oriented District Law Mix Residential style of development. In the following table, the standard develap~nent requirements far the R-1-6 zone district are shaven relative to the TOD, prior approved standards and proposed requirements submitted far the madi~catian to White Hawk. Standard Standard Tt3D LMR 200 Tentative White Hawk R-I-6 Requirements Approved Modification Re uirements White Hawk Min. lot area- 5,00(} sq ft 3,040-5,004 sq 3,480 to 11,30(1 sq 6000-8280 sq ft interior ft ft Min. lot area- 7,444 sq ft 3,440-5,044 sq 4,588 to 8,284 6984-7'784 sq ft corner f't scare ft Min. lot width- 50 f~ 54 ft 40 ft 64 ft interior Min. lot width- 60 ft 50 ft 41 ft 64 ft corner Min. lot de th N1A 54 ft 87 feet 94-104 ft Min. franc yard. 24 ft 14/15 ft 15 ft-house, 24 to 15 ft-hawse, 24 setback garage to garage Min. side yard 5 ft* 5 ft 5 ft regardless of 5 ft regardless setback- height of height interior Mzn. szde yard 14 ft* * 5710 ft 9 ft, na garage 9 ft, no garage setback-street access access Min. rear yard 15 ft 15 ft 15 ft interior lot, 15 ft setback Alley-land garage Na alley-load is 3 feet garage Maxi~~um 35 ft 35 ft 35 ft 35 ft height ~~ T'age 8 of 10 Finding: The i~nadified proposal eliminated the alley-loaded units, therefore rear loading garage setbacks are not needed. Canciusion: The proposed modification complies with Section 17.68.080{A}. 73. 13uildirags, riff-street parl~ing and loading facilities, open space, landsee~ping and screening shall confo3°m to the specific standards of the zoniTag district within fify feet of the laoundary lines of the development. Finding: The applicant states that the development will conform to the residential zoning district. The modified plan provides six stall parking in the R~ area that can serve as guest parking in addition to the off-street parking available at each individual unit. Canciusion: The proposed modifications comply with Section 1`7.68.080{B}. Tlie planning comtsaission may approve building heights greater than those authorized by the zoning district. Tl~e applicant shall demonstrate that: 1. The subject building(s~ will not be within one hundred feet of abutting residential property; 2. Tl2e itacrease in height will reduce the prices of dwelling altxits offered for sale or rent; and 3. That additional natural open space will be preserved or additional common recreational areas will lac provided. Finding: The proposed maximum height of each dwelling unit is 3 S feet as permitted in the R-1-6 zoning district. No exception to height standards is requested with this application, Conclusion: The proposed modifications comply with Section 17.68.080{C). .l`l. The building coverage for any P~L7 shall not exceed that which is permitted for other construction in the zone. Finding: The exception to the yard setback requirements is proposed with this application and structural coverage will be ~5°to. Ivlaximum lot coverage in the R-1-6 zoning district is 50°l0. Canciusion: The prapased modifications comply with Section 17.68.080{D). E. N~Taen a P~TL7 design would require exceptions to the regulations of the subdivision title, the planning commission may grant those conditions as part of the PtT.Z). Tentative approval of the prelin2inary development plan of a PUIa shall also constitute tentative approval of a tentative plan under ~`hapter l b. l Q i f the materials are presented in the manner prescribed lay subdivision title. Finding: No exceptions to the subdivision title are proposed with application. Conclusion: The prapased modification complies with Section 17.68,080{E). ~"~'` ~'age9of10 1'7,68.494 Accessory uses in a planned unit development. In addition to tlae accessory uses typical of the primary uses authorized, accessory arses approved as a part of a planned zrnit development rr2ay iraclzrde the following arses: .~. Golf course; B, Private park, lalae or waterway; C` Recreation area; 17. Recreation building, clubliorrse or social hall; R'. C7ther accessory structures, which the planning commission~nds, are designed to serve primarily the residents o, f the P~IL7 and are cornpatilrle with the design of the planned unit development. Finding: The RV parking/starage cazaaman area is considered an accessary use to the residential development as defzzaed in Section 1'1.68.090{E). Accessory uses Gaza be approved as a part afthe tentative plan review whcza the Planning Cammissiaza fznds the use azad structures in a PUU are designed to serve prizaaarily the residents, and the uses are compatible with the desigza of the develapmezat. Finding: The applicant states that the staragelcamman area will be far the exclusive zase of the residents of the 1'UD, applicant subzaaittal Project Description page 15 of 21. Conclusion: The prapased zaaadifzcatian complies with Section 17.68.090{E). 16,14.4$4 Tentative plan approval. approval of the tentative plan shall not constitzrte final acceptance of the final plat of the proposed szrbdivision or partition for recording; However, approval of the tentatiz}e plan shall be binding upon city for the purpose of the approval of the fznalplat if the~nalplat is in szrbstantiaZ compliance with the tentative plarx and arty conditions of approval thereof. Finding: The madifzed tentative plaza submitted, applicant's submittal sheet 1 of 3, supersedes the plan submitted as part of the PL1D review File Na. 05011. The applicant will submit a final plat far review and approval prior to the issuance of building permits ar lot sales. Finding: As a condition of tentative plaza approval, the fzzaal plat must lac substantially the sazaae as the tentative plan. Conclusion: The prapased madificatiaza Gaza-zplies. ~. ~~ Page ~.0 of 10 '~"' r. ~a' ~A~~~Ii~~~ ~S-....,~~99 PLANNING C{:~MMISSION RESOLUTION NO. A RESOLUTION GRANTING APPROVAL OF A MAJOR MODIFICATIONS APPLICATION TO ~'VHITE HANK ESTATES A RESIDENTIAL PLANNED UNIT DEVELOPMENT PLAN Applicant. Duncan Development; Agent: Matt Scheidegger, CESI~NV, Inc {37S ZW 02, Tax Lots 2700 and 27[11) File No. (17119 'GITIIEREAS, the applicant submitted art application for Major Modifications for the redesign of a residential planned development known a White 1"lawk Estates {File loo. 0011} within the R-1-6 Residential Single-Family zoning district. The property consists of approximately 20.14 gross acreage and is identified on the ,Jackson County Assessor's map as 37S 2~t~.~' 02, Tax Zots 2700 and 2701, located at 718 Beebe Road, in the City of Central Point, C?regon; and WHEREAS, on July 3, 2007, the Central Point Planning Commission conducted a duly-noticed public hearing on -the application, at which time it reviewed the City staff reports and heard testimony and coanrnents on the application; and 'G'~HEREAS, the Planning Commission's consideration of the application is based on tl~e standards and criteria applicable to Major Modifications in accordance with Section 17.09.300, Planned Unit Development Section 3.7.68, the R-1-6 Residential Single..Family zoning district Section 3.7.20 and Application Review Process Section 17.0 of the Central Point Municipal code; and 'G'1~HEREAS, after duly considering the Applicant's request, it is the Planning Commission's determination that the application does comply with the applicable standards, criteria and subject to compliance with conditions as set forth in the Planning Department Staff Report {Exhibit "A"} dated July 3, 2007; now, therefore, BE IT RESOLVED, that the City of Central Point Planning Commission, by this Resolution No. does hereby approve the application based on the findings and conclusions of approval as set forth on Exhibit "A" the Staff Report dated July 3, 2007, which includes attachments, is attached hereto by reference and incorporated herein. Planning Commission Resolution No. {070307} PASSED by the Planning Coznmissiozl and signed by me in authentication o~ its passage this 3rd day oiE duly, 20Q7. ~'lanning Commission Chair ATTEST: City Representative Approved by me this 3rd day o£ duly, 207. Z'lanning Commission Chair ~. C ~. Planning Commission Resolution I~To. {~}~0307} ~P~I~T..~~~I~~T~L 'T'~LE~C~~~~~L.~~I~RTC~~~ TC~-'~Y~~ ~~P qty +~ antral twirl, rc~rl 140 Sa.Ti7ird St., Central Faint, tJr X37502 541,664,3321 Fax 541.664.6354 www,ci.central-point.or.us BAC GR UN „~ ~~: ~ ;? ~~ ~ Y ~ ~ .. ~~~, ~~, g ~'. s `a ~ .," T Jllly ~, ~}~~ tannin rtl~ nt l'on~ Hurrrpl~rey,A1CP, Comr'r'runity t7evelcrpment i3irectart Assistant City Rdministrator The Applicant is requesting approval of a Conditional Use Permit" for the construction and operation of an unstaffed, disguised2 telecommunications facility. The property is located in a C-4 zoning district. The proposed leased location is on private property owned by Kentucky Fried Chicken. SprintlNextell is proposing to lease two (2} of the - ~ excess parking spaces from KFC, consisting of ~~ ~;; ; ~~ approximately 20' x 16' ground area. During KFC's ~,. ° ~° ~~ ~ ` ~ Site Plan review in 2002, they provided 39 parking .~ , ~ °~~ ~' "° ~ spaces, 35 parking spaces are required. This proposed area is identified in Figure 1 above, and is located at the southern portion of the .KFC property, This proposal will not have an impact on KFC's minimum parking requirements, existing vehicular ingress/egress points, existing landscape requirements or any other requirements that were associated with the approval of KFC. Sprint/1~lextell will disguise their telecommunication facility, as a 60' high flagpole4. {Refer to Figure 2 on pg. 2.j The flagpole design has reserved space in their site plan for a future co-locate. The approval of this C'I.TP would extend to the co-locate, however, the co-locate wilt be required to file a Type 11 Administrative Site Pian Review. Figure 2 "CPMC 17.(0,040 -Table 2 -Talver maus~ted antennas in a C-4 zane requires a CUP. z CPMC 17.05.010 {3) - "Disgaised°' to appear to be samething than what is really is such as a tree ar flagpale. ~ CPMC 17.64 -Parking standards ~ CPMC 17,44.040 -Height 1~egulatians -Ala building ar structure shall exceed 60' in the C-4 zaning district. s CPMC 17.60.040 {3j {a-bj - Ca-Lacated Tawer-Haunted Antennas .l ~hGr'C lti'r~i ifC frr3 iXJlllJ)1riCr]t Cc?J7r3lt?l ~t1C21,it~'tl t)Il (J~u r!J'S)llr3(J S(r'L;{'f1C',LJ i?V ~s ~, Sfy ~~)~ If1S,)I Ji,'rlt,'(; lILlti~JIIIL,`?. ~Jli' '.wlti~irrr, !t'11t;IIlL? l1SC;(J <ri :i~l'('i;r)trl~? fJ~' a~.l'(.,, °;hr ir~f"~i~_x_fcll h~~~; ttir~~~ iif~lrt~~ ic;~;r3tif~r;.~J <3t ti~~~ir I-~,cilit~~. t)r.~ti lisr,hi i; il1 ~r~ ,~ rr~ailitcnancc Jib=,h~i. i ~c ot}r;~,r ti~~ iJl tai? ~~ i~c,i~t! 1itr,h( i.c J~:;t,i~ tf1r~ ~'~l~lt;~'ic~ur (~ 1<~~~. illrlrninatc~i cJurir~~ tlar'h J~~~tlrs. I~{nth li~~,h~~ cc~rnr~I~ ~~, ith (`_~J Ji€zhtirr.~ ~~ciuircna~nt<> . '1~l;c (;uit~:zi >iatcs C'ocJc rf~r~~E~ires that arl %~mcr-ic~~r7 I J~~~ t}Za>~ ~~; t.ii5~>1<tyciJ tti~~il(t'°-f~n~r Ju?~~ss ~~ ciav lx. I7r-c7pc~~l)~ iliurnir~~~i~:.J ~iil~~irr~ ihs~ !.ours c~J~~Jarkncss. ~;~.~lcr tip ;'~it<ichr~~cl~t " C.",~, info si4r~~; ar-~; ~~r-oirr~se~d xta ~~~s~~ciatit>ra ~~,~it'h this ~~pt~li~.~ztii~i~, `~I~riut% `vc;xtcJ as J7roJ~osiir~~ a 'J irr 1 st;rvil~e. `l hi`sz~ scr'vicci; consist crf I)i~~i1~~J C°cJlult~r, J)ir~ct C:~~lrnoe.t f(«r~~~ rr~nr~ wa,Jkic-t~111,i~a set ~~ice 1«r ph~~n~s thai sui~pl>rt this), ~,~~,~I7i1:: A-~~,~,5~,_~i,~~_ ~,ric} Orrlirlf; ~?ci4'!cC- (It~;f~sr tt'~ ~~'1}}~I~1J~~ 1Zc~:I-i;1' tt) t'~.~: Xit ~c~~+sa~. ~~~.II: ~.~.._. _ 1 }l+~l~t, ~tr~ tai ic. ~~, :; ;;~ 1)C1!tBC~ titirth ti;l~, ~ ,, 111_;~~>tlo~r. .__-~~.w 1. ~,~~; 1~t€trr~ c~~~krc~rt~ «~i]l Lie s~rbjcci tc} a "I-/ Ili I[ Achr~i.ri5trati~ ~ `°;ite 1'larr review. .~ttachr~~er~t ",,1.. `~pl~t~i;'\e~t~1i l)~tail 1'I~~r~ c~'. J:l~vatic~n %'~ttachr7~cirt "1~" - ~~I7rrt~t'l~extell 1'rc~jict '~}<rrt-~~iivc : l~i3uiit~~;s r'~tt~~chtr>~:r~t -`{:`. - tir~it~tl `~tat~s C'crd~ fo~~ :lrrrc;r-i~:a~~ '1~~f, ,~1tt~rchr~rc.tlt `'1~~~ - ~~}~lic ~,~,~~~r1;;; F~.nlail .., 1lttachrrt~z~t "1,. -13ui1c1i11~~ I~~I~4trtri~er~t `~ttt~`1Zciac~r~t ~ttaGlrt~~;t~t "1-'°° I'l~~r~rrirrg [)eh~rr~t~~le;1t hir~dirl~s A~taclrtlrcrrt `'~'t~' - I'r~cr,~t~~~ it l~esc>l~rti~~r~ C c~r~sid~;raii~r31 cif C'r+r~diiic~rt~I Use Pettx~it .~.~ ~_~~.~ ti..-~~~~d~ _~e._ ..~..-m.- ~, .~.~.~. _ ~ ~-~.~ C'oth itit>u~311~- ah~r-oz~~ c~lr~sttr>c~tio~~ a~~d +~~~er•;rtr~~ cr a -h~}~z~r~rr~~.~~rii~;~tt~t~l~ I~at;zli~~. r'CPMC 17.44.13'70-Signs r~rc~Liginii?t~ as ~yremis~s ~.. _ . ATTACHMENT " iz.F,..,_.F ,i Fy-t:: :C"'-"G4'A Fyv.Sx EG RRxG: CCx^Aa £ rl>'n^.R'r, 'G ~ C~. Ex:;ih~ GC G~ CI:RC+ 3 GJ':ER p~Lj tl5E0 5x'%+%: xty:Er<kig ".6 not Lso .x;u E_R, E~ Exts YrEflCf. ~ :ra<~uE. PvC CCVS;.1: ;.:.u NQRTHWEST ELEYATtDN 1 o a.rs rc o r"xZ~".'~r iw.r' v'x+r -+~-se 2T Z51' -SST-0' ~~.r.,..., e%a;a cu ~.::~..~a>::naeran.,~:ooa~.cfl,:xo~,nc:::a.: a.: ~+ac rx:zr a ectvnrau.cv, G~vrqu w-~ p C(r+Ci-°a xCCES$GCx°:E W~.. G r PR.".PC£f.C 2C' .^iC55r~vt:tr CdSEF+.tn Ahp?GS:a 1"G I:. CO;Epti Cd:di:i: Y $i: G V^r Tfl CF'AS?p GO Pk"-E'OSEL u_, r: µr,iE 1 t "'^`l~ I ~~ t ~` t t f/~j~~' J~ ~' J IJ { ! t .\ •` u fl F aaryc;..-.~' ~~ •' i ';?'y ~, ,1 ,,,1 r r;0 ; i r/JI t~4b t J. ,'`l ~` ~' Q t'' ! f ' r ~ , f ~ ' '.., j//xyx .'~! f ,. . ' ~J ~ J F =r ~ 1 ~ l ~ r •• ' Jy }. I Jy~Y~,. -~f f t= ;f,• t ~ rr f t [ ~rf ~ F ,r: /;~ .y. ,Y wry jfr f ~ t : 1 - Y~r .,.., f `J 'Y '~~ DETAIL PLAN 2 e z a' e' +c '~ ~~ i iii iS•%1Y -7•-5C ~ ~, '~ ~7 ;; ii"J, F`~i ~ ~ ii t il; 1 fj }r i ( ~J €~ ,- ~` pp ~'1 rE ~i, ~S t .T E`r ~; .~.; Jr /~ ~' .t jt' ri It I + f` J ,' /` ~. l .,,".~_.~~~ 1 FiS~Kf ~S ~ :~ P::ox'Ggf: e'tt;::r ESSEHfti` ~, ., ExgtNK,.: SpCin~ Together wlih Nextel. spp wESr GR+.rm %v6k:f~ ~Et#MJR6T.:, 6012& j F2AMAKER ll LL & ASSGCIkTE$, INC. IS24TJAW Sma,SaftChy,Rixxyrin .<3333 t'sn'ca bQ3b4ii146 £az 6U8b5YR9N +.nws~iarxnm PROJECT N0: 11C}31 OtYx: &OY.B LKQ: d,78 APY: %xX erapr C t`sC` ~C' A C.'YY t:CP'SOC NO+OL>'Y<t f r+^i*ttr v+t re ;~;+ •~• r9 LlV+~ L~OSC'4CFNC Cf t' Y;AL =Y~ C hp~y p'-~ ~"t~'d acEn r;p„tiaC Ga'b~G .w Fn}pnva.;rpv>ofcs NY. Ef4l2007 flt~ w*f xxao+.x. e. SCt:E AS NOTEp NAMR{CK - KFC~ P005W~}405-C YSt+ P£urr~uGiR CEki Rat a0wr, pR grtgt St'£i T;Tt£ QE7AIL PLAN & ELEVATIC?N A-2 . _; 1. 1_ )`iii' 1'1~UJt~''()-a 117 Ncriur;ri: - (~;,('~' ,~`irl~irutte<l tc~ C'ity ~ ,~ _ ;,,;~~r1 ~'vrrat I'tar~ning I~e~artrnerat L~tn<l €a~~~~~ff'; L <~. I~ IT{)I~iilai~5, LT,C', a lilalit{;cl IiabiIity t;ola~~~~tla} ?~() ~,~i cat I~1cr`111{~l•t'1~`~, ~~~cclford, ()1~ t)7~f)1 ~~~~~jlac:~rnt: ;~Iarilat -' ~c~;icl ~nt~J5l3 ~L'~% "~iilall7lz~ ~lr-cla~lc, l3ca~ ertc~n, tJrc~ 9700$ r1~~c-~r~`a ~;h~ar`c)ta G1•ctclae I'aci#'ic "I clcc{)171 ticl-~: iccs I'.t7. 13{)x 9ti 5e ~~eiact~l, ()lc~t~la 9~.1~7 cit~ I13 :'1'r~~~aB~cy~°e €'d` t~ 6~t.'t~' c,~'~~rnject Area: ~~~1r~~'~~.~`.~~ t~~~~~°ajectr Igo ~Pt()~'d~.~':Fil 7~ ~V~~' I) "J L 290; .80 +1-Acres ~()(i ~cl. feet (-~ `l'{?t7rist end Uffice Professiraraal District 2SU I?clarualr Road, Central 1'c~it, Qrean 9750 Restaurant ~. 1~~~~~~~t~ l~~~c~ij~f~aar~ lal•itat ?~~cxicl is 1-ccllaestin~ al~I~l•tav~I tc~ colasirilct ala{I c)pcrate ~? ~~~il`cles~ ti:;ecnmlaalllacatic~r~s Pticili.ty an ~riV~tc l~rc~pc~"ty" 1c)catccl at 2SO 1?etatail~:r~;t°4 C;elitr~al I'~irat, Cfre~{~ala t) f~02, The p~rcl?ct"ty is lo~:atccl~ in [Iac; C-4 Tt~i~rist anc~ ()i`titc, l'zt?fs5it)ntil r{alaila~~ clistl-ict. ~;cxtcl far{aI~{)~~es tt~ ccnstl`l.lct an ula~tafl-ccl telccotn~taulaicati{)la~ facility t:c)za~i~ti~a`r {)~a lace` cc~lat;calcsd facili(ti ilacltlsi~'c t)I'a ~t1-l:{)cat <~` p{alc «illa ~~ai`ilat ~lextt;I Iocatcci ~~t ~~ c~lat{~1~ lilac: taf° `~b° arad ~ila ;~CICIltlOiaal a~tclalla IOCillt)la tit aI7I~1"{?YllT7alclV ~~;)4 CClatCl' IiTa% (i)1" a t11t111'c (:al'I`lcl'. I Ili' t1111Llllaa'~ 1's'[~l ~'}e ~;<al:cealcd z~,'itlaila a R.aciotxae ~ani~tel• Shat will {x)razl~lctcly ol7~cllre t1'~c; tllatclalatls i'r{alxa ~'ic~~. ['Iac associatcci raclit) cclilipl~lzelat ti~•ill lip ltacatc:d lac~il• the. I~as{; {)~~tlae i~l~ ~~,itlaila i~•c~ e~lstira„ laal•lira4r S~'1t~C~.S I aI))?I"OX1Ialatcl~" a ,~(), X ~ ~' ~,Tl'{)1111i.I lc.t1SC al'C',a~. ~ S`P'RINT ~ NEXTEL ~C7NL7lTItINAL ZISL: ESPPI,If.'~S7'IC)N -- ~"77'Y [71' CENTR.21. POINT 1~a~ISwa4~IS x~Mr~lt'x-xrc 13a~~z The enclosure is of sufficient size to allow for expansion. of the site's capacity and ensure that additional radio equipment may be added in the future as call traffzc increases at the site. The lease area will be surrounded by a wooden fence to match the existing fencing on-site and will be accessed by an existing driveway that emanates from Penninger Road. B. Svste~n Information Sprint ! Nextei is a leading provider of fully integrated, wireless communications services on the largest guaranteed, all-digital, wireless network in the country. Sprint / Nextel and Nextel Partners, Inc., currently serve 198 of the top 200 U.S. markets. Through recent market launches, service is available today in areas ofthe United States where approximately 240 million people live or work. Sprint 1 Nextel has set their goals to become the premier wireless provider to bring a superior, more cost-effective anal secure wireless communications network to the Qregon market. Sprint / Nextel is actively pursuing the deployment of their Oregon network to further establish their foundation as one of the more advanced wireless communications providers in this region, as well as, the nationwide market. Sprint / Nextel looks forward to working closely with local jurisdictions to develop their community-oriented network and provide them access to a host of network amenities. The goal is to provide the best seamless wireless telecommunications network to the resident's, employees, and commuters within the area of Central Point and the surrounding communities. The 4-in-i service----Digital Cellular, Direct Connects, Mobile Messaging and Sprint / Nextel Onlinec~---covers thousands of communities across the CTnited States. They use apacket-based platform, the integrated Digital Enhanced Network {iDENTM} technology, developed by Motorola. This all-digital technology provides exceptional sound and transmission duality, using state-of the-art methods that deliver these unparalleled services. Digital Cellular Customers experience crystal clear calls and guaranteed message delivery in a secure environment, no matter where they travel within the National Network. Direct Cvnnect~"i Service Sprint 1 Nextel Direct Connect, the only digital Tong range walkie-talkie feature built into every phone is the easiest and fastest way to instantly contact co-workers, contractors, family and friends, all at the push of a button and a fraction of the cost of a traditional cell phone call. Direct Connect is instant conversation and answers. Direct Connect service works over Sprint / Nextel's digital network, which creates an incredibly clear, secure link between callers, • Nubile 1t~essaging The untethered power of the Internet keeps customers connected to clients, co-workers and family with text, numeric and two-way messaging. • Sprint t Nextel 4nline~ Service Ranked #1 in wireless Internet service satisfaction since January 2002, according to In-Stat1MDR Group, Sprint / Nextel Web-based services provide anywhere access to office or personal email, wireless-enabled Internet sites and company databases, ~. ~..~. S`PR.tNT I N~x~~~, CDNDIT7C?N,4C USf' f1PPt,IC',47'ICJN - CIi'Y C)1~ ('I;'NTR,41, ~~C)IN7' PDQST~D4(15 HffMRICK-KFC. Page3 In order to provide these services to their customers, Sprint 1 Nextel is constantly ref Wing their local, nationwide, and even global networks/partnerships. They recently launched their Nationwide Direct Connect, which allows consumers to contact anyone on the National Network: coast-to-coast. International customers travel the globe with Sprint /Nextel WorldwideTM service. Their Internet-ready global phones operate on the iDEN network in the United States and seamlessly move to GSM in more than 80 countries. Sprint /Nextel offers many options to the worldwide traveler. Whether they frequently travel abroad, occasionally leave the country, or just want to use their phone in seven select countries, Sprint J Nextel meets those needs. C. Network Overview Since their introduction, wireless telecommunications systems have proved to be an invaluable communications tool in the event of emergencies {traffic accidents, fires, etc.) and natural disasters {earthquakes, floods, etc.} where normal land line corczmunications are often disrupted, overlooked, or inaccessible during and after an event has occurred. This service and similar technology are utilized by numerous governmental and quasi-governmental agencies that provide emergency service. Wireless telecommunications systems, including cellular telephones, have also proved to be invaluable tools in business communications and everyday personal use. In this sense, wireless telecommunications system networks have proved to be desirable in the interest of public convenience, health, safety, and welfare. Wireless communication is accomplished by linking a network of radio wave transmitting devices such as portable and car phones, to the conventional telephone system through a series ofshort-range, contiguous cells. Similar to a honeycomb pattern, a wireless system is composed of many neighboring and interconnecting cells called, "cell sites," covering specific geographical areas. Each cell site contains transmitting/receiving antennas and radio transmitting equipment. As a customer enters one cell and exits another, the call is transferred between the cells by a computer at the main switch station. Calls are transmitted or received on a cell phone, PDA or wireless computer because each cell site shares a fixed number of frequencies on the network grid. A caller may initiate a call from within the radius of one cell antenna, as the caller travels through the network; the call is transferred from one cell to the next, thus enabling continuous, uninterrupted transmission. Wireless technology operates on a line of sight that is antennas must be mounted high enough to overcome challenges posed by local topography, existing vegetation, avoid interference with other wireless infrastructure, and surrounding structuresldevelopment, The distance between cell sites will normally range from 'lz mile to 9 miles, depending on the population density, consumer usage, existing vertical elements, and the geographical terrain. The required height for antennas is usually proportional to a combination of the distance each cell site can service and the customer demand within their sphere of influence. Typical placements for antennas are on utility poles within the public right-of--way, light standards, freestanding towers, guyed towers, and lattice, or self support towers. Antennas can also be placed on rooftops, integrated into the building's architecture, and other building features if the structure has sufficient height to meet the needs of the service area. Wireless facilities located throughout Nextel's service area are intended to provide seamless call coverage, capacity and quality to its network. The following are some of the basic types of cell sites: SPRIIV7` / NEXTEL CDNDITrC1N.9J UsL ~r~~r,tc~~t~rt~n~ - Crrr ter CrNt~t~~r, Prtrrrr P©t1SWD4t1S N'r~;uttlex-KFC Page 4 Coverage sites serve to expand coverage in large areas or in areas `with difficult terrain and to enhance coverage for portable systems. Coverage sites allow users to make and maintain calls as they travel between cells. Capacity sites serve to increase the capacity when surrounding sites have reached their practical channel limits. As the years pass, the number of subscribers increases exponentially creating a strain on the existing network. In order to alleviate this strain, capacity sites are implemented into the systems network to accommodate the increase in customer demand. D. Site Information Unlike other land uses, which can be spatially determined through the General Plan or other land use plans, placement and implementation of wireless telecommunications facilities are based on technical requirements, which include service area, geographical elevations, alignment with neighboring sites and customer demand. Site selection within the rural or urban environment is dependent upon these requirements, as well as, the availability of property within the geographical area, and willing property owners who will allow the incorporation of an unmanned wireless telecommunications facility on their property. During the site selection process, technical requirements may hinder the ability of commercial wireless providers to eo-habitate on a common rooftop or even co-locate on a freestanding antennas support structure. System performance and potential signal interference due to the close proximity of the other provider's antennas or signal bandwidth are just a few of the issues that need to be addressed prior to negotiating or designing a wireless facility for co-location or co-habitation. {1Vote: i~ireless systems that have frequency bandwidths within close proximity t~ cane anther could have potential interference issues, which can be controlledlisvlated with the cgoperation frr~m both providers'/entities' t~adio frequency engineers) Further, the distance the signal can propagate due to the limited height available on a co-location structure or even the line of sight availability on a co-habitation site are issues that validate the subject locations feasibility with regards to its incorporation into the local network. From a business standpoint, there are issues concerning the feasible terms and conditions negotiated with the property owner. Termination clauses and business deal points agreed upon with one carrier and the subject property owner might not necessarily work or meet the objectives or budgets of another. This is strictly a business issue, is proprietary in nature and is a shared concern between all providers. Further, the available roof or ground space required for the electronic equipment cabinets and/or shelter, as well as issues addressing the structural integrity of the subject roof, may render the subject location not feasible from a construction standpoint. The removal of any landscaping or parking in order to accommodate the shelter is typically not encouraged and must not render the subject location to be in non-compliance with the local municipal code. Wireless providers are amenable locating their equipment on the same property and/or buildinglstructure, however, the issues stated are some of the factors in their decision making process as to why a potential co-location or co-habitation site was or was net selected. Wireless telecommunication facilities are built adjacent to and within all major land use categories including residential, commercial, industrial, open space, etc. proving to be compatible in a variety of situations. Wireless facilities are unmanned, have no impact on existing circulation systems, generate no noise, odor, smoke, or any other adverse impacts to adjacent land uses. Wireless facilities will allow commuters and residents within the coverage area wireless access to the rapidly expanding ~gg d 3_ P.~ ~P12IN7" l NEXTEL C'DNIJITIDNAL ~ISL' fiPP1,ICr~7`ICJA' _ (`ITY t)F CIsNT'12rf1, PtJiN7' PDQSWD405 H~rsrnlcx-KFC Pages communications infrastructure by providing voice and data transmission services not currently available by ether systems. Wireless telecommunications facilities operate in full compliance with all state and federal regulations as provided lay the Telecommunications Act of 1996. E. Federal Re~,ulations sprint 1 hlextel is a registered public utility, licensed and regulated lay the Federal Communications Commission {FCC). Nextel will comply with all FCC rules governing construction requirements, technical standards, interference protection, power and height limitations, and radio frequency standards. In addition, the company will comply with all Federal Aviation Administration (FAA) rules on site locations and operation. Further, FCC regulation of radio transmissions mandates that the proposed facility shall not interfere with surrounding properties or their uses. The FCC has determined that the pawer levels emitted by wireless communications facilities {less than two average light bulbs - ~flEl watts) is well below the minimum safety standards established for continuous exposure to Electra-Magnetic Fields {EMF). The extremely law output of pawer from the proposed facility, in conjunction with FCC regulation, will ensure there is no interference with surrounding properties electronic equipment, 2-way radio transmissions, computers, satellite antennas, televisions and telephone transmissions. Finally, negative health effects will not result from emission of signals from the antennas on the monopole or from microwave emissions on the monopole. The FCC has conducted numerous studies that reveal telecommunications facilities do not cause har~rnful health effects for humans and has categorically excluded cellular and PCB carriers from causing exposure in excess of FCC guideline limits. F. Benefits to the Community Wireless technology will provide many benefits to the residents, businesses, and motorists that travel or live near the proposed project site. These benefits include: • Quick access to 911 Emergency, even in remote regions, allowing motorists to summon emergency aid and report dangerous situations. uppart far emergency services by providing wireless communicatians access to paramedics, f refighters, and law enforcement agencies that use this technology. • A backup system to the landline telephone services in the event of pawer outages, natural or man-made disasters. • The ability to transmit data over the airwaves allowing far immediate access to vital information to emergency services. • Provide qualzty wireless communicatians including voice, paging, and digital data capabilities far email, facsimile and Internet access. • Enhance the communications systems of residents and lousiness around the project coverage area. .~ . '':: ,S"PRIrVT / NEXT" ~(7NUITt~INAL ~T.Sh'.41"I'I.IC'AA'PE)N - l..*AS~~ ():" ( ~.;i f', ;','7' PC~fI5WJ405 lip, t, ~ n iF~ ,n r;~: ~~ ,~'~ Q~~a1~ah~E~~~~~ ~~~~~~~°~~~ ~~~.~`~d~~~~a~~by ~a~ ~~~~~~ ~~~~I~~~~f~~a~~, ~;~,~E t~~e ~v~~y a4~' ~,~~~~~~a~ ~~s~~~~~ ~~i~~~a~~ii~~~ ~C'~~~ T~tl~= ~'7 ~~ ~~~9 ~'€~~Is~~~~~ 17.U.U40 ~~~t~:e~~~=~ ~~~~~~~i~~~°~~~. $~. Tower-Ti~'~t?~il~ted _~1lienrlas. ~[~~1~~~er'--rnr,~lrriteci arat~;rlrl~rs s11~~11 cc~rral~~ly't~~itii i11e 1~~>liou~i;l~ starlclar~s: 2. "I o~,er-111t,trlltr<d antr~nrl<is <rl~e ~lllo~,~~ccl ia~r "I~~l~alc. 2; T6~I3~~ ~ _~ ~. C'-~ ~'V~- ;~,~1 ~_ 1 ~1-:' - __ _ -- ~"-5 "1~OI) Qvi,114av -- T~~ 1~3S1I'1GL ?dot P~.rialitEc;c~ __ ~?~ot 1'erralitted -_ __ ~tiot l'err111t[ed I'~`of Per'laaittecl 'got I'cl`111ittcci '~)t I~L'I'r11111eL1 .'~iOt l~el`tllitleil ~, rl ca~~,-er~'~~iclurltecl :'~11zen11as, ~int~IL. ~i11~;ie tcati~er-~~~caut~tecl ii/1t~rallas are ~u(?ject tca lie fc~ll<a~ in~,~elaeral rctatlirernetlts; a. '~'ti"11en adj~icellt t~~ resicielltial lyr.callec:l l~?rcaiaeriieso addiiiollal tcaurer setlj<ick may be regtlircci ic1 i~i~,i;~c~t ~it~lirl.~i c;ollal~sc; F ii~cii~l~a ,I h;: ~r-r>Ixa~;e~l site Ioc~itiorl clc~~~ trot abut y residential pro,cl'tii/s. The ac~jaccrlt p~'c~el'ti~:s t3r~ ~orleci gas lollca~vs: I~Irsrtll: C'-=1 o1rill: I3C( V~''est: -~ ~~-~ i `onaitit~r~al 1'~e Cc~1lc~iticallal Use Corl~iitiorlal l;se ~"~a1l~liti~alr411. Lsrr .. a ,S'1'RINT / NEXTEL C`t1NDfTIDN~#L ~JSG flPf'l.ICt17'Tt1N - CTTY t?F C'fiNTRAI, 1'OIN7' Pt7Q5WC:}4QS H,4MRICK-KFC' 1'age7 b. Towers and tower-mounted antennas shall be painted an unobtrusive color; Findin~~ The site proposed herein is inclusive of a flag pole stealth design and shall be painted white. c. Lighting on towers shall be prohibited unless required by the Federal Aviation Administration; Findin~• Lighting is not proposed on the pole itself The flag pole will be upward lit with the McCraw-Edison Acura floodlight that will provide for maximum beam control to illuminate the flag at night. d. Conditional use permit applications may have additional conditions imposed to mitigate the visual impact of the tower and tower-mounted antennas on surrounding properties. Finding,;, The site proposed herein is designed to mitigate visual impact of the antennas structure. Regardless, SprintlI~extel will comply with any reasonable conditions in order to further mitigate visual impact. Chapter ~ 1.7G; Conditional ITse Permits X'7.76.U40 Findings and conditi€~ns. The planning commission in granting a conditional use permit shall find as follows: 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; Finding The size and shape of the proposed use complies with all development and lot requirements of the zoning districts and other provisions of Title 17. The use proposed herein complies with all height and setback criteria and will not affect internal traffic circulation and will not impact required parking on the parcel. ~.. .. 1 S`PRIIVT / N~XTEL ~'{1NL1ITItiNR1. USfi f~PP17Crf7'IC1N -- C'f7'Y C1I~ C.f:NTttttL Pt1fN7' PQt1SWC?4{15 N~IMft/Cf~-IfFC' Page8 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 traff c that is expected to be generated by the proposed use; Finding: The site is accessed from an existing drive off Penninger Road and is of adequate size and condition to accommodate traffic far the Kentucky Fried Chicken and the use proposed herein. C. That the proposed use will have no signifcant 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 ofbuildings and structures; wails and fences; landscaping; outdoor lighting; and signs; Findin~• The location, size, design and operating characteristics of the proposed use will not have a significant adverse impact an the subject parcel or surrounding properties. When comparing the characteristics of the proposed facility with thaw uses permitted outright in the abutting and surrounding areas, this facility will have minimal adverse impact i contrast to thaw permitted uses. Ail of the permitted uses have the potential to generate far mare traffic than one (1) trip per month that will be generated by this use. All of the uses have the capacity to generate noise, odor and light. This use generates no such impacts. As the site does not have water or sanitary facilities, it will generate na wastewater. Ail of the permitted uses have the capacity to generate activities at various hours. This use has no on-site activities that will interfere with uses in the area. In addition, the proposed site is level and there is adequate area to accommodate the proposed flagpole and ancillary equipment, Ta the best of our knowledge, there are no topographic, natural hazards ar natural resource values that would prevent the installation of the site. Finally, the operating characteristics of the SprintlNextel system are similar to the existing carriers located to the south and west of the site proposed herein. These sites have not had an adverse impact on abutting or surrounding parcels. As such, this site is also suitable for development and shall not interfere with any uses in the abutting and surrounding area. L}. That the establishment, maintenance or operation of the use applied for will comply with local, state and federal health and safety regulations and therefore will not be detrimental to the health, safety or general welfare of persons residing or working in the surrounding neighborhoods and will not be detrimental or injurious to the property and improvements in the neighborhood or to the general welfare of the community based on the review of those factors listed in subsection C ofthis section; ~. ~ A SP~r~r l .N~xr:~c CDNIJITIC?NAL Ust; r~r~rtrr.,~r~c~hr - Cl7~r ear Cr:~~v7~x,~t, Potnrl~ PDQ5WC14CI5 N.~r~rnrerc-KFC Page 9 Finding; Sprint ! Nextel is a registered public utility, licensed and regulated by the Federal Communications Commission FCC}. Nextel will camply with all FCC rules governing construction requirements, technical standards, interference protection, power and height limitations, health, safety and radio frequency standards. In addition, the company will camply with ail Federal Aviation Administration (FAA} rules on site locations and operation. FCC regulatian of radia transmissions mandates that the proposed facility shall not interfere with surrounding properties or their uses. The FCC has determined that the power levels emitted by wireless communications facilities Mess than two average light bulbs - 200 watts} is well below the minimum safety standards established far continuous exposure to Electra-Magnetic Fields ~EMF}. The extremely law output of power from the prapased facility, in conjunction with FCC regulatian, will ensure there is na interference with surrounding properties electronic equipment, 2-way radia transmissions, computers, satellite antennas, televisions and telephone transmissions. Finally, negative health effects will not result from emission of signals from the antennas on the monopole or from microwave emissions on the monopole. The FCC has conducted numerous studies that reveal telecommunications facilities do not cause harmful health effects for humans and has categorically excluded cellular and PCS carriers from causing exposure in excess of FCC guideline limits. E, That any conditions required far approval of the permit are deemed necessary to protect the public health, safety and general welfare and may include: l . Adjustments to lot size ar yard areas as needed to best accommodate the proposed use; provided the fats or yard areas conform to the stated minimum dimensions for the subject zoning district, unless a variance is also granted as provided far in Chapter 17.13, 2, Increasing street widths, modifications in street designs or addition of street signs or traffic signals to accommodate the traffic generated by the prapased use, 3. Adjustments to off street parking requirements in accordance with any unique characteristics of the prapased use, 4. Regulation of paints of vehicular ingress and egress, S. Requiring landscaping, irrigation systems, lighting and a property maintenance program, 6. Regulation of signs and their locations, 7. Requiring fences, berms, walls, landscaping or other devices of organic or artificial composition to eliminate ar reduce the effects of noise, vibrations, odors, visual incompatibility or other undesirable effects on surrounding properties, ,SPRINT / NEXTEL CC1Nb/T/QNAL USr` 1IPPI,If.ATIt1N - C'77'Y t)/' ['/sNi'RA1, Pt)IN7' PQ(15W©4Q5 HAMRTC.IC-KFC Pageltl 8. Regulation of time of operations far certain types of uses if their aperatians may adversely affect privacy of sleep of persons residing nearby or otherwise conflict with other community or neighborhood functions, 9. Establish a time period within which the subject land use must be developed, 1(}. Requirement of a band or other adequate assurance within a specified period of time, 11. Such other conditions that are found to be necessary to prated the public health, safety and general welfare, 1 ~. In considering an appeal of an application for a conditional use permit for a home occupation, the planning commission shall review the criteria listed in Section 17.6(}.190. {©rd. 1823 ~5, 20tH; C)rd. 1684 §72, 1993; Urd. 1615 X55, 1989; CJrd. 1533 §1, 1984; C7rd. 1436 §2{part), 1981). Finding: Sprint/Nextel will comply with any reasonable conditions deemed necessary to protect the public health, safety and general welfare. Chapter 17',12; Site Plan, Landscaping and ~`©nstruction Plan Apprnvul 1~.~2A40 Standards. In approving, conditionally approving, ar denying the plans submitted, the city shall base their decision an the fallowing standards: A. Landscaping and fencing and the construction of walls on the site in such a manner as to cause the same to not substantially interfere with the landscaping scheme of the neighborhood, and in such a manner as to use the same to screen such activities and sights as might be heterogeneous to existing neighborhood uses. The planning commission may require the maintaining of existing trees far screening purposes and far sound and sight insulation from existing neighborhood use; Findin~• The proposed site has existing landscaping on three sides. hlo additional landscaping is praposed. B. Design, number and location of ingress and egress paints so as to improve and to avoid interference with the traffic flow on public streets; Fir~dn~~c ltilo additional ingress/egress paints are proposed. Existing drives are mare than adequate to provide far site access. ,; SPRINT I Ii~EXTEL ~`t?NL}ITIt1N~L ~S1i f1PP1.ICd7'1t1N - C17~Y U/'' CIiN7`Itfl( PC11NT PQC15W©4015 Hn,ttltlC,~-KFC Page 11 C. To provide off street parking and loading facilities and pedestrian and vehicle flaw facilities in such a manner as is compatible with the use for which the site is proposed to be used and capable of use, and in such a manner as to improve and avoid interference with the traffic flow on public streets; Finding: The proposed site will not Interfere with traffic flow on any public street. Further, the site location will not negatively impact on-site parking. Per 17.&4.044{G}{6} Eating and drinking establishments arc required to have one space per/three seats or per each one hundred square feet of gross floor area, whichever, is greater; Pius one space per each two employees on the major shift. The K.FC was approved site plan indicates: Property area: 35,.348 S.F. / .81 Acres Building area: 3,152 S.F. Total Parking Spaces: 39 Total Required Spaces: 35 As such, the site will have a total of 37 parking spaces, thus not negatively impacting required parking. D. Signs and other outdoor advertising structures to ensure that they do not conflict with or deter from traffic control signs or devices and that they are compatible with the design of their buildings or uses and will not interfere with or detract from the appearance or visibility of nearby signs; Findins• Not applicable. E. Accessibility and suff ciency of f re fighting facilities to such a standard as to provide for the reasonable safety of life, limb and property, including, but not limited. to, suitable gates, access roads and fire lanes so that all buildings on the premises are accessible to fire apparatus; Findin~~ All fire fighting facilities are sufficient for reasonable safety. All access points to the parcel currently exist. F. Compliance with all city ordinances and regulations, including Section 16.20.080 pertaining to the maximum number ofsingle-family dwellings or dwelling units allowable on cul-de-sac streets, and applicable state laws; Findin~• Not applicable. i SPRINT / NE~TEL CCJNI7I1'I(?Nr~L USA f1/7~Z/~~l~7'/~N - C17`Y t?/•` CtiNTRA7. Pf)CN7' PC?QSW©4115 N~mrxlc.x-KFC Page l2 G. Compliance with such architecture and design standards as to provide aesthetic acceptability in relation to the neighborhood and the Central Point area and its environs. The architecture and design proposals may be rejected by the planning commission if found to be incompatible with the existing architectural or design characteristics of adjacent properties or uses. In addition, the planning commission reserves the right to establish additional height, setback., buffering, or other development requirements that may be necessary to ensure land use compatibility and ensure the health, safety, and privacy of Central Point residents, {Ord. 1702 ~4, 1994; Ord. 1684 X67, 1993; Ord. 1436 ~2{part), 1981}. Finding: The site proposed herein exceeds the design requirerents as detailed in ~ 17.60,40.20 Tower-Mounted Antennas and it mcets andlor exceeds all setback height requirements as defined in § 17.44.040. This site exceeds the design criteria in that the site was designed as a flagpole to completely conceal the antennas in order to negate any detrimental visual impact. Further the flagpole has been designed to accommodate a future carrier, thus reducing the proliferation of cell towers in the area. The ground equipment will be located within a fence that snatches the existing dumpster fence on site thus creating a consistent fencing design on site and with sufficient area to accommodate additional cabinets as call traffic increases on site. IIU. C`QNCLUSI4N Based on the information provided in and with this document the request of Sprint 1 Nextel should be approved, The proposed height and placement of an the flagpole and ancillary equipment in this area shall have minimal impact on the surrounding and abutting parcels and is in conformance to the underlying zone design criteria. Further, the proposal shall enhance basic community functions and provide an essential community service, All applicable approval criteria have been met. E'y: ~~ ~s youth Pole and the moon it flies 24 hours a day at thousands and thousands of locations. The flag cede states: Section 6a: "when a patriotic effect is desired, the flag may be displayed twenty-four hours a day if properly illuminated during the hours of darkness."' h I'~ 1 ~ t" 6. Time and occasions for display a. !# is the un€ve al custom #o display the f€a on€y fro sunrise #o ana# on u€€d€n and on s#ationary flasta in the open. However, when a pa#rio#€c a ec# is des€red, the flag may be displayed en#y-four hours a tiny if properly illumine#ed during the hours of darkn s. 1 1 n I t°zes The usual else of a flag used a# home is 3'x5', A caske# flag €s 9'x5-112'. The #abte below shows the appropriate size flag #o fly on flagpoles of several Neigh Home Use Public display {not home-use) flagpole flag flagpole flag flagpole flag 15' 3'x5' 20' 4'x6' S0' 8x12"-10x15" 20' 3'x5' 25' 5'x8' 60"-65' 10'x15'-10'x19' 25' 4"x6' 30'-35' 6'x10' 70°-80' 10'x19'-12'x18' 40"-45' 6'x10-8'x12' 90'-100' 20"x38`-30'x50 1 i"U #Cti"i According #o n.°~;~,m r r 1083 ,official flags {no# pe oval fla s} mus# meet #hese s#andards. Cam. ~ ~.~..~ Standard proportions A Hoist {width) of flag 1.0 B Fly {length) of flag 1.9 C Hoist {width} of Union 0.5385 {7113} i~ Fly {length) of Union 0.76 E 0.054 F 0.054 G 0.063 H 0.063 K C3iaeter of star 0.0616 L Width of stripe 0.0769 {1/13} ~„ ~~~ Pac ~ of 1 ,~T'TACF~~JI~I~T `~_~ ~~ Lisa Mangan From: Matt 5amifore Sent; Friday, June 15, 2C}fl7 11:31 AM To; Lisa Morgan Subject; Spring Cell Tower Lisa, The only comment 1 have on the sprlnf tower is That it must remain outside of the 1C}' Public l.Itility Easemenf. otherwise, looks goodl Thanks, Matt Samifore ParksiRecreafion and C7evelopment Services Manager City of Central Point Parks and Public Works ©epartments {541 } 664-3321, ext. 2(75 ~i/22I2~C}'7 ~' City of Central Point, t~rel;on ~ ~u€Iding De-artment 140 Sa.7hird St., Central Paint, Cdr 97502 ~L~~~~ Lois L)eBenedetti, Bu€€ding {1ffiCial 541.664.3321 Fax 541.6&4.6384 ~V ~ ~~ www.c9.centra€-point.ar.us (~ BUILDII`~'G DEPART1~rIENT STAFF ~.EPC3RT DATE: 06I13I07 TC}: Planning Depaz-tment Planning f le: 07121. FRC}NI: Building Depaz~tment SUBJECT: Sprint ~extel iAntenna/Flagpole) APPZICA~.1T: Sprint Property Description: See attached sheet A--~ PURPOSE: The staff report is to provide information to the Planning Commission and the Applicant regarding City Building Department requirements and conditions to be included in the design and development of the proposed project. This is n©t a plan review. This report is preliminary and compiled solely for use by the Central Point Planning Corrunission. 1 ~. `~ ... ~. ~i~y of Central Point, Oregon ~~ Budding Department 146 So.Third St., Central Point, ter X7502 ~G~ 1 `~V`1~ Lois I~eBenedetti, Building ~7fficiai 541.664.3321 Fax 541.6&4.6384 ~+~,~~~~ www.ci.central-point.or.us ~" SUZLDING DEPARTMENT CC~MMEI~ITS: 1. Applicant, agent and contractors must comply with ail current State of Oregon adopted codes, and apply for all permits through the Central Point Building Department. 2. If a private storm drain system is proposed it must be reviewed and a permit issued by the Central Point Plumbing Depaz~tment. 3. Any private street lighting must be reviewed and permitted by the Central Point Electrical Department. 4. Provide the building department with a ~`reotechnical report as required by OS~C Appendix J and chapter 18 of the OS SC. A written repoz-t of the investigation shall include, but need not be limited to, the following information: a. A plot plan showing the location of all test borings and/or excavations. b. Descriptions and classifications ofthe materials encountered. c. Elevations of the water table, if encountered. d. Recommendations for foundation type and design criteria, including bearing capacity, provisions to mitigate the effects of expansive soils, provisions to mitigate the effects of liquefaction and soil strength, and the effects of adjacent Toads. e. when expansive soils are present, special provisions shall be provided in the foundation design and construction to safeguard against damage due to expansiveness. Said design sha11 be based on geotechnical recommendations. ~. Gradinglexcavation permits are required in accordance with OSSC Appendix J and chapter 18 and regarding any fill material placed on the site. Fills to be used to support the foundation of any building ar stz-ucture shall be placed in accordance with accepted engineering practices. All private storm drain work must be permitted and inspected by City Building Dept (prior to backfill). A soil investigation report, and a report of satisfactory placement off 11 including special inspections of placement of fzll and compaction} acceptable to the Building tJfficial, shall be submitted prior to final of the gradzng/excavation permit. Building pez~nits will not be issued until grading/excavation permit is fznaled. Exception; 1. The upper l.~ foot of fill placed outside ofpublic rights-off way. 2, The upper 1.5 foot of fill that does not underlie buildings, structures, or vehicular access ways or parking areas. 2 ~; ~. ~::~ C;ty of Central Point, C?regon Built~in,g Depa.rtmer~t 140 Sa.7hird St., Central Paint, Or 97502 ~~~"~'~~~~ Lois DeBen~detti, Building {}i:ficial 541.664,3321 Fax 541.6&4.5384 ~V ~~ www.ei.central-paint.or.us 6. To move or demolish any existing structures located on the propez-ty, call the Building Department for permit requirements. `7. Notify the City Building Department of any existing wells, or septic systems located on the property. 8. Any development lany manmade change} to improved or unimproved real estate located within the flood hazard area of the City of Central Point shall require a Development Permit as set forth in the Central Point Municipal Code 8.24.120, 9. Dust control, and track out elimination pz•ocedures must be implemented. A comprehensive erasion control plan must be submitted and approved by the Building Department prior to start of work. 10. Application for building permits will require four sets of complete plans indicating compliance with C3regon Structural Specialty Code {X10'7},The International Fire Code {with the Mate of C}regon Amendments-200'7}, NFPA 13, (Jregon Mech.Spec. Code X2007}, Uniform Plumbing Code {with C}regon Blue Pages--amendments}. Plan check may take from 3 to 8 weeks, depending on completeness when submitted.......if requested, plan check may be initiated simultaneously with Planning Dept. evaluation {Plan Check Fee must be paid prior to start ofplan check.}. A eoznplete code analysis should be a part of the submitted plans. 11. Fire District 3 will determine fire hydrant locations, as well as access to buildings. 12. Property lines must be established and pinned by Lic. C3regon Surveyor prior to any building inspections. 13. No work is to start until Grading and Erosion Control Plans are approved and permit issued. Any changes proposed shall be submitted in writing by the Applicant, or Applicant's contractor to the Building Department for approval prior to staz-t of work. If questions, please call Todd Meador.......664-321 ext.228 3 ~ ~~, ,> rm ~;:~ dam, i # f'l~X~ dil/~~~~ ;~ ~ 99 FINDINGS CAF FACT AND C©NCLUSIC}N~ C}F LAW File No. 0121 INTRC}DUCTIQN: In the matter of consideration of a Conditional Use Permit application to allow construction of a telecommunications tower/manapale disguised as a flagpole. The applicant is proposing to Tease private land located an the Kentucky Fried Chicken property, identified on the Jackson County Assessor map as 3~5 2W 02, Tax Lat 2905, 250 Peninger ]give. The property is located within a C-4, Tourist and C}ffice Professional zoning district. Pursuant to CPHC 3.7.60.040 -- Table 2, identifies Tower-.Haunted antennas as a Conditional L.lse ~vitlxin the C-4 zotzing district. CPNIC 17.44.1~4(~ -- weight Regulations -states that no ba.filding or structz~re shall exceed sixth feet in height in the C-4 district except z~xhere authorized for telecommunication antenna structures, other antea2na structures of signs defzned b1 this chapter. Finding: The proposed flagpole is 60` in height, Finding: CPMC 17.44.040 is the only portion of cede that addresses height. Conclusion: The application meets the maximum. height allowed. CI'1VtC 17.44.050 --Area, zt~idtlt and ~r~rd reciuirenzents - Finding: Not applicable to this application. Conclusion: Not applicable to this application. CPMC 17.44.~?6Q {A) -- General Requirements. t.Ises that are normallJ permitted in the C-4 district but that are referred to the planning commission for further reviezct, per Section 17.44.{A} {`19), trill tre processed according to application procedures for conditional use permits. I~lo use shall be permitted and r:o process, equipment or materials shall be used zvlxich rare found bf the planning commission to be hart~nful to persons living or working in the vicinity b~ reason of odor, fumes, dust, smoke, cinders, dirt, refuse, water-carried ~t~aste, noise, vibration, illumination or glare, or are found to involve and Izazard of fire or explosion. ~~,., FINDINGS C}F FACT Page ~ of 10 Finding: The applicant is proposing a telecornznzznications tower concealed within a flagpole. Finding: The shed located on the ground to house the mechanical equipment does not emit any of the above mentioned hazards. Conclusion: The proposed use meets the general requirements. CpMC 17.~4.(~6Q {B} All businesses, serz~iees and processes shall be conducted entirely zr~itlxin n completely enclosed structure, zt?itlz the exception of off street parking and landing areas, outdoor eating areas, sert?ice stations, outdoor recreatiot2al facilities, recreational vel2icle overnight facilities, recreational vehicle overnight facilities, and other compatible activities, ns approved by t1~e planning coaaitzzission. Finding: The mechanical equipment cabinet will be in a completely enclosed structure. Conclusion: Tl~e applicant has met this criterion. CI'Iv1C 174~.66~ (C} ~7pen storage of materials related to a pernsitted use shall be conditionally pert~aitted only zaitlxin an area surrounded or screened by a solid z~~all or fence having n l2eight of six ~'6} feet; provided tl2at na materials or equipment shall be stored nt n 12eigl~t greater tlznn that of the zz~all. Finding: The applicant is proposing a six (6} foot fence surrounding the leased area of 20`x26' to match that of the existing fence fox KFC. Finding: The equipment cabinet will be approximately six (6} inches higher than the fence. Finding: All of the equipment will be located within the cabinet, with the exception of a z~zaintenance light, a GI?S antenna and the flagpole light. Finding: There will not be any open storage of any materials. Conclusion: Equipment will not be visible and will be contained within a cabinet. s~.,-; FINDINGS CAF FACT Page 2 of 10 CPMC 17.44.(16t? {D} Front yrard toreros shrall be plraaxted zrritlx lraztrn, trees, slxrubs, flozcrers or other suitrable landscaping nxraterirals rand slzrall be continuously aaxraintraiaxed ingood condition and in ran attractive naanaxer. In erases zaalxere floe buildings rise set Brack to provide for off street parking in tlxe front yard area, a landscaped strip having a nainiaaauaax atridth of ten feet slxall be established sand axaaintained along the front lot line. Finding Landscaping was provided at the time of construction of KFC. Finding: The location of the proposed flagpole and equipment cabinets will not interfere with the existing landscaping. Conclusion: Not applicable to this application. CPNIC Z7.~4.47Q -Signs rand liglxtitxg of preaaxises. {A} No illz.cnxinated sign or liglxting standards used for the illumination of preanises shall be so designed rand installed float tlxeir direct trays are to7trard or parallel to a public street or higliaaray or directed toarrard zany proper~~ tlxat lies zaritlxin a resideaxtial district. {~} No red, green or aanber lights or illunxinated signs rxaay be placed in saacla a locatioax or position that they could be confused ztritlx, or nxay interfere ztrith, zany offacial traffic-control device, traffic signal or directional guide signs. {C} Signs in tlxe C-~ district shall be pernxitted rand designed according to provisions of Chapter 15.2 rand aaitlx Section 1~.6(?.11t?. Finding: The applicant is not proposing any signs. Finding: The applicant will have two {2} lights installed. One {1~ is a maintenance light, the other is a light to illuminate the flag at the top of the pole. Conclusion; The applicant meets the criteria applicable to this application and does not include any signage. CP.ll~C Z7.&0.{?4C? -Antenna Standards T'he purpose of these regulations is to ensure tlxat antennas continue to serve the needs of the conxaxxunitay, while assuring tlxat antennas rare regulated in a manner Hurt mininxize visual inxpacts. T'lae standards regaalating tlxe pIacenaent of antennas zaritTxin the C'it f of Central Point rare as set forth in tl2is section. {A} {1} {a-d} Building, Roof and Wrap Mouaxted Aaatennas. Finding; Not applicable to this application. .. FINDINGS OF FACT Page 3 of 10 Conclusion: Not applicable to this application. CPMC 17.6~.t?4t1 {2) - {3) -- relating to type of review, and notification procedures for Building roof and Wall Mounting Antennas. Finding: Not applicable to this application. Conclusion: Not applicable to this application. CPIvSC 17.6{~.~4f? {$~ TQZ~jer-Haunted Anfennc~s. Tazver-nza:cnted c~ntennrzs s11r~lI caa~:ply z~~itlz t12e fallazcaing str~ndr~rds: 1. Taz~~er-rrtaatnted czntennr~s rare r~ltazcked per Table 2: Finding: Table 2 identifies tower-mouzzted antennas as a Conditional Use within the C-4 zoning district. Finding: The applicant has also submitted the required Conditional Use application for approval. Conclusion: The applicant has met this requirement. 2. Taz~~er-Haunted Antennas, Single. Si~2gIe tazc?er-nzaunted r~ntenn~s ire subject to tT~e~fallazi~inggenerr~I requirements: {cc~ When ctdjrtcent to reside~2tir~lly zoned properties, r~dditianr:l tazcaer setback nxrty be required to protect r~grzinst cattr~pse: Finding: The proposed location is surrounded by commercial uses. Conclusion: Not applicable to this application. {b} Tazi3ers c:nd tazt7er-mounted ~zntennr~s s1ze~1I be painted can unabtrusizle color; Finding: The applicant proposes to disguise the telecommunication tower as a flagpole, with the flag illuminated with a single light. The pole itself will be painted white. Finding: The United States Code for American flags does not specify that the pole has to be a certain color. Conclusion: White is consistent with the existing colors used for 1CFC, therefore will blend in with the site. :- _.. FINDINGS (~F FACT Page 4 of 10 {c) Lighting on tozt~ers shall be prohibited unless rerluired b f the Federal Aviation Administration: Finding: Federal Aviation Administration does not require that the pose itself be lighted. Finding: There will be a floodlight directed towards the flag itself, consistent with the United States Code to illuminate flags that fly 2411ours to be lit during hours of darkness. Conclusion: The applicant has met this criterion. {d) Conditional use permit applications may have additional conditions imposed to t~~itigate the visual impact of tl2e tozi~er and tozt~er-a~zounted antennas on surrounding properties; Finding: The applicant has opted to disguise the antenna as a flagpole to minimize the visual impact. Finding: The applicant is willing to meet any additional, reasonable conditions to mitigate the visual impact if necessary. Conclusion: Staff does not recommend additional conditions for visual impact. {3) Tozt~er-mounted antennas, co-located. Co-located antennas are subject to the follozixing retluirements: {a) Shall be reviezc~ed subject to the site plan reviezcr provisions of subsection {A} {2) of this section; {b) Shall be moxtnted in a configuration similar to or less obtrusive than antennas already existing on the toz~rer. Finding: The City encourages co-locations for telecommunication -towers. Finding: The applicant has reserved space within the flagpole for any future wireless provider. Finding: At such time when a co-locator wishes to use the space reserved, they will be subject to a Type II, Administrative Site Plan review. Conclusion: The applicant has identified a space reserved for a future carrier as part of their approval. ~~ . FINDINGS C}F FACT Page 5 of 14 C1'MC 17.76 -- Conditional tise Pert~zifs CPMC X7.7&.01~ -Application and Reviez~~. An application and reviezt? thereof shall conform to the previsions of Chapter 17.05 and all applicable lazias of the state. T']ze application shall be accompanied by a fee defined in the City`s adopted planning application fee schedule. Finding: The applicant and City have accepted and are processing the proposed appticatien in accordance with CPMC 17.0. Finding: The applicant has paid the necessary fee far processing the application. Conclusion. The criterion has been met. Cl'MC 17.76.00 {A} - {E} - Informatiaa~ Required. Finding: The applicant has provided all of tt~e required information to deem the application complete and process for approval. Conclusion: This criterion has been met. CPMC 17.76.040 -Findings and Conditions. 'Flee Planning Cort2n2ission in granting a conditions use permit shall~rzd as fallaz~ts: {A} T'lzat the site far tine proposed use is adequate in size and shape to acconsmadate the use and to meet all atlzer development and lot requiretaients of the subject zoning district and all other provisions of this code; Findz'ng: The applicant is proposing to use two ~2} parking spaces an the southern end of private property owned by KFC. The leased space is appra~eimately 20' ~ 16'. Finding: KFC provided maze parking than what was required by CPMC 17.64 -- Parking Standards, and therefore will net affect the nurrlber of parking spaces required. Conclusion: The praposed site is adequate in size; meets the requirements of the C-4 zoning district; meets alt ether previsions of all applicable codes. {B} That the site Jzas adequate access to a public street or 12ig1zzcaay and t1:at tlxe street or higlzzvay is adequate in size and condition to effectively accommodate the traffic expected to be generated by tT:e proposed use; FINDINGS C)F FACT Page 6 of 10 Finding There is az~. existing entrance for I~FC activity. The applicant will use the same driveway when needed. Finding: There will be only one (1) trip per month traffic generated for maintenance of the proposed use. Conclusion: The proposed use meets this criterion. (C) What the proposed use zrrill lzrave no significaazt adverse effect on abutting property or the permitted use thereof. Ia2 a~2raking t7ais deteraaaination, the commission sJzall consider the proposed location of iaaaproz~enzents on the site; z~elaica-alar ingress, egress sand internal circulation; setbacks; lzeiglat of buildings sand structures; zctalls rand fences; landscaping; outdoor 1ig72tia2g; rand signs; Finding: Tl~e proposed use will not interfere with the existing vehicular circulation on the site. Finding: The structures, flagpole, equipment cabinet, .fencing, and outdoor lighting are in compliance with the requirements outlined in CPMC 17.4 -- Tourist and C7ffice Professional, and with the United States Code for lighting of the American Flag. Finding: There is existing landscaping on site as required for the construction of KFC. Additional landscaping is not required. Finding: There is not any signage proposed for this use. Conclusion: The applicant has met this criterion. (U) Tl2at tl2e establishment, naainteazance, or operation of the use applied for zctill comply zoith local, state rand federal health rand safetaj therefore xoill not be detrimental to the health, safehf or general za~elfare of persons residing or zzrorking ia~ the surrounding neighborhoods and aoill not be detrimentaal or injurious to tl2e propertyy and ianpro~eaaaents in the neighborhood or to the general za~elfare of the coanmunity based on the rezriezi~ of those factors listed in subsection C of tl2is section; Finding: The applicant states in their findings that they will comply with aIl FCC rules governing construction requirements, technical standards, interference protection, power and height limitations, health, safety and radio frequency S u ' "5 ~~ F1NI~INGS (~F FACT Page ~ of 1Q standards. In addition, the company will comply with all FAA rules on site locations and operations. Finding: The applicant has further stated in their findings the following: "FCC regulation of radio transmissions mandates that the proposed facility shall not interfere with surrounding properties or their uses. The FCC has determined that the power levels emitted by wireless communications facilities {less than two average light bulbs - 2(}0 watts} is well below the minimum safety standards established for continuous exposure to l/lectro-Magnetic Fields {IJMF}. The extremely low output of power from the proposed facility, in conjunction with FCC regulation, will ensure there is no interference with surrounding properties' electronic equipment, 2-way radio transmissions, computers, satellite antennas, televisions and telephone transmissions. Finally, negative health effects will not result from emission of signals from the antennas on tl~ze monopole or frozx~. microwave emissions on the monopole. The FCC has conducted numerous studies that reveal telecommunications facilities do not cause harmful health effects for humans and has categorically excluded cellular and PCS carriers from causing exposure in excess of FCC guideline limits." Conclusion: With. the research that was conducted in connection with the recent code amendments for telecommunication facilities, staff concurs with this finding. (`E) Tlzrzt rcnJ conditions rerluired for rrpprovnl of tl~e permit nre deemed necessnrf to protect tl~e public 1~erzl tlz, srrfetzf rind general zrJelfrzre cznd nra~ include: (3~ Adjustments to lot size or ~rzrd rzrerzs cis needed to best rzccoraxtnodr~te the proposed use, prodded tlxe lots or yard rrrerrs conform to tlxe stated minimutaz dimensions far the subject zoning district, unless rr vr~rirrnce is also granted rrs provided for in Chapter 37.33, Finding: Applicant is leasing an area of land on private property. Conclusion: Nat applicable to this application. {2) -- {6) -- Relating to increasing street zt~idths, modifications to street designs; rcdjustments to off -street parking; regulation of points of velxiculrrr ingress, egress; lrzndscrrping; irrigation; lighting; rind regulation of signs rrnd their locations: Finding: The proposed use does not warrant changes to the existing street widths, or design. ~~ ~.. FINL~ING~ C}F FACT Z'age 8 of 1.0 Finding: Tl~e proposed use will utilize existing vehicular ingress and egress points. Finding; There is adequate existing landscaping az~d irrigation. Finding: Proposed lighting consists of one {~.} maintenance light, and one {~} flood Tight to illuminate the flag in accordance -with United States code. Finding: No signage is proposed. Conclusion; The application meets this criterion and does not require any modification to existing streets or vellzcular zngress/egress points. ('7) Reciuiring fences, beans, zaalls, Iarzdscaping or ot]zer devises of organic or artificial composition to eliminate or reduce fire effects of noise, vibrations, odors, z~isrral incorrapatibilitf or other rcndesirable effects orr surrounding property, Finding: Pursuant to CPMC 1.~.~~, there will be a six {6} foot fence constructed around the leased area to screen the equipment cabinets. Finding: The applicant will match the existing fencing of KFC screened areas. Finding: Federal Communications Commission mandates all the requirements to ensure that there will be no effect to surrounding property. Finding: There are other telecommunicatioal towers in the area. The flagpole design will offer a pleasant visual appearance, compatible with the uses of surrounding properties. Finding: There is not any noise or odor associated with this type of use. Conclusion: The applicant has met this criterion. (S) - (~2) -Relating to time of operations, time period zr37zici2 tjze subject land shall be developed, requirements of a bond or other adequate assurance zc?itlzirx a specified period of time, conditions that crre necessrrrr~ to protect tine 1~realtJx, safety and general zi~elfare, and CtzP for certain home occupations, Finding: This type of use is 24 hours a day. ~,, .. ~,..ti' Cy.»'3 FINDIItiIC~ ©F FACT .Page 9 of 10 Finding: FCC mandates requirements necessary to protect the health, safety and general welfare. Finding; Ali ether requirements listed above are not applicable to this application. Conclusion; The applicant has net or will meet the criteria relevant to this application. ,. ~'` ~_ FINDINGS CAF FACT Page 10 0~ 2{i ATTA~H~~1~T " ~ PLANNING COMMISSION RESOLUTION NO. A RESOLUTION GRANTING APPROVAL OF A CONDITIONAL USE PERMIT FOR CONSTRUCTION AND OPERATION OF A DISGUISED TELECOMMUNICATIONS TOWER LOCATED ON PRIVATE PROPERTY O"~'VI~IED BY KENTUCKY FRIED CHICKEN Applicant. Sprint/Nextel, LLC, Agent: Sharon Gretch {37S 2W 02, Tax Lot 2905) File No. 0'7121 ~LYHEREAS, the applicant 12as submitted an application for Conditional Use Permit approval for the construction of a telecommunications tower disguised as a 60' flagpole, located on private property owz~.ed by KFC. Tl~e entire property consists of approximately 35,283 sq. ft., with the applicant leasing approximately 20` x 16' of ground area, and is identified ozz the ]ackson County Assessor's map as 37S 2W 02, Tax Lot 2905, located at 250 Peniz~ger Road, in the City of Cezltral Point, t~regon; and "WHEREAS, on ]uly 3, 2007, the Central Point Planning Commission conducted a duly-noticed public hearing on the application, at which time it reviewed the City staff reports and heard testimony and comments on tl~e application, and ~GVHEREAS, the Planning Commission's consideration of the application. is based oz~ the standards and criteria applicable to tl~e Application Review Process -- sectioz~ 17.05; Az~.tenna Standards -17.60.040, and Conditioz~.al Use Permit section 17.76 of tl~e Central Point Municipal code; az-~d WHEREAS, the Planning Commission, as part of the Conditional Use Permit application, has considered and finds per the Staff Report dated duly 3, 2007, that adequate findings have been made demonstrating that issuance of the conditional use is consistent with. the intent of the C-~, Tourist and Office Professional District, now therefore SE IT RESOLVED, that the City of Central Point Planning Commission, by this Resolution No. does hereby approve the application based on the findings and conclusions of approval as set forth on Exhibit "A ", the Staff Report dated ~'uly 3, 2007, which includes attachments, is attached hereto by reference and incorposted herein. Crx ' ~ ,, Planning Commission resolution No. (07032007} PASSED by the planning Cor~~nission and signed by me in authentication of its passage this 3rd day of July, 2fl0'7. Planning Coxnrnission Chair ATTEST: City Representative Appxoved by me this 3rd day of July, 20(}7. Planning Comrnission Chair ~v I'1a~~ling Commission Resolution No. {07fl32007} '"T~A~YA ~ . N~ I L~L,~ R 'T` "'" I~TAT~'~'"~ Pt~N STAFF" Lisa Morgan, C G C~UNDs ,~. ,i~ ~~ii ~ ~ " ~"l 7 [~.~ ~4:~_~t: ~,r~~ ^^"1'" .e~ rxr., ~. ~,, ~'vaaaurd^"Y" ~-- _ ''„ ~ Them is an existing hams constructed in ~. g era 1~0 an proposed Lat 1 ofthe Tentative ~ ~~ ~ _ ~ ' "~~ ~ ~ °' Plan that will remain. The existing hams ~ -. rr meets the setback requirements far the zoning district. Lat l will be .31 acre, ar ~ ~ y.~`~'~ 13,73Q square feet ~n area. Though it ~ .,,, ~ .., :'s . . ~. ~ a ~ ' > ~ ~ ~ ,,~ exceeds the maximum square footage far ~ ". the zoning district of 9,OOQ square feet, it does not meet the density requirements far further partitioning. There is a b located within the proposed access to Lats 4 and that will be removed. Qn proposed Lat 1, with the existing hams, there is an existing well identified. The applicant will need to inform the Public Works Department of the status of the well prior to final plat approval. Lot 1 would retain direct access ante Snowy Butte Lane, with Lots and 3 taking access from a fully improved extension of Jahn Wayne Drive from San Ignacio, Phase II. Lots 4 and would take access _~ r (. ~' July 3, 200`T I~ri ~m nt Toni Hurrr~ahrey, AIC~, Community C~~veicsrnr~t C~irector! assistant City A~irt~ir~istrator K. ~. ; ~~ Integrity LaneTentative Plan Page 1 of 2 fi-o~n a private access easement, with a hammerhead tur~~ around located at the southern portion of the subject property. Proposed lots 2-5 zncet all the requireznezxts ofthe zoning district as highlighted on pages 11-13 ofthe Planning Departments findings. {Refer to Attachment ~tD"}. The proposed subdivision is consistent with the theme of recent development in the area. City staff met with the applicant, agent and property owners to the south (Tax Lot 22001}. Discussion led to the conclusion that development of the IViiller property would not adversely affect potential partitioning of the neighbors' property south of the Miller property in the future. F~ND~NGS: Refer to Attachment "D>' ISSUES: There are no issues associated with this application. CQNDITIONS C}F APPRC3VAL Prior to final plat approval the following conditions must be met: l . Comply with the Public Works Department requirements as set forth in the Public Works Staff Report dated rune 27, 2407 (Attachment "B"}. 2. Lots 2-S will have addresses assigned off of John Wayne Drive. 3. Applicant shall provide to the Planning Department a copy of the CC & R's with provisions stating that Lots 4 and 5 will be responsible for maintaining the private access easement to those properties. ATTACHMENTSIEXHIBITS: Attachment "A" -Tentative Plan. Attachment "B" -Public Works Staff Report Attachment "C" -Building Department Staff Report Attachment "D" -Planning Department Findings Attachment "E" - -Correspondence from Neighbors Attachment "F" - Fire District No. 3 Comments Attachment "G" -Proposed Resolution ACTIflN: Consider approval for a Tentative Plan application to create five {5) single family lots. RECE3MMENDATI©N: Approve the Tentative Plan application. per Staff Report dated July 3, 2047 including all attachments and exhibits to create five ~S} single family lots, known as Integrity Lane Subdivision. ~. ~ Y Integrity LaneTentative Plan Page 2 of 2 a^r.> .c~ ~^% t az rP a r~°t :r_ ~~: -:: zt :.raja. '.7 # t..,,..' .. s9 37C :. ~~SS U -.. .. ++k ~c~ di~3 ~~s7 n__. ..._ - .ter.-.;-_ - _ .~:`-nom t .: s~-? -... .._....._ v -... _. ... .~ >~a _. ~'^, ,.. .. K.~ y., .., si -~~ ~ _. _ _. S:G1i Y[7, _... ?:+~:roua _.-. y.,~ -. ~nr,:... .~::zas -i~ '.z.z~lc+a ^ ...... ,. -- Gao DI M67' ~ ~ ~- ~ - 7~i. `.. 1 a' ~_ t. l3r~t7 I~'i ' ~ •t, i ~Jl ~'Cfoi ~~d'1}~~~~~, ~~i,'~~; ~ ~ ~~t. _ ~;~~~;~ru~ 4~ilor~I~~tt`, 1 ric~ir~r~niirir 1e~.t? 11 ?1 ,Na~~ws:~ ~`~, ~~1fI I ew~ .~, ~~~ .~, ~~,~. ~.,, ~„ 1 ~~~~: I of `~+ul;iiwa~sir~r~ (off ~i-,'1~~-ltiljl~ ~ tls ]:ot 2700 ,~pl?lic<?nt: "1 ~~n~~~~ ~. Miller, 32Ei~ ~r?r~~,~~_ti~ I3~iit~: L:~,~c. Ci~ntf•al I't~iiit, (_Jf~. ~IQ2 ~'<»lin~~: IZ~side.i?ti<~I `9i~~-Familti~ I)i~~t3•ic# til-6) °~~~°z~#•'tic: ~a~.~ ~~,cw~ m~~~ .,~,~ ~ ~. ~~m. ~a~. ~~w~ ,~ ~...,.,_ . _ ~ _ „~. _ T.. m~ .~ ~ ~~~...., 13a5ed on il~e [restitut~. ~?#. T7aE7spt>~ttiitio~l I nr~in~,cta (I"fhf ~Prlp t;ene~~it~on ~.L,u,u;' ~ ;~~~~ ,,,. ~~.. ,I..~i;i ' ub~l~ticsior~ ~,~,~ili ~~~~~~cr~?te z~ppl•oxi~n~~tel}~ ~~1,(t~ peak he?ur t~•ips (1'11"1 ). The City cf't'erair<~l Nc~i~~~'~ i_n 7ilie~rir~r `~i:a~~dt~rcls fn~~nd~!te traffic ,~~~?]ti~:>i7 1'or a~~v clevclopr??ent ~cner~~iin~, i?~orc tl?<!~~ 25 1'1 i'1, ~c~ tr~3f~tic st~ac~ti ~~, ,.~~ ~ ~ n~~~c( f~,~r this; ~i~_;~~ '~.~~,rr?urit, i~fii~~; ~i~;'•t ~~~~ ~~~t~~~°~o _ __ _ _ _ __ :?t~r•: l h~a°~ ate, i;~i5t>»g l\2-inclk <~nd ]i--incl? ~,v~ttf~r lines 1<>s~,t~ d ,~ itbin tllc ]~t~l?li~; pnjfit>~?~ o]• ~iu:3i~y Butte ]:ane a~~cl .loliia `4~'a~ne f)~~ive. respectively, ~~~t~~•rt~ I;~s°E?sz~: l here <zrL existin~~ stc~r~t3 drains ic?catucl 1~ itlli~l ~1?s; puC~li~; c~rtit~ns Stlctwvy Butte Lane and ,loh~~ VG'ayn Drive. ~;ti~•s~e~ ~ccti~3~s: ,ldjoir?itlL*, e~a~l~vay~, inc;luilii~ ~ii~wy L3~tte ~.ane a~~d Jahn Wayne Drive, are 1oCa1 reside;,?tia:1 sta cots. ~~. _ ~n -~,.,~ ,~ ~,~~, ..~.~„~ ~,~ ~..~ Ir? acc<~rdat?cc ~,1~ith tl~e I"]ood Instuancc ]late ~.1a1? (1 I121ti~1), lets 3 ;ti1c1 ~tE ol~tbe p~•opos~ci st~l7di~~i~~icm {t~•e 1~~~ ~t~~~i ire illy; ~;pcci~il I lood l l~irard .hr~a 1`~Fl 3;~ 1..~l?it;l? is ~~Iso referred to as d?~. I ()t)-year f7ooci}alaii?. flood 1?arar•ds tl?at are; kr?orv~? tt? be tissoci,.Et~.d ~~,~ith tl?e area inclitdt~ periiidic. ii?undation by ]~oocl ~~~rters 1`i•or?? Dais~~ Ca~~.eh. Localized drainage problem?s asoci~rted tiviil? sto~-~nwati:r ru«off from 1.~~e~~ll ]_.r~~?e ~u?d surroundi~?g prof:?ernes, a ~~,-ell as stn•lace v~ate~• po~3di~?~ arc kr?own to it??pt?c# tl?c subject pz-up~rty~ ~i3?d s~ie•rr?ufidi~?~ a~•cti. to t-~5pt:~r?s~; tt> citiz~;u eon??plai~?ts received durit?i~ ~i~iter'?OOff, Public Works staff9•visited #1?{; site ~~rx1 observed a si~~i?iflcal?i a~??our?t t~f siaridin`,~ u<?ter off? tlic eastern pc?rtic>zl of tl?e proposed si:lxli~ isitm Git?d ~l~e acijr~it?i~?~~ ~txopcrty to the ~ asi, xi;~]tineeY°ia~~ n~t~i 1)€~~e~~~prz~oirt~ ~[~~~~ s~~~~~ ~~~°r~~~~s: The C:ei;tr<:1 Point Plzblic ~,y~o~•l:s Departs?~tnt is c,f~ar~;eci ~~ith m it~a~_~;n?etit of t'r~t~Cit~'s ~n}tast3•ucturc, inc(udin~~ street,, vv<?t;:rtivorks. <t~~d stc~~-3u ~~,ater c1r•t,ina~.~c fi<~cilitics. 1~~~ ~~ene~-z?1, the l~ep=~rtif?ient's "`~t~ai~lda~•d `~peeifieatic~~i~ and i.ilifor~~1 `~t~~itcf~?rtf l~etaiis f~~~- Pu]?lie Works Construction" shy?]l ~.~cwer•rz h~~~~~ pi~l_~lic ~`~cilities ~~~•~; to lie co~~stf-t~e-i:,~. `~'C~c 1Jea~clol?~t• i5 enco~~raccd to of?fain the latest version of these specificatiou~ f'rof» the Public. Wc3r~la Dep<ert~7?ent. In Yeneral. the plan ~;ubrnittal shall include pla~~ ,end pzol•i1c i-or >#r•cets, i,ater, stt,r-~i? d~°s~ina~.~e anal sa~zitary se~~ers, ~tcar clraina~e. calculation?s. store? draina~~c basin n3ap, erosion co~~t~-ol plan, lifiliiv ai1t1 outside of=e~?cti~ r~otificaticr~s atld approvals. 'lhe plan ~t~ay also include applicsil~le iraflic stuc~lics, legal desc~•iptioe?s a~~d a taa]'#ic control plan. 1~ 1'ribli~; ti~v'orks 1'errnt ~;~iII c~ijle~ 1;,. issued after tl?e U~pt~t°lt}?e~?i ~irec,tcr ap~t'ov~;;5 file lir?al ei?~?sfrttC;lItJI1 94d S~u~f~ ~'~ S~r~et Centre! Paint, C,7 975012 5-1.~6~..~~2 ~ ~=~x ~~~i.f~~4.~~~~ .~ drawings, After approval, the fees associated with the development will be calculated and attached to the public works permit. All fees are required to be paid in foil at the tune the Public Works Permit is issued, except Public Works Inspection fees, After project completion during the final plat application process, the Public Works Inspector will calculate the appropriate amount of inspection time to assess the developer. Before the final plat application is processed the developer must pay the relevant inspections fees and bond for any uncompleted improvements (as determined by the Public Works Director}. Conditions of Approval: 1. Floodplain Development Permit: The applicant shall submit a Floodplain Development Permit application to the Public Works Department prior to issuance of the final plat. 2. Stormwater Management: Prior to issuance of the final plat, the applicant shall submit for approval by the Public Works Director, or his designee, a stormwater management plan. The current stormwater runoff threshold for a site is 0.25 cubic feet per second (cfs}. If exceeded, a detention facility shall be incorporated into the site design. 3. Private Well Abandonment: The tentative site plan shows a private well serving lot one. If the private well is still in service, it shall be abandoned in accordance with Jackson County Health Department standards. No permits shall be granted until the applicant provides proof that the well has been abandoned or that the well will serve non- potable uses only. 4. Water Easement: If necessary a 2-foot wide private water easement shall be granted to provide City water service for lot one of the proposed subdivision. Streets: John Wayne Drive is a Standard Residential Lane. The John Wayne Drive extension shall be constructed in accordance with the minimum standards for a Standard Residential Lane as provided in the Public Works Standards and Specifications Drawing ST-11. 6. Street Tree Plan: Prior to issuance of the final plat, the applicant shall submit for approval by the Public Works Director, or his designee, a landscape plan for the areas designated for landscape rows. Landscape rows for the proposed development shall be placed immediately behind the proposed sidewalk location. Street trees shall be planted thirty-feet on center around the perimeter of the property. The plan shall include construction plans, irrigation plans, details and specifications for the trees to be planted within the landscape rows. Plantings shall comply with Municipal Code Section 12.36. Tree plantings shall have at least a 1 'lz" trunk diame#er at the time of installation. All street trees shall be irrigated with an automatic underground irrigation system, Maintenance of the landscape row will be the responsibility of the property owners who own the property directly adjacent to the landscape row. 94Q South 3'~ Street ~ CenfraJ Point, UR 97542 ~ 541.fifi4.3329 ~ Fax 541.fifi4.f384 .. y ~ < ~e ~ r ,f ,~... ~,,,ii~d/ Gs! ~.uC'P1Lltl ~ C 111 L,!_~fC't~1~11 ~~1`s(~f~li~,° ;~~.~)~~i~~ifl(~i~ , ~- , I, ._ ~ air ., _. ~~,~, €'. ~(7-:~~ ~ x~;_t , . i! i ~1 C!`. 1 1 . ~, ...x ,_ -)f ., ~1.OClIS _ ~ li ~3~JlLiJ1.l`V~L~I-~i11~1~,:\r] `31~~1.'~ 1~~.;1~~~~,~_ ~1L'r. V~IGRfQf TQ, 1,~~1i1t1Ttl`'. 1 ~i'1"?~1t~1311C'Cl"~ l'laril~~r~~<~ tiJ+ra: ~"RflM: Building L?ep~~t~tlrlc°rtt UBJ~T': Tanya Miller "Tea~tatve Flan ~"v ;:11"11 ~; :'~ C]~~r~ 5S; ~11y': ~°si~tti': Zip fide: ~'rc~l~~rty Lascriptian: fee Attached The ~t,ti°]~ 1°cz~i~ is i~ pt~c>vicl it~fc~~lll~tic~t~ t<~ tI7~ Planning Cc~r~a~`~~isc~n and t1~~ t'~ppiic:~~rlt t'al~clir3`~ Chit`, F3uiiclill~ T~)Lljartrn{~1~t re~ltail~elT~~~nt~~ ~~nd et~nditit~ns ffr be i1`)clt,l~~tl i11 111c ~Ictii~-n ~>r~c{ deg-clo~~7l~r~ti ol~ti1~ pt~c~~~c~sc.cl pl't)ja~;t„ '~"hip i~ nat ~~ ~~1~~~ ~~~~~i~~~,~ 111is rci~c~rt i~ 1-~r~limilla~'~ anc~ c~c~rl~l~ileci ~~~I~.:1~; ~:or use by the CL11tr-a1 1'~~irtt 1'Iszntlin Cc~~t~nn~li~si~r1. 1 ~, .>, „ ~ _. r w i ~ , .~ - ~IC~ i'~I t.E'i"I~:I ~~fi ~1!!L, ~ ~ I r.t~~ ~~? , , ~ ~'~il'7""il~~'.tlE. 5,~1 sTtfBr-~.~,., .,~~ • Lt~isG"'ft ~;: ur. 1 4~ ~.1,~..~...t. R : L'r..i- 1f~'~ 9 ~~:. ~~~~, A..p ~'~ ~ , u~~s ~i ~':`~t> 1. ~]car~a ~1~7cnt ~rr~ ct~rltracto~`s lei=.:ts~ {~~allln?~. \vtit ~?i~ t: r.rr'r•~°i~t ~i~?~~ c>(~~°eun ir~o~)tc~~i coci~:s, 11~~-~ ~11~171y i)e ~tll fi)~~r•ll~iis ihr•{)tl~,}1 ii~~ t'cnir~i~ 1~{)irr( 13~til~iirlt> T)~~~)~ir`trrl{~lt. .~,.,. 1~~<l })1'r1 art{' sLol`I:1 Ci['~rlrl ti~'sti_'rll Is });`{?i)os~'(1 It olti`tit i~c: 7`t'\ IL'1-V'~C~ ~1r1~"~ J t){.-r'rTll~ Issit{~. ~y the C'~~ntr~rl Noire, ~'lttnZhir~~~ I)c~})~~t~trncn*. .~, ~r~y 1)ri~ ?tip sir`~~et li~litir7`> ~'rrtl~t btu reviewed a~.ci ~)~~r-rl~itt~tc~ by the C.;~r~tr'~rI I't)ir~t 1E,I.~~c~ieict?l l.~c°})ar•irrrcrrt. Wit, l~rY)~ti"1C1~ thi' ~)l.lll{:irll<.? t~~}~~tr"tl?1~rlt 1~i'J:tll "~l 17<'{)iL't'i1111C~13 r'C'}~or"t ~lS ~'t't~lllr':(1 ~~j 1~`~~'3~ ;11)})~t~c(ix J ~lr~{1 ch~ll)t~~r~ 1 ~ oi'th~z ()`~~°>C~. %l ~~r~ittcrl r't'1){>1•t c)i~tl~t~ investi~?tic)]1 ~1~'a11 in~hude, but nee~~ ?got h~ liolite{I to, illy i~llovvir~~~; ir~Fi)1•ln~~tic~r~: a. l~ j)iot E)lar~ silo\~ il~t> the l~~i ~ltic)1~ i~(~~?ii lest. 1)c~r'ir~4~~ ~4tr{i~c)t' t'~~;~11"~,tt2~n~. . [~escr'i,)tiorls arlcl clt?ssili{'<?iiol~s oi'ih~ r~l<:ticrirrls ~n{~o~rtlttWr'~~. e. ~.1~~v~?ii{>rls il~tll~ v-v~?1~1' t~ blc~, ii~cr,~our~~t~r•~{i. eet~?nrlil~~rlc?tttl{~r~s i~)r- t~)trrici~rtr{)1~ t\ C)~~ lr7c~ dL51~-~t crrtcr-t~, ~~L~r.rc~rt~~; be~~`tng t`a~?zrcit~, ~)raviiorls tc) rliiti~7~~ltt~ tlltr ~(~Ic~ts {)I~~x})~rr~sivc s{}ils, ~:)ro~"sic~ns tc~ ~~liti~;ate the ~,+~i~ec~ts of~igt~~?~irorl ~?r1~r s{)11 •tr-~rl~~ti~, ~lrlcl 11~~ effetrts c)i`l~i;cent lc~ac~. e. ~~%"I~ct~ t~x})~trrsi S ~ sons ~rr° ~)~~:sctllr, s~eci~?~ }~>ro~ isiot~~ si~tlll E)t~ })r•t)\~ic1~c-1 in the {)l;tll<~:?troll ~1~~'.~,t"1 ;~rr1C1 i'ollstl`LrCt~Qn i{-t s~?feai'd ~,~;~.?1 (1st. {1~11llttt~t;, t.ll.il,; t{) ~ ~:}")~?rlsi\ ~'.llls, ~ait~ d~sit~.rr sI`~<a1I bi; L~trsc{1 orr t.~~:~otechrlia~ r°ect~rr~.mcl~{i~rtiorl ,.~ (~t~a,~iinJexeavatiun ~~i-rllits ~?c'c ~-cc~trrccl in a~~car~i«tlcs~; with ~ 1~~~)t,nc~ix 3 and ch<r})ter 1 and C•ea~'din and iil rn~?tcr•i~tfi ~~~ac~:ci <3r} tllc sib{'. `ilis tc~ ?~c° ~.tst:cl to s~ri)l~~rt li~~ i-c)trr~{l~rt7on c~i arty building; car ~tr•tl~;t~rr'~' :~}l~ri ()c fi)141,~er in acct?rc`3trr~~c l~; iii ~zc:c~,)tecl e~~il~~ue3•irl~ l:)rtrctic'cs. ,l1 soil ir1~~~sti,~rttic~r~ rcfi)c~t-t, and a~•e~at~rt {)("s~tti~l~rc:it>*°y })fit?t<<~~1lc~l~i {)•rill (irl~l~lclil~` si)~cirl irlsl)ections ol~l7lr?i~{~r»t'rlt of :C 11 ~rn~ ct)1~1})r,ctic~rl) acc~:)taE~li' tc) the I3ililciit~l~, ~,)f~iic~i~tl, shill( i.~e strbr3~it~t~d r)r`i{~r to frrl~l~ u~th~' ~~r'~xiln,~`L~caG~atior~ p~~rr?~rit. }~~lii{{iz~~ J~{~rrnits \~~ ififi riot be issued until `~1~<iclirt4~,'~~.c;~t~ ati~~r71)~:t~l~ai.t i` ~~?l)ri~vt'~ ~ir~cl I~il~~Il~d. Exc{~pti~n. ~.. T11e ufi)1?a:r 1.~ Co{)t {)(' Ii11 ~l~lcc{~ otrts~cl~ o~`public x-i~~~llis-of=way. . l {?~ tr()fi)i.°r• l .`! 1-~){)t {1`~1fi1 t}1~1i iit~~'s Ilt~1; Ui1teT'~le ~Ul~t~tt1~?5, St2'Ut~;I~`eS, tai' .......... ti c~hic~rltir° rc~css \~~1~'s car paring 4rr~~ls. ~, ,., t1,...~t ~ s^3~ .': I~; l.` rIJ Iii.:.?li i~.. - ._ ii ~_ia _ i;il,ii ,,'~C fi, `T'(~ ~~€~t ~ (~;~ (i~;lrii~l~~~;1, <t~~~ c`~;.i:;iiri`:~, ~;irll('~~tt` ~~~ct~i ~~~ the prc~p~`~ cell ~2~?Tl ~~C~(~i,1t'~lY1t'll`I. JO1' ~f'1~l~~lll I't_'€Jlili"i_'lll("Il(S, '7. ~~+,, i 3~~ ~1~(m~ ~; ;I` 1=u~1€-lire ~~.Jt~l iili~~l;: c~'an e~~zn,~ w1l, Qr sep~ie y:i~~;rs 1~~atd t"~,~ iJ ~~ J~i~(~J~t~i~~', Ally c1t~~i(~l(~J717i€~i~~-(<,rt`.~r';~;ri-i~1~3(Jc: (:J~~~;ri~~~~t(3 i,~~J~l~~~:~t~ t)l- u~irilJ7[°~~'€'ci is°l1 ~.stiit~ ,. . 1 7 ~'.I Ic~~at~~ ~~A`#(J~(i1 ~,~~~ LtC)~~€I ~l~ ~~l€a <:},l'(:E~ ~_a! CI1(' ~_ 1C~T i-)l ~ Cf~L~'~ ~ ~Z~i;~~ ~ti11c~~J rivC~ll,t~f ~l }V~~f)Ji1Tl4`t~'t J~i't°illii `t `s 'a'T 1€)i°'L)~1 li? l~l(` ~. i'i11i'~~i ~~C)iill ,x/~JLlil(C'iJ~)~l1 ~,€3i~L' ~+..~, ~~, J.~,~). • _ ~ ~. ~LJ..`,L (€if](,['3 ~ ?'f'~j';~1i)!'1 i^t7~"1lt°C;~, ~:1rItJ ll'€it.'J~ (lll is;"JIrt11c~%1"Llt.)11:, ~71'<.~(_'t..'ti1(1i't'.`> i)tt.l`,L ~)t' 1U. ;~J-~J>iit:~<;iit~r; I~~i-~?~;ii€1in, ,~(,~t~r7~ii< ~~'ii~ r•~(Jla1;°~ l{i~_ , . ~,~~ ; ~~I~~c(_~r1~J1~ty ~~lar~:; lI1Cilf;LlLiIl4? i'C)1"tlJ~~;zi13i~~' l\'lI_~l (.)I'~`t3(:?tl J~~,";IC1(_'l1((~'i r 4.)t..°( l~ll't~ (4tJ4~E' ~.-':~}~,1~. ,. `. ~. 'lr'(` J~1~~1'lC'l j ~.ti°1_.i1 €J~'1~'i'1111i1C.' I1Ct' Il~i[11'L?11l ~+C3~1t1C3i1yc~.~s' ~1~S'dC:~SS ~ ~.!LI1J(JI)1~?`;. ~I~' L'.lilil~?"C_''~~ ~7"{~~,r~:~i`~_ ~J"l~l°_ ?t;' ~1.~ ~1~111.~.(~€,i 1Ci l-'~t'l~ll~t~ ~>~ ~~f~ !'~~?~)~lt~dill~ ~3I' :~e~7~~J1Ci~,11~~~ CU~~t1°t:l+:~t~?i'ic> ;,~r(° ~~ _Ir31~i`~ 1~(~pat~(~t"z i. I~T~~pi°~~ ~?i ~"~i'iC?~'~{~ 5it3?'i:C?~WCfT'. J~li:ii l~ ~:~s:tlll((l i~~` ~`t.'°.7.3 L.1°~.~.L. 2~ m~ ~s ~'ii~t~i~~~e~; c>~~'°s~e :~~~c~. Te~ltativ~ ~~IEEa~ ~2c~'ti i~;Sti ,~~~~~lic~~ltit~t~ ~t~t~lEt'a~lt: Tana ~.~tkilc~° jll ~)?C' ;~1~,i1i{~,' C?i 11 ~'~;'~)t; ~(l ) GI"i~i`IS`~ ~.,1'!, ~.CTvfCiV i~C?1" t~l~ ~i~;tii'?; i)fil ~1t° t"`) ~i?~ ~+~t~7t:;"~".`li~il iti("`{j1V1? ;l~ 111iC'iTi'll`.' ~.11I'L' iill':1`t.tj ~~ ~3.llil ~~li' iZ-~-(?. ~~t'`iit~,l'tl 1~i~ ``>il?~i~.rana~l ,. ` 7t) ll;{~ tli~illLi ~l:;l~ li'.l;i?i: (l~:tl Uil i~1C .~:iC~~.1t?!i ~ slUillt. r~5til ~~;i11~'S 111<lj) ilS ? `rY~ ~{~~~ Ta~' ~~- ~ - ~ _ 1 ()t ?~%i(l. :115{) 1tli'i?L1lii:t~ ~t~ .~~t'~' ~IiC?'.1~ f31~11.~: ~,:;ilL. (t'1111~11 l~(?lI.]i.x ~IZ. ~~r~.~3QL 1~i.1fl ~1fJ Srrl»1ri.5~~~ir3jz ~f'lt/~~~lit'illrr7~t---~'ilifi~~7c~c~. irll(. !!s ~~'~i['il,:'.~I1Ct!~Sll,/>,7... Cli? r',~'~fC~ f.;(11 :1~.~1 ft'i, .;li~ r~ ;.';ii I i „?i/ i,.~'{? 1 r 7 si;%i'U?'C,l.'L'7?1! iiL'L~' Clllff t)i31~'7'S?lj~, ~'IJi(~',tl:'d ~i„"ft'i"<'c.~~ tl',S' 1- 1+~ ~Jt' 1t~'/rlll'('[~%i) Ji<"tL~~YIr~ (I'C> <<ss ` . ?Ul?/]1C'/ii 1)~~171 i!/:f~ Sii(i~!' :Slil)ii<1! :.'li ~ t ' i;"~ ,;". 'f?~~ ~"?i;' ir -rlilt'1 1. r.f~] ~l /r r " lPC' ii~~ sari?t'.'( > , C3Y !11 [' i'[1;- S (dC({)~)I<'il ~ 1.:3?71 7 ~_ ,/,~~.~!r Cfi+~ 11 ,/(_'i.~ -SC'~1C'C,/21~c'. lTr'C: 4.~!Q~~/'C~1/11S' .~IG~?~i'%.[ 'C~ SIi(ll~ C~C~I,.Si,~i' 'JJ /'ll t (~ ~~ c,r .'?i titi<s'1''{' \i ~t_:'I.'~ii' :li .~t~Cili)I? j%,'.~f~.~~~ i:Lt2(.l C?11C. ~iJJ.~I' lY~ Cl,'l t r,.~ill- 7 r CXJ'ZC~ I1J?~ jil~;r-irl~fi !?, C3i'1'C'17 UiCii! JCiJ'iitCll. Fir~cii~i~; x.11 infc~rmatic~n ~rctLuirot~ tc~ deem the appiicatic~"n can~plete fc~r proc~~~i?~, has Lcel? s{$~>1?~itted. Cox~~lt€~~r~tl: The cr~teric~n has been net. 16.1!). l11 ~ ~3 j1111"rc•rl~`ir3t~ r~><~t!` review--~'~c~c',~ f; )j'/!~t'[i!!iii1.S iliifs/ 3"~'i'IuW ZZZG'YG'C7f,>/';i!l' C'(1i1r1(i3'3il l'O IZZL'~YOVbSt(77~ti' f.%' CZZLZ~I~'Y Z~.~J`~ CXt1GZ C'71 / [177f?IlC i3`I;I<' l7!' (')/'C'ilii(Z71~~',$' Li72.;' Z.tlt',~ !~~li;~' ,S'IC;~t` f~ZZ GUStS U~`~,s~t'IJ13I1iS13'C~i~IV(' Ll12Li Z~GZZ . S1clj~ 1117?C' .'(J.SIi, IifC;:i?t' C~It'L%.~^, CFj3t11/'1L'(fUll 131.5/LCi!!?YI, ~7YG'~lXYC11GC~s1 U~ i"< ''['E;72c r?f.S, !~ tLlCt'.S",S' (1 +,'(' ; 1 ~324,~ ~; [', .Si1C7ll r'<' ~)G3"i;E' hl. i..' il, ~/)liC`l'3?I ::'?7Cl ~)sIICI i/f%r)i3 /?~1i1131E1 ~~~ C11b'. T `Milli'{~ 1,': j?Cli St7.'fl C'SI~ CI +' l.'ill'il .~jlCtli t`f)]tSl ;!Ic ,~ rlilf7l`+tS ~~J3' ~l'C'i?ICI G~~~~~171cC1 ~7iClt Gil%T?i'l?i'[ll !:1' ,r)1(Ii!;''i31~ I)C'i'i1i1i`~, , ~ti~.~~~.~~,~j~ ,~'CCl1t'; l i?t' It 3,'I[d11 ; t' ),~ii131 .5'iiCll! l?(' (<i!'t<'.t'3? `iii C7 ~~Zlt't ~` :; i'1 ,x ~:i~ ('>''J I1t't'i1('. ~'pZdY ~32C~2~.'S iil SIZE C7Y lI >i~l~'I"t`<JI~(1~ Ct .St"C1Zf' i7 (lh'i' ,:ilGl: C'C ltllt ~) K'jll!3,(.i"t'~j ~C't [ (?Y ~fJY L7YE'.'LZS (/+ 1` DI„C' Z2'1C11~i~3"l.'CZ r'1['Y~'S, Q72E t11CZZ L'f~~lCt~S lY't? Z1~tltCari't~~i'l'i, [1M(sl5'f~17ir~1` /'Jt? C'~GCLYl~11 t1~ . 1('~11;j?t Y~ZJYtl(i'1 r 'i'[Z, ~(i,~`(1.(1.>(1 (3'~lrel•~rfi~~1`rlr•~;<t~rtiurt, ,, / I t (' ,~, ~ 1 1 s i l," ~ 4~ ~'l i('?'vl 1~~C11'331 itl ? t112 :SZZGXZZ ,t's{? S'ZT/)3h71Z 0J2 OY li2CZZ[CZG~~i 14sItFZZ iZZL' ~nx~tG~~ZV~' ~)1l37.' f~. ,h3 rijJCl.S~'(i 3i(il%1 C' G~,~~IZ,;' .1tfi?C?'~ 7SG3?. „./,11L5' ?~t.1;E I+.i:,~i 3lUl LZZI~?ZZG~"<!(' ~;i" ~'~ ~ ~ZZG~ ?(1~)?i I)i t'i:f)13'1t'/'J'11I7LZZVZStO32 l12 ~:? i'r111i1 , Tl;f, ~~.rii} Lane Tentative P3 1 1 ~ n,~l,l~~~ c~"t~(~ Pale 1 of 13 L'. .Date, r2orthpoirzt, and scale of dr°awing; C. Location of the subdivision by section, township, and range, and a legal description st fjicient to define the location and boundar°ies of the proposed tractor the tract designation or other description according to the records of the county assessor; D. Names and addresses of tlae owner or owners, applicant and engineer or surveyor; E. A title report indicating all interests of record in the property which is the subject of the application. I6.I tJ f14t1 ExZstGng ennditions T1ae following existing conditions shall be shown on the tentative plan: t1. The location, widths and names of all existing or platted streets or other public ways within or adjacent to the tract, easements, railroad rights-of way and such other important features within or adjacent to the tract as may be r•egtcir°ed by the city; 13. Contour Braes related to some established bench mark or other dattrr7a as approved by the city when the city determines that the nature of the topography or size of the subdivision requires such data. Contour lines shall have the following rnirairaaurn intervals: 1. Two foot contour intervals for ground slopes less than five percent; 2. Five foot contour intervals for ground slopes exceedirag~ve percent; C' The location of at least one temporary bench mark within the plat boundaries; I.1. Location and direction of all watercourses and drainage systems,- E. Natural features, such as rock outcroppings, marshes arad wooded areas; F. Existing uses of the property, including location of all existing strtcctures which the subdivider proposes to leave ora the property after platting; G. The location within the subdivision and in the adjoining streets and property of existing sewers and water mains, culverts and drain pipes, and all other existing or proposed utilities to be used on floe property to be subdivided and invert elevations of sewers at points of probable connections; Zoning on and adjacent to the tract. 16.I x,115(1 Acltlitranal infotnration. The following additional information shall also be included on the tentative plan: t1. Streets, showing location, width, proposed names, approximate grades and approximate radii of curves and the relationship of all streets to any projected streets as shown of any development plan adopted by the city; B. Easements, showing the width and purpose; ~' Lots, showing approximate dimensions, area of smallest lot or Zots and utility easements and building setback lines to be proposed; if any; Z~. Sites, if any, proposed for purposes other than dwellings; E. area in square footage of each lot and the average lot area. Finding: The applicant andler agent have provided all the necessary inforrrzation to process the Tentative Plan application.. Conclusiczn: The requirements relevant to this application have been znet. ~~ ~ ~$ Integrity Lane Tentative I'laz~. Findings 0`709C? Page 2 of 13 16..1 It 116 Partial rieuelr7ptnent. Then the property to be subdivided cotztairas otaly part of the tract owned or controlled by the applicant, the city rrzay regzrire a development plan of a la~~out,for streets, numbered lots, blocks, pleases of developrazetzt, and other inapr°ovemerzts in the undivided portion, indicating inter-relatiorzslzip with thepot^tiotz sought to be divided. The city shall have azrthor-ity to require that any adjacent par°cel or parcels owned or controlled h~ the applicant but not included in the proposed subdi~~isiorz boundaries be included irz the development whenever inclusion of sz.rclz parcel or parcels would be an appropriate extension of the development and in the best interests of die public, considering the development plan and the relationship between the surrounding area and the area of proposed development. Finding: Tax Lot 27(70 is the only tax lot owned by the applicant. Conclusion; Not applicable to this application. ~6.11J.474 Expluttatrrty ittfnrnraticrtt. any of the following information may be required by the city arzd if it cannot be shown practicably on the tentative plan, it shall be sarbmitted in separate statements accompanying the tentative plan. ~. ~ vicinity map showing all existing subdivisions, streets and unsubdivided land ownerships adjacent to the proposed subdivision and showing houJ proposed streets may be connected to existing streets; Finding: The applicant has included existing subdivisions and unsubdivided Land with their proposed tentative plan. Finding: The applicant has identified their proposed connection to Sohn Wayne Drive that extends froze Snowy Butte Meadows, and San Ignacio Place, Phase II, both Planned Unit Developmezats. Finding: A portion of John Wayne Drive will extend to proposed lots 2 and 3, with the same improvements made to John Wayne Drive to the north. Finding: Proposed lots 4 and S will have ~ninimutn access, with a hanrzrrm.erhead at the southern property lines. Finding: If tax lot 22(}0 to the south of the proposed subdivision wishes to further divide their property in the future, they will have a couple of options to provide access to a possible lot at the noz-thern portion of their lot. Conclusion: The applicant has met this criterion. . ~: Integrity Lane Tentative flan Findings 0'7090 Page 3 of I3 B. Proposed deed restrictions ira outline for~n2,, C` Approximate centerline prajiles showing the pr°opased finished grade e~ f all streets, including the extensions for a reasonable distance beyond the limits of'the proposed subdivision; 1~. The approximate location and size of all proposed and existing -water and sewer lines and storm drainage systems. Finding: This information will be provided in civil drawings in accordance with Public Works Standards for apprQVal prior tc~ signing and recording Qf the final plat. Conclusion: Approval and recording cif final plat will not e signed by the City until required improvements have been mkt. 16..711 d81} ~`e~ttative platy approval. Approval of the tentative plan shall not constitute f nal acceptance of tlie~nal plat of the proposed subdivision or partition for recording; however, approval of the tentative plan shall be binding upon city far the purpose of the appravaZ of the final plat if the final plat is insubstantial carnpliance with the tentative plan ar~d any conditions of approval thereof The action of the council in approving the tentative plan shall be noted on two copies thereof, including reference to any attached documents describing any conditions. line copy of the tentative plan shall be returt2ed to the applicant and the other retained in the city jzles with a naemaratadum setting forth the action of the council. .X 6..111.49 C`onrlitions on tentative plan approval, The city naay attach to any tentative plan approval given under this chapter specific canditians deemed necessary in the interests of the public health, safety ar welfare, including but not limited to the fallowirzg.• ~. Construction and installation of any on-site ar off-site improvements, including but r2ot limited to sidewalks, curbs, gutters, streets, street signs and street lights, traffic control signs and signals, water, storm drainage, sanitary sewer, and park and recreation improvements. In requiring off-site improvements, the city shall find that said improvements are reasonably related to the development and would serve a public purpose such as mitigating negative impacts of the proposed development. .All improvements required under this subsection shall be made at the expense of the applicant, and shall conform to the provisions of the Standard Specifications and 7Tniform Standard details far Public T~Tlorks Canstrtcetion in the City of Central Point, t~regan, however, the city, in its discretion, may modify such standards and determine ~~ site-specific design, engineering and construction specifications when appropriate in the particular development; .8. An agreement by the owner of the property to waive, on his ar her behalf; and an beha~of all future owners of the land, any objection to the formation of a local improvement district which may be formed in the future to provide any of the inaprovernents specified in subsection A of this section; C. An agreement by the owner of the property to enter into a written deferred inapravement agreement, providing that one or more of the improvements specified in Integrity Lane Tentative Plan Findings {}7C}g0 Page 4 of 13 subsection A of this sectiotz shall be tsaade by the owne~• at some future tinge to be determined by the city,- .1~. Any agreement entered into pursuant to subsections I3 or C of this section shall be recorded ita the county recorder's office and shall be intended to thereafter rain with the land, so as to bind future owners of the lands affected, Any and all recording costs shall be borne by the applicant; E. Any other conditions deemed by the city to be reasonable and necessary in the interests of the public Health, safety or welfare. Findings These require~~nents wi11 lac conditions of approval with the Public ~rVorks l~epart~nent. Conclusion: Until the recluirernents of the Public ~Vorl~s l~epart~nent have been net, the final plat will not be signed off by Public ~orlcs for recording of the final plat. 1 ~ (15.411 t1 Type III procerZuNe (rZuasi jrrrZiciuZ). A. Pre-application Conference. Apre-application conference is requi~°ed for all Type III applications. Tl2e requirements and procedures for a pre~applicatiorz conference are described in Section I ~ a5. S114(C). .13. Application Requirements. 1. Application Forms. Type III applications shall be made on forms provided by the commzrnity development director or designee; However, if a Type II application is referred to a Type III Hearing, either voluntarily by the applicant or staff, or ~rpon appeal, no new application is requirea'. ,2. Submittal Information. YYhen a Type III application is required, it shall: a. Include the information requested on the application form; b. Be filed witH one copy of a narrative statement that explains how the application satisfies each and all of the relevant criteria and standards in suf~cient detail for review and decision-malring. Nate: additional information may be required under the specific applicable regulations for each approval as referenced in Table 17.115,1; c. Be accompanied by the required fee; and d. Include one set ofpre-addressed mailing Zabels for all real property owners of record who will receive a notice of the application as required in Sections 17. (15.41111{C~(1}{~a~(i~, iii), (iv) and (v~. THe records of the ~Iackson ~'ounty assessor :s office are the ofjzcial records for determining ownership. The applicant shall produce the notice list using the most current Jackson County assessor's real property assessment records to produce the notice list. The city shall mail the notice of application. C` Notice oflq'earing. 1. wiled .Notice. The city shall mail the notice of the Type III action. THe records of the Jackson County assessor's office shall be the official records for determining ownership. Notice of a Type III application hearing or Type II appeal hearing shall be given by the conamarnity development director or designee in the following manner: a. At least twenty days before the hearing date, notice shall be mailed to: i. THe applicant and all owners or contract purchasers of record of the property that is the subject of the application; G=" Integrity Lane Tentative Plan Findings fl7Q9ti Page 5 of l3 ii. ill property owners of record within 1 ~(1 feet of the site; iii. any governmental agency that is entitled to notice under an intergovernmental agreenxent entered into with tlxe city. The city may notify other affected agencies. The city shall notify the road authority, and rail authority and owner when there is a proposed development abuttixxg or affecting their transportation facility and allow the agency to z°eview, comment on, and suggest conditions of approval for° the applicationx. iv. Owners of airports in the vicinity shall be notified of a proposed zone change in accordance with 4125 227..175; v. ,~4ny neighborlxood or conxtnunity organization recognized by tlxe city council and whose bourxdaries include the property proposed for development; vi. any persota who submits a written request to receive xxotice; vii, For appeals, the appellant atxd all persons wlio provided testinxony irx the original decision; and viii. For a Zazxd use district change affecting a nxanz factored home or mobile lxonxe park, all nxailixxg addresses within the parr; in accordance with 4125 227.175. b. The commuzxity development director or designee shall prepare an affidavit of notice and the affidavit shall be made a part of the f Ze. Tlie affidavit shall state the date that the notice was mailed to the persoxxs who were sent notice. c. tIt Zeast foarrteen bzzsiness days before the hearing, notice of the hearing shall be printed in a newspaper of general circzzlation in the city as well as on the city's website. The newspaper's affidavit ofpublication of the notice shall be made part of the administrative record. 2. Corxtent of Notice. Notice of appeal of a Type .Z1 administrative decision or notice of a Type I11 hearing to be mailed and published per subsection (C)(1~ of this section shall contain the following information: a. The nature of the application and the proposed land use or z~ses that could be authorized for the property; b. The applicable criteria and standards, from the development code(s) that apply to the application; c. The street address or other easily understood geographical reference to the subject property; d. The date, time, and location o, f the public hearing; e. A statement that the failure to raise an issue in person, or in writing at the hearing, or failure to provide statements or evidence sufficient to afford the decision- maker an opportunity to respond to the issue, means that an appeal based on that issue cannot be raised at the State .hand use Board of 14ppeals; f. The name of a city representative to contact and the telephone number where additional information on the application may be obtained; g..~ statement that a copy of the application, alZ documents and evidence submitted by or for the applicant, and the applicable criteria and standards can be reviewed at city of Ventral Point City Mall at txo cost and that copies shall be provided at a reasonable cost; ~{ Integrity Lane Tentative Plan Findings 0~0~~ Page 6 of 13 h. .z4 stater~2etzt that a copy of the city's staff report and recommendation to the hearings body shall be available for review at no cost at least seven days before the hearing, and that a copy shall be provided ota request at a reasonable cost; i. ~ general explanation of the requirements to submit testimony, and the procedure for conducting public hearings; and j. The following notice: "Notice to nzartgagee, lien holder, vendor, or seller: The City of Central Point Land .Development Code requires that if you receive this notice it shall be promptly forwarded to the purchaser. „ ~. Conduct of tlae Public Hearing. 1, .~4t the conzmencen2ent of the hearing, the hearings body shall state to those in attendance: a. The applicable approval criteria and standards that apply to the application or appeal; b. ~ statement that testimony and evidence shall be directed at the approval criteria described in the staff report, or other criteria in the comprehensive plan or Zand use rega~lations that the person testifying believes to apply to the decision; c..tl statement that failr.~re to raise ata issue with sz~ficierat detail to give the hearings body and the parties an opportunity to respond to the issue means that no appeal may be made to the State Land tTse Board of appeals on that issue; d. Bef `ore the conclusion of the initial evidentiary hearing, any participant naay asl~ the planning commission for an opportunity to present additional relevant evidence or testimony that is within the scope of the heari~ag. The hearings body shall grant the request by scheduling a date to finish the hearing (a "continuance's per subsection (LJ~(2} of this section, or by leaving the record open for additional written evidence or testimony per subsection (D){3~ of this section. 2. .lf the planning commission grants a continuance, the completion of the hearing shall be continued to a date, tirtae, and place at least seven days after the date of the first evidentiary hearing. An opportunity shall be provided at the second hearing for persons to present and respond to new written evidence and oral testimony. If new written evidence is submitted at the second hearing, any person may request, before the conclusion of the second hearing, that the record be Zeft open for at least seven days, so that they can submit additional written evidence or testimony in response to the new written evidence; 3. If the planning commission leaves the record open for additional written evidence or testimony, the record shall be left open for at least seven days after the hearing. any participant may ask the city in writing for an opportunity to respond to new evidence submitted during the period that the record was Zeft open..lf such a request is Zed, the planning commission shall reopen the record to allow rebuttal evidence. a. :If the planning commission reopens the record to admit new evidence or testimony, any person may raise new isstces that relate to that raew evidence or testimony; b. t1n extension of tlae hearing or record granted pursuant to sa~bsection L? of this section is subject to the limitations of `(?~2S 227..178 ("one-hundred-twenty-day rule'), unless the continuance or extension is requested or agreed to by the applicant; c. ~f requested by the applicant, the city shall allow the applicant at least seven days after the record is closed to aZZ other persons to submit final written arguments in support of the application, unless the applicant expressly waives this right. Integrity Lane Tentative Plan Findings {l'709Q Page '7 of 13 The applicant's final submittal shall be part o, f the record but shall not include any rxew evidence; d. The record shall contain all testimony and evidence that is submitted to the city and that the hearings body has not rejected; e. In making its decision, the hearings body may talze o fflcial notice of facts riot in the hearing record (e.g., local, state, or federal regulatiotxs; previous city decisions; case law; staff reports). The review authority mzzst annozznce its intention to take notice of such facts in its deliberations, and allow persons wlio previously pat°ticipated in the hearing to request the hearing record be reoperxed, if necessary, to present evidence concerning the noticed facts; f The city shall retain custody of the record until the city issues a final decision and all appeal deadlines have passed. ~. Participants in an appeal of a Type 11 administrative decision or participants in a Type ~fl• Bearing are entitled to an iraxpartial review author°ity as free fronx potential conflicts of interest and pre-lxearitxg ex pane contacts see subsection (L})(6~ of this sectian~ as reasonably possible. However, the public leas a cozarater~>ailing right of free access to public offzcials. Therefore: a. At the beginzxing of the public hearing, Bearings body menxbers shall disclose the substance of any pre-hearing ex pane contacts (as defined in subsection (L7)(S) of this section) concerning the application or appeal. He or she shall also state whether the contact Bas impaired their impartiality or their ability to vote on the matter and shall participate or abstain accordingly. ,Hearing participants shall be entitled to question Bearing body members as to ex pane contacts and to object to their participation as provided in subsection (LL7)~S)~b~ of this section; b. A ra2ember of the Bearings body shall not participate in any proceeding in whirl they, or any of the following, Bas a direct or substantial financial interest: their spo2zse, brother, sister, child, parent, father-in-law, rtaother-in-law, partner, any business in wliicl they are then serving or have served within the previous two years, or any business with which they are txegotiating for or have an arrangement or understatxding concerningprospectivepartnership or employment. Any actual orpotential interest shall be disclosed at the Bearing where the action is being taken; c. Disqualification of a member of the Bearings body due to contacts or conflict may be ordered by a majority of the members present and voting. The person who is tBe subject of the motion may not vote on the motion to disqualify; d..If all menxbers of the planning commission abstain or are disqualified, the city council shall be tBe Bearing body. If all members of the city council abstain or are disqualified, a quorum of those members present who declare their reasons for abstention or disqualification shall be requalified to make a decision; e. Any member of tBe public may raise conflict of interest issues prior to or during the hearing, to which the member of the Bearings body sJxall reply in accordance witB this section. S. Ex Parte Communications. a. Members of the Bearings body shall not: i. Conxmunicate directly or indirectly u?itB any applicant, appellant, otBer party to the proceedings, or representative of a party about any issue involved in a Bearing without giving notice per subsection C of this section; ~. ~~. Integrity Lane Tentatav~ Plan iz~clir~gs 0'700 Page 8 of 13 ii. Tape official notice ofany communication, report, or other materials outside tTre record prepared by the proponents or opponents in contrection with the particular case, unless all participants are given the opportunity to respond to the noticed materials. b. No decision or action of the hearings body shall be invalid due to ex paste contacts or bias resulting franc ex paste contacts, %f `the person receiving contact: i. Places in the record the substance of any written or oral ex paste communications concerning the decision or action; and ii. Makes a public annorrr2cenrent of the content of the communication and of all participants' right to dispute the substance of the communication made. This announcement shall be made at the jzrst hearing following tTre communication during which action shall be co~rsidered or takers on the subject of the communication. c. ~ conrmunicatiotx between city staff and the bearings body is Trot considered an ex paste contact. 6. .Presenting acrd Deceiving evidence. a. The liearirrgs body may set reasotaable time limits for oral presentations and may limit or exclude cumulative, repetitious, irrelevant or°persotrally derogatory testimony or evidence; b. No oral testimony shall be accepted after the close of the public hearing. YYritten testimony rrray be received after the close of the public hearing only as provided in subsection {I~}(,3} of'this section; c. Members Qf the hearings body may visit the property and the surrounding area, and may use information obtained during the site visit to support their decision, if the information relied upon is disclosed at the beginning of the hearing and an opportunity is provided to dispute the evidence under subsection (~}(.5}(`b} of this section. E. The .Decision Process. 1. .basis far Decision..Approval or denial of a Type ~I administrative appeal or of a Type .1I~ application shall be based on standards and criteria in the development Cade. The standards and criteria shall relate approval or denial of a discretionary development permit application to the development regulations and, when appropriate, to the comprehensive plan for the area in which the development would occur and to the development regulations and comprehensive plan for the city as a whole; 2. Findings and ~`onclusions. approval or denial shall be based upon the criteria and standards considered relevant to the decision, The written decision shall explain the relevant criteria and standards, state the facts relied upon in rendering the decision, and justify the decision according to the criteria, standards, and facts; 3. Form of Decision. The planning commission shall issue anal written order containing the findings and conclusions stated in subsection (E}(2} of this section, which either approves, denies, or approves with specific conditions. The planning commission may also issue appropriate intermediate rulings when more than one permit or decision is requirea' .If the application is for a quasi ~ judicial zone change, the planning commission shall issue a denial as a jznal written order. However, if the planning commission decides in favor of the zone change, it shall issue written recommendation to the city council, which shall hold a hearing and adopt either an order denying the zone change or an ordinance approving the zone change. . c..~ ~> Integrity Lane Tentative Plan Findings fl7090 Page 9 of 13 4. .Decision-Making Tirne Limits. ~ ~rzal order for any Type II administrative appeal or Type III action shall belled with the comnucnity de~~elopmerat director or designee within ten business days after the close of the deliberation,- S. Notice of Decision. T~ritten notice of a Type II administrative appeal decision or a Type III decision shall be mailed to the applicant and to all participants of record within ten business days after the hearings body decision. Failure of any person to receive mailed notice shall not invalidate the decision; provided, that a good faith attempt was made to mail the notice. ~. Final Decision and Effective Date. The decision of the hearings body on any Type II appeal or any Type III application is final for purposes of appeal on the date it is mailed by the city. The decision is effective ora the day after the appeal period expires. If an appeal of a Type III decision is filed, tlae decisiona becomes effecti~Je on the day after the appeal is decided by the city council, an appeal of a land use decision to the State Land Llse Board of Appeals must lac filed within t~~eraty-one days of the city council's written decision. F. appeal. a Type III deeisiorz may be appealed to the city council as folloujs: I. YYlio May Appeal. The following people have legal standing to appeal a Type .III decisionx: a. The applicant or owner of tlae subject property; b. any person who was entitled to written notice of the Type III decision; c. any other person who participated in the proceeding by submitting written comments. Z. appeal Filing Procedure. a. Notice ofappeal. Any person with standing to appeal, as provided in subsection (F~(1} of this section, may appeal a Type III decision by filing a notice of appeal according to the following procedures; b. Time for Filing. A notice of appeal shall be filed with the community development director or designee within ten days of the date the notice of decision was mailed; c. Content of Notice ©f appeal. The notice ofappeal shall contain: i. an identifZCation of the decision being appealed, including the date of the decision; ii. A statement demonstrating the person ling the notice of appeal has standing to appeal; iii. a statement explaining the specific issues being raised on appeal; iv. If the appellant is not the applicant, a statement demonstrating that the appeal issues were raised during the comment period; and v. The applicable filing fee. 3. Scope of appeal. The appeal of a Type .III decision shall be limited to the application materials, evidence and other documentation, and specific issues raised in the Type II administrative review. ~. Appeal Procedures. Type III notice, hearing procedure and decision process shall also be used for all Type III appeals, as provided in subsections (C) through {E) of this section; S. Final .Decision. The decision of the city council regarding an appeal of a Type III decision is the~nal decision of the city. `" t ~.:a Integrity Lane Tentative Plan, Findings fl7(~90 Page I f} of 13 Finding: This applzcatian has been processed in accordance with. the above requirements far a Type Iii, Tentative Plan Application. Conclusion; The remainder of the requirements that follow the approval ar denial of this application will be pracessed in accordance with CPMC 17.05.400 as specified. 1 T 2(1, (I14 Put~ose, The purpose of'the R-l district is to stabilize and protect the afrbczn lativ density residetatial characteristics of the district ~vlsile promoting and encouraging sz.litable environrraents for fatraily life. 1 ~ 2Q. l12t? Permitted uses. The following uses and their accessory uses ar°e permitted in an R-1 district: ~. Sirxgle-family dwelling; Finding; Single-family dwellings are a permitted use in the. R-1-6 Zanin,g district. 17.20 t14U ~=lei~;Itt regtclations .r4 maximum height of thirty ~~~e feet is allowed in an IZ-I district. 17,21111SfJ .Density, lc~t area, IQt width, ditnensirrn, bur"!ding height, lr~t ec~verage, and yawl tequirejtrents The density and lot requirements of the R-1 zoning district are governed by tl2e subcategories of R-1-6, R-1-~' and R--1-10 districts, as delineated on the p, fficial zoning map of ~`e~atral Point. The density, lot area, lot dimensions, building height, lent coverage and yard requirements of these subcategories shall be in accordance with the following table: Development Requirements R-1-6 R-1-8 R-1-10 Minimumm density 4 units/ 3 units! 2 units! acre acre acre Maximum density 6 units/ S units! 4 units/ acre acre acre Minimum lot area {interior}. 5,000 8,000 10,004 Maximum lot area {interior) 9,000 12,(}00 15,000 Minimum lot area {carer}. 7,000 8,000 10,000 Maximum lot area {carnet} N/A N/A NIA Nlini~num lot width {interior}. 50 feet 50 feet 60 feet Minimum lot width {earner}. 60 feet 60 feet 70 feet Minimum lot depth. N1A NIA N/A ~. ~~: Integrity Lane Tentative Plan Findings 07090 Page 11 of 13 Minimum front yard. 20 feet 20 feet 20 feet Minimum side yard {interior}. 5 feet* 5 feet* 5 feet= Minimum side yard (street side}. 10 feet*'~ 10 feet*~ 10 feet*~` Minimum rear yard. 15 feet l 5 feet 15 feet Maximum building height. 35 feet 35 feet 35 feet Maximum lot coverage. 50°l0 50°l0 40% '~ Side yard setback steal! be increased by an additional one-half foof far each addifiona! foot of building height above fifteen feet. ** Side yards abutting streets shall comply with fhe foiiowing: f. Sight distance and clear vision area requirements set forth in fhe public works sfandards; 2. Special sefbaok rotes set forth in Section f 7.6Q.49Q; and 3. For strucfures or a part of any structure served by a driveway lacafed on the side yard, fhe minimum side yard setback, for that part of the structure serving the driveway, such as a garage or carport, shat! be twenty feet. Finding: The gross acreage of the subject property is .95 of an acre or 41,382 square feet. Finding: The minimum density in this zoning district is 4 units per acre; the maximum density is 6 units per acre. Finding: The subject property's gross acreage will allow a minimum density of 3 units, with, a maximum of 5 lots. Finding: The applicant is proposing a total of 5 lots, the maximum density. Concl~rsion: The application meets this requirement. Finding: The minimum lot size for the zoning district is 5,000 square feet, with a maximum of 9,000 square feet. Finding: The proposed new lots range in size from 5,05'7 - 5,'7d~ square feet. Finding: The largest parcel with an existing home is 13,30 square feet, or 3 l of an acre. Though the lot size exceeds the maximum lot size, it does not meet the minimum maximum lot size requirements. Conclusion: The proposed Tentative Plan application meets the minimum/maximum. density, and minimum. lot dimension requirements. Finding: The minimum lot width requirements are 50' for an interior lot and 60' for a corner lot. The minimum. lot size requirements have been achieved. ~~ ~: Integrity Lane Tentative Plan Findings 0'7090 Page 12 of 13 Conclusion: The lot widths far the proposed new Tats range in width fran-~ 58.67 to 72.57 feet. Finding: There are a~a zninilr~u€n lat depth requirements. Conclusion: Not applicable. ~.~`~. Integrity Lane Tentative Plan Findings 0709Ct Page 13 of 13 t 3 z ~._... ... .. _._ _. ._._.4i ` i ` - R1Ghard & Betty 1-~~11 ~ ~~' ~ ~>~ '" ~~~ E ~ 1704 Beall Lane ~~} Central Point, CSR 97502 .~_..~.__. ___....._.._______.W 664-4701 Central Point Planning Commission 140 S Second Street Central Point, DR 97502 Re: Development of Tanya Miller property 3268 Snowy Butte Lane We will not be able to attend the meeting on .luly 3, 2007. .lone 26, 2007 We do have a concern regarding the development of the Tanya Miller property to the north of us. Zt is regarding the need for drainage of winter storm water. Since the San. Ignacio Place Phase 2 development was done to the north of tha Miller property, there has laeen a large body of water accumulate in the winter time on Tanya Miller's property. We fear that once the Fill is brought in to develop the. Miller property, the water will back up onto our property during the winter. We would like to have assurance that this will not happen. What action is being taken to make sure that tlaerc is proper drainage of rainwater from the area? Sincerely, t''~ ~ ~CS .7 I ~ `C?C"~~ tY1 ~~~ i~~~, ~~~~ ~~~ Richard bill 1'`~C~~~.i ~ ~y~~ ~c~c;~ ~-3~ I rich ~T'T~A~1~~11E'~T "~~_......~, ~~ /~ //~~ ~~~^++.. aacksc~n county Fire District No. 3 ~~~~ -~ 8333 Agate Read __._. ~__ ~'~ , .;~:. White City QR 975{13-1075 ~: {541} 826-7'iQt? {voice) {541) 82G-45fiG (fax) In~ernat/veal/yAccredr"ted - ZQtT3~2LT~L1 ,,,rj, June 22, 2007 visa Morgan Planner City of Central Point Tanya Miller Plat # 07090 FD#3 Comments: • No Parking designation an one side o the street. Signage required •~ No Parking in desiganted turn around. Turn around area must be dearly posted and marked and violation enforcement applies, Signage required • Verify the location of the nearest Fire Hydrant Mark Moran DFM ~G= .~.. ATTACHMENT " ~~ " PLANNING COMMISSI©N RESdLUTIC}N Nd. A RESdLUTIC7N GRANTING APPRdVAL dF A TENTATIVE PZAN APPLICATIdN Td CREATE A FIVE {5} RESIDENTIAL LdT SUBDIVISIdN KNd'~1rN AS INTEGRITY LANE Applicant: Tanya S. Miller (375 2W 30DD, Tax Lot 2700} File No. 07090 WHEREAS, the applicant has submitted an application for a Tentative flan approval for the creation of a five {5} lot subdivision at 3268 Snowy Butte Lane, and is identified on the Jackson County Assessor`s map as 37S 2W 10DD, Tax Lot 2700, in the City of Central Point, Oregon; and WHEREAS, on July 3, 2007, the Central Point Planning Commission conducted a duly-noticed public hearing on the application, at which time it reviewed the City staff reports and heard testimony and comments on the application; and '~1fHEREAS, the Planning Commission's consideration of the application is based on the standards and criteria applicable to the Tentative Plan requirements section 16.10, Application Review Process ~ section 27.05; Residential Single Family -1.7.20, of the Central Point Municipal code; and ~1~HEREAS, the Planning Commission, as part of the Tentative Plan application, has considered and finds per the Staff Report dated July 3, 2007, that adequate findings have been made demonstrating that issuance of the Tentative Plan is consistent with the intent of the R-1-6, Residential Single Family zoning district, now, therefore, BE IT RESC7LVED, that the City of Central Point Planning Commission, by this Resolution No. does hereby approve the application based on the findings and conclusions of approval as set forth on Exhibit "A " the Staff Report dated July 3, 2007, which includes attachments, is attached hereto by reference and incorporated herein. Planning Commission Resolution No, {07032007} PASSED by the Planning Commission and signed by one in authentication o~ its passage this 3rd day o€ ]uly, 200. Planning Commission Chair ATTEST: City Representative Approved by me this 3rd day o~ duly, 2007. Planning Commission Chair Planning Commission Resolution No. ~07032007~