HomeMy WebLinkAboutPlanning Commission Packet - July 1, 1997~~
CITY OF CENTRAL POINT
PLANNING COMMISSION AGENDA
July 1, 1997 - 7:00 p.m.
Next Planning Commission Resolution No. 388
I. MEETING CALLED TO ORDER
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II. ROLL CALL
Chuck Piland -Angela Curtis, Jan Dunlap, Candy Fish, Bob Crilkey, Karolyne Johnson,
and Valerie Rapp
III. CORRESPONDENCE
IV. MINUTES
A, Review and approval of June 3, 1997 Planning Commission Minutes
V. PUBLIC APPEARANCES
VI. BUSINESS
Pages 1-5 A. Review and recommendation regarding a Street Vacation affecting certain.alleys
and sections of Amy Street, Manzanita Street and Taylor Road. (Steve Rietmann;
applicant)
Pages 6-44 B. Review and recommendation regarding a Zone Change from R-1-10, Residential
Single-Family (10,000 s.f.) to R 1-6, Residential Single-Family (6;000 s.f.).
(36 2W 36C Tax Lots 2500, 2501 & 2600) (Van Wey Homes, applicant)
Pages 45-63 C. Public Hearing -Review and decision regarding a Tentative Plan for the>)~orest
Glen Subdivision, Phase X'."(37 2W 11A Tax Lot 1800) (James C. Governor;
applicant)
VII. MISCELLANEOUS
VIII. ADJOURNMENT
CITY OF CENTRAL POINT
PLANNING COMMISSION
MINUTES
JUNE 3, 1997 -
MEETING CALLED TO ORDER AT 7:03 P.M.
II. ROLL CALL: Chuck Piland, Angela Curtis, Jan Dunlap, Candy Fish, Bob Gilkey,
Valerie Rapp. Karolyn Johnson was absent. Also present were: Jim Bennett,
Planning Director, Ken Gerschler, Planning Technician, Lee Brennan, Public
Works Director, and Arlene LaRosa, Secretary
III. CORRESPONDENCE
There was no correspondence.
IV. MINUTES
A. Commissioner Fish made a motion to approve the minutes as written.
Motion was seconded by Commissioner Dunlap. ROLL CALL: Curtis, yes;
Dunlap, yes, Fish, yes; Gilkey, yes; Rapp, yes:
V. PUBLIC APPEARANCES
There were no public appearances.
VI. BUSINESS
A. ('ontinued Public Hearing - R view and r commendation regarding a
lone Gh^nae from R-1-10 Residential Single-Family 110 OOO s.f.l to R-
1 8 Residenti^I SingJQ-F^mily 18 000 s f 1 137 2lM 10 Tax Lot 59001
(Dallas Page. ap. lig eantl
Jim Bennett stated that action had already been taken on this item at
the last Planning Commission Meeting of May 20, 1997.
g, Continue Public Hearing Revie~^~ and decision regarding a Variance and
Preliminary Development Plan for a Planned Unit Develooment
R^~~~roood Est^tec (372^r10 T^x Lot 59001 (Dallas Pagge_ap, Ip icant-
Chairman Piland opened the Public Hearing.
There was no exparte communication. Commissioner Rapp declared a
conflict of interest and took a place in the audience.
City of Central Point
Planning Commission Minutes
June 3, 1997 -Page 2
Jim Bennett reviewed the events of the previous Planning Commission
on May 20, 1997. He stated that the Planning Commission did close
the hearing at the last meeting. They commission took testimony from
both applicant and audience and applicant had rebuttal. The
Commission does not have to reopen the public hearing, but could do so
by motion. Any comments, however, must relate only to the revisions
to the plan.
Dallas Page, applicant, 900 Windemar, Ashland, came forward and
stated they have made some changes to the plans; some are better,
some they do not agree with. He stated they will show that they do
meet the code, the ordinances and criteria established by the city for a
P.U.D. He referenced Municipal codes 17.20.020 (f1, 17.20.040,
17.20.050, 17.20.070, 17.68.010, 1.7.68.020, 17.68.040. The
location currently shown on the plans for the R.V. parking is the very
best place for it. He stated they propose to build the basketball court
and a 50 x 50 play area for small children in the city park. He stated
that he feels that the 25 foot setback requested by the commission is
unfair. They cannot cut 4-5 units out of the plan, it will not "pencil out"
and he feels it is unfair to ask him to do that.
Jim Bennett outlined to the Commission that it might be in the best
interest to reopen the Public Hearing for the comments only on the
revisions to the plans.
Commissioner Fish made a motion to reopen the Public Hearing on Item
B with comments only fo be on the revisions discussed tonight. Motion
was seconded by Commissioner Gilkey. ROLL CALL: Curtis, yes;
Dunlap, yes; Fish, yes; Gilkey, yes.
Lee Brennan stated that the PW department would not allow the road to
the R.V. parking area to be part of the right-of-way. The buffer is right
on the back of the right-of-way. Eventually the city will want to cover
up the ditch.
Dallas-Page stated that they can adjust the road down to 10 feet.
Lee Brennan stated that the Public Works Department would like to
oversee the design of the park. The city will want a fence barrier
between the park and the private yards and some type of ingress and
egress easement for the walking path.
City of Central Point
Planning Commission Minutes
June 3, 1997 -Page 3
The following appeared in opposition to the application:
Liz Laken, 296 Brandon, Central Point
Christine DeVilleneuve, 209 Donna Way, Central Point
Liz Horton, 340 Brandon, Central Point
Ruby Reed, 310 Brandon, Central Point. Ms. Reed read a letter from
David Smith, 353 Brandon, in opposition to the application and gave a
copy of the letter to Jim Bennett.
Mick Johnson, 130 Glenn Way, Central Point
Lyle Reed, 310 Brandon, Central Point
David Sills, 262 Brandon, Central Point
Art Minnie, Beall Lane, Central Point
Dallas Page, applicant, came forward with a rebuttal to the testimony in
opposition to the application. He stated that they shifted units to
accommodate PW requests.- He has not thought of easements for
walkway, will have to discuss with attorney. Has no problem with a
fence between the park and private yards.
Commissioner Fish made a statement regarding the effect the Rosewood
Estates P.U.D. will have on the neighboring community.
Commissioner Fish made a motion to deny the Variance and Preliminary
Development Plan for a Planned Unit Development, Rosewood Estates
(37 2W 10 Tax Lot 5900) (Dallas Page, applicant).
Motion died for lack of a second.
Commissioner Gilkey stated that they needed to discuss the issue more
Commissioner Fish made a motion to deny the Variance and Preliminary
Development Pian for a Planned Unit Development, Rosewood Estates
(37 2W 10 Tax Lot 5900) (Dallas Page, applicant). Commissioner Gilkey
seconded the motion. ROLL CALL: Curtis, no; Dunlap, no; Fish, yes;
Gilkey, yes. Chairman Piland broke the tie with a "no" vote. The motion
failed.
Commissioner Dunlap made a motion to adopt Resolution #387
approving the Variance and Preliminary Development Pian for a Planned
Unit Development, Rosewood Estates (37 2W Tax Lot 5900) (Dallas
Page, applicant.) including all conditions of the staff reports.
Commissioner Curtis seconded the motion. ROLL CALL: Curtis, yes;
Dunlap, yes; Fish, no, Gilkey, no. Chairman Piland broke the tie with a
"yes" vote. Motion passed.
City of Central Point
Planning Commission Minutes
June 3, 1997 -Page 4
Jim Bennett explained the appeal process.
Chairman Piland called for a recess at 9:20 p.m.
Chairman Piland called the meeting to order at 9:30 p.m.
C. Site Phn Revie~~ 7 Unit Multiple- ' y~velopmant 137 3W 3DD Tax
nt 47001 1Larry Denn. aR li an 1
Jim Bennett reviewed the Planning Department Staff Report.
Lee Brennan: reviewed the Public Works Department Staff Report. Lee
requested that the landscape buffer adjacent to Glenn Way be made
more extensive to provide an adequate screen from Glenn Way. Public
Works also wants to verify that the bridge has been inspected.
Commissioner Fish made a motion to allow the meeting to go beyond
10:00 p:m. Motion was seconded by Commissioner Gilkey. All said
"aye" and the motion passed.
Mr. Denn, the applicant, 1459 Highcrest Dr., Medford, came forward
and stated that he did a lot line adjustment so they can use this bridge
and not have to build another.
Mick Johnson, 130 Glenn Way, came forward .and stated that she did
not object to the project. Her concern was that they had been told
several years ago they would be given an estimate on putting sidewalks
on that part of Glenn Way and had not received them.
Commissioner Rapp confirmed that they had been told they would
receive estimates on sidewalks after the community stated they would
help pay for the sidewalks in that area.
Jim Bennett stated-they would research the situation.
Commissioner Fish made a motion to adopt Resolution 388 to approve a
Site Plan Review - 7 Unit Multiple-Family Development (37 3W 3DD Tax
Lot 4700) (Larry Denn, applicant) including all conditions in the Staff
Reports. Motion was seconded by Commissioner Rapp. ROLL CALL:
Curtis, yes; Dunlap, yes; Fish, yes; Gilkey, yes; Rapp, yes.
D. Site PI n Revie~^~ Hope Christian Church Day ('are Center 137 2W 2CC
Tax Lo 98001 ITom Sabens. a~ lin cant)
City of CentraF Point
Planning Commission Minutes
June 3, 1997 -Page 5
Jim Bennett reviewed the Planning Department Staff Report. He stated
that the city is requesting they move the building about 10 feet south,
closer to Oak Street, to increase the site vision triangle. The city would
also like to explore the possibility of the drop-off/pick-up area access
and egress through paved area between the church and the proposed
day care facility and include a fence along the paved area so children
will not run into that area. The city wants to add the condition
specifically that they must comply with all State regulations with respect
to the operation of the Day Care facility.
Lee Brennan reviewed the Public Works Department Staff Report.
Commissioner Rapp suggested the landscape buffer be low flowers
and/or lawn only so that there is no place for someone to hide.
Lee Brennan stated that he agreed to changing the landscape buffer to
flowers and/or lawn.
Commissioner Gilkey suggested the pick-up/delivery traffic access
through the alley and egress on Oak Street to coordinate with the traffic
coming from the Wells Fargo Bank drive-up on the other side of the
alley.
Applicant stated that they would be happy to work with the city on the
ingress and egress for this facility. Also, the landscaping will depend on
the requirements of the State.
Commissioner Gilkey moved to adopt Resolution 389 approving the Site
Plan for the Hope Christian Church Day Care Center (37 2W 2CC Tax
Lot 9800) (Tom Sabens, applicant) including all conditions in the Staff
Reports and comments during the meeting, the condition that the access
for pick-up/delivery be from the alley with egress onto Oak Street,
including the variance, and compliance with the statutory requirements
of the State. Commission Rapp seconded the motion. ROLL CALL:
Curtis, yes; Dunlap, yes, Fish, yes; Gilkey, yes; Rapp, yes..
VII. MISCELLANEOUS
Jim Bennett discussed items on future agendas.
Commissioner Gilkey stated that the Parks Commission is making a
recommendation to the Planning Commission to include neighborhood parks in
those areas that have large subdivisions versus trying to find acity-wide .park;
using part of the SDC funds but saving a portion of those SDC funds so that
City of Central Point
Planning Commission Minutes
June 3, 1997 -Page 6
the City can still look for and possibly work together with the schools for the
large activity parks.
Jim stated that a comprehensive plan amendment needs to be done to start
designating more areas for parks in the comprehensive plan. On direction of
the Planning Commission, he will come back with a Resolution of Intent to
initiate a change in the comprehensive plan.
Dan Bowling, 520 Grand Avenue, had a question on the conflict of interest of
Commissioner Rapp.
Commissioner Rapp stated she excluded herself from the discussion and vote
by her own choice.
VIII. ADJOURNMENT
Commissioner Gilkey made a motion to adjourn. Commissioner Dunlap
seconded the motion. All said "aye" and the meeting adjourned at 11:00 p.m.
PLA_NNiNG DEPARTMENT STAFF REPORT
HEARING
DATE: July 1, 1997
TO: Central Point Planning Commission
FROM: James H. Bennett, AICP
Planning Director
SUBJECT: Vacation of Street Right-of--Way
The City has received an application from Steve Rietmann of Quality Fence to vacate certain
alleys and portions of Amy $t., Manzanita St. and Taylor Rd. These streetrights-of--way have
never been constructed as streets and are located on and adjacent to the Quality Fence
property.
CPMC 1.24,020 invests the Planning Commission with the authority to review applications
for the vacation of streets and to make recommendations to the City Council.
QRS 27L.080 et seq. Vacation,
CPMC 1.24.020 Planning commission and city council functions.
CPMC 12.28 Street and alley vacations.
Background
The applicant, Steve Rietmann of Quality Fence, has submitted an application to vacate
certain alleys and portions of Amy St., Manzanita St. and Taylor Rd. These street rights-of-
way have never been constructed as streets and are located on and adjacent to the Quality
Fence property. The applicant is requesting the vacation in order to proceed with a Site Plan
Review application for additional development of the Quality Fence property.
The application contains the required petitions under ORS 271.080 et seq.. The applicant has
obtained the. consent of 100% of the property owners abutting the rights-of--way proposed.
for vtcation. The applicant has also obtained the consent of the owners of 2/3 in area of the
real property affected by the proposed vacation.
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Discussion
The rights-of--way proposed for vacation are described as follows:
1. An Irshaped alley that begun on the east side of Haskelt St. approximately 100 feet north
of W. Pine St. and runs eastward for 150 feet, turns ninety degrees, and continues southward
for approximately 100 feet to W. Pine St.
2. A 290-foot section of Manzanita St. that runs eastwazd from Ilaskell St. to Amy St.
3. A 515-foot section of Amy St. that runs northward from W. Pine St. to Taylor Rd.
4. A 425-foot section of Taylor Rd. that runs eastward from Haskell St. to the Central
Oregon & Pacific railroad right-of--way.
The alley and the sections of Manzanita St. and Amy St. proposed for vacation are abutted
on all sides by properties owned by the applicant. The majority of the property is used for
operation of the Quality Fence Company also owned by the applicant. The proposed vacation
would facilitate the expansion of this business. The applicant has previously submitted an
application for a Site Plan Review for this purpose which is pending.
The section of Taylor Rd. proposed for vacation is abutted by properties owned by the
applicant on the south side and by one other property owner on the north side who has given
their consent to the proposed street vacation. Taylor Rd. is under the jurisdiction of Jackson
County. If the proposed street vacation is approved by the city, application will then be made
to Jackson County for its approval of the street vacation.
The Planning and Public Works Departments have reviewed this application and find that
there is little likelihood of any of the subject rights-of--way being developed as city streets and
have no objection to their vacation.
Recommendation
CPMC 1.24A20 (D) requires that the Planning Commission review all requests for street and
alley vacations and forward a recommendation to the City Council. Staff recommends that
the Planning Commission take one of the following actions:
1. Recommend approval of the Street Vacation to the City Council, based on the findings
of fact, conclusions of law and staff comments contained in the staff report.
2. Recommend denial of the Street Vacation to the City Council, being unable to make the
a finding that the streets and alleys proposed for vacation are no longer need for public street.
purposes.
3. Continue the review of the Street Vacation at the discretion of the Commission.
J .. O {~J
N T E R
MEMO
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To: Jim. Bennett, City Administrator
From: Lee Brennan, Public°Wo~ks Director
Subject: Street Vacation for Portions of Amy and Manzanita Streets, Taylor
Road, and Associated Alleyways, in the area North of West Pine Street,
East of Haskell Street, and West of the Central Oregon and Pacific
Railroad Tracks.
• Date: June 26, 1997
Based on the current uses and conditions, and any expected potential use or
development, of the subject streets and alleys as public thoroughfares, the Public
Works Department agrees with the proposed vacation of these streets. However,
we are providing the following comments and suggested requirements to be made
;..part of this vacation:
1. Suitable easements must be created for operation and maintenance of
any existing underground or aboveground utility infrastructure
(including the potential for any potential connections to or upgrading
of the existing infrastructure) including, but not limited, to any water,
sanitary sewer, or storm drain lines and appurtenances. Easements for
City infrastructure (i.e. sanitary sewer, water, and storm drain) must
be a minimum of 15-feet wide, and should not split lot lines.
Easements for storm drainage, sanitary sewer, and water lines should
be dedicated to the City and not just a public utilities easement (PUE).
Centerline of buried infrastructure shall be aligned a minimum of five
(5) feet from the edge of the easement. PUEs must have a minimum
10-foot width. Easement dedications in final deeds need a statement
which clearly states that easements must be maintained for suitable
driveable access, as determined and approved by the City PWD.
2. We realize that this is a request for street vacation, and we cannot
require right-of-way along Haskell Street as part of the vacation.
However, we would like to bring to the Planning Commission's
attention that Haskell Street is designated as a secondary arterial. We
would like to see a commitment from the applicant that in
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Jim Bennett, City Administrator -
Amy, Taylor and Haskell Street vacations
Page 2
June 26, 1997' _
consideration of the vacation of the subject streets and alleys by the
City, that a portion of the Applicant's properties. along Haskell Street
will be dedicated to the City for right-of-way purposes. The current
right-of-way width on Haskell Street is 60-feet. Fora secondary
arterial street, the required right-of-way width is between 80 to 88
feet in width. This would require the applicant to dedicate a 10- to ,
14-foot wide portion of his properties for street right-of-way purposes.
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PLANNING DEPARTMENT STAFF REPORT
HEARING
DATE: July 1, 1997
TO: Central Point Planning Commission
FROM: James H. Bennett, AICP
Planning Director
SUBJECT: Zone Map Amendment for 36 2W 36C Tax Lots 2500, 2501 & 2600 from R-i-10,
Residential Single-Family (10,000 sq. ft.) to R-1-6, Residential Singie-Family (6,000
sq. ft.)
Annlicant: Van Wey Homes
1762 East McAndrews Road, Suite C
Medford, OR 97504
Aeent: The Richard Stevens Company
131 N. Bartlett, Suite 100
Medford, OR 97501.
Owners: Van Wey Homes Floriene Higinbotham Ruby LaFon
1762 E. McAndrews Rd. 4993 Hamrick Road 236 W. Vilas Rd
Suite C Central Point, OR 97502 CentralPoitrt,OR97502
Medford, OR 97304
362W36C TL 2500 36 2W 36C TL 2501 36 2W 36C TL 2600
Property/ 36 2W 36C TL 2500 - 38.00 acres
Zonine: 36 2W 36C TL 2501 - 7.60 acres ,
36 2W 36C TL 2600 - 9.98 acres
R-1-10, Residential Single-Family (10,000 sq. ft.) -Existing
R-1-6, Residential Single-Family (6,000 sq. ft.) -Proposed
Summa vi ' The project consists of a Zone Map Amendment to change the zoning designation
of 55.58 acres from R-1-10, Residential Single-Family (10,000 sq. ft.) to R-1-6,
Residential Single-Family (6,000 sq. ft.)
Authority
CPMC 1.24.020 invests the Planning. Commission with the authority to review and make
rewmmendations to the City Council on amendments to the text and map of the zoning ordinance.
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A li 1 CPMC 1:24 Public Hearings Procedures.
Law: CPMC 17.12 Zoning Districts
CPMC 17.88 Amendment.
City of Central Point Comprehensive Plan.
Back rg ound
The two smaller parcels (36 2W 36C Tax Lots 2501 & 2600) are proposed for annexation to the
City of Central Point. The largest parcel (36 2W 36C Tax Lot 2500) was annexed to the city on
November 12, 1996 by City Council Resolution No. 775.
CPMC 17.12.06 states that the Comprehensive Plan includes a plan for future land uses within the
Urban Growth Boundary. The Zoning Map is consistent with this plan and determines the zoning
district into which a newly annexed area will be placed. The appropriate zoning district is applied
to the area upon annexation. `
The subject parcels have been designated by the Comprehensive Plan as Low Density Residential
and as R-1-10, Residential Single-Family (10,000 sq. ft.) on the Zoning Map. The larger parcel
took on this zoning upon its annexation to the city. The two smaller parcels would also take on this
zoning if annexed to the city (Exhibit A).
Zone Man Amendment
The proposed zone change from R-1-10 to R-1-6 is wnsistent with the existing land use designation
for the property of Low Density Residential. It would, however, increase the number of h omes that
could be applied for under a tentative plan from 242 single-familydwellings on minimum 10,000
sq. ft. lots to 403 single-family dwellings on minimum 6,000 sq. ft. lots.
The surrounding properties in the area are largely rural residential in nature. However, several
parcels have been annexed to the city and have submitted applications for residential development.
These include the proposed Walnut Grove Mobile Home Park to the south and west and the Ceritral
Point East Subdivision to the south and east. The mobile home park application includes a request
for a zone change from R 1-8 to R-3. Central Point East is comprised of R-1-6, R 1-8, R-2 and
R 3 zoning, but will be developed as asingle-family subdivision.
It is likely that the original R-1-10 zoning designation for properties in this area was to serve as a
buffer and transition area between the small acreage Waal residential properties along Gebhard Road
and Wilson Road outside of the Urban Growth Boundary and the higher density single-family
residential zones to the east and south.
Findings of Fact
The applicant has prepared documentation, findings of fact and conclusions of law in support of
these applications (ExlribitB). Staffhas reviewed these findings of fact and conclusions of law and
has the following comments:
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1. The applicant concludes that the zone change will allow the city to more efficiently provide for
its long-term affordable housing needs by allowing an increase in density for the property. Staff
finds that while this may allow the city to provide additional housing stock with which to meet its
long-term housing needs, it should be carefully weighed against the intent of the present R-1-10
zoning to provide a large lot buffer and transition area between the small acreage rural residential
lots west of Gebhard Road and south of Wilson Road and the the higher density single-family
residential zones to the east and south.
2. The applicant concludes that the proximity of the property. to a proposed mobile home park and
the residential characterisitics of the surrounding area support smaller parcel sizes and .the request
for a zone change. If a proposed mobile home park is approved in the surrounding area, stafffinds
that a zone change maybe appropriate for a portion of the 55 acres abutting the mobile home park
and possibly a portion along W.: Vilas Rd. However, the R-1-10 zoning should be retained for at
least a portion of the property abutting the Urban Growth Boundary to the north. With respect to
the residential characteristics of the surrounding area, they are largely small acreage rural residential
lots or, in the case of Central Point East, have an average lot size well over 8,000 s.f. which does
not tend to support the applicants conclusion in that regard.
Recommendation
Staff recommends that the Planning Commission take one of the following actions:
1. Recommend approval ofthe Zone Map Amendment to the City Council, based on the findings
of fact, conclusions of law and staff comments contained in the staff report.
2. Recommend denial of the Zone Map Amendment to the City Council, being unable to .make the
requved Ending of fact that the public health, safety, welfare and convenience would be best served
by the proposed amendment.
3. Continue the review of the Zone -Map Amendment at the discretion of the. Commission.
A. Zoning Map
B. Applicant's Findings of Fact
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C5ty of Central Point
EX.FIIBI`I' ttAtf
Planning Department
R-
AREA PROPOSED
FOR ANNEXATIOP
AND REZONE
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IN THE MATTER OF A REQUEST FOR A CHANGE )
IN THE ZONING DESIGNATION OF A PARCEL )
OF LAND CONTAINING APPROXIMATELY 38 ACRES )
LOCATED IN THE NORTHWESTERN QUADRANT OF )
THE CITY OF CENTRAL POINT: VanWey Homes )
Incc, Applicant; The Richard Stevens Co. )
Agent 1
aty or Cenixal Point
EXHIBIT t'.'t
Planning Department
..FINDINGS OF FACT
* * * * * * * * * fi * * k * * * #r * * * * * * * * * * +t it * * * is
I. BACKGROUND INFORMATION:
DATE: January 9, 1997
PROPOSAL: An application'for Change in Zoning Designation
for a parcel of approximately 38 acres of land in
the City o£ Central Point, Oregon; The requested
change is from R-1-10 to R-1-6 in an area that is
designated Lots Density Residential on the Comp-
rehensive Plan Map.
APPLICANT:. VanWey Homes, Ina.
1762. East McAndrews
Medford, OR 97504
(541) 772-7782
AGENT:. The Richard Stevens Company
P.O. Box 4368
Medford, OR 97501
(541) 773-2646
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II. PURPOSE OF THE APPLICATIOPl:
The purpose of this application is to provide the City of
Central Point with adequate information to effect certain land use
decisions that will enable the applicant, VanWey Homes, Inc., to
begin development of a single family subdivision.
In order to accomplish this task, the zoning designation is
requested to change from R-1-10 (10,000 square foot .minimum parcel
size) to R-1-6 (6,000 square foot minimum parcel size).
The property consist of a total of approximately 38.00 acres
of land that lies within the City Limits of the City of Central
Point.
III. FINDI_NGS OF FACT PERTAINING TO THE SUBJECT PROPERTY:
1. Lecal Descriotion: The"subject property of the requested
changed consists of approximately 38.00 acres of land that lies
north and west of the Vilas/Hamrick Road corner, northwest of the
old Central Point Cemetery. The parcel is located in Section 36,
T. .365, Range 2W, Jackson County, Oregon (Tax Lot 2500). A
complete metes and bounds description and a plat map of the area to
be changed has been provided as an exhibit to these findings by
Farber Surveying.
2. Location: The property in question is located generally
east of Interstate 5, and northwest of Vilas road as it turns
southerly and becomes Hamrick Road. The site is accessed by a
proposed street plan as demonstrated in the master plan submitted
as an exhibit.' The site is located in the northeast quadrant of
the Central Point urban area. The property is generally flat, with
gentle slope toward the northeast corner of the site. The
property is currently undeveloped.
3. Size: The zone change request consists of 38.00 acres.
more or less. Site maps of the area to be changed are attached as
an exhibit to these findings.
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Page 3
4. Land Use: The subject property is generally vacant and
undeveloped land. The property is within the city limits, and has
lain fallow for years. The site has been within the Urban Growth
Boundary for the City of Central Point since 1982.. Land use to the
north, south and west is generally existing Residential (R-1-8, R-
1-6,), with some EFU and .suburban rural county zoned lands to the
east.
5. Zoning: Zoning designation on the site is R-1-10, and is
proposed to be R-1-6. The property is designated Low Density
Residential in the Comprehensive Plan, and the .Plan map does not
need to be amended to reflect this request, as the R-1-6
designation is consistent with a Low Density Plan Map designation.
6. Existino Improvements: As noted above, the site is
generally vacant, but does contain an existing house and
outbuildings.
7. Urban Services: Urban services are generally available
or can be made available to the property at this time, including
fire protection, police proteation,:water and sewer.. Anticipated
use-of the property for residential use will require facilities to
be extended to the site, .and information pertinent to the
annexation of the property and public facilities is noted below:
Water Service: Water is provided by .the. Medford Water
.Commission and the City of Central Point via a 12-inch
ductile iron line in Hamrick Road. Additionally, water
service may be extended from proposed developments along
East Pine Street via an extension of the 12-inch line in
that street.
Extensions of the water system to the site will be the
responsibility of the developer. Water service and water
capacity is adequate to serve the properties (City of
Central Point, 12-3-96).
Sewer Service: Sewer service can be provided to the site by
extension of the existing 8-inch BCVSA sewer line located in
Vilas Road and Hamrick Road, and by extensions of the 8 inch
sewer again off Pine. Capacity is adequate to serve the site,
pending extension of the existing lines.
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Page 4
Storm Drain: Currently, the site drains via open
drainages that flow along the Hamrick Road right-of-way
on the eastern side of the property. The drainage
continues southwesterly, draining into a culvert that
currently runs into Bear Creek drainage.
IV. CRITERIA•
This application contains findings to support a Zoning
District amendment consistent-with Chapter 17.88 of the Central
Point Municipal Code. Chapter 17.88 allows an amendment to the
Zoning Ordinance district boundaries -
" ..whenever the public necessity and convenience,
and the general welfare require such amendment..."
(section 17.$8.010)
A. Public Need and Justification (Section 17.88.030, CPMC
A5 noted above, the concept of public need must be addressed
- to justify the change in the Zoning Designation map for the City.
In addition, Chapter 7.24J outlines the requirements for findings.
These findings must include
"..,a comprehensive statement of factual information that
the'applcant intends to establish and. upon which. he
intends to rely and proposed conclusions setting forth:
the manner in which the applicant believes that the facts
.meet all criteria, and support an allowance of the
application."
FINDING:
The information contained in these findings addresses the
compliance of the various sections of the Central Point
Municipal Code -that .apply, such as Section 17.88 and
Section 1.24, as well as the Statewide Goals and the
Comprehensive Plan Elements that apply; and as such meets
this standard.
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FINDING•
Public Need is generally defined as a desire, or
requirement, of the public at large, which is generally
evidenced by a statement of policy.: In the context of
land use, this is generally reflected by the
Comprehensive Plan designations on property, and the
Policy statements in the Comprehensive Plan, and must be
a perception of the desirability of a particular land use
for the public benefit to establish "public need".
When the Central Point Comprehensive Plan and Zoning Map
were originally created, there was. significant discussion
involving the quality of life and the need-..for housing
facilities that could be planned for over the years.
Over ten years has passed since this particular plan area
has been evaluated, and as noted above,, the development
of this property has not previously been a viable
consideration.. Currently, however, Central Point can
find that the proposal as requested is consistent with
the general long-term public need for additional
affordable (not low-cost) housing, consistent with the
plan policies; the requested changes are simply to bring
the,application into consistency with ahe Master Plan.
The land has been maintained in a vacant, non-developable
state for over ten years, primarily because its size and
location, and the infrastructure costs that have impacted
the site. The proposed changes will make the property
more amenable for development, given the size of the
community. and the economic base.
An additional justification for this change is the very
evident shift in the orientation of the City of Central
Point via-a-via its role in the larger, urban form of the
Rogue Valley. Despite plan policies designed to
maintain the distinct; small-town atmosphere with
maintenance of "3.ndus~rial"..and.."commercial"-areas for
development, Central Point has become, quite factually,
a bedroom community for the greater Bear Creek Valley
Urban Area. The community has grown, primarily in a
residential mode, because it is perceived as being a
nice, clean community with good schools and a small town
atmosphere, a nice place to live, that is close in to the
primary employment center of Medford.
Page 6
There is adequate commercial and industrial zoning in the
general community that can meet the anticipated
commercial needs of the community well into the 21st
century. This evaluation would indicate that there is not
a public need for more commercial land, but that there is
a significant public need for additional residential
housing and` recreation to serve the public within the
City..
Based upon this information, the City of Central Point
can find that there is adequate Public Need and adequate
justification to amend the Zoning Designation on the site
to comply with the Low Density requirements, but 'to allow
a higher. density use than R-1-10; and developing the
project consistent 'with the existing and proposed
abutting land uses iri the area.
To demonstrate that the "public necessity and convenience" are
met, as well as discussing the "general welfare" issues, an
application for a zoning amendment should reflect (A) compliance
with the Statewide Goals and Guidelines, as applicable, and (B)
compliance with the Central Point Comprhensive Plan elements that
are also applicable.
The .following information is submitted. to address -.those
issues.
8 Compliance with Statewide Goals:
The purpose of reviewing zoning designation and map amendments
against the Statewide Planning Goals is to assure that changes made
consistent with the acknowledged Plan are also acknowledgeable.
A finding of consistency with the plan policies and mapping
criteria can be generally construed to mean 'consistency with the
Goals.,. other than when an exception is being taken and Goal 2 and
the applicable administrative rules (OAR's) are mandated.
As the subject property lies within the Urban Growth Boundary
and City Limits of the City of Central Point, it has been found by
the City, and acknowledged by the State, to be committed to Urban
uses. Therefore, no exception is required under OAR 660.04.022-
028. The sole question before the city is to acknowledge the
residential character and orientation of the property and the
neighborhood, and apply that appropriate land use designation to
the site consistent with the goals.
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This application, for example, demonstrates consistency with
a Master Plan submitted for the entire ownership,. including some R-
1-8 uses and the proposed change to R-1-6 use, and is submitted to
balance the various levels of residential uses that are being
proposed for the entire area.
The measure of Statewide Goal compliance 3s the combined
evaluation of the existing land designation and the explicit
criteria and policies contained in the statewide goals themselves,
as noted below:
GOAL 1: CITIZEN INVOLVEMENT
The purpose of the goal is to insure that a citizen involvement
program exists that insures the opportunity for citizens to be
involved in all phases of the planning process.
FINDING•
The Citg of Central Point can find that the City Council
has adopted appropriate policies and procedures to insure
compliance with this goal, specifically Chapter 1.24.,
which establishes the public hearing process and a
uniform procedure for planning, zoning and land use
decisions. If the application is deemed to be consistent
with Chapter 1.24, it follows that the application is
consistent with this Goal.
The City of Central Point, in following the provisions of
Chapter 1.24, which provides for public input and notice
of land use. actions, can find that this application is
consistent with the Citizen Involvement Goal.
GOAL 2: LAND USE PLANNING
The purpose of this goal is to establish a land use planning
process and policy framework as a basis for all decisions and
actions related to use-off land, and to assure an adequate factual
base for such decisions.
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FINDING•
As noted above, the City of Central Point can find that
the City Council has adopted a Comprehensive Plan and. an
implementing Land Development (Zoning) Ordinance for a
uniform framework for processing land use decisions. The
information contained in these findings demonstrate
compliance with the implementing ordinances, specifically
Chapter 17.88, and as such the application is in
compliance with this goal. The property in question is
currently identified on the Comprehensive Plan Map as
Urban land for Low Density Residential purposes. The
application'is to simply adjust the Zoning-pesignation to
comply with a Master Plan submitted to the City,. and to
focus the higher density uses along the ,traffic corridor
to take ensure the traffic impacts are balanced by the
projected improvements.
The proposed changes within `the Plan orientation of
Residential is based upon information Indicating ,that
there is a public need for residential uses, and that the
various uses requested in this location, is a -more
efficient and effective use of the land. The zoning
.question is now"one of reviewing the type and character
of uses in the 'vicinity to'determine the level and. course
of residential uses on this site, consistent with the
general vicinityr
GOAL 3: AGRICULTURAL LANDS
Not Applicable; land is inside the -Urban Growth Boundary and
proposed for inclusion i0 the City Limits, and as such is committed
to urban uses.
GOAL 4: FOREST LANDS:
Not Applicable; land is inside the Urban Growth Boundary and
proposed for inclusion within the City Limits, .and. as such is
committed to urban uses; there are no commercial tree species on
the site or in the area.
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GOAL 5• OPEN SPACE SCENIC AND HISTORICAL AREAS; NATURAL
RESOURCES'
The purpose of this goal is to conserve open .spaces and .protect
natural and scenic resources. Programs shall. be provided that
protect scenic and historic areas and natural resources....The
location, quality and quantity of the. (resources) shall be
inventoried.
FINDING'
The City of Central Point can. find that the subject
property is committed to urban uses. While the site is
shown to have some impact from an existing pond, a
proposed park location has been designated as the area
that will be developed for recreation and open space
within the general area, and is a cooperative arrangement
between the developers and is based upon the location,
orientation, and character of the property and the
surrounding area. -The .city can .find that the
application will provide for park lands in addition to
the park fee charged by the City.
The property is currently adjacent to lands planned for
more- intensely .developed -uses (mobile home .park) and is
affected by that use. The proposed .change in zoning requested
is. consistent with the land uses and topography in the area,
and provides a consistent extension of the urban form `in the
vicinity.
GOAL 6• AIR WATER AND LAND RESOURCE QUALITY:
The purpose of this goal is to maintain and improve the quality of
the air, water and land resources of the state.
FINDING:
The City of Central Point can find that this property is
served by BCVSA for sewer service and is also served by
the City, via the Medford Water Commission for potable
water. A review of the wetlands inventory indicates
that there may be a potential mitigation necessary, as
the drainage that serves the site has created a man-made
"wetland" that may require the developer to work. with the
abutting property owner and the city regarding the site.
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The .proposed zone is consistent with the existing and
proposed uses of the site in conformance with the
submitted Master Plan, and 'this designation amendment
should not impact the ability of 'the City to provide
service. The City of Central Point can find the
application is consistent with the goal.
GOAL 7: AREAS SUBJECT TO NATURAL HAZARDS:.
This goal is to protect. life and"property from natural disasters
and hazards.
FINDING:
Thee subject property is not located in any area mapped
nor subjected to flooding, erosion, landslides or other
significant natural hazards. The City can find that this
application isconsistent with Goal 7.
GOAL 8: RECREATIONAL NEEDS:
This goal is to satisfy the recreational needs of the .citizens and
visitors in the state.
FINDING•
A review of the available recreational facilities that
are located near or in the City of Central Point
indicates that the City has not kept pace with the
recreational demands of the population. Central Point
has limited park space available compared to other cities
its size (Ashland, for example) and no neighborhood park
system. The proposal before the City of Central Point is
an application for a Zone Change designation that will
permit development of a residential subdivision, and
contribute to the development of a park in the vicinity.
Given the few parks located within the City, and the lack
of recreational facilities within the City Limits, and
particularly adult recreation, the City of Central Point
can find that this application is in substantial
compliance with Goal #8.
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GOAL 9: ECONOMY OF THE STATE:
This goal is to diversify and improve the economy of~the state; and
particularly to encourage development and activity in areas that
}IA VP nnriPrutiiized human and natural resource capability.
FINDING'
The subject properties are located in an area (Southern
Oregon) that has been dramatically affected by the'loss
of fobs in a key industry...timber. In order to
diversify and improve the economy of the state, provide
encouragement for private enterprise and enhancing
productivity, the City of Central Point can find that
designating the;area in compliance with this request will
provide for a wider range of residential and recreational
uses: that recognizes the current level. of development
that could occur in the vicinity with the R-1-10
designation, but emphasizes the ohanging conditions in
the area and provides for adequate management 'programs.
that can help the private sector expand and increase
productivity, thus demonstrating compliance with this
element. The varied Residential adjustments are in
character with the area, provides for greater flexibility
and uses on the subject parcel while preserving the
general overall residential character of the
neighborhood.
GOAL l0: HOUSING:
This goal is to provide for the housing needs of the state. The
goal requires that buildable. leads be inventoried, and plans
encourage the availability of adequate numbers of housing units at
prices and xent levels which are affordable..
FINDING'
As of this writing, the City of Central Point is
experiencing ;significant growth activity in the
development market.. These e4vities reflect the growing
need for single and multiple family. housing in the
Central Point area.
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Page 12
For example,a recent check with the Southern Oregon
Rental Owners Association .indicates that the vacancy.
rates in the Jackson County area for the past .several
months were: 1.73~'(October, .1996); 2.56 (November,
1996); 2.98~'(December; 1996).
The National Hoard of Realtors has established a policg
(1991) that a "healthy" vacancy rate for communities the
size of Central Point is approximately 5$ to 6~. In
reviewing the amount of housing available via the vacancy
rate, it"is obvious that there is a significant demand
for ,additional units within the Medford/Central Point
area;
Further, since this' property has been comprehensively
planned for residential activities for ,over ten years
without any development it is fairly obvious that the.
size, shape, orientation of the parcel .and general
character of the'neighb'orhood is such that development of
the site requires commitment and ad~ustments.to comply
with'the changes that have occurred since the plan and
zoning ordinance were adopted, and to effect a reasonable
and` efficient transition between single and ,multiple
family uses within the community. Since the realities
of Central Point indicate that it has become a primary
residential area that provides a quality of life that is
more appealing to many people than Medford or Ashland,
the City can find that this ad3ustment is a necessary
focus of "Public Need".
GOAL 11: PUBLIC FACILITIES AND SERVICES:
This goal is to plan and develop a timely, orderly and efficient
arrangement of public facilities and services to serve as a
framework for urban and rural development.
FINDING'
A review of the subject property. indicates that the
parcels in question have been reviewed, via the master
plan, for consistency with the City of Central Point
capability to deliver public facilities.
Page 13
The site is located in an .area currently that can be
served by City public facilities, including water, sewer,
storm drainage, streets, police and fire protection, and
other related services, particularly with the developer.,
taking responsibility of extending a roadway from
Hamrick/Vilas Roads as a collector for an abutting site.
Since the City of Central Point will, receive increased
tax revenues from the ultimate development of this site,
and since the City is contemplating a Systems Development
Charge for all new development. to pay for extensions to
public facilities, including water, sewer and streets,
the applicant submits that any new homesites developed on
site will ultimately assist in paying for his fair share
of the development costs for public facilities and
services necessary to serve a property of this, type'.
Further, since the City of Central Point General Fund
essentially operates on a continuing levy, the addition
of these homesites to the overall scope of the community
should be helpful. Since water and. sewer facilities can
be extended to the immediate area, and the developer is
responsible for extension-of these services, the cost of
extension of these 'services to the taxpayers is minimal.
The 'City of Central Point can_find that the site is in
conformance with Goal 11.
GOAL 127 TRANSPORTATION:
This goal is to provide and encourage a safe, convenient and
economic transportation system.
FINDING•
As noted above, the sub~eat property takes access from
Hamrick/Vilas Road and extensions into the site that may
eventually access Gebhart Road. Traffic generation is
noted herein; based on the ITE (Institute of Traffic
Engineers) standard for single family residential use.
A review of the design. and characteristics of residential
activities (Urban Land Institute, Volume 20, No.5, 1200
18th Street N.W., Washington, D.C.) indicates that
residential uses would generate significantly less
traffic than a similar sized commercial or industrial
site.
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Page 14
The Community Builders Handbook (Executive Edition, 1969,
Pages 300-305) indicates that the traffic generation and
parking requirements for a large 'commercial site on
property such as this would require a minimum of 7,500
parking spaces, and traffic generation of over 3500
vehicle trips per hour, as established by the Traffic
Engineering Theory and Practice, by Louis G. Pignataro,
C.E. (Prentice-Hall, Englewood Cliffs, N.J., 1973).
Notwithstanding .that issue, the existing zoning in the
area would still allow residential construction of
various housing types in' the general area, so traffic...
generation arising from this proposal in terms of the
homesites is meaningless, since the area has been zoned
and planned to ,accommodate a similar level of use. ,
Since transportation facilities-exist to_ service the
site, irrespective of the zoning, and actual capacities
of the~rpadways currently serving the parcel would be in
excess of'5,000 vehicle trips per day, Central Point can
find the application is consistent with the requirements
to plan for a safe, convenient and economic
transportation system.
GOAL. 13: ENERGY CONSERVATION:
This goal is to conserve energy, to manage and control land uses to
maximize conservation of energy based upon sound economic
principles.
FINAING:
The City of Central Point can find that the land use plan
generally adopted by the City, and the building codes
that have been adopted are in place primarily to conserve
and manage.. energy. The proposed modification as
expressed in this application will, by virtue of urban-
centered growth, and a design which will provide adequate
circulation and access, has addressed the appropriate_
criteria for energy conservation as outlined in the goal.
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GOAL 14: URBANIZATION:
This goal fs to provide for an orderly and efficient transition
from rural to urban land use; requires Urban Growth Boundaries, and
planning techniques.
FINDING:
The subject property is located within the Urban Growth
Boundary and city limits of the City of Central Point,
and has for some time been committed to urban levels of
development by virtue of its zoning and Plan designation.
The site has acoess to primary public facilities, and
thus is consistent with Goal 14. The property is within
a fire protection area (Central Point). The applicable
category of land uses have been requested to recognize
the wide variety of residential activities that can take
place within the city, and more effectively responds to
the uses on site-and on abutting parcels, consistent with
the Comprehensive Plan
SUNINATION
Based upon the information contained herein, the City of
Central Point can find that the Zone Change Request is consistent
with the Statewide Planning Goals, and how those goals apply to the
sub~eot property.
C Compliance with Applicable Plan Elements:
A review of the Comprehensive Plan elements for the City of
Central Point indicates that the City of Central Point has adopted
a Planning-Designation of "Low Density Residential" for the entire
area. `Within that Plan designation, there are three zoning
districts that are applicable: R-1-10,_R-1-8, and R-1-6.
Based upon the designation,. the applicable Plan 8lement that
should apply is the Housing Element. The Housing Element provides
additional data that can.: be considered in this application.
For example, on Page V-27(A), the Plan concludes that
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Page 16
"In an analysis of `housing affordability, it was
determined that about 62 percent of Central Point
households could not afford to purchase the average home
in the community. Approximately 73 percent of the
households could afford the average rent of $271/mo."
This statement is correct, and is even more applicable today.
Land costs in the vicinity have increased from approximately
$12,000 per acre to over $50,000 per acre in the last six years
(Housing Element, City of Medford, Revised 9-95). This increase
in costs has elevated property values so that the average home
price has increased from 555,501'(Central Point Comprehensive Plan)
in 1982 to over'5135,000'today (SOREDI evaluation, 9-96).
In order to provide for affordable housing, house .size has
shown a downward trend, as have parcel sizes. In the early
1980's, average parcel sizes were between 8 and 10 thousand square
feet, and average home sizes were between 1580 to 2,000 square feet
(Jackson County Homebuilders`Association, 9-96). Today, average
parcel sizes are between 6,000 square feet and 7,500 square feet,
with homes ranging from 1160 to 1650 square feet average. Zero-
Lot-Line developments, mobile home parks and mobile home
subdivisions have provided alternatives to the standard stick built
home, but parcel constraints are evident in every type of
development.
The Housing Element also notes (Page V-29) that the R-F zone,
the R-1 zones and the medium and high density areas all provide for
single family units. Based upon the growth in Central Point, and
the overall valley-wide housing need, the change from R-1-10 to R-
1-6 provides for an additional 30 units, which can help meet the
need for additional housing units.
FINDING•
The City can find that the application, which is a small
density increase within the R-1 {Low Density) Plan.
designation, is consistent with plan policies to provide
for affordable single family housing units while
maintaining a specific quality of home. The locational`
aspects of this site (next to a proposed mobile home
park) also lends support to smaller parcel sizes and a
range of affordable homes.
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Page 17
VI. SUMMARY AND .CONCLUSIONS:
The applicant submits. that the City of Central.,.Point, after a
public hearing as required by Chapter 1.24 of the Central Point
Municipal Code, can make the following conelusionary findings:
FINDING #1•
The City of Central Point can find -that, with the
submittals attached to the application and findings, that
the application for a Zone Change is consistent with the
requirements 'of Chapter -1.24 of the Central Point
Municipal Code, in .that the application is consistent
with the public notice and planning requirements of the'
community.
FINDING #2•
The City of Central Point can ffnd_that, with the
'submittals attached to the application and ~indfngs`that
the application for a Zone
requirements contained
Amendments) of the CPMC, i
need and compliance with
have been demonstrated.
FINDING #3•
Change is consistent with the
in Chapter ,17.88 (Zoning
n.that the concepts of public
the Statewide Planning Goals
The City of Central Point can fiad that this application
is consistent with the Master Plan submitted for the
urea, and that these requests are submitted to bring the
land use designations on the subject property into
conformance with the proposed use.
With this information, the applicant respectfully requests
that the City of Central Point amend the Zoning District boundary
for the parcel as noted herein to R-1-6, consistent with the plan
designations of Residential, low density.
RESPECTFUL Y SUBMITTED:
THE RICHARD STEVENS COMPANY
J. Michael LaNier, Associate
.. _ 26
IN THE MATTER OF A REQUEST FOR ANNEXATION
AND A CONCURRENT LAND PLANNING AND ZONING
DESIGNATION FOR APPROXIMATELY 17.58 ACRES
LOCATED OFF HAMRICK ROAD AND VILAS ROAD,
IN CENTRAL POINT, OREGON: VanWey Homes,
Inc., Applicants;
Company, Agent
The Richard Stevens
SUPPLEMENTAL
FINDINGS OF FACT
AND CONCLUSIONS
********,~***********~r******,~*************************************
I. BACKGROUND INFORMATION:
DATE: March 3, 1997
PROPOSAL:. An amendment to an application for
Annexation of 17.58 acres to the
City of ,Central Point, Oregon, and
a Concurrent Plan and Zoning
Designation of Residential, Low
Density; adding 10 acres to the
application
APPLICANTS: VanWey Homes, Inc.
1762 East McAndrews Road, Suite C
Medford, OR 97504
772-7782
AGENT.: The Richard Stevens. Company
P.O. Box 4368..
Medford, OR 97501
(541) 773-2646
PROPERTY OWNERS: Floriene Higinbotham
4993 Hamrick Road
Cenral Point, OR 97502
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3
PROPERTY OWNERS: (Continued)
Ruby LaFon
236 Vilas Road
Central Point, OR 97502
II FINDINGS OF FACT PERTAINING TO THE SUBJECT PROPERTY:
1. Lecal Descriotion~ The .subject property to be annexed
consists of approximately 17.58 acres, composed of two tax lots
that lie north of Hamrick Road, at the turn where Hamrick becomes
Vilas Road, and north of the Central Point Cemetery. The parcels
are, specifically:
a) T36 R2W Section 36C, Tax Lot 2501:
b) T36 R2W Section 36C, Tax Lot 2600
A complete metes and bounds description of the overall area to
be annexed-has been provided by Farber Surveying. An Annexation
Petition has been signed and authorized by the property owners.
2. Location: The property in question is located generally east
of Interstate 5, at the intersection 'of Hamrick and Vilas Road.
The City Limits abut the .property on the north and east; the
property is currently, not developed, but is within the Urban Growth
Boundary for the City of Central Point.
3. Size: The annexation consists of 17.58 acres total. A plat
map of the area. to be annexed is attached as Exhibit A.
4. Land Use: The subject property is generally vacant and
undeveloped land, abutting the roadway save for the. fact that the
properties have single family residences on site. Land uses-north
of the site are zoned residential; land uses south are a mix of
rural residential, farm and commercial uses.' The area to be
annexed is consistent with pro~eetions for urban land needs within
the City, and lies within the Urban Growth Boundary.
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5. Zoclinq: Zoning designation on both properties currently is
EFU; however, the property is included in the Urban Growth Boundary
of the City of 'Central Point, Oregon, and has been designated as
Low Density resident~.al land by_ the City of Central Point
Comprehensive Plan. This application asks for a concurrent zoning
designation of R-1-6 consistent with the Comprehensive Plan and
Pre-Zoned mapping shown for the entire site.
6. Current Assessed Valuation: Based upon information received
from the assessor's office on December 31, 1996, the assessed
valuation of the subject property is estimated as follows:
Tax Lot 2501: .Land: 7.58 acres: $48,990
Improvements (Mobile Home) 28,110
Tax Lot 2600: Land:. 10 acres:. 50,460
Improvements (home) 79,860'
TOTAL ANNEXABLE VALUE: 5206,420'
It should be noted that the subject property does clot have any
special farm or forest assessment at this time.
7. Existing Imorovements: As .noted above, the properties are
generally vacant, and improvements are limited to single homesites.
8. Urban Services: Urban services are generally available or can
be made available to the property at this time, including fire
protection, police protection, as well as water and sewer.
Anticipated use of the property for residential uses will require
facilities to be extended to the site, and information pertinent to
the annexation of the property and public facilities is ,noted
below:
A. Water Service:. Water is provided by the Medford Water
Commission and the City of Central Point via a 12-inch ductile
iron line in Pine Street and. proposed extensions north.
Extensions of the water system to the site will be the
responsibility of the developer. Water service and water
capacity is adequate to serve the properties (Public
Works, City of Central Point, 12-28-96).
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B. Sewer Service: Sewer service can be provided to the site
by extension of the existing sewer line located in Pine Street
on the East side of I=5 via BCVSA. Further, there is a 42"
line (East Branch interceptor) that is north of the site.
C. Storm Drain: The site currently has a mayor storm
drain receptor for the entire drainage basin located to
the westerly portion of the property.
The provisions of the Central Point Municipal Code, Chapter
1.20, provides for the Annexation Procedure for annexation of real
property into the City of Central Point. The following discussion,
findings and conclusions are submitted to demonstrate compliance
with these criteria:
hapter 1.20.010:
All prpposals for annexation of real property to the City
under the provisions of Oregon Revised Statutes 222.111 to 222.180,
now in effect or as hereafter amended, shall be accompanied. by a
preliminary plat, an exterior boundary legal description and-the
annexation. fee as in this chapter provided.
FINDING•
The City of Central Point can find that this application
is consistent with this standard, in that a preliminary
plat, an exterior boundary legal description and the
annexation fee have been submitted as required by Chapter
1.20.010 and Ordinance 1684, which changed the annexation
fee to two hundred dollars. Findings addressing ORS
222.111 and 222.125 are also attached, to demonstrate
compliance with the .applicable State of Oregon criteria
as well.
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Chanter 1.20.011:
Applications and review thereof shall conform- to the
provisions of Chapter 1.24 (Public Hearing procedures) of the
Central Point Municipal Code and all applicable'-laws of the state.
Applications for annexation may be accompanied by other,-concurrent
applications, for amendment to the Comprehensive Plan, Amendments
to the Zoning map and requests for withdrawals from special
districts,. provided that such concurrent applications meet all
requirements.
FINDING•
This application is consistent with this. section, in that
the City of Central Point has adopted-a public hearing
process, and all .land use issues are processed via that
process, consistent with Chapter 1.24•.
Further, this application also contains concurrent
.findings to support 'an amendment'.for'a Zoning Map.
designation to R-1-6, consistent with the provisions of
Chapter 1.24, and Chapters 17.88.040, and Chapter 17.96.
Section 1.20.020:
Preliminary Plat Requirementsd (This section provides for
technical requirements for submitting the preliminary. plat-for
annexation, including paper size, scale, title block requirements,
and other information to be contained on-the plat).
FINDING•
The City of Central Point 'can find" that the plat
submitted with this application is consistent with the
provisions of Section .1.20.020.
Section 1.20.030:
Legal Description: A narrative legal description of the
exterior boundary of the area to be annexed shall be submitted with
each proposal for annexation.
FINDING'
The City of Central Point can find that this application
is consistent with the requirements of Section 1.20.030,
in that a complete. metes and bounds- prepared by a
licensed .professional has been .prepared and is
accompanying the application.
SUMMATION AND CONCLUSIONS OF LAW:
The City of Central Point can find that the submissions and
procedure are consistent with the requirements as defined in
Chapter 1.20 of the City of Central Point Municipal Code.
IV. COMPLIANCE WITH ORS. 222.111 THROUGH 222.180:
The provisions of Oregon Revised Statutes, ORS 222.111 through
ORS 222.125, outline the various procedures that can be utilized by
municipal corporations in annexation of property into the city
limits.- ORS 222.111 outlines. authority and. procedure, generally;
ORS 222.115 provides for annexation contracts. ORS 222.120 notes
that, unless expressly required by a city charter, the legislative
body of a city is not required to submit a proposal for annexation
to the electors of the city.
ORS 222.125 provides for the procedure of annexation by
consent-of all owners of land in a territory to be annexed, and is
germane to this .application. ;This section notes that
"The legislative body-off a city need not call or hold an
election in the city or in any contiguous territory
proposed to be annexed, or hold the hearing otherwise
required under ORS 222.120, when all of the owners of
land in that territory, and not less than 50 percent of
the electors,.if any, residing in the territory, consent
in writing to the annexation of the land in the territory
and file a statement of .their consent with the
legislative body. Upon receiving written consent to
annexation by owners and electors under this section, the
legislative body of the city, by resolution or ordinance,
may set the final boundaries of the area to be annexed by
a legal description, and proclaim the annexation."
J
FINDING'
In this case, the property owners, who own all of the
property within the territory to be annexedr and, who
represent 100 of the electors within the territory. to be
annexed, have consented, in writing, to the annexation of
this property and that .consent is submitted as exhibits
to these findings. With this in mind, the City of Central
Point .can accept the petitions to annex, and may set-the.
final boundaries to be 'annexed by resolution or
ordinance, and hold a public hearing consistent with
Chapter 1.24.020(D)(1)(2) and (3) of the Municipal Code,
and demonstrate, by these findings, that the application
is consistent with ORS 222.125 and rezone the site.
SUMMATION AND CONCLUSIONS OF LAW:
Based upon the information contained in this application and
these findings, ,the City of Central Point can find that, this
application for annexation is consistent with the applicable
sections of the Oregon Revised Statutes, and specifically with ,ORS
222.125, in that the -owner has consented'in-writing to the:
annexation, .and represents 100 ownership; and the .city may
proclaim the annexation after the locally required hearing..
V. AMENDMENTS TO THE COMPREHENSIVE PLAN AND ZONING ORDINANCE:
The application before the City of Central. Point is to annex
approximately 17.58 acres of land to the City, and .amend the Zoning
Designation :for the property as well, from a Jackson County zoning
designation. of EFU to Residential, Low Density, R-1-6 (6,000 square
foot minimum lot size). The Comprehensive Plan shows the property
as Residential, .Low Density.
Section 17.96.050 of the Central Point Municipal Code requires
that the City of Central Point, in processing a proposed amendment
to the Zoning Ordinance,
" ..shall address the public need, and 3ustification for
the proposed change, and shall make specific findings,
reciting the evidence in support thereof, for each of the
state-wide planning goals as the same apply to the
proposed change....
.)
This section further notes that
" ..findings adopted by the planning commission following
the public hearing shall be forwarded to the city council
prior to the public hearing at the council level..."
The information contained herein includes findings of fact to
demonstrate compliance with the Statewide Planning Goals, and the
applicable provisions of the Central Point Comprehensive Plan and
Zoning'Ordinance as well:
A Compliance with Statewide Goals:
The purpose of reviewing general plan and zoning map
amendments against the Statewide Planning Goals is to assure that
changes made in the acknowledged Plan are also acknowledgeable.
A finding of consistency with the plan policies and mapping
criteria can be generally construed to mean consistency with the
Goals, other than when an exception is being taken via Goal 2 and
when the applicable administrative rules (OAR's) are mandated.
As the subject property does lie within the Urban Growth
Boundary of the City of Central Point, it has been found to be
committed to Urban use., and is Comprehensively Planned for Low
Density Residential use. Therefore, no exception is required under
OAR 660:04.022-028.
The sole .question before the. city is to acknowledge the
character and orientation of .the property and the neighborhood, and
apply the appropriate land use designation to the site consistent
with the existing.Comprehensive Plan .designation of Residential,.
Low`Density, as shown by the City on-the Comprehensive Plan-Map.
The measure of Statewide Goal compliance is the combined
evaluation of the existing exception taken for land within the
Urban Growth Boundary, and the. explicit criteria and policies
contained in the statewide goals themselves, as noted below:
GOAL 1: CITIZEN INVOLVEMENT
The purpose of -the goal is to insure that a citizen
involvement program exists that insures the opportunity for
citizens to be involved in all phases of the planning process.
FINDING'
The City of Central Point can find that the City Council
has adopted appropriate policies and procedures to insure
compliance with this goal, specifically Chapter 1.24,
which establishes the public hearing process and a
.uniform procedure for planning, zoning and land use
decisions. If the application' is deemed to be
consistent with Chapter 1.24, it follows that the
application is consistent with this Goal.
GOAL 2: LAND USE PLANNING
The purpose of this goal is to establish a land use planning
process and policy framework as a basis for all decisions and
actions related to use of land, and to assure an adequate factual
base for such decisions.
FINDING'
As noted above, the City of Central Point can_find that
the City Council has adopted a Comprehensive Plan and an
implementing Land Development {Zoning). Ordinance for-a
uniform framework for processing land use decisions. .The
information contained in these findings. demonstrate
compliance with the implementing ordinances, and as such
the applications are in compliance with this goal.
The property in question is currently identified on the
General Land Use Plan Map as Urban land.- The proposed
change to R-1-6 (Residential, 6,000 square foot minimum
parcel size) fs based upon information indicating that
there is a public need 'for this use as demonstrated in
the Plan, and that the use 'is consistent with the .land
uses in the vicinity as shown on the City Zoning .Map.
GOAL 3: AGRICULTURAL LANDS
Not Applicable;. Land is inside the Urban Growth Boundary and
proposed for inclusion in the City Limits, and as such is committed
to urban uses consistent with Goal 2 and Goal 14.
~,a
.. ~~,
3
GOAL 4: FOREST LANDS:
Not Applicable; land is inside the Urban Growth Boundary and
proposed for inclusion within the City .Limits,. and as such is
committed to urban uses.
The purpose of this goal is to conserve open spaces and
proteot natural and scenic resources. Programs shall be provided
that protect scenic and historic areas and natural resources....The
location, quality and quantity of the (resources) shall be
inventoried.
FINDING•
The City of Central Point can find that the subject
property is shown on the General Land Use Map as
Residential land, and the sites in question are available
for development with limited impact on the City. The
parcel is committed to urban uses,-and is not needed or
desirable for .open space, mineral or aggregate resources,
energy sources, fish_,and•wildlife habitat, wilderness
areas, historic areas, sites or structures, cultural
areas, recreation, scenic views or aay other ecologically
or scientifically significant area, based. upoa the
location, orientation, and,charaoter of the property and
the surrounding area.
The property is currently near urbaa level development,
both commercial -and resideatial, and is affected by
mayor transportation features such as I-5 and Pine
Street, as well as Vilas and Hamrick .Roads.
The proposed change in zoning requested is consistent
with the land uses and topography in the area,_with the
urban form in the vicinity and with the Comprehensive
Plan Map designation of Low Density Residential; parks
SDCs as part of. the development costs provide for
additional parks. and improvements consistent with City
policies.
~_. 36
GOAL 6• AIR WATER AND LAND RESOURCE QUALITY:
The purpose.. of 'this goal is to maintain and improve the
quality. of the air., water and land resources of the state..
FINDING•
The City of Central Point can find that this property is
served by BCVSA for sewer service and is also served by
the City, via the Medford Water Commission, for potable
water. A review of the wetlands inventory indicates that
there are no potential mitigations necessary, as the
drainage. that- serves the site '(Hear Creek) is also,a
greenway that will require the developer to divert
drainage to the,Greenway and coordinate with the Division
of State Lands regarding the site. The proposed zone is
consistent with the existing and proposed uses of the
site in conformance with the amendment to the General
Land Use Plan Map and should not impact the ability of
the City to provide service. The City of Central Point
can find the application is'consistent with the goal.
GOAL 7: AREAS SUBJECT TO NATURAL HAZARDSs
This. goal is to protect life and property from natural
disasters and hazards.
FINDING'
The subject property is not located in any area mapped as
a significant hazard area for erosion,-landslides or
other natural hazards such as flood or mudslides.
GOAL 8: RECREATIONAL NEEDS:
This goal is to satisfy the recreational needs of the citizens
and visitors in the state.
it
_ 3'7
FINDING'
Again, the site is not identified as an .area that is
mapped or inventoried for any open space, recreational or
other relate8 use. Parks and recreation are paid for by
Parks SDCs via the development permit process, and the
development of this property will provide added monetary
incentives for the Parks and Recreation program for the
Citg of Central Point.
GOAL 9: ECONOMY OF THE STATE:
This goal is to diversify .:and improve the economy of the
state, and particularly to encourage. development and activity in
areas- that °have underutilized human and natural resource
capability.
FINDING'
The subject properties are located in an area (Southern
Oregon) that has been dramatically affected by the loss
of fobs in a key industry...timber. In order to
diversify and improve the economy of the state, provide
encouragement for private enterprise and enhancing
productivity, the City of Central Point can find that
designating the area in question as residential will
provide for a range of uses that recognizes the current
level of housing development in the community, emphasizes
the changing conditions in the area and provides for
adequate management programs that can help the private
sector expand and increase productivity, thus
demonstrating compliance with this element. The
residential character of the area provides for greater
flexibility and uses on the subject parcel while
preserving the general overall character of the
neighborhood as proposed.
12
~~
f~
GOAL 10: HOUSING:
This goal is to provide for the housing needs of the state.
The goal requires that buildable lands be inventoried,.and plans
encourage the availability of adequate numbers of housing units at
prices and rent levels which are affordable.
FINDING•
Again, the inclusion of this property into the city.,and
a concurrent residential zoning will allow it to be
developed in a manner consistent with the housing needs
expressed in the Comprehensive Plan'and noted ,on the
Zoning Map. R-1-6 zoning is-consistent :with housing
characteristics for the. general area, and provides an
avenue for the developer to integrate this property into
a cohesive plan ;for the general vicinity, consistent with
current trends to efficiently and effectively develop
lands to densities which reflect economies of scale and
current housing markets.
GOAL 11• PUBLIC FACILITIES AND SERVICES: -
This goal is to plan and develop a
efficient arrangement of public facilities and
a framework for urban and rural development.
FINDING•
timely, orderly. and
services to serve as
A review of the subject property indicates that the
parcels, consisting of 17.58 acres, are located inan
area currently in a position to be served by City .public
facilities., including water, sewer, storm sdrains,
streets, police and fire protection,;and other related
services. Since the City of Central Point will receive
increased tax revenues from the annexation of this .site,
and since the City has implemented Systems Development
Charges for .all new development to pay for extensions to
public facilities, including water, sewer, parks ..and
streets, the applicant submits that any new resideaaes
developed on site will ultimately assist -in paying for
his fair share of the development costs for public
facilities and services necessary to serve a property of
this type.
13
39
GOAL 12: TRANSPORTATION:
`This goal is to provide. and encourage a safe,-convenient and
economic transportation system..
FINDING•
As noted above, the subject property takes access from
Hamrick/Vilas Roads, which connects directly with
existing streets within the city and county systems, and
the I-5 interchange. Any intensification of use as
envisioned*by the proposed zone change will be consistent
with other uses in the vicinity; the level and intensity
of 'residential uses .proposed for the site, for example,
will be judged when the annexation and zone change are
complete, and a development plan submitted for the
property. Annexation and zoning, ner_se, will not affect
the traffic off this site.
GOAL 13: ENERGY CONSERVATION:
This goal is to conserve energy, to manage and, control land
uses to maximize conservation of energy based upon sound economic
principles.
FINDING•
The City of Central Point can find that the land use plan
generally adopted by the City, and the building codes
that have been adopted-are in place primarily to conserve
and manage energy.. The .proposed modification as
expressed in this application will, by virtue of urban-
centered growth, and a design which will provide adequate
circulation and access, has addressed the appropriate
criteria for energy conservation as outlined in the goal.
GOAL 14: .URBANIZATION:
This goal is to provide for an orderly and efficient
transition from rural to urban land use; requires Urban Growth
Boundaries, and planning techniques.
14
__ L~Q
FINDING'
The subject property is located within the Urban Growth
Boundary of and is proposed for inclusion into the; City
Limits for the City of Central Point, and has fqr-.some
time been committed to urban- levels of development by
virtue of that inclusion and designation as residential
land. The site has access to primary public facilities,
and thus is consistent with Goal 14. The property is
within afire. protection area (Central Point). The
applicable category _of land use" was requested: to
recognize the residential activities that can take place
within the city,. and more 'effectively responds to the
uses on site and on abutting parcels with an eventual
planned residential concept for an entire area:..
SUMMATION AND CONCLUSIONS OF LAW:
Based upon the information contained herein, the City of
Central Point can find that the Annexation request and the Zone
Change Request for the subject parcels are consistent. with the
Statewide Planning Goals.
As noted above, the concept of public need must be addressed
to justify the change in the Comprehensive Plan map for the City.
In addition, Chapter 1.24, which outlines the requirements for
findings. These findings must include
" _.a comprehensive statement of faetusi information that
the applicant intends to 'establish and upon which he
intends to rely and proposed conclusions setting forth
the manner in which the applicant believes that the facts
meet all criteria, and support an allowance of the
application."
15
41
~,
3
FINDING:
The information contained in these findings addresses the.
compliance of the various sections of the Cenral Point
Municipal Code that apply,.. and as such' meets this
standard.
FINDING•
Public Need is generally .defined
requirement, of the public at ,large,
evidenced by a statement of. policy.
land use, there must be a perception
of a particular ],and use for the
establish "public need".
as a desire,. or
which is generally
In the context of
of the desirability
public benefit to
When the Central Point Comprehensive Plan was originally
created, there', was significant discussion involving the
need for a residential land base for the community.
With this concept fn mind, it made perfect sense to apply
the residential land use designation to the property and
zone the lands consistent with that designation.
The preliminary plat submitted with this plat indicates
that the property is part of an overall program of
development that will require a Future zone change. -.The
current zoning (EFU) does not allow any residential uses
except the existing homesites. Inventories show that
Central Point has designated lands in this vicinity for
Low~'Dansity residential use, making this property a
logical extension of the residential orientation of the
area. Further, over six .years has passed since this
particular plan area has been evaluated, and as noted"
above, the site has: had no development plans, nor any
attempt for the site o be utilized for any public
purpose; including greanway or open space purposes.
Discussions
An evaluation of the available residentially zoned land in the
City of Central Point would indicate that there is a significant
public need for additional affordable housing.
16
42
.£~,
Based upon this information, the City of Central Point can
find that there is adequate Public Need and adequate justification
to annex the property to the City, and amend the Zon~,ng on,the site
from county zoning of EFU to R-1-6, consistent with the proposed
land uses in the 'area.
VI. SUMMARY AND CONCLUSIONS:
The applicant submits that the City of Central Point, after a
public hearing as required 'by Chapter .1..24 of the. Central Point
Municipal Code, can make the following conclusionary findings:
CONCLUSIONARY FINDING #1:
The City of Central Point can find that this application
for annexation is consistent with the provisions of ORS
222.111 through 222.125, and specifically is consistent
with ORS 222.125, which indicates that. a: property ,owner
who represents 100 of the ownership, and over 50~ of the
electors within the territory, who has agreed in writing
to the annexation, can be annexed without an election or
a hearing as provided for in ORS 222.120.
CONCLUSIONARY FINDING #2:
The City of Central Point can find-that, with the
submittals attached to the application and findings, that
the application for annexation is consistent with the
requirements of Chapter 1.20 of the Central Point
Municipal Code, in that the Preliminary Plat meets the
requirements outlined therein, the legal description as
submitted meets the requirements of the Chapter, and the
annexation fee has been submitted with the application,
consistent with the requirements of this Chapter.
17
43
CONCLUSIONARY FINDING #3:
The' City of Central Point. can find that, with the
submittals attached to the 'application and findings, that
the application for a Zone Change to _the R-1-6
designation, is consistent with the requirements
contained in Chapter 17.88 (Zoning Amendments) of the
CPMC, in that the concepts of public need and compliance
with the Statewide Planning Goals have been demonstrated.
In summation, and with the above information in hand, the applicant
respectfully requests that the City of Central Point
(1) annex the subject :property, acknowledging the
Comprehensive Plan designation for the entire acreage as
Low Density Residential, and
(2) a Zone Change from the Jackson County designations of EFU,
to the Central Point Designation of R-Y-6 for the subject
parcel.
RESPECTFULLY SUBMITTED:
~ ~/ ..._~
~f, THE RICHARD STEVENS COMPANY
J. Michael LaNier
18
_. 4 ~
PL[~NNING DEPARTMENT STAFF REPORT
HEARING
DATE:. July 1, 1997
TO: Central Point Planning Commission
FROM: James H. Bennett, AICP
Planning Director
SUBJECT: Public$earing ~ Tentative Plan for Forest Glen, Phase X
37 2W 11A Tax Lot 1800
lic n
Owner: James C. Governor
P.O. Box 3337
Central Point, OR 97502
Summary
The applicant, James Governor, is proposing a tentative plan for. the subdivision of
approximately 3.86 acres located south of Columbine Way and west of Glengrove Avenue.
(Exhibit A). The site is also located within an R-3, Multiple-Family Residential District, but
will be developed as a padlot subdivision with attached single-family dwellings. The
subdivision will be known as Forest Glen, Phase X and is the final phase of the Forest Glen
development. -.This is an in6ll development that, along with the Snowy Mountain View
Subdivision to the west, will complete the development of the area north of Hopkins Road.
The total number of lots proposed for the subdivision is thirty (30) of which twenty-six (26)
will be developed as padlots with attached single-family dwellings. The average density for
the subdivision is 7.77 units/acre. The density permitted for the site ranges from 12 to 25
units per acre for the R-3 zoning district,
Authority
CPMC 1.24.020 invests the Planning Commission with the authority to hold a public hearing
and render a decision on any application for a tentative plan for a land partition. Notice of
the public hearing was effected in accordance with CPMC 1.24.060. (Exhibit B).
~pnlicable Law
Central Point Comprehensive Plan & Comprehensive Plan .Map
CPMC 16.10.010 et seq. -Tentative Plans
CPMC 17.28.010 et seq. - R-3, Residential Multiple-Family District
,,
Discussion
The proposed subdivision is located on approximately 3.86 acres south of Columbine Way
and west of Glengrove Avenue. It is the final phase of the Forest Glen Subdivision and, along
with the Snowy Mountain View Subdivision to the west, will complete the development of
the area north of Hopkins Road. The subdivision will consist of 30 lots of which 26 will be
padlots for development of attached single-family dwellings. Access to the subdivision will
be provided from Glengrove Avenue via Brandi Way and from Columbine Way via Brittni
Lane.
The Planning Department has reviewed the tentative plan for compliance with the
Comprehensive Plan and the Zoning Ordinance. No zone changes are proposed as a part of
this development. Accordingly, the subdivision complies withthe City Comprehensive Plan
Comprehensive Plan Map,and Zoning Map. Each lot meets the minimum requirements for
lot size in the R-3 zoning district and, where applicable, for padlots.
Surrounding uses consist of the Forest Glen Subdivision, Phase VII to the north, the Castle
Court Condominiums to the west, the Forest Glen Subdivision, Phase II to the south, and
padlot development to the east.
The Public Works Department has reviewed the tentative plan for compliance with the City's
water, sewer, storm drain and transportation'standards. The Public Works staff report is
attached as Exhibit D.
Findings of Fact & Conclusions of Law
The project site is located in the R-3, Residential Multiple-Family District.
The project is consistent with the Comprehensive Plan Map which designates
the project site as High Density Residential. The project site islocated in the R-3,
Residential Multiple-Family District. This zoning designation is also consistent with
the Comprehensive Plan Map.
2. The project consists of a tentative plan application for the subdivision of
approximately 3.86 acres for the purpose of developing a residential subdivision, Forest Glen,
Phase X. The total number of lots proposed for the subdivision is 30 of which 26 will be
.developed as padlots. The average density for the subdivision is 7.77 units/acre.
The proposed subdivision meets the density requirements for the applicable
residential zone which ranges from 12 units/acre to 25 units/acre. Each lot within the
subdivision will meet the minimum lot size and lot frontage requirements for. the R-3
residential zone and, where applicable, for padlots. The tentative plan includes all
information required by CPMC 16.10.010 et seq.
~- 46
3. The Planning and Public Works Deparhnents have reviewed the tentative plan for the
proposed subdivision, the Endings of fact and the conclusions of law and determined that the
project meets all City standards and requirements subject to the recommehded conditions of
the Planning Department (Exhibit C) and the Public Works Department (Exhibit D).
Exhihits
A. TentativePlan -Forest Glen, Phase X
B. Notice of Public Hearing
C. Planning Department Recommended Conditions
D. Public Works StaffReport & Recommended Conditions
E. Written Comments '
1
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/ e
City of Central Foint
EXHIBIT t, A,"
Planning Department
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~ 48
C~~y of Central Poztit
PLANNXNG DEPARTMENT
James Bennett
Planning Director
1<en Gerschler
Planning Technician
Meeting Date:
Time:
Place:
NATURE OF MEETIN
NOTICE OF MEETING
Date of Notice: June 10,1997
Tuesday, July,lst 1997
7:00 p.m. (Approximate)
Central Point City, Ha11
155 South Second Street
Central Point, Oregon
Beginning at the above place and time, the Central Point Planning Commission will review an
application for a Tentative Subdivision. The proposed 301ot'subdivision is located in the Residential
Multi-Family District (R 3Jnear the intersection of Glengrove Avenue and Columbine Way on Tax
Lot 1800 of Jackson County Assessor Map Page 37 2W 1 L
CRITERIA FOR DECISION
The requirements for Tentative Land Divisions are set forth in Chapter 17 of the Central Point
Municipal Code, relating to General Regulations, Off-street Parking, Site Pian, Landscaping and
Construction Plans. The proposed plan is also. reviewed in acrnrdance to the City's Public Works
Standards.
PUBLIC COMMENTS
L Any person interested in commenting on the above-mentioned land use decision may submit
written comments up until the date of the meeting scheduled for Tuesday, July 1st, 1997.
2. Written comments maybe sent in advance of the meeting to Central Point City Hall, 155
South Second Street, Central Point, OR 97502.
155 South Second Street • Central Point, OR 97502 •,(541) 664-332.1 • Fax: (541) 664-6384
4~
3. Issues which may provide the basis for an appeal on the matters shall be raised prior to the
expiration of the comment period noted above. Any testimony and written comments about
the decisions described above will need to be related to the proposal and should be stated
clearly to the Planning Commission.
4. Copies. of all evidence relied upon by the applicant are available for public review at City Ball,
I55 South Second Street, Central Point, Oregon. Copies of the same are available at 15 cents
per page.
5. For additional information, the public may contact the Planning Department at (541) 664-
3321 (ext. 231)
SUM ARY OF PROCEDURE
At the meeting, Planning Commission will review the applications, technical staff reports, hear
testimony from the applicant, proponents, and opponents and hear arguments on the application.
Any testimony or written comments must be related to the criteria set forth above. At the conclusion
of the review the Planning Commission may approve, modify or deny the Tentative Plan. City
regulations provide that the Central Point City Council be informed about all. Planning Commission
decisions.
~4
EXHIBIT C
PLANNING DEPARTMENT RECOMMENDED CONDITIONS
I. The applicant shall comply with all requirements of BCVSA, Fire District #3 and any other
affected agencies as they pertain to the development of the subdivision. Evidence of such
compliance shall be submitted to the City prior to final plat approval.
2. The applicant shall submit a copy of the recorded covenants, conditions, and restrictions
(CC&Rs) for the subdivision to the Planning Department.
3. The approval of the tentative plan shall become void one year following the date of such
approval unless an application for a final plathas been submitted to the Planning Department.
4. The subdivision shall be developed in accordance with the tentative plan as approved by
the Planning Commission. Substantial modifications to the tentative plan shall be subject to
further review and approval by the Planning Commission.
5i
CITY OF CENTRAL POINT
DEPARTMENT OF PUBL/C WORKS
STAFF REPORT
for
FOREST GLEN PHASE X
PW#97023.
Date: 06/24/97
Applicant: James C. Governor
P.O. Box 3337, Central Point, OR 97502
Agents Farber and Sons,. lnc., D.B.A.: Farber Surveying
P.O. Box 5286, Central Point, Oregon 97502
Project: Subdivision '
Location: Glengrove Avenue and Brittni Lane
Legal: T37S, R2W, Section 11 A, Tax lot 1800
Zoning: R-3
Lots: 30
Units: 30 Padlots/Duplex
Plans: Tentative Subdivision Plan, dated May 15, 1997
Report By: Lee Brennan, Public Works Director
Purpose
Provide information to the Planning Commission and Applicant {hereinafter referred
to as "Developer") regarding Public Works standards and. proposed new standards
to be included in the design. Gather information from the Developer/Engineer
regarding proposed development.
General
1. Developer shall submit to the City's Public Works Department (City's PWD)
for review and approval, plans and specifications for all improvements
proposed for construction or modifications within the City or public rights-of-
ways and easements.
2. Public improvements include, but are not limited to, streets (including
sidewalks, curbs and gutters); storm drainage and sanitary sewer collection
and conveyance systems; water distribution system (up to the service meter
and including fire protection); street lighting; and traffic control devices,
street signs and delineation.
cJ `~,
Forest Glen Phase X
PWD Staff Report on Tentative Plan
June 24, 1997
Page 2
3. All construction of public improvements shall conform to the City's Public
Works Standard Specifications and Details (City PWD Standards) and other
speoiaF specifications, details,. standards, and/or upgrades as may be
approved by the City's Public Works Director.
4. During-construction, chahges proposed. by the Developer shall be submitted
in vvriting by the Developer's engineer to the City PWD for approval prior to
installation.
5. No construction shall commence until .the City PWD has reviewed, approved,
and issued a Public Works. permit for the proposed improvements.
6. The Developer shall pay for all costs associated with the design and
installation of the improvements specified on the approved plans.
7. Developer shall provide copies of any .permits, variances, approvals, and
conditions as may be required by other agencies, including, but not limited to
Oregon Department of Fish and Wildlife (DFW), Oregon Department of
Environmental Quality{DEQ), Oregon Division of-State Lands (DSL), U.S.
Army Corps of Engineers (ACOE1, and affected irrigation districts.
8; Prior to approval-and acceptance of he project, the Developer's engineer or
surveyor shall provide the Public Works. Department vvith a digital drawing of
the construction "as-builts" in an AutoCAD compatible format, or as
otherwise approved by the Public Works Director..
As-built drawings are to be provided to the City which provide "red-line"
changes to final approved construction plans which identify he locations and
or elevations (as appropriate) of actual installed .items, including, but not
limited to, invert, inlet, and rim elevations; spot elevations identified on
drawings; road alignment; water lines, valves, and fire hydrants; water and
sewer lateral stationing; modifications to street section; manhole and curb
inlet locations; street light locations; other below grade utility line locations
and tlepths; etc. Provide a "red-line'.' hard copy (on Mylar) of construction
drawings, and an acceptable AutoCAD compatible drawing electronic file to
the City at completion of construction.
9. ' The Developer's engineer or surveyor shall provide to the Public Works
Department a drawing of the recorded Final Plat map reproduced on Mylar
53
Forest Glen Phase X
PWD Staff Report on Tentative Plan
June 24, 1997
Page 3
and in an acceptable electronic form in AutoCAD format. The Final Plat shall
be tied to'a legal Government corner and the State Plane Coordinate System.
10. All elevations used on the construction plans, on temporary benchmarks, and
on the permanent benchmark shall be tied into an established City approved
benchmark and be so noted on the plans. At least one permanent
Benchmark shall be provided for the proposed development, the location of
which shall be as jointly determined by the City PWD and the Developer's
surveyor.
1 1. All fill placed in the development shall be "engineered fill", and compacted to
City standards All existing concrete, pipe, building materials, structures,
clear and grub materials, and other deleterious materials shall be removed
from the site and either recycled or properly disposed of'in accordance with
the requirements of the Oregon Department of Environmental Quality.
12. Identify easement dedications and widths on the Plot Plan of. the
construction drawings and orrthe Final Plat.
13. Easements for City infrastructure- (i.e. sanitary sewer, water, and storm
drain) must be a minimum of 15-feet wide, and should not split lot lines,
Easements for storm drainage, sanitary sewer; and water lines should be
dedicated to the City and not just a P.U.E..Centerline of buried infrastructure
shall be aligned a mihimum of five (51 feet from the edge of the easement.
14. All design, construction plans and specifications, and as-built drawings must
be prepared to acceptable professional standards.
15. All street and water improvement plans must be approved in writing by,Fire
District 3'prior to review by the City's PWD.
16. Prior to the City PWD final approval of the. construction .plans for the
proposed improvements, the following must be submitted:
A copy' of vuritten approval from Fire District 3 of the final street and
water system improvement plans for the proposed development.
^ The plans relating to the sanitary sewers must be approved in writing
by BCVSA, and the appropriate signature blocks must be completed
on the plans..
5~
Forest Glen Phase X
PWD Staff Report on Tentative Plan _
June 24, 1997
Page 4
^ As applicable, copies of written approvals and/or permits from the
various agencies involved: DSL, DFW, DEO, and/or ACOE.
17. Field verify all existing infrastructure elevations and ocations (i.e. pipe
inverts, curb elevations, street elevations; etc.), to which the proposed
subdivision will connect into existing improvements, prior to construction
plan design and submittal to the PWD for review.
18. The Developer's engineer shall provide suitable engineering certification and
justification (i.e. calculations; analyses, plots, etc.,) that all .connections to
existing infrastructure (i.e. street; water; sanitary sewer, storm drain
systems; natural drainage systems; etc.,) will not interfere with the effective
level of service or operation of the existing infrastructure facilities, and that
the existing infrastructure facilities haue adequate capacities,to
accommodate the flows and/or demands imposed on the existing
infrastructure as the result of the connection of the .proposed development's
infrastructure.
19. The accurate locations of any existing underground and above ground public
infrastructure, and the location of the associated easements with these
facilities, shall be accurately portrayed (both horizontally and vertically) on
the construction plans.
Streets/Traffic
Existing Improvements - Glengrove Avenue- Residential Street. ROW 50'
wide, street width 36'. City Street.
- Brittni-Lane- Residential Street. ROW 50' wide,
street width 36'. City Street.
1. Construction drawings. for this Tentative Plan shall include a Street Lighting
'Plan and Traffic Control Plan in accordance with the requirements of the City
PWD. The construction drawings shall include,clear,vision areas designed to
meet the City's PWD Standards. Current requirements for the intersection of
locahstreets to local streets is a 25=foot Unobstructed sight triangle areas at
the intersection, with a 90 degree intersection. However due to: the. obtuse
angle required for the intersection to meet existing conditions, 55-foot sight
triangle areas vvilF be required at the intersection of Brandi Way and
'Glengrove Avenue.
rJv
Forest Glen Phase X
PWD Staff Report on Tentative Plan
June 24, 1997
Page 5
2. The City PWD shall, at the cost of the Developer, evaluate the strength of
the native soils and determine the street sectiorn designs irr accordance with
the City PWD Standards. The City's engineering staff or selected
engineering eorisultanf (at Developer's expense), shall evaluate the strength
of the Native soils and determine the street section designs in accordance
with the City PWD Standards: Minimum street section shall be as follows:
- 3-inches Class "B" A.C.
- 6-inches of 1 "-0" crushed rock
- 14-inches of 4"-0" crushed rock (City of Medford
specifications), woven geotextile fabric over compacted
subgrade.
3. Street section (excluding the asphalt concrete portion) shall be extended
underneath the sidewalk portion of the street section to provide structural
support for the sidewalk section.
4. A stop sign shall be required at the intersection with Glengrove Avenue.
5. Minimum curb to curb width of local streets is 36 feet.
Storm Drainage, Irrigation Improvements
Existing Improvements - Existing 12-inch-diameter storm drain (flowing to
the North) is stubbed off at the connection with
Brittni Lane.
- Existing 12-inch-diameter storm drain aligned in
east side of Glengrove Avenue.
1. Prior to construction plan approval of! the improvements for this .Tentative
Plan, the Developer's engineer shall provide the City PWD with a complete
` set of hydrologic and hydraulic calculations and profile plots. for sizing the
SD system. The engineer shall-use the rainfall/intensity curve obtained from
the City PWD for hydrologic calculations; and the negotiated run-off
parameters. -
2. The SD'system shall be designed to carry runoff #rom a 10 year. storm event
if Q < 100cfs. Use runoff for 50 year storm if Q> 100 or < 200 cfs. Use
56
Foresi Glen Phase X
PWD Staff Report on Tentative Plan
June 24, 1997
Page 6
100 storm runoff if Q is > 200 cfs..
3. Minimum storm drain diameter shall be 12 inches.
4. Materials shall be PVC (ASTM D 3034 with gaskets), HDPE (meeting ODOT
requirements for corrugated polyethylene storm sewer pipe, including a
provision for premium water-tight coupling bandsl, or approved equal.
Provide concrete encasement where required to prevent pipe deformation in
areas of minimum cover...
5. Construct grated inlets/catch basins in gutter section. ,Ref. APWA, Southern
California Section, drawing #304-1, 1997 edition, or approved equal. If
inlets/catch basins are to exceed 4.5 feet in depth from the lip of the inlet,
then the inlets and catch basins shall be designed to afford suitable personnel
entry into the inlets/catch basin (as approved by the City PWD) fore
maintenance/cleaning purposes.
6. Developer's .engineer shall provide hydrology and hydraulic calculations and
flow line plots. forprivate and public storm drains. Plot HGL on profile or
provide a separate profile drawing that indicates the HGL on the profile.:
Pipes must maintain cleaning velocity and have adequate capacities vuithout
surcharging in either the existing pipelines or the new pipelines to be installed
as part of the proposed development.
7. 'Due #o the high level of .groundwater in the area, the Developer may wish to
incorporate the use of a perforated SD system. If so, then the perforated
storm drain system shall be designed to have adequate capacities to:
^ Convey the collected groundwater and storm water with the minimum
cleaning velocities and without surcharging the collection and
conveyance piping; and
^ Minimize silts, sands, gravels, and fines migration from the native soils
`into the SD system.
The plotted HGL shall include both the groundwater infiltration, and the
storm water run-off and run-on inflows irito the SD system.
8. If applicable,- all storm drain easements must-be 15-feet wide, and include a
clause to maintain driveable access to manholes for. getting a suitable truck
5 "1
Forest Glen Phase X
PWD Staff Report on Tentative Plan
June 24, 1997
Page 7
mounted vactor/fetter machine to manholes, clean-outs, or inlets.
9. Construction of private storm drains is discouraged by the £ity. However, if
a private storm drain is to be constructed, the following information must be
provided to the City:
- How will the private storm drains be maintained; repaired, etc.
- -All roof and lot drainage must be drained to the curbline.
- Provide invert elevations and lateral stationing for construction
of private storm drain system.
- Provide plan and profile views and elevations for any private
storm drain system that may be proposed.
10. Provide 0.2-foot drop through all manholes and curb inlets.
11. Roof drains and underdrains shall not be directly connected to public storm
drain fines, and'shall'drain to the street aYthe curbline, whenever possible.
Cots'should be raised if necessary: Building foundation under:drains-(and
these type of facilities only) may-drain to private storm drain lines that
discharge onto the streets; or-into a storm drain curb inlet or manhole -only;
must be approved before'cohstruction by the City PWD; and must be
identified and accurately portrayed on as-built drawings.
12. Curb and ,gutter sections shall not exceed 350 feet before entering a catch
basih or-curb inlet.
13. If applicable, Developer shall be required to coordinate with Rogue River
Valley Irrigation Districfto resolve any irrigation rights or other related issues.
Sanitary Sewer
Existing Facilities - 8-inch sewer stubbed off at the connection with Brittni
Lane.
- 8-inch sewer is aligned in east side of Glengrove Avenue.
1. All sanitary sewer collection and conveyance system (SS System) design,
'construction and testing shall conform to the standards and guidelines of the
Oregon DEQ, 1990 APWA'Standards, Oregori Chapter, Bear Creek Valley
58
Forest Glen Phase X
PWD Staff RepoK on Tentative P/an
June 24, 1997
Page 8
Sanitary. Authority (BCVSA-, and the City PWD. Standards, where applicable.
2. The Developer's engineer shall provide hydrology and hydraulic calcula#ons
and flow line plots for: existing and proposed sanitary sewers to both BCVSA
and the City. Calculations and flow line; plots should include allowances for
existing flows and projected future or existing development that will. be
connected to the system. Plot HGL on profile or provide a separate profile
drawing that indicates. the HGL on the profile. All pipes must maintain
cleaning velocity and have adequate capacities without surcharging in either
the existing pipelines or the new pipelines to be installed as part of the
proposed development.
3. The construction plans and the as-built drawings shall identify lateral
stationing for construction of sewer laterals.
4. The City upon completion of initial construction plan review and preliminary
approval, will forward the plans to BCVSA for completion of the review.
process. Upon completion of the. review by BCVSA, completion of final
revisions to the plans by the Developer's engineer, and following the final
approval and signature on the construction plans by BCVSA, the Public
Works Director will approve the plans in final form.
5. All testing and video inspection of lines and manholes shall be done in
accordance with BCVSA requirements,-at Developer's expense. The
Developer shall provide DEQ, BCVSA, and the City: with test reports, TV
reports and certification of the sewer system construction prior to final
acceptance. -
6. The SS System shall be designed in accordance with any master planning
prepared by BearCreek Valley Sanitary Authority (BCVSAI_and/or the,City to
provide adequate capacity for the proposed development area, any future
development on adjacent properties; and any existing sanitary sewer.
collection systems that may need to connect-into the proposed
development's SS System. If a master plan for the proposed development
area is'unavailable, then a master plan -shall be prepared for he proposed
developmenYwhich accommodates the capacity needs for the proposed.
development as well as he capacity needs for the adjoining properties, and
any additional flows as determined by BCVSA and the City PWD,
7. Any proposals requesting the City or BCVSA o-share in costs for
5~
Forest Glen Phase X
PWO Staff Report on Tentative Plan
June 24, 1997
Page 9
development of the sanitary sewer collection. system to accommodate the
upgrade of line sizing to handle the additional capacity requirements for
surrounding development, shall include detailed engineering. calculations and
costs analyses. The Developer will. be responsible to coordinate and develop
any cost sharing agreements with -any identified adjacent property
owners/developers.
Water System
Existing Improvements - 8-inch water line stubbed. off at the connection
with Brittni Lane.
- 8-inch water Jine sewer is aligned in west side of
Glengrove Avenue.
1. Developer's engineer shall design the water system to provide a minimum
flow of 1;000 gpm and conform to Fire District 3 requirements. Maximum
spacing of fire hydrants shall be 300 feet. Construction plans shall be
reviewed by Fii•e`District 3.
2. Specifications for the design and construction of the water system shall be in
accordance with City PWD Standards.
3. Lateral /connection stationing and .size shall be provided on construction
plans and as-built drawings.
4. Developer's engineer shall provide a reinforced flow ("looped") water system
with connections at Brittni Lane and Glengrove Avenue.
5. Developer shall comply with .Oregon Health Division (OHD) and City
requirements for backflow prevention. An OHD approved backflow
prevention assembly shall be installed immediately downstream of the water
meter serving each dwelling unit.
6. Construction drawings shall include the size, type, .and location of all water
mains, hydrants, air valves;,.service connection, and other appurtenance
details in accordance with City PWD Standards and as required by the
City PWD.
7. All connections to the water supply. system must comply with OHD
69
Forest Glen Phase X
PWD Staff Report on Tentative Plan
June 24, 1997
Page f0
requirements. Water vvill not be "turned on" by the.City until such
requirements have been met to the satisfaction of the City's designated
inspector (currently the Jackson County plumbing inspectorl.
8. Water system shall be tested in accordance with City PWD Standards and
requirements at the Developer's expense and must be approved by the City.
Site work, Grading and Design, and Utility Plans
1. Developer shall provide agrading/paving plan(s)..,with.the construction
drawing submittal to the City PWD: Plan(s) shall illustrate. the location and
elevations of the base flood event flood zone and floodvvay of streams in
proximity to the development (if applicable); drainage patterns; curb
elevations; finish grades; and building pad and lowest floor elevations. ,
2. All structures shall .have roof drains, area drains; and/or crawl spaces with
positive drainage away from the building. Drain lines shall be connected to
the curb and gutter and discharge from the curb face:
3. Developer shall provide the necessary "rough" lot grading to assure that all
lots will drain properly to the curb and gutter, or to a drainage system that
drains to the curb and gutter.
4. 1f applicable, provide the City with copies,of any required permits ,and
approvals (including any mitigating requirements or conditions) from DSL,
DEQ, and ACOE (including any mitigating requirementsl, for any required
wetland or flood hazard mitigation work to be performed as part of the
proposed development.
5: Grading plans must have original/existing grades and final grades plotted on
the plan. Typically, existing grade contour lines are dashed and screened
back, and final grade contour lines are overlaid on top of the existing grades
and are in a heavier line width and solid. Contour lines must be labeled with
elevations.
6. Need to place street lights on plans, with table indicating stationing and
offsets.
61
Forest Glen Phase X
PWD Staff Report on Tentative Plan
June 24, 1997
Page 11
7. Provide City with a utility plan approved by each utility company. which
reflects all- utility crossings, transformer locations, valves, etc.
8. Utility locations must be accurately depicted on the as-built drawings, or as a
separate set of `drawings attached to the as-built drawings.
Rights of Ways/Easements
1. All easements for improvements dedicated to the City shall have a minimum
15 foot width and shall be located {whenever possible) contiguously along
the exterior boundaries of proper#ies and shall not split lot lines. Public utility
easements shall' have a minimum width of b0 feet.
2. The City will require a 50 foot ROW width on local streets..
3. 1f applicable; Developer shall provide a Statement of Water Rights (on a City
approved form), #or the affected property. For. properties determined to .have
water rights, the developer will coordinate with he State Watermaster the
re-allocation of any waters attached to lands no longer irrigable as a result of
the proposed development.
4. Developer shall comply with all existing easement owner requirements
regarding any proposed development that may overlap any existing
easement. Any development proposed which overlaps or alters an existing
easement must be approved by the easement's owner in writing, and a copy
of that written approval must be submitted to the City,PWD prior to
submission of construction plans for City PWD review and. approval..
5. All existing easement locations and those proposed for this development
shall be showm on the final plat with reference to the recordation number and
Grantee.
6N
VV/GJ/DI lY. LJ (~'1 .741 OJU U4V/ JU 1(Ut1VJ IX 1"(1l\L1J
JACKSON COUNTY, OREGON JOSEPH LPSTRAHL,DRECTOR
200 ANTELOPE ROAD . WHITE CnY, OREGON 87603 (603) 826.3122 Gr (6031776-7268
' FAX: (50$) 630.6407
June 11, 1997
Attention: Jim Bennett
City of Central Point Planning
115 South Second Street
Central Point, OR 97502
RE: Planning File 97023; 30-lot residential subdivision
Dear Mr. Bennett:
.yJ v..a
City of Central Eoint
EXHI~I'T ttE 1f
Planning Department
Thank you for the opportunity to comment on this request for Forest Glen Subdivision
Phase X, a 30-lot residential subdivision, located south of Columbine Way between Village
Drive and Glengrove Avenue. Roads and Parks Services has no comments.
If you have any questions or need further information feel free to call me at 830-6400 ext. #230.
S/in~~cere
~,/
Eric Niemeyer
Traffic & Development Section
6 ~i
I:\DSVEI,OP\CITIBS\CNTRLPT\97023.DSB
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