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HomeMy WebLinkAboutResolution 804 - Tentative plan for North Village phases I.II and IV . • PLANNING COMMISSION RESOLUTION NO. 804 A RESOLUTION OF THE PLANNING COMMISSION APPROVING A TENTATIVE PLAN FOR A 129 LOT SUBDIVISION TO BE KNOWN AS THE TWIN CREEKS TOD, NORTH VILLAGE AT TWIN CREEKS, PHASES I, II, and IV. (File No: 14011) WHEREAS, the applicant has submitted a tentative plan application to create a 129 lot subdivision consisting of residential and open space lots on a 45.47 acre property identified on the Jackson County Assessor's map as 37S 2W 03B, Tax Lots 1600, 1601,1602, 1800 and 37 2W 03C Tax Lots 100 and 102, Central Point, Oregon; and WHEREAS, the project site is located in the TOD-LMR, Low Mix Residential and TOD-OS, Open Space zoning districts; and WHEREAS, the application has been found to be consistent with the applicable approval criteria set forth in Title 16, Subdivisions,Title 17, Zoning, 17.66.050(C) for land division applications in the TOD district and Chapter 8.24, flood damage prevention standards for new subdivisions and per conditions noted in the Revised Staff Report dated July 1, 2014; and WHEREAS, the proposed tentative plan has been reviewed for compliance with the Twin Creeks TOD Master Plan and found to be consistent subject to modification of the Master Plan per conditions noted in the Revised Staff Report dated July 1, 2014; and WHEREAS, on July 1, 2014, at a duly noticed public hearing, the City of Central Point Planning Commission considered the Applicant's request for Tentative Plan approval for Twin Creeks, North Village, Phases I, II, and IV. NOW, THEREFORE,BE IT RESOLVED that the City of Central Point Planning Commission by Resolution No. 804 hereby approves the Twin Creeks TOD, North Village Tentative Plan, Phases I, II, and IV, based on the findings and conditions of approval as set forth in Exhibit "A," the Planning Department Revised Staff Report dated July 1, 2014, including attachments incorporated by reference. PASSED by the Planning Commission and signed by me in authentication of its passage this 1st day of July,2014 . Planning Commission Chair ATTEST:`` ,,.. City • epresentative Planning Commission Resolution No. 804 (07/01/13) a CiCYd City of Central Point, Oregon CENTRAL CommunityDevelopment 140 S 3rd Street,Central Point,OR 97502 POINT Tom Humphrey,AICP 541.664.3321 Fax 541.664.6384 Community Development Director www.centralpointoregon.gov Oregon STAFF REPORT July 1, 2014 AGENDA ITEM: File No. 05076 Consideration of a Tentative Plan for the North Village Phases 1, II and IV, in the Twin Creeks TOD. The project site is located in the TOD-LMR, Low Mix Residential and TOD-OS, Open Space zoning districts and is identified on the Jackson County Assessor's map as 37 2W 03B,Tax Lots 1600, 1601,1602, 1800 and 37 2W 03C Tax Lots 100 and 102,Central Point,OR 97502. Applicant: Twin Creeks Development Co.,LLC; Agent: Herb Farber. STAFF SOURCE: Stephanie Holtey,Community Planner 11 BACKGROUND: The applicant submitted a tentative plan application for the North Village at Twin Creeks to subdivide 45.47 acres of the Twin Creeks Master Plan into 129 residential and open space lots in three phases as shown in Table 1 (Attachment"A-I"). Zoning designations within the proposed subdivision include LMR, Low Mix Residential and OS,Open Space. Most of the land area within the tentative plan is located in a Special Flood Hazard Area. including regulatory floodway(see Attachment"C"). 1 able 1. North Village at Twin ('reeks Gross LMR OS LMR OS Total Acreage Acreage Acreage Lots Lots Lots Phase I 31.4 19.57 1 1.83 75 2 77 Phase II 9.42 7.04 2.38 31 1 32 Phase IV 4.65 4.65 0 20 0 20 Total 45.47 31.26 14.21 126 3 129 A tentative plan application for the North Village was previously reviewed and approved by the City (File No. 05076). The applicant was granted multiple extensions to the tentative plan until 2012, when the latest extension request was denied(March 25, 2014).The denial was based on 2011 changes in the SFHA (figure 1)and the need to address compliance with the City's Flood Damage Prevention Ordinance(Chapter 8.24). These changes placed most of the land area within the North Village Phases I, II, and IV within the Special Flood Hazard Area(SFHA). Previously none of the lots were impacted. The Twin Creeks Master Plan governs land use and circulation within the North Village Phases I, II, and IV. Lot and density standards for the LMR, Low Mix Residential zoning district set forth in CPMC 17.65 establish minimum and maximum ranges for density,and minimum and average lot size requirements. The flood damage prevention ordinance establishes criteria for new subdivision proposals and floodway development. The proposed tentative plat has been evaluated against the applicable review criteria as presented in the Planning Department Supplemental (Attachment"D"). r l The applicant has stated in their findings(Attachment"E")that they comply with all applicable criteria and standards, including a flood mitigation plan,which is currently pending approval by FEMA. ISSUES: There are four basic issues relative to this application: 1. Flood Mitigation Approval and Construction. The applicant has developed a flood mitigation plan removing all residential lots in the proposed tentative plat from the regulatory floodway. The mitigation plan includes conveying most of the anticipated floodwater from Griffin Creek northward through an existing channel that parallels the railroad tracks. The proposed grading plan (Attachment"A-2") shows that the existing bioswale will be widened from 30 feet to 75 feet. Flood waters will flow west into Jackson Creek just north of the effective floodway(Attachment"A-3'). Approval of the grading plan is pending review and acknowledgement by FEMA. Upon completion of FEMA's review,the City will have verification that the proposed flood mitigation plan (Attachments A-2, A-3 and B-2) mitigates adverse impacts of the proposed tentative plan improvements as required in CPMC Section 8.24.190 and may proceed to construction/final plat. To assure the applicant completes the flood mitigation improvements, the City is recommending a condition that all local, state and federal permit approvals, including the FEMA review, be complete prior to final plat approval of Phase IV, and that all related flood mitigation improvements be completed prior to final plat approval for Phases 1 and 2. 2. Letter of Map Revision. Upon completion of approved flood mitigation improvements, the applicant must apply for a FEMA Letter of Map Revision (LOMR). The LOMR approval is needed to revise the FEMA flood map, which directs floodplain development and flood insurance requirements for structures in the SFHA. For Phases 1 and 2 issuance of the LOMR revising the floodway is mandatory prior to the applicant proceeding with a final plat for these two phases. Receipt of the LOMR will accomplish the following objectives: 1) Relocate the floodway allowing development activities to occur. 2) Ensure flood insurance requirements and rating information are amended per the revised SFHA map. 3. Traffic,Hwy. 99/Railroad Crossing. When originally approved Twin Creeks TOD was responsible for the construction of the Twin Creeks Railroad Crossing improvements. The timing of the railroad crossing was based on the amount of traffic generated by each phase of development. Based on the amount of development approved to date', Twin Creeks TOD has sufficient traffic capacity to accommodate an estimated additional 180 single-family dwellings, or 50,000 sq. ft. of commercial ' includes both Phases 2 and 3 of the North Village Tentative Plan. Does not include Phase 1. floor areal before having to complete the railroad crossing. Based on past development the absorption rate for the available development could range from 2— 10 years or more, depending on the economy. Currently,the City has been awarded, and is proceeding, with a state grant to construct the railroad crossing. Construction is tentatively scheduled for FY2016-17. Once the railroad crossing is completed there will be no traffic restrictions on the build-out of Twin Creeks TOD. To assure the Applicant's participation in the construction cost of the railroad crossing the City has prepared Twin Creeks TOD Development Agreement(Attachment"I"). 4. Twin Creeks Master Plan. There are two aspects of the Master Plan that need to be addressed, both of which need to be completed prior to approval of any final plats related to the Tentative Plan. a. Master Plan Extension. The Master Plan is scheduled to expire on September 5, 2014 and needs to be extended; and b. Master Plan Amendment. The proposed tentative plan is consistent with the Master Plan with the following exceptions: i. Elimination of the North Neighborhood Park(City owned) located north of River Run Street identified in the Twin Creeks Master Plan, Exhibit 20. Parks & Open Space Plan on lot 154 of Phase I, which has been replaced on the tentative map as Open Space (privately owned). ii. Elimination of the Neighborhood Retail center identified in the Twin Creeks Master Plan, Exhibit 37, Civic and Commercial Plan on lot 106 in Phase I, which has been replaced on the tentative map with three additional standard lots for detached single family dwellings. iii. Removal of traffic circles as provided in in the Twin Creeks Master Plan, Exhibit 31, Traffic Calming Plan. CONDITIONS OF APPROVAL: 1. Prior to Final Plat approval for any phase, including Phase IV, the applicant shall: a. Receive approval of a Master Plan amendment that is consistent with the tentative plan (see Master Plan Pre-Application Summary Report) as follows: i. Exhibit 20, Parks & Open Space ii. Exhibit 37, Civic & Commercial Plan iii. Exhibit 31, Traffic Calming Plan b. The Twin Creeks TOD Development Agreement must be signed by all parties to the Agreement; 2 Actual square footage varies depending on type of commercial use. i 2. Prior to final plat approval of Phase IV all federal, state, and local permit approvals, including the FEMA review, must be received by the City prior to commencement of construction of the Flood Mitigation Project improvements to modify the floodway and SFHA. Construction scheduling of the improvements shall be as set forth in the applicable federal, state, and local permits. The flood mitigation project improvements are defined as those improvements necessary to remove all lots (except Open Space lots) shown on the Tentative Plan from the Floodway as described in Attachment"A-2" and "A-3", including the Twin Creeks Crossing improvements identified in the Agreement. 3. Prior to final plat approval of any part of either Phase 1 or Phase 2, a Letter of Map Revision (LOMR)must be received from FEMA removing all lots from the Floodway. 4. Prior to final plat approval for any phase,the applicant shall comply with all agency conditions of approval including the following: a. Provide a recorded Noise Easement for the Airport; b. Satisfy conditions of approval provided in the Public Works Staff Report dated June 18, 2014 (Attachment"F"). c. Comply with conditions of approval provided by Rogue Valley Sewer Services in a letter dated June 20, 2014 (Attachment"G.") d. Coordinate with Fire District#3 to plan the location of and install fire hydrants and mark the alley located between Eagle Rock Drive and Waterside Drive as "Fire Lane. No Parking" in accordance with Fire District#3 comments received on 6-16-2014. ATTACHMENTS: Attachment"A-1"—Tentative Plan Cover Sheet, Phases I, II, IV Attachment"A-2"—Tentative Development Plan, Phases I, II, IV Attachment"A-3"—Proposed Floodway Revision, Phase I Attachment"B-I"—Tentative Plan North Village Phase IV Attachment"B-2"— Utility and Grading Plan North Village Phase IV Attachment "C"—SFHA Map Attachment "D"— Planning Department Supplemental Findings of Fact as presented at the Planning Commission meeting on 7/1/2014. Attachment"E"—Applicant's Findings Attachment"F"— Parks & Public Works Staff Report Attachment"G"—RVSS Comments Attachment"H"—Resolution No. xxx Attachment"I"—Twin Creeks TOD Development Agreement ACTION: Consideration of Resolution No. xxx,North Village Tentative Plan Phases I, II, and IV with conditions of approval. RECOMMENDATION: Approve Resolution No. xxx. . ATTACHMENT"A-1" '\._'°V.:1.-1.1°5 TENTATIVE PLAN - COVER SHEET " M THE NORTH VILLAGE AT TWIN CREEKS :• Y_s a.�,` , an•URBAN GROWTH BOUNDARY / (` .,,ig htf.Mn Al PHASES In 1 & 11 �, `p Me i located In the I', I,,;,,,,.....„.\\.,,,,,,,,,, CONTROL N0.ue / NORTHWEST AND SOU THEST ONE QUARTER OF .:as ,4i.,,,,!':..., :: %, SECTION 3, TOWNSHIP .37 SOUTH, RANGE 2 WEST, ∎,; j WILLAMETTE MERIDIAN, JACKSON COUNTY, OREGON R', jq,l //\ yrz CT TWIN CREEKS DEVELOPMENT Co. LLC I'. I. A �,,, /,'LgL���®, CENTRALPPOINT, OREGON 97502 jj 1 ✓/'' NOTES -TOTAL NORTH N A 31 54.113 ACRES- NORTH VILLAGE PHASE I.31.40 ACRES GRO SS.11.51 ACRES NET,•6 J UMiS%C (NO SCALE) -NORTH NLLACE PHASE I,TT LOTS,75 RESIDENTIAL,1 PARKS/OPEN SPACE -NORTH MLIAOE PHASE 0,942 ACRES(FOSS,502 ACRES NET 6.1 UNITS/AC 1�yyy.���pp�3�����ey9 NIV..Il]?il-�1'\EA6LLCNT 1411 MT.N0.0]-e -NORTH MLUCE PHASE N.32 LOTS.31 REBOEYNTAL 1 PARK/OPEN SPADE TA9Lar AOAp -NORM MACE PHASE IV 4.65 AGES GROSS 270 ACRES NET 7.4 UNITS/AC -NORTH VILLAGE PHASE IM 20 RESIDENTµLOTS OPEN SPACE/PARK - UM O 120 SIX 6.46 ACRES GROSS,ALREADY PLATTED LL00 -AVERAGE LOT 6666 Sr 11 MT 1A911m: -PUE■PUBLIC UIUTEES EASYENT FOR ELECTRIC Poe,IEIEIEPHOIR CAS AND CABLE N. ' ,P -A4RACE LOT AREA DOES NOT INCLUDE OPEN SPACES G PARKS --� ,/" pC:V dS6 A. 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ATTACHMENT "C'1 North Village at Twin Creeks - SFHA Impacts N A 1.1, IP it di %11 4 4 Ils [1 % to 4.■ 1 I it • ; II Ilit * ' ! ti, i , 111111 * lk■ $ Nam # 410,\ 4 Ail* ■ itil, to 0,4 ,„ , iiiiiiiiiiaittis" , , Iiii& 0 230 460 920 Feet I I 1 I I I I I I Legend Source Information: North Village Lots AO FEMA Flood Insurance Rate Map i 2014 Ph 3_NVill Shapefle FLOODWAY Jackson County, Oregon City of Central Point, Community No. 410092 Flood Zones X Map No. 41029C Panels: 1768F, 1769F, 1956F, 1957F A I j X-SHADED AE Tax Lots Created by: Stephanie Holtey, CFM June 23, 2014 • ATTACHMENT "E" S U R V E Y I N G FA RBER •FARBER& SONS, INC. •POST OFFICE Box 5286 •CENTRAL POINT, OR 97502 • • OFFICE •431 OAK STREET• CENTRAL POINT• June 6, 2014 Community Development Department City of Central Point 140 South Third Street Central Point, OR 97502 Re; Application for Tentative Plat of The North Village at Twin Creeks, Phase 1. II and IV of The North Village neighborhood. History: This application is for a portion of the Twin Creeks TOD project approved and adopted by the City of Central Point in Ordinance 1817 in January 2001. The North Village at Twin Creeks was initially approved by the City in September of 2005 as noted in City File No. 5076. Several extensions of time were granted and a modification to the original plan was granted in 2012 for the addition of Phase I11. Phase Ill has been final platted and houses are being built at this time. Along with the final plat for Phase Ill a property line adjustment was completed creating a temporary boundary for Phase III and re-described the remaining property in The North Village as tracts reflecting the original phase I and II of The North Village by Instrument No 2013-21761 recorded in the Official Records of Jackson County. An additional request for a time extension was denied by the City on March 25, 2014 due to delays in processing the CLOMR with FEMA and NMFS. Comments regarding the changes to the Master Plan by The North Village tentative plan as presented: The North Neighborhood Park located north of River Run Street identified in Exhibit 20, Parks & Open Space Plan on lot 154 of Phase I, is still in the plan. With the floodway elements the plan is expected to be modified to meet the required floodplain standards and will be supplied in a future development application. The tools provided in the Master Plan included Traffic Circles as shown on Exhibit 31 of the plan adopted at the end of 2000 into the first of 2001. Our project engineers and the City Public Works Department agreed some time ago not to use traffic circles. The approved Master Plan called for a Neighborhood Retail center identified in Exhibit 37, Civic and Commercial Plan on what is now proposed Lots 106. 107 and 108 Phase I. Subsequent to the adoption of the master plan it became clear that this plan was not viable. A • HERBERT A. FARBER PRESIDENT/SURVEYOR•SUSAN M. FARBER BUSINESS MANAGER* PHONE: 541-664-5599 •FAX: 541-664-5603 Page 1 of 6 • neighborhood activity building was also discussed for a period of time; this also has been found to not be viable. The present plan is now for residential use for this area within an easy walk to the commercial Twin Creeks Crossing area. Twin Creeks and the City are in the process of working through formal modifications to the Master Plan for the remaining undeveloped portion to update the 14 year old plan. This plan is expected within the next month or two. 16.10.030 General information. The following general information shall be shown on or 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: This subdivision name is a continuation of a previously approved name. B. Date, north point, and scale of drawing; Finding: Shown on the accompanying tentative plan. C. Location of the subdivision by section, township, and range, and a legal description sufficient to define the location and boundaries of the proposed tract or the tract designation or other description according to the records of the county assessor; Finding: Shown on the accompanying tentative plan. D. Names and addresses of the owner or owners, applicant and engineer or surveyor; Finding: Shown on the accompanying tentative plan. E. A title report indicating all interests of record in the property which is the subject of the application. (Ord. 1650(part), 1990). Finding: Included with this application. 16.10.040 Existing conditions. The.following existing conditions shall be shown on the tentative plan: A. 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 required by the city; Page 2 of 6 Finding: Shown on the accompanying tentative plan. B. Contour lines related to some established bench mark or other datum 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 minimum intervals: 1. Two foot contour intervals for ground slopes less than five percent, 2. Five-foot contour intervals,for ground slopes exceeding five percent; Finding: Shown on the accompanying tentative grading plan. C. The location of at least one temporary bench mark within the plat boundaries; Finding: Shown on the accompanying tentative plan. D. Location and direction of all watercourses and drainage systems; Finding: Shown on the accompanying tentative plan. E. Natural features, such as rock outcroppings, marshes and wooded areas, Finding: Not applicable. F. Existing uses of the property, including location of all existing structures which the subdivider proposes to leave on the property after platting; Finding: All of the remaining site is included with this application. All existing buildings currently on the property will be removed as development proceeds. 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 the property to be subdivided and invert elevations of sewers at points of probable connections; Finding: Shown on concept engineering plan. H. Zoning on and adjacent to the tract. (Ord. 1650(part), 1990). Finding: Shown on the accompanying tentative plan. 16.10.050 Additional information. The following additional information shall also be included on the tentative plan: Page 3 of 6 A. 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; Finding: Shown on the accompanying tentative plan. B. Easements, showing the width and purpose; Finding: Shown on the accompanying tentative plan. C. Lots, showing approximate dimensions, area of smallest lot or lots and utility easements and building setback lines to be proposed, if any; Finding: Shown on the accompanying tentative plan. D. Sites, if any,proposed,for purposes other than dwellings; Finding: Shown on the accompanying tentative plan. E. Area in square footage of each lot and the average lot area. (Ord. 1650(part), 1990). Finding: Shown on the accompanying tentative plan. 16.10.060 Partial development. When the property to be subdivided contains only part of the tract owned or controlled by the applicant, the city may require a development plan of a layout for streets, numbered lots, blocks, phases of development, and other improvements 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 or controlled by the applicant but not included in the proposed subdivision boundaries be included in the development whenever inclusion of such parcel or parcels would be an appropriate extension of the development and in the best interests of the public, considering the development plan and the relationship between the surrounding area and the area of proposed development. (Ord. 1662§1, 1991; Ord. 1650(part), 1990). Finding: The pending CLOMR will demonstrate the proposed mitigation plan will allow the plan as presented to proceed without the need to making any adjustments to this plan. It is our understanding that we are close to a resolution to the impasse between federal agencies that has been outside the control of the applicants. Twin Creeks Development Co plans to construct and plat Phase IV as shown on the tentative plans. A phased development will allow for the remaining Phase I and II to be developed as the Floodplain Mitigation is completed and as market conditions warrant. This submittal and approval is the last major component of the Twin Creeks project. 16.10.070 Explanatory information. Page 4 of 6 Any of the following information may be required by the city and if it cannot be shown practicably on the tentative plan, it shall be submitted in separate statements accompanying the tentative plan: A. A vicinity map showing all existing subdivisions, streets and unsubdivided land ownerships adjacent to the proposed subdivision and showing how proposed streets may be connected to existing streets; Finding: Shown on the accompanying tentative plan. B. Proposed deed restrictions in outline,form; Finding: The restrictions will be the same or very similar to the entire Twin Creeks project neighborhood CCR's. C. Approximate centerline profiles showing the proposed,finished grade of all streets, including the extensions,for a reasonable distance beyond the limits of the proposed subdivision; Finding: Shown on concept engineering plan. D. The approximate location and size of all proposed and existing water and sewer lines and storm drainage systems. (Ord. 1650(part), 1990). Finding: Shown on concept engineering plan. 16.10.080 Tentative plan approval. A. Approval of the tentative plan shall not constitute final acceptance of the,final plat of the proposed subdivision or partition for recording; however, approval(Ole 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. A tentative plan approval shall expire and become void one year,from the date on which it was issued unless the ,final plat has been approved pursuant to Chapter 16.12 or an application,for extension is filed and approved subject to the requirements of Section 16.10.100 and Chapter 17.05. B. When it is the intent to develop a tentative plan and record a final plat in phases, the city, at the time of tentative plat approval, may authorize a time schedule for platting the various phases in periods exceeding one year, but in no case shall the total time period for platting all phases be greater than five years without review of the tentative plan,for compliance with the current code and comprehensive plan. Each phase so platted shall conform to the applicable requirements of this chapter. Phases platted after the passage of one year from approval of the tentative plan will be required to modify the tentative plan as necessary to avoid conflicts with changes in the comprehensive plan or this chapter. (Ord. 1941 ¢12, 2010; Ord. 1650(part), 1990). Page 5 of 6 Finding: We are proposing Phase 1, Phase ii and Phase IV at this time. These will be phased as the flood hazard mitigation plan and market conditions warrant. Summary: This application meets all of the tentative plan requirements under this code. We request approval of this application as submitted. Respectfully, 2A---•-•••—/7 Herbert A Farber CC: Twin Creeks Development Co., LLC. Via email. Page 6 of 6 ATTACHMENT "F" Public Works Department Cftye CENTRAL---- ___-_ Matt Samitore, Director POINT Oregon PUBLIC WORKS STAFF REPORT June 18,2014 AGENDA ITEM: Twin Creeks North Village Applicant: Twin Creeks Development Co., LLC Zoning: TOD-LMR, MMR, OS Traffic: A Traffic Impact Analysis was completed in 1999 prior to the first subdivision associated with Twin Creeks being built. The majority of the public and private improvements associated with the analysis have been completed. The last major improvements left to be done are the extension of North Haskell Street to the Urban Growth Boundary and the Twin Creeks Rail Crossing. Issues: 1. Rail Crossing—an agreement between The City of Central Point and Twin Creeks Development LLC needs be completed to finalize funding for the rail crossing. 2. Landscape and Irrigation Plans—There was no landscape and irrigation plan prepared for the future phases. 3. Future Park Design —The tentative plat does not address specifics for design of the future parks and is indicating open space where a proposed softball field was originally planned. These need to be addressed as part of a master plan amendment. 4. Floodway issues—The applicant will need to mitigate the floodway issues associated with some lots within the development prior to any public infrastructure being constructed. Existing Infrastructure: All public infrastructure is currently located within the subdivisions to the south of the proposed development and have been master planned for sizing and stubbed accordingly. 140 South 3rd Street Central Point, OR 97502 •541.664.3321 • Fax 541.664.6384 Conditions of Approval: 1. Rail Crossing—Applicant will need to sign agreement with the City of Central Point for applicant's share of funding for the Twin Creeks Rail Crossing. 2. Landscape and Irrigation Plan—A final landscape and irrigation plan needs to be submitted to the City for approval prior to any plantings occurring. The plan must meet tree requirements with the City's approved Street Tree Guidelines. 3. Future Park Design—Applicant shall submit plans detailing final park design. If changes are made they will need to be addressed in association with a master plan amendment. 4. Floodway—No infrastructure shall be constructed within the floodway until approved mitigation improvements have occurred and a Letter of Map Revision completed. 140 South 3rd Street Central Point, OR 97502 •541.664.3321 . Fax 541.664.6384 ATTACHMENT "G" t ROGUE VALLEY SEWER SERVICES Location:138 West Vilas Road,Central Point,OR Mailing Address:P.O.Box 3130,Central ral Poi nt,OR 7502-0005 ?� fr Tel.(541)664-6300,Fax(541)664-7171 www.RVSS.us June 20, 2014 Tom Humphrey City of Central Point Planning Department 155 South Second Street Central Point, Oregon 97502 Re: 14011: North Village at Twin Creeks Phase IV,37 2W 03B-TL100,200,1601,1602,and 1800 Tom, Sewer service for the proposed development can be obtained from mainline extensions from the existing 10 inch sewer main located in the vicinity of the proposed development. Adequate system capacity exists for the planned zoning density. Rogue Valley Sewer Services requests that the following conditions apply to this partition: Sanitary Sewer • Applicant must construction sewer in accordance with RVSS standards. • Applicant must submit Engineered sewer mainline extension plans to RVSS for review and approval. • Permits for the connection to new mainline will only be issued upon the acceptance of the new mainline by RVSS. • All service lines must be constructed in accordance with both Rogue Valley Sewer Services and the Oregon Specialty Plumbing Code specifications where applicable. Stormwater Quality • The applicant must submit stormwater conveyance plan demonstrating compliance with both the water quality and detention requirements specified within the Rogue Valley Stormwater Design manual. Feel free to contact me directly with any questions. Sincerely, Wade Denny, P.E. District Engineer ATTACHMENT "H" PLANNING COMMISSION RESOLUTION NO. 804 A RESOLUTION OF THE PLANNING COMMISSION APPROVING A TENTATIVE PLAN FOR A 129 LOT SUBDIVISION TO BE KNOWN AS THE TWIN CREEKS TOD, NORTH VILLAGE AT TWIN CREEKS,PHASES I, II,and IV. (File No: 14011) WHEREAS,the applicant has submitted a tentative plan application to create a 129 lot subdivision consisting of residential and open space lots on a 45.47 acre property identified on the Jackson County Assessor's map as 37S 2W 03B, Tax Lots 1600, 1601,1602, 1800 and 37 2W 03C Tax Lots 100 and 102, Central Point, Oregon; and WHEREAS, the project site is located in the TOD-LMR, Low Mix Residential and TOD-OS, Open Space zoning districts; and WHEREAS, the application has been found to be consistent with the applicable approval criteria set forth in Title 16, Subdivisions, Title 17,Zoning, 17.66.050(C) for land division applications in the TOD district and Chapter 8.24, flood damage prevention standards for new subdivisions; and WHEREAS, the proposed tentative plan has been reviewed for compliance with the Twin Creeks TOD Master Plan and found to be consistent subject to modification of the Master Plan per conditions noted in the Staff Report dated July 1, 2014; and WHEREAS, on July 1, 2014, at a duly noticed public hearing, the City of Central Point Planning Commission considered the Applicant's request for Tentative Plan approval for Twi Creeks, North Village, Phases 1, II, and IV. NOW,THEREFORE, BE IT RESOLVED that the City of Central Point Planning Commission by Resolution No. 804 hereby approves the Twin Creeks TOD. North Village Tentative Plan, Phases 1, 11, and IV, based on the findings and conditions of approval as set forth in Exhibit "A." the Planning Department Staff Report dated July 1, 2014, including attachments incorporated by reference. PASSED by the Planning Commission and signed by me in authentication of its passage this 1st day of October, 2013. Planning Commission Chair ATTEST: City Representative Planning Commission Resolution No. 797 (10/1/13) ATTACHMENT "I" TWIN CREEKS TRANSIT ORIENTED DEVELOPMENT AGREEMENT Effective Date: Parties: City of Central Point ("City") 140 South Third Street Central Point, OR 97502 Twin Creek Development Co.. LLC ("Developer") P.O. Box 3577 Central Point, OR 97502 Recitals: A. Developer is the owner of real property located in Jackson County, Oregon more particularly described in Exhibit "A"attached hereto and incorporated herein by reference, located within the Twin Creeks TOD Master Plan. A copy of the Twin Creeks TOD Master Plan Map is attached hereto as Exhibit "B" (the "Subject Property"). B. In 2001, Developer applied for, and City approved, a Pre-Annexation Development Agreement and Master Plan for the Central Point Transit-Oriented District ("TOD"). As part of that agreement. Developer agreed to make a number of transportation and utility improvements to provide service to the Subject Property. Those improvements were incorporated into the Master Plan as conditions of approval. The improvements include, without limitation, railroad crossing and intersection improvements for a new TOD Crossing and upgrades at Twin Creeks Crossing (extended) and Highway 99 per Oregon Public Utilities Commission and ODOT requirements (the "Railroad Crossing"). C. Throughout the course of development of the Subject Property, City contributed substantial improvements to the transportation infrastructure improvements required of Developer under the Master Plan. Further, City has applied for a grant to aid Developer with the costs of the Railroad Crossing. Such grant will not cover the full cost of the Railroad Crossing and Developer will be required to contribute a share of the costs of the crossing in lieu of making the full improvements itself. D. As City is relying upon Developer's contribution to the Railroad Crossing in applying for the grant, and Developer no longer owns all of the land within the Master Plan area, the parties desire to clarify and assure the performance of Developer's obligations related to the Railroad Crossing. Agreement: 1. The recitals are incorporated into this Agreement and made a part hereof. 2. As Developer's share of the cost of improving the Railroad Crossing, Developer shall: a. Prior to October 1, 2014 obtain the necessary permits from federal, state and local agencies for construction of the extension of utilities and the pavement of Twin Creeks Crossing from the current terminus easterly to the railroad right-of-way improvements as identified in the drawings entitled "Griffin Creek Overflow Flood Mitigation Plan"dated March 11, 2013, which is attached hereto as Exhibit "C", and complete construction of same no later than October 1, 2015. To secure such obligation, a personal guaranty shall be required, in substantially the form attached hereto as Exhibit"D". If Developer fails to complete construction within the time provided herein,the City may, at its option, make such improvements on Developer's behalf and seek reimbursement for such improvements from Developer, and/or its Guarantor as provided in the personal guaranty attached hereto as Exhibit "D"; and b. Pay to the City into the Railroad Crossing Account the following amounts: No later than December 1. 2014 cash in the amount of$125,000.00. No later than December 1. 2015 cash in the additional amount of$125,000.00. No later than December 1, 2016 cash in the additional amount of $125,000.00. No later than July 1, 2017 cash in the additional amount of $125,000.00. To secure such obligation, a personal guaranty shall be required, in substantially the form attached hereto as Exhibit "D". i. In the event any payment required of Developer pursuant to this agreement becomes past due for a period of 10 days or more, the principal balance owing pursuant to this Agreement shall, automatically and without further notice to Developer, accrue interest at the rate of twelve percent(12%) per annum until such time as the delinquent payment is paid ("Default Interest"). City may treat the failure to pay such additional interest as a default hereunder. The acceptance of payments or performance by City shall not be deemed a waiver of City's right to collect Default Interest. Interest shall be calculated on the basis of a 30-day month and a 360-day year. ii. In the event construction of the railroad crossing is abandoned by the City and said abandonment is replaced by an alternative route; which actions shall be acknowledged in the City's Transportation System Plan ("TSP), then the City shall have the authority to use the payments for the designated alternative route. If the City abandons construction of the railroad crossing and does not designate an alternative route; which action shall be acknowledged in the City's TSP, then the City shall refund the payments made by Developer under Section 6 herein, without interest. 3. In consideration for the City's contribution to the transportation improvements identified in the Master Plan approval, Developer agrees to waive all rights to reimbursement from the City for any current or future qualifying Street SDC fees for streets already built or proposed to be built within the Subject Property. 4. As additional consideration for the City's contribution to the transportation improvements identified in the Master Plan approval, Developer agrees to waive all rights to reimbursement from the City for any qualifying Parks SDC fees for parks already built or required to be built in the future within the Subject Property. 5. Nothing herein is intended to alter or modify the requirements to improve the streets, utilities and parks identified in the Master Plan, except as expressly modified herein. 6. This Agreement has been prepared on behalf of the City of Central Point. Developer has been advised that it should seek independent legal counsel as to the effect of this Agreement on its rights. TWIN CREEKS DEVELOPMENT CO., LLC Dated: By: Bret Moore, Manager "Developer" CITY OF CENTRAL POINT Dated: By: Its: EXHIBIT "A" PROPERTY OWNED BY TWIN CREEKS DEVELOPMENT CO., LLC as of 12-20-2013 "t� L 'c� 4 ~4 E A VN > �`� g..�iS d %h'S ��� 4F 1 A ' : '"�' 4�'F� , '' t - ' �. '�`yFy am y'` > w yi 1 372W03DC3400 10140165 TWIN CREEKS DEVELOPMENT COMPANY, LLC 2 372W03CA900 10985724 TWIN CREEKS DEVELOPMENT COMPANY, LLC 3 372W03CA1500 10985726 TWIN CREEKS DEVELOPMENT COMPANY, LLC 4 372W03CA1600 10985725 TWIN CREEKS DEVELOPMENT COMPANY, LLC 5 372W03DB900 10985507 TWIN CREEKS DEVELOPMENT COMPANY, LLC 6 372W03CA126 10985748 TWIN CREEKS DEVELOPMENT COMPANY, LLC 7 372W03DC3402 10980147 TWIN CREEKS DEVELOPMENT COMPANY, LLC 8 372W03DC3409 10980154 TWIN CREEKS DEVELOPMENT COMPANY, LLC 9 372W03DC3411 10985594 TWIN CREEKS DEVELOPMENT COMPANY, LLC 10 372W03B1601 10631951 TWIN CREEKS DEVELOPMENT COMPANY, LLC 11 372W03CB7101 10986679 TWIN CREEKS DEVELOPMENT COMPANY, LLC 12 372W03BD4000 10986373 TWIN CREEKS DEVELOPMENT COMPANY, LLC 13 372W03BD4100 10986372 TWIN CREEKS DEVELOPMENT COMPANY, LLC 14 372W03CA704 10986692 TWIN CREEKS DEVELOPMENT COMPANY, LLC 15 372W03BD2900 10986398 TWIN CREEKS DEVELOPMENT COMPANY, LLC 16 372W03BC2700 10986415 TWIN CREEKS DEVELOPMENT COMPANY, LLC 17 372W03CA111 10985733 TWIN CREEKS DEVELOPMENT COMPANY, LLC 18 372W03CA130 10985752 TWIN CREEKS DEVELOPMENT COMPANY, LLC 19 372W03BD3800 10986375 TWIN CREEKS DEVELOPMENT COMPANY, LLC 20 372W03CA801 10986694 TWIN CREEKS DEVELOPMENT COMPANY, LLC 21 372W03BD2000 10986395 TWIN CREEKS DEVELOPMENT COMPANY, LLC 22 372W03BD2100 10986405 TWIN CREEKS DEVELOPMENT COMPANY, LLC 23 372W03BC2500 10986413 TWIN CREEKS DEVELOPMENT COMPANY, LLC 24 372W03BD3203 10986685 TWIN CREEKS DEVELOPMENT COMPANY, LLC 25 372W03CA702 10986690 TWIN CREEKS DEVELOPMENT COMPANY, LLC 26 372W03BC800 10986407 TWIN CREEKS DEVELOPMENT COMPANY, LLC 27 372W03BD4200 10986369 TWIN CREEKS DEVELOPMENT COMPANY, LLC 28 372W03CB7200 10986421 TWIN CREEKS DEVELOPMENT COMPANY, LLC 29 372W03BC2000 10986429 TWIN CREEKS DEVELOPMENT COMPANY, LLC 30 372W03B1800 10196422 TWIN CREEKS DEVELOPMENT COMPANY, LLC 31 372W03BC900 10986408 TWIN CREEKS DEVELOPMENT COMPANY, LLC 32 372W03CA703 10986691 TWIN CREEKS DEVELOPMENT COMPANY, LLC 33 372W03CA802 10986695 TWIN CREEKS DEVELOPMENT COMPANY, LLC 34 372W03CA803 10986696 TWIN CREEKS DEVELOPMENT COMPANY, LLC 35 372W03BD3201 10986683 TWIN CREEKS DEVELOPMENT COMPANY, LLC 36 372W03CA114 10985736 TWIN CREEKS DEVELOPMENT COMPANY, LLC 37 372W03BD3200 10986399 TWIN CREEKS DEVELOPMENT COMPANY, LLC 38 372W03BD2300 10986396 TWIN CREEKS DEVELOPMENT COMPANY, LLC 39 372W03BD3500 10986378 TWIN CREEKS DEVELOPMENT COMPANY, LLC 40 372W03BD3600 10986377 TWIN CREEKS DEVELOPMENT COMPANY, LLC 1 a.. EXHIBIT "A" - s " { r Mr a z-,,44:;,,,,.1.41 o-, t, " - ' ,f r ,t T,��j e . 41 372W03BD3300 10986401 TWIN CREEKS DEVELOPMENT COMPANY, LLC 42 372W03CA800 10986400 TWIN CREEKS DEVELOPMENT COMPANY, LLC 43 372W03CA1100 10985722 TWIN CREEKS DEVELOPMENT COMPANY, LLC 44 372W03CA1200 10985721 TWIN CREEKS DEVELOPMENT COMPANY, LLC 45 372W03BC700 10986393 TWIN CREEKS DEVELOPMENT COMPANY, LLC 46 372W03BD3202 10986684 TWIN CREEKS DEVELOPMENT COMPANY, LLC 47 372W03CA804 10986697 TWIN CREEKS DEVELOPMENT COMPANY, LLC 48 372W03CB7100 10986420 TWIN CREEKS DEVELOPMENT COMPANY, LLC 49 372W03C101 10633028 TWIN CREEKS DEVELOPMENT COMPANY, LLC 50 372W03CA108 10985730 TWIN CREEKS DEVELOPMENT COMPANY, LLC 51 372W03CA113 10985735 TWIN CREEKS DEVELOPMENT COMPANY, LLC 52 372W03BC2200 10986410 TWIN CREEKS DEVELOPMENT COMPANY, LLC 53 372W03BC2300 10986411 TWIN CREEKS DEVELOPMENT COMPANY, LLC 54 372W03CA109 10985731 TWIN CREEKS DEVELOPMENT COMPANY, LLC 55 372W03C138 10985727 TWIN CREEKS DEVELOPMENT COMPANY, LLC 56 372W03CB7103 10986681 TWIN CREEKS DEVELOPMENT COMPANY, LLC 57 372W03CA1400 10985728 TWIN CREEKS DEVELOPMENT COMPANY, LLC 58 372W03BD1700 10986394 TWIN CREEKS DEVELOPMENT COMPANY, LLC 59 372W03BD2600 10986397 TWIN CREEKS DEVELOPMENT COMPANY, LLC 60 372W03CA110 10985732 TWIN CREEKS DEVELOPMENT COMPANY, LLC 61 372W03CA112 10985734 TWIN CREEKS DEVELOPMENT COMPANY, LLC 62 372W03CA705 10986693 TWIN CREEKS DEVELOPMENT COMPANY, LLC 63 372W03BD1300 10986390 TWIN CREEKS DEVELOPMENT COMPANY, LLC 64 372W03BD3302 10986687 TWIN CREEKS DEVELOPMENT COMPANY, LLC 65 372W03BD3900 10986374 TWIN CREEKS DEVELOPMENT COMPANY, LLC 66 372W03BD3301 10986686 TWIN CREEKS DEVELOPMENT COMPANY, LLC 67 372W03BD3100 10986380 TWIN CREEKS DEVELOPMENT COMPANY, LLC 68 372W03BC201 10991725 TWIN CREEKS DEVELOPMENT COMPANY, LLC 69 372W03CA107 10985595 TWIN CREEKS DEVELOPMENT COMPANY, LLC 70 372W03BD3700 10986376 TWIN CREEKS DEVELOPMENT COMPANY, LLC 71 372W03CB6600 10986445 TWIN CREEKS DEVELOPMENT COMPANY, LLC 72 372W03BC354 10998395 TWIN CREEKS DEVELOPMENT COMPANY, LLC 73 372W03BC316 10998387 TWIN CREEKS DEVELOPMENT COMPANY, LLC 74 372W03BC318 10998389 TWIN CREEKS DEVELOPMENT COMPANY, LLC 75 372W03BC319 10998390 TWIN CREEKS DEVELOPMENT COMPANY, LLC 76 372W03BC303 10998373 TWIN CREEKS DEVELOPMENT COMPANY, LLC 77 372W03BC300 10633036 TWIN CREEKS DEVELOPMENT COMPANY, LLC 78 372W03BC310 10998381 TWIN CREEKS DEVELOPMENT COMPANY, LLC 79 372W03BC308 10998379 TWIN CREEKS DEVELOPMENT COMPANY, LLC 80 372W03BC309 10998380 TWIN CREEKS DEVELOPMENT COMPANY, LLC 81 372W03BC306 10998377 TWIN CREEKS DEVELOPMENT COMPANY, LLC 82 372W03BC305 10998376 TWIN CREEKS DEVELOPMENT COMPANY, LLC 83 372W03BC307 10998378 TWIN CREEKS DEVELOPMENT COMPANY, LLC 84 372W03BC100 10883813 TWIN CREEKS DEVELOPMENT COMPANY, LLC 2 EXHIBIT "A" g V*'Ot tt 1 85 372W03BC200 10196414 TWIN CREEKS DEVELOPMENT COMPANY, LLC 86 372W03DC3303 10985506 TWIN CREEKS DEVELOPMENT COMPANY, LLC 87 372W03C208 10782603 TWIN CREEKS DEVELOPMENT COMPANY, LLC 88 372W03CB5700 10984649 TWIN CREEKS DEVELOPMENT COMPANY, LLC 3 • • \\ MI 1 II/ .■I a 1011,141111 ‘ , WWI 1 . Mit ma marl LTA ■1111111WA ... No Ili Emu il S !I 4 'is• -■ ■.jib & . 6- tme. 8 II' Its / . ' Ifr 7\' t, . ., ■AIM AN•\ \ OR,OR MARIAN AVE X MI . \ 19110 OM E.a , _ .t. .- N, C, \ 1. ‘‘, j\),-,,,0*, , Y ,--:,>> , 'I KV" * j - 4 . „„n ,,,, ,0\ ,, ,,,,,,„, ,...„,„,„„\:, , ,,.,, , iqN im, \ , _7 I' - E \ ' A ,, , , .. < ■ EIMINE-r ,, , ma, , , 16 , ! J in, — ‘k Vik till � o. 1111 ' W.4(r IW WE 1■ 1 �I1 I I . 14 VI ■ v K \ ''' ' ' ' , lc 1 i e _ 7 ., . i2 Viri�i — ■■r�&iii N Legend WE s I TWIN CREEK DEVELOP CO LLC Date: 12/20/2013 'E' \V1 N C.7 6E. E? EKS 'I' itAN51 i - 011E [; N "E' E? 1Z D ir: 1, 0NAlEN1' \ DEVELOPMENT SUMMARY: MEEn,Pbyment/Commercioi(EC): 4.2 acres (1.8x) 16811 MN Rash./Conan(HWt):19.8 acres(8.6%) :. s\ 594 units 0 30 u/o mmmum(650 shorn) t,,t,,t\ M edium Mix Residential(MYR):27.6 ones(12.0%) t ,y 441 units 0 16 u/a mmmum(457 shown) -r+ v t ?� �'1 t'L'� ,i Law Yu Remdentini(LAW): 61.4 acres(26.7%) 14 s); JOO to 1 368 units e 6 u/a minimum(366 shorn) V .• iI ^`� O �. p,t'fi' Open space(OS):48.7 acres(21.0%) j:i 013 .. o\••.} ‘:4;041:4 2 Civic(C): 16.9 Dare.(7.3%) '1� :6;��O©\s \4) 010'f©• _ f J Rights of Way: 51.4 acres(22.0%) r ii 8wixlt ��s �„ a to o,A 4 :©� r i Total Ste Area: 230 Acres(100%) � / 42 • 1403 Units minimum(1475 shown) tigtt t�► ✓•0i At ie i ral©n.` 4. es f 4©�" -,. ,- � Dl �l(�+ . �,' 11Y,,>>lay ' , ' illuena., / ,,,4.,,,,,,:, ,,,,,-,,,-,,,,:,,,,,,. .\ :, ,..,,, ,, ,,•\,..\\,, ,.;; ‘,•. ,,,4,,,,..„ , \ , .. •. \ ._,,,,...N, '.-..,.?„.--,...s./1,--;,-..,':-,..,\ •.:,-,i,,,s,:,z.,), \• ,,,,,____,--,4. ,,..,,,,,,, ,,‘, ,,,,.fr%,, ,w,,, s .',,....\ --I , (fay 4 i ,; .01----11.,\,),. ,r c........,, nos . .Mil UM-!I .", ,.., .,..., ..1 rim (rr a Y ito are. : . 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AB 0310bddv AVM Ue1B00 :t0 0310dddY ;�.il3.4t I•UU TICh 100 I..s ro �°� )4), i� $ 24 ::d:mddpipmw wpW64uo1�3 ` � 4a UO!g eB dp W a22e1 IQUUIlIPU00 3HI D N iThat,IIa-IM M $ a: L ,/ @ NYId NOIlY0111N1 OOOIj a Q�� �. I 4g �g. MO1d213A0113380NIAdIaO i� W J „YO 1NI0d 1Y81N30 AO M.10 Li 13i ■ uJ _ TTT4T ( r a= 1 6'1'.;' r % I �i ,, 1 v �� ! ,�i 11 ' r I Fe) ., P E'R °m' �I ry 8 0 i�,g T �y,,//��pp Z L u ll W I _ - '-, / 8 g d„G R Lg k� i h1 i—__:- !,!rge, I i ■I , \ .__ L IL_ 'Y5 I ,. wil0d a (-,-- II i 1 1 ' ■ . I ___4 J L xa o $ a 3∎ . m i � ae k0 L • Q 1 U i I: (L a u� ' _ — Z CIS(p 0 Z. E o CC = . Ia 1� Z ,6_,..!gg a„ ' oJo y� 144 }gip o IQ I tit efi H $to 6 411; 2 I!1L k Z 0 1-11 • a,� o Y IeQd .gp Ge i F€o, lk . 1 O' X11 'f ,111 1 laI , i 11 i i1 .` a`` 'g €o c v 8 2 S II 1 , } , t 1 a z e gai;wb1. �, m °=%”' a gg <y !ao a" kw , 4e 1 / „ ,„ , w, ' ,� o 9g6 <Qam _, gi g , 11d*,`, SVAy , Q+ Z N S54 d ■ / EXHIBIT "C" • • 30S16 NO0310.1.1410.1 TINA. AS 0.110thi021deV ,,,... 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Ili ! !} 1 i lid r gr - ;4'63 .w w.' _.w. = 111 ± It}it 1 lif 7 1 ! i ,� La ''"-4 '' �: . t.r/lii{r I I I it j i "w Bo €;�° .~ ;> _ 11 1 i 1 �i.It i m �. ago. ,k _ ! .vffs a , § m° a{ _5 i ,,� 1�, `� Aga { :" g h/ T i�p oagm: V i � � ag>'awg`'ow t a'<m k 6."6 0W w4 x- sk' j gg a �W: .� eg8tffi b; !t om r W io p ffi; g, b 2: w g ! rr " W ° d - K d °mA ww � i's :ggwe� g� RN I b i w E;< w "g'=i4' �°> EXHIBIT "C" Memorandum Northwest Hydraulic Consultants 16300 Christensen Road,Suite 350 Seattle, WA 98188 206.241.6000 206.439.2420 (fax) DATE: August 5,2013 NHC PROJECT: 200044 TO: Bret Moore COMPANY/AGENCY: Twin Creeks Development Company, LLC FROM: Peter Brooks, P.E. SUBJECT: FEMA Conditional Letter of Map Revision Application for the Twin Creeks Development Project Introduction Northwest Hydraulic Consultants Inc. (NHC) has been retained by the Twin Creeks Development Company LLC(TCDC)to prepare a Conditional Letter of Map Revision (CLOMR)application package for the Twin Creeks Development in the City of Central Point,Jackson County, Oregon (FEMA Community Number 410092). The Twin Creeks Development is located along a recently designated FEMA 100-year floodplain (Zone AE),with regulatory floodway,which became effective with the adoption of the Jackson County Flood Insurance Study(FIS) in May,2011 (FEMA, 2011). The floodplain within the development is an overflow path that connects the left overbank of Griffin Creek to the right overbank of Jackson Creek. A conceptual-level flood improvement design has been developed to more efficiently convey Griffin Creek overflow through the site. The primary improvement consists of excavating a continuous overflow channel along the eastern edge of the project site to improve overall flood conveyance through the development. The flood improvement design also includes a proposed double-barreled culvert structure routing flows below the Twin Creeks Crossing. The Twin Creeks Crossing will serve as a main arterial connecting the development with Pacific Highway(State Highway 99) located to the east (see Figure 1). Anticipated flood improvements associated with these features include lowered Base Flood Elevations(BFEs)and reduced 100-year floodplain and floodway extents, relative to effective conditions. This memorandum summarizes the approach and results of the technical analysis conducted by NHC for the Twin Creeks Development CLOMR. Background The Twin Creeks Development is located within a recently designated Special Flood Hazard Area(SFHA) between two separate flooding sources,Jackson and Griffin Creeks (see Figure 1). The SFHA, including regulatory floodway,were determined through detailed studies of Jackson and Griffin Creeks conducted by NHC for the City of Central Point (City)and FEMA as part of the Jackson County FIS(FEMA,2011). Findings from these studies indicated that flooding in the area originates from overflow of Griffin Creek, immediately upstream of Pacific Highway,and continues to the northwest to merge with Jackson Creek. water resource specialists EXHIBIT ticirA • Page 2 The reach connecting Griffin and Jackson Creeks within the development is referred to as the 'Jackson Creek Overbank'. f" z F ' ., ' p # -1Y J" �1 Sxi t' 4 lwF c 1{ j fio- to 1 .a 2i s�..� ., t d$.k+k, .fr.! , \ 9 r g l .off..` ($_.!—°q ` .., I"... ��, ,} 4 C s a �. i t y.�, RJ.' °"d.NP' EV'' Y Aft '••' • -.0 • d =t ` um � � .f fie. �' t 4 *env WIMP s�\ 0 u 1 ,r p.. ergg,, ; �,, yfi�{l b$, `' k ,Wn •0'1, Ord t l ,• -F c �`.. 4tidQ,d! "i, h. ..4 'nt ifs A ., ,, e, vi.......:„.i...,-.. ..„,.. ,,,,--- -„` 1, r ,,,•---r�' fr, t�roposed Culvert Structure �� is �+ °�,�` T at Tvw Creaks Cross rg 'r I , a, ✓ "v 9 4 A .,,•7,7.t. se° f_,.. ----0,--4,.. "."',. 0 S M ""A' "...s,.�' # "' ,-. YT '', . -• ,Twin Cre eks Development _ , ,o...„ ...„ '.: Proposed Flood ' Channel Agnment 4, , yl;, �ks . «�..�._„ . �: .+.^'�jt' •„✓'j�\ - f d Imo` m ` �` =` y z o , * ^*.,� Y [ . -, aa' 4 ii;k dew L.t i 4 k -4:74121;t0,-;r:-7.1r... { ± f, .,- F�‘I Legend 'LR„ A, cFi..,t" {•_-* �"'! —AI \ \ •del.: ' .4 `' `; '�I y.F_: `....` ° � \ r,4. .v: 0.2 :T :LctA1.c€:;:TzARo " �`}k. • '''.1 _ ` ,/ t d AE 600 300 0 : 800 feet P�j a a � . . '' Figure 1 Location Map of Twin Creeks Development showing Effective FEMA Flood Hazard Mapping(FEMA,011). EXHIBIT "C u Page 3 The effective floodplain mapping between the two study reaches,through the Twin Creeks Development, is broad and unconfined, resulting in a relatively wide floodway delineation. It should be noted that this reach does not receive perennial flow and would function as an overflow channel during infrequent, high magnitude flood events (there has been no observed flooding from Griffin Creek at the project site). Draft mapping for Griffin and Jackson Creeks was provided to FEMA in 2008, and the restudies of both creeks became effective when the Jackson County FIS was adopted by FEMA and Jackson County on May 3, 2011. The Twin Creeks Development is a master plan community that precedes the most recent FEMA studies within the City of Central Point. When construction of the Twin Creeks Development began, prior to initiation of NHC's detailed studies of Jackson and Griffin Creeks,the area was not mapped as a SFHA. Development continued while the technical analysis for the updated FIS was being conducted (2006 to 2009). In 2009,the City began using preliminary flood hazard mapping, provided by NHC,to regulate development. Thereafter,construction within the Twin Creeks Development was limited to areas outside what is now the effective floodway. To date, development within the Twin Creeks project site is compliant with both FEMA and City floodplain management regulations. CLOMR Submittal Information This memo contains appropriate supporting information for the CLOMR submittal. A narrative on the technical analysis is provided in the following text. Other supporting information prepared by NHC is provided in the appendices as follows: Appendix A. Certified Topographic Floodplain and Floodway Map Appendix B. Annotated FIRM Appendix C. Completed MT-2 Application Forms Appendix D. NFIP Regulatory Requirements, including a proposed example public announcement and notification letter for floodway revision Additional supporting information to be attached to this submittal includes: Conceptual-Level Flood Improvement Design Plans (provided by Whetstone Engineering) Endangered Species Act(ESA)Compliance Documentation (provided by the TCDC) Technical Analysis NHC completed several technical tasks for this CLOMR following FEMA MT-2 instructions. Model scenarios presented include a Duplicate Effective Model that replicates the water surface elevations in the effective Jackson County FIS, and a Revised Conditions Model simulating the proposed construction of the flood channel. Elevations specified in this memo are referenced to the NAVD 1988 vertical datum. Data Description Duplicate Effective Conditions NHC completed the most recent detailed flood studies of Griffin and Jackson Creeks for the City of Central Point and FEMA as part of the recently adopted Jackson County FIS(FEMA,2011). As such, NHC already has possession of the duplicate effective hydraulic models for both Jackson and Griffin Creeks, EXHIBIT "C" Page 4 as well as the 2006 City of Central Point LiDAR topographic data used for the floodplain mapping. These data were located in the Technical Support Data Notebook(TSDN)submitted to FEMA at the conclusion of the Jackson County FIS. Revised Conditions Revised condition topographic data in the form of a master grading plan were provided to NHC by Whetstone Engineering on December 18,2012. The grading plan consisted of 1-foot interval contours, in AutoCAD format, and included areas developed after the 2006 LiDAR were collected and while the effective FIS was being conducted from 2006 to 2009,as well as the proposed development of the Phase III area of the North Village(see Figure 1). This submitted technical assessment assumes there is no development of the North Village outside of the 'Phase III' portion (see Figure 1). NHC used the grading plan data provided by Whetstone Engineering to construct a digital elevation model (DEM) in ArcGIS of the Revised Conditions. The grading plan includes construction of a continuous flood (or overflow)channel and culvert structure at the Twin Creeks Crossing. The flood channel would connect with the existing detention pond adjacent to Griffin Creek and proceed northward toward Jackson Creek. Physically,the flood channel terminates at a proposed detention pond at the northern limit of the Twin Creeks development, but during a 100-year event this area will be inundated and drain overland toward the Scenic Avenue Bridge crossing to the west on Jackson Creek. The proposed flood channel would consist of a compound channel(see Figure 2). The top width of the proposed flood channel would range from 65 to 75 feet with approximately 20-foot wide flood benches located on either side of an existing 20-foot wide drainage swale. This swale was constructed between 2006 and 2009 and includes six approximately 2- foot high check dam structures located within the channel for stormwater treatment purposes. The project also proposes to construct a culvert crossing consisting of two 18-foot wide, 9-foot tall arch structures at Twin Creeks Crossing,a primary access point between the Twin Creeks Development and Pacific Highway. Conceptual-level flood improvement plans for the proposed channel and culvert structure, prepared by Whetstone Engineering,are attached to this submittal. Jackson Creek Hydraulic Model Plan.Revised Floodpla in 2/28/2013 Ana=Jaclson O,erbeM Reach=U/per Men RS=2360.63 252'e 05 001 I �� Legend V■ 1o7YR Gad Bark Sia 1254 12<B- I 12e6- 1244- 12@ • 0 :Q 100 150 270 50 &Eden(a) Figure 2 Cross-section profile of proposed compound channel(River Station 2350.68) EXHIBIT "C" Page 5 Engineering Methods—Hydraulic Modeling General Model Description The Jackson Creek HEC-RAS hydraulic model includes the main stem of Jackson Creek located to the west of the Twin Creeks Development(see Figure 1), but also includes Jackson Creek Overbank reach which was used to compute flood levels within the Twin Creeks Development. As previously mentioned, flood waters enter the Jackson Overbank reach from Griffin Creek where overtopping of the left bank occurs upstream of Pacific Highway. Discharges escaping the Griffin Creek system and entering the Jackson Overbank reach were computed through a series of"lateral structures"within the HEC-RAS model for the 10-,50-, 100-, and 500-year return periods. These discharges from the effective FIS were used for this CLOMR analysis and are provided in Table 1. Table 1.Computed Flood Discharges Entering the Jackson Creek Overbank Reach from Griffin Creek (FEMA,2011). Return Period 10-year 50-year 100-year 500-year Discharge(cfs) 326 922 1220 1850 Duplicate Effective and Revised Condition HEC-RAS models are being submitted as part of this CLOMR analysis. Two HEC-RAS'plans'are associated with each modeled condition: a Floodplain and Floodway plan. Separate Floodplain and Floodway plans were developed because changes to the geometry files were necessary to perform the encroachment analysis (e.g.turning off optimization of lateral weirs). Duplicate Effective Model The effective model is available,as previously discussed; however, it was developed using HEC-RAS Version 3.1.3. The effective model was re-run in HEC-RAS Version 4.1.0 for the CLOMR analysis and the 100-year and Floodway simulations have been reproduced within 0.01 feet at FEMA lettered cross- sections C through N (Table 2). Differences at cross-section A and B are a maximum of 0.23 feet and are the result of late modifications made to the Jackson Creek model that did not get incorporated into the adopted Jackson County FIS (FEMA, 2011). The Duplicate Effective Model consists of the entire Jackson Creek HEC-RAS model, including the Jackson Creek Overbank reach,which spans the area proposed to be physically modified by the project. The effective Jackson Creek Overbank reach contains a total of 16 cross-sections, 14 of which are lettered (A to N)as shown in Appendix B. The upstream and downstream limits of the Jackson Creek Overbank reach are delineated by study break lines. Therefore,any changes on the Overbank Reach do not propagate upstream and impact conditions in Griffin Creek as long as the submergence of the lateral structures does not change. The model includes downstream to Jackson Creek in order to tie into the effective model. Revised Condition Model The Revised Condition Model was created by adding the proposed flood channel and twin barrel culvert structure combined with the revised condition grading plan mentioned in the Data Description section. A total of 31 new cross-sections were inserted into the Jackson Overbank reach in the Revised Conditions Model to augment the 16 cross-sections in the Duplicate Effective Model (see Appendix A). The new cross-sections were added to represent the geometries of the six existing check-dam structures EXHIBIT "C" Page 6 and the Twin Creeks Crossing culvert structure as well as an additional proposed check-dam structure to be located at the outlet of the upstream detention pond. An additional modification made to the Revised Condition Model included splitting the Jackson Creek Overbank reach into parallel reaches between effective cross-sections I and N,to separately compute flood levels between the proposed flood channel and the left overbank. Only 5%of the total 100-year discharge (Table 1) is computed as entering the left overbank split reach. Computed flooding in the overbank split reach is predominantly shallow(less than 1-foot)sheet flow, but deepens to over 1-foot in a small area in the vicinity of cross-section J. Considering the ponding nature of computed flooding in this area, i.e. constant elevation and low velocity, it was delineated Zone AH with an elevation of 1246 feet. Downstream of this area,shallow(less than 1-foot)sheet flow flooding resumes. Table 2.Comparison of Effective FIS to Duplicate Effective Water Surface Elevations for the 100-year and Floodway Simulations. Effective FIS Cross- Section 100-year Floodplain Floodway (HEC-RAS w v a; >_ CU c (0 > >_ ro > Station in 4, U w «� Parenthesis) g g a, °J v, W LL C W 0 W A (793.2) 1238.36 1238.49 -0.13 1239.18 1239.18 0.00 B (951.8) 1238.61 1238.84 -0.23 1239.60 1239.60 0.00 C(1188.3) 1239.72 1239.72 0.00 1240.56 1240.56 0.00 D(1554.8) 1240.75 1240.75 0.00 1241.33 1241.33 0.00 E(1689.0) 1241.82 1241.81 0.01 1242.55 1242.55 0.00 F(1966.3) 1242.82 1242.82 0.00 1243.76 1243.76 0.00 G(2113.1) 1243.65 1243.65 0.00 1244.54 1244.54 0.00 H(2270.1) 1244.36 1244.37 -0.01 1245.29 1245.29 0.00 (2422.0) 1245.25 1245.25 0.00 1245.97 1245.97 0.00 J(2548.0) - 1245.86 - 1246.71 1246.71 0.00 K(3071.0) 1248.35 1248.34 0.01 1249.25 1249.25 0.00 1(3454.7) 1250.99 1250.99 0.00 1251.94 1251.94 0.00 M(3722.3) 1252.21 1252.21 0.00 1253.18 1253.18 0.00 N(3956.5) _ 1254.01 1254.01 0.00 1254.05 1254.05 0.00 Overall,the Revised Condition Model shows reductions in flood levels along the entire Jackson Creek Overbank reach compared to the effective conditions (Table 3). The upstream and downstream limits of the Jackson Creek Overbank reach are delineated by study reach breaklines, between Griffin Creek and the mainstem of Jackson Creek, respectively. Downstream,the Revised Condition Model simulates effective conditions to within 0.20 feet,which is within the 0.5 foot threshold specified by FEMA. Upstream,the proposed work within the Twin Creek Development will not impact the quantity of overflow entering the project(Table 1),thus changes to BFEs will not propagate upstream into Griffin Creek and the flood hazard boundaries are effectively tied-in at the study breakline between the two reaches. Table 4 tabulates the FEMA Floodway Data Table information from the Revised Model. EXHIBIT "C" Page 7 Table 3. Comparison of Duplicate Effective and Revised Conditions. River Station 100-Year Floodplain Floodway Effective Revised a a Y " (FEMA Cross- v w .w section Letter in }; y c C u a./ c C u parenthesis, �o > O -a O aci m > o v o c where u u (0 m W ±+ u u o .ten m appropriate) 7 01 al v 4- ai 3 4- _a>i a0/ W w Z11 in W W ct W C) O W W d' w 0 4 793.2(A) 0.28 1238.49 1238.29 -0.20 1239.18 1239.17 -0.01 951.8(B) 160.54 1238.84 1238.39 -0.45 1239.60 1239.31 -0.29 - 232.77 - 1238.42 - - 1239.38 - - 247.95 - 1238.49 - - 1239.39 - - 265.49 - 1238.57 - - 1239.46 - 1188.3(C) 401.53 1239.72 1238.84 -0.88 1240.56 1239.73 -0.83 579.14 - 1239.41 - - 1240.12 - - 706.95 - 1239.94 - - 1240.52 - - 718.52 - 1239.98 - - 1240.49 - - 731.28 - 1240.27 - - 1240.71 - 1554.8(D) 783.83 1240.75 1240.45 -0.30 1241.33 1240.92 -0.41 1689.0(E) 1002.15 1241.81 1241.15 -0.66 1242.55 1241.76 -0.79 - 1117.80 - 1242.03 - - 1242.28 - - 1187.03 - 1242.18 - - 1242.64 - - 1200.04 - 1242.35 - - 1242.59 - - 1211.98 - 1242.57 - - 1243.01 - 1966.3(F) 1249.04 1242.82 1242.71 -0.11 1243.76 1243.26 -0.50 2113.1(G) 1358.70 1243.65 1243.11 -0.54 1244.54 1243.72 -0.82 2270.1(H) 1495.18 1244.37 1243.85 -0.52 1245.29 1244.27 -1.02 2422.0(I) 1646.26 1245.25 1244.82 -0.43 1245.97 1244.94 -1.03 - 1664.09 - 1244.96 - - 1245.01 - - 1677.51 - 1244.96 - - 1245.00 - - 1691.00 - 1245.38 - - 1245.43 - 2548.0(J) 1757.49 1245.86 1245.70 -0.16 1246.71 1245.80 -0.91 - 1866.28 - 1246.13 - - 1246.27 - - 2019.16 - 1246.93 - - 1247.08 - - 2138.75 - 1247.67 - - 1247.78 - - 2153.71 - 1247.57 - - 1247.70 - 3071.0(K) 2178.49 1248.34 1248.33 -0.01 1249.25 1248.43 -0.82 - 2350.68 - 1249.15 - - 1249.28 - 3454.7(L) 2564.28 1250.99 1250.11 -0.88 1251.94 1250.23 -1.71 2611.46 - 1250.37 - - 1250.49 - - 2626.62 - 1250.38 - - 1250.50 - - 2642.96 - 1250.76 - - 1250.89 - - 2673.75 - 1250.81 - - 1250.94 - - 2732.76 - 1250.86 - - 1250.98 - 3722.3(M) 2832.34 1252.21 1251.22 -0.99 1253.18 1251.35 -1.83 2865.01 - 1251.36 - - 1251.49 - - 2927.39 - 1251.79 - - 1251.94 - - 3048.78 - 1252.80 - - 1253.13 - 3956.5(N) 3067.82 1254.01 1252.83 -1.18 1254.05 1253.16 -0.89 - 3110.56 - 1252.85 - - 1253.18 - - 3143.45 - 1252.97 - - 1253.31 - - 3341.92 - 1253.41 - - 1253.71 - - 3355.18 - 1253.30 - - 1253.61 - - 3370.57 - 1253.65 - - 1253.90 - - 3639.01 - 1254.33 - - 1254.56 - EXHIBIT "C" Page 8 Table 4. Revised Floodway Information. Effective RAS Revised RAS River Station River Station (FEMA Cross- section Letter in parenthesis, Mean Without With where Width Area Velocity Floodway Floodway Increase appropriate) (feet) (sq ft) (ft/sec) (feet) (feet) (feet) 793.2(A) 0.28 82 379 3.2 1238.3 1239.0 0.7 951.8(B) 160.54 65 335 3.6 1238.4 1239.2 0.8 - 232.77 65 313 3.9 1238.4 1239.3 0.8 - 247.95 66 289 4.2 1238.5 1239.3 0.8 - 265.49 66 307 4.0 1238.6 1239.3 0.8 1188.3(C) 401.53 64 279 4.4 1238.8 1239.6 0.8 - 579.14 63 245 5.0 1239.4 1240.0 0.6 - 706.95 63 242 5.1 1239.9 1240.5 0.5 - 718.52 63 208 5.9 1240.0 1240.4 0.5 - 731.28 63 240 5.1 1240.3 1240.7 0.4 1554.8(D) 783.83 63 235 5.2 1240.5 1240.9 0.4 1689.0(E) 1002.15 63 223 5.5 1241.2 1241.8 0.6 - 1117.80 64 211 5.8 1242.0 1242.3 0.2 - 1187.03 63 210 5.8 1242.2 1242.6 0.5 - 1200.04 65 176 6.9 1242.4 1242.6 0.2 - 1211.98 64 222 5.5 1242.6 1243.0 0.4 1966.3(F) 1249.04 69 237 5.2 1242.7 1243.3 0.5 2113.1(G) 1358.70 72 244 5.0 1243.1 1243.7 0.6 2270.1(H) 1495.18 78 244 5.0 1243.9 1244.3 0.4 2422.0(I) 1646.26 73 220 5.5 1244.8 1244.9 0.1 1664.09 77 219 5.6 1245.0 1245.0 0.1 - - 1677.51 76 186 6.6 1245.0 1245.0 0.1 1691.00 76 239 5.1 1245.4 1245.4 0.1 - 2548.0(1) 1757.49 76 242 5.0 1245.7 1245.8 0.1 1866.28 77 230 5.3 1246.1 1246.3 0.1 2019.16 79 218 5.6 1246.9 1247.1 0.1 - 2138.75 75 218 5.6 1247.7 1247.8 0.1 - 2153.71 80 168 7.3 1247.6 1247.7 0.1 3071.0(K) 2178.49 75 244 5.0 1248.3 1248.4 0.1 - 2350.68 76 241 5.1 1249.2 1249.3 0.1 3454.7(1) 2564.28 74 226 5.4 1250.1 1250.2 0.1 - 2611.46 73 236 5.2 1250.4 1250.5 0.1 - 2626.62 77 206 5.9 1250.4 1250.5 0.1 - 2642.96 75 294 4.2 1250.8 1250.9 0.1 - 2673.75 68 270 4.5 1250.8 1250.9 0.1 - 2732.76 52 209 5.8 1250.9 1251.0 0.1 3722.3(M) 2832.34 49 193 6.3 1251.2 1251.4 0.1 - 2865.01 42 191 6.4 1251.4 1251.5 0.1 - 2927.39 42 236 5.2 1251.8 1251.9 0.2 - 3048.78 42 281 4.4 1252.8 1253.1 0.3 - 3067.82 43 275 4.4 1252.8 1253.2 0.3 3956.5(N) 3110.56 43 245 5.0 1252.9 1253.2 0.3 - 3143.45 49 262 4.7 1253.0 1253.3 0.3 - 3341.92 52 278 4.4 1253.4 1253.7 0.3 - 3355.18 49 216 5.7 1253.3 1253.6 0.3 3370.57 54 284 4.3 1253.7 1253.9 0.3 - 3639.01 66 267 4.6 1254.3 1254.6 0.2 EXHIBIT "C" Page 9 Notification This CLOMR lowers BFEs, reduces the extent of the 100-year floodplain, and proposes to narrow the floodway. In order to comply with NFIP and FEMA standards and policy for a proposed floodway revision,the FEMA MT-2 instructing state that the community can either be alerted through a published public announcement or individual letters sent to affected landowners. Examples of the proposed public announcement and notification letter for floodway revision are provided in Appendix D. Following acceptance of the language in these documents one or the other will be used to alert the community of the proposed project. Compliance with Endangered Species Act The TCDC has completed environmental permitting that documents that the project does not"take"or harm endangered species and is therefore in compliance with the Endangered Species Act. The relevant ESA compliance documentation, provided by the TCDC, is attached to this submittal. References Federal Emergency Management Agency(FEMA). 2011. Flood Insurance Study,Jackson County,Oregon and Incorporated Areas. Flood Insurance Study Number 41029V000A. May 3. Northwest Hydraulic Consultants(NHC). 2008. Hydraulic Summary,City of Central Point,Jackson County, Oregon. Document prepared for Michael Baker Jr. Corp. July 10. EXHIBIT "C" Appendix D. NFIP Regulatory Requirements EXHIBIT "C" • • • EXHIBIT "D" GUARANTY Date: , 2013 OBLIGOR: TWIN CREEKS DEVELOPMENT CO., LLC GUARANTOR: CREDITOR: CITY OF CENTRAL POINT, a municipal corporation OBLIGATIONS GUARANTEED: The payment and performance of all liabilities and obligations owing by Obligor to Creditor pursuant to the Twin Creeks Transit Oriented Development Agreement dated , 2014 ("Agreement") for the extension of Twin Creeks Crossing, including contribution to the costs of a railroad crossing within Twin Creeks TOD Master Plan in the original amount of Five Hundred Thousand and 00/100 Dollars ($500,000.00) and the costs for construction of the extension of utilities and the pavement of Twin Creeks Crossing from the current terminus easterly to the railroad right-of-way improvements as identified in the drawings entitled "Griffin Creek Overflow Flood Mitigation Plan"dated March 11, 2013, as identified in Section 2a and 2b of the Agreement. For a valuable consideration the undersigned Guarantor, and each of them, jointly and severally and unconditionally guarantees and promises to pay, on demand, in lawful money of the United States of America, any and all indebtedness of the above named Obligor to Creditor, and Creditor's successors and assigns, as follows: 1. MAXIMUM LIABILITY: The liability of Guarantor hereunder shall not exceed at any one time the sum of: (a) The liabilities and obligations guaranteed described above including the principal amount thereof, if any; (b) An amount equal to all interest owed by Obligor at any time hereafter upon the principal indebtedness of Obligor, or owing with respect to the guaranteed liabilities and obligations; provided, that if such indebtedness shall exceed the dollar amount specified in item (a)above, if any, interest to be included in this item shall be on such indebtedness not exceeding the amount specified in item (a)as shall be designated by Creditor; and (c) All costs, expenses and attorneys' fees, including any on appeals, incurred by Creditor in connection with the collection of the indebtedness of Obligor, with the guaranteed liabilities and obligations, or with the repossession, foreclosure and sale of any collateral. Such limitation on liability shall not be a restriction on the amount of the indebtedness of Obligor to Creditor either in the aggregate or at one time. 2. "INDEBTEDNESS" DEFINED: The word "indebtedness" is used herein in its most comprehensive sense and includes, but is not limited to, any and all advances, debts, obligations, and liabilities of Obligor, or any one or more of them., including judgments against Obligor, heretofore, now, or hereafter made, incurred or created, whether voluntarily or involuntarily and however arising, whether due or not due, absolute or contingent, liquidated or unliquidated, determined or undetermined, and whether Obligor may be liable individually or jointly with others or primarily or secondarily, or as guarantor, and whether recovery upon such indebtedness may be or hereafter may become barred by any statute of limitations, and whether such indebtedness may be or hereafter may become otherwise unenforceable and whether such indebtedness arises from transactions which may be voidable on account of infancy, insanity, ultra vires or otherwise. 3. NATURE OF GUARANTOR'S UNDERTAKING: The liability of Guarantor hereunder shall be open and continuous for as long as this guaranty shall be in force. Guarantor intends to guarantee at all times the performance of all obligations of Obligor to Creditor within the limits set forth above. Thus, no payments made upon Obligor's indebtedness shall be held to discharge or diminish the liability of Guarantor for any and all remaining and succeeding indebtedness of Obligor to Creditor. The liability of Guarantor hereunder shall be enforceable against both the separate and community property of Guarantor existing at the date of execution hereof or hereafter acquired. 4. CREDITOR'S RIGHTS AND OBLIGATIONS IN DEALING WITH OBLIGOR: Guarantor authorizes Creditor to deal with Obligor and Obligor's sureties, endorsers and other guarantors in any manner in which Creditor sees fit in connection with any indebtedness of Obligor to Creditor, now or hereafter created, without any further consent or authorization from Guarantor being necessary. Specifically, but without limiting the powers of Creditor, Creditor may extend the time for payment of any indebtedness of Obligor, Creditor may release or agree not to sue Obligor's sureties, endorsers, or other guarantors on any terms it chooses; Creditor may sue or fail to sue Obligor upon any overdue indebtedness; all of the foregoing without the necessity of any notice to or consent from Guarantor and all without affecting Guarantor's liability hereunder. tt • 5. DURATION OF GUARANTY: This guaranty shall take effect when received by Creditor,without the necessity acceptance by Critor, and been full ypaid and/or continue in full force until the obligations g uaranteed performed. This guaranty shall bind the estate f Guarantor as to indebtedness created both before and after the death or incapacity of 6. CREDITOR'S RIGHTS AGAINST AND OBLIGATIONS TO GUARANTOR: Guarantor hereby expressly waives presentment, protest, demand, or notice of any kind, including notice of nonpayment o any on Obligor's st indObe indebtedness or of any collateral thereto and notice of any action o r non-action Creditor, or any surety, endorser, or other guarantor. Upon any default of Obligor on any obligation to Creditor, Creditor may, at its option,then and there demand and be entitled to payment from Guarantor of the full amount or any part of the amount of Obligor's indebtedness to Creditor, within the limitations set forth above, and if Guarantor shall not pay the sum demanded to Creditor, Creditor may proceed directly and at once against Guarantor to collect such sum without first proceeding against Obligor, or any surety, endorser, or other guarantor and without foreclosing upon or selling or otherwise disposing of any collateral it may have as security for any of Obligor's indebtedness. Failure of Creditor to make such demand at such time or to proceed shall not relieve Guarantor of its obligations hereunder collect from Guarantor all or any portion of Obl goro shall have the right to demand and s indebtedness and failure of Creditor at any time to demand from Guarantor or to proceed to collect from Guarantor the full amount of Obligor's indebtedness from Guarantor shall not preclude Creditor from later demanding or proceeding to collect from Guarantor any remaining indebtedness of Obligor to Creditor covered by this guaranty. In any action or suit against Guarantor to enforce this guaranty, Creditor shall be entitled to recover from Guarantor, in addition to costs and disbursements allowed by law, a reasonable amount for Creditor's attorneys' fees in such action or suit or appeal therefrom. In any action or suit brought by Creditor against Guarantor, Guarantor will not assert as a defense any statute of limitations if at the time the action or suit is commenced there is outstanding any indebtedness of Obligor to Creditor which is not barred by the statute of limitations of the State of Oregon. If payment is made by Obligor on a debt guaranteed hereby and thereafter the Creditor is forced to remit the amount of that payment to the Obligor's trustee in bankruptcy or similar person under any federal or state bankruptcy law or law for the relief of debtors.the Obligor's debt shall be considered unpaid for the purpose of enforcement of this guaranty. 7. SUBORDINATION OF GUARANTOR'S RIGHTS AGAINST OBLIGOR: Guarantor agrees that the indebtedness of Obligor to Creditor, whether now existing or hereafter created, shall be, and the same hereby is, declared to be prior to any claim that Guarantor may now have or hereafter acquire against Obligor,whether or not Obligor becomes insolvent, and Guarantor shall and does expressly subordinate any such claim Guarantor may have against Obligor, upon any account whatsoever,to any claim that Creditor may now or hereafter have against Obligor. In the event of insolvency and consequent liquidation of the assets of Obligor,through bankruptcy, by an assignment for the benefit of creditors, by voluntary liquidation, or otherwise,the assets of Obligor applicable to the payment of the claims of both Creditor and Guarantor shall be paid to Creditor and shall be first applied by Creditor to the indebtedness of Obligor to Creditor, Guarantor does hereby assign to Creditor all claims which it may have or acquire against Obligor or any assignee or trustee in bankruptcy of Obligor; provided,that such assignment shall be effective only for the purpose of assuring to Creditor full payment of all indebtedness of Obligor to Creditor. 8. ASSIGNMENT OF GUARANTY: Assignment by Creditor of all or part of the indebtedness shall transfer to the assignee all benefits of this guaranty as to the portion of the indebtedness assigned. This guaranty shall remain in effect in favor of the Creditor as to the portion of the indebtedness not assigned. 9. GOVERNING LAW: This guaranty has been executed and delivered in the State of Oregon and the laws of such state shall govern the validity, construction, enforcement and interpretation of this guaranty. 10. VENUE AND JURISDICTION: If any suit or action is filed by any party to enforce this guaranty or otherwise with respect to the subject matter of this guaranty, exclusive venue and jurisdiction shall be in the state courts in Jackson County, Oregon. 11. REPRESENTATION: This Guaranty has been prepared on behalf of the City of Central Point. Guarantor is hereby advised that it should seek independent legal counsel as to the effect of this Guaranty on their individual rights. IN WITNESS WHEREOF, Guarantor has executed this Guaranty on the date set forth above. Signature (Print Name Here) Signature (Print Name Here) f • . . t 4 ATTACHMENT "F" Public Works Department c,t,of CENTRAL- Matt Samitore, Director POINT Ot cyan PUBLIC WORKS STAFF REPORT June 18,2014 AGENDA ITEM: Twin Creeks North Village Applicant: Twin Creeks Development, LLC. Zoning: TOD-LMR, MMR, OS Traffic: A Traffic Impact Analysis was completed in 1999 prior to the first subdivision associated with Twin Creeks being built. The majority of the public and private improvements associated with the analysis have been completed. The last major improvements left to be done are the extension of North Haskell Street to the Urban Growth Boundary and the Twin Creeks Rail Crossing. Issues: 1. Rail Crossing—an agreement between The Twin Creeks TOD Development Agreement needs be completed to finalize funding for the rail crossing. 2. Landscape and Irrigation Plans—There was no landscape and irrigation plan prepared for the future phases. 3. Future Park Design—The tentative plat does not address specifics for design of the future parks and is indicating open space where a proposed softball field was originally planned. These need to be addressed as part of a master plan amendment. 4. Floodway and Floodplain issues—The applicant will need to mitigate the floodplain and floodway issues within the development prior to approval of any civil improvements including infrastructure construction. Existing Infrastructure: All public infrastructure is currently located within the subdivisions to the south of the proposed development and have been master planned for sizing and stubbed accordingly. 140 South 3rd Street , Central Point, OR 97502 •541.664.3321 o Fax 541.664.6384 T . ► • Conditions of Approval: 1. Rail Crossing—Prior to final plat approval for any phase Applicant shall sign the Twin Creeks TOD Development Agreement with the City of Central Point for applicant's share of funding for the Twin Creeks Rail Crossing. 2. Landscape and Irrigation Plan—A final landscape and irrigation plan needs to be submitted to the City for approval prior to final plat approval. The plan must meet tree requirements with the City's approved Street Tree Guidelines. 3. Future Park Design—Applicant shall submit plans detailing final park design prior to final plat approval for Phase I. If changes are made they will need to be addressed in association with the Master Plan amendment. 4. Civil Improvements Construction—Public Works approval of civil improvement plans, including public infrastructure and flood mitigation improvements, shall complete the following requirements prior to commencement of construction: a. Phase IV - The applicant shall obtain a FEMA Conditional Letter of Map Revision (CLOMR) prior to civil improvement plan approval and construction commencement. The CLOMR must verify that proposed flood mitigation improvements will remove all lots (except Open Space lots) from the floodway as described in the North Village Tentative Plan. b. Phases I and II - The applicant shall complete the approved flood mitigation improvements and obtain a FEMA Letter of Map Revision (LOMR) prior to civil improvement plan approval and construction commencement. The LOMR shall remove all lots (except Open Space lots) from the floodway. 140 South 3rd Street Central Point, OR 97502 •541.664.3321 Fax 541.664.6384 ATTACHMENT „H,� PLANNING COMMISSION RESOLUTION NO. g04 TIVE PLAN PLANNING COMMISSION AP S THE TWIN C'RE EKS EL A RESOLUTION OF OT THE PLAN WIN CREEKS,PHASES I,II,and IV. 129 LOT SUBDIVISION TO BE KNO WN A FORA VILLAGE AT TWIN (File No: 14011) a tentative plan application to create a 129 lot subdivision the applicant has submitted is on to create 129 9 lot t subdivision County WHEREAS, en space lots on a 45.47 acre property 1800 and 37 2W 03C Tax Lots 100 and 102, consisting of residential and open Tax Lots 1600, 1601,1602, Assessor's map as 37S 2W 03B, °n;and Mix Residential and TOD OS, Open Central Point,Oregon; Low M ro project site is located in the TOD-LMR, WHEREAS, the p j approval criteria set forth Space zoning districts;and applicable app Cent with the appl applications appro al the TOD district WHEREAS,the application has been found to be consistent with the app in and Title Chapter Subdivisions,8.2 ,l damage Zoning, new subdivisions;and s TOD and Chapter 8.24,flood compliance with the Twin Creeks proposed tentative plan has been reviewed for comp WHEREAS, consistent subject to modification of the Master Plan per conditions noted in Master Plan and found to be c the Staff Report dated July 1,2014; and WHEREAS, on July 1, 2014, at a duly noticed public the City of Central Point Planning ublic hearing, royal for Twi Creeks, North Commission considered the Applicant's request for Tentative Plan app Village, Phases 1, 11,and IV. THEREFORE,BE IT RESOLVED that the City of Central OD Point hPl Ilang Commission Plan, NOW,TH the Twin Creeks T Resolution No. 804 hereb y approves approval as set forth in Exhibit"A," Phases I, II, and IV, based on the findings and conditions of app t the Planning Department Staff Report dated July 1, 2014, including attachments incorporated by reference. PASSED by the Planning Commission and signed by me in authentication of its passage this 1' day of July,2014 Planning Commission Chair ATTEST: City Representative Planning Commission Resolution No. 797 (10/1/13)