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Home My WebLink AboutResolution 807 Twin Creeks Master Plan Modification PLANNING COMMISSION RESOLUTION NO. 807 A RESOLUTION APPROVING THE MAJOR MODIFICATION OF THE TWIN CREEKS TRANSIT ORIENTED DISTRICT MASTER PLAN FILE NO. 14013 Applicant: Twin Creeks Development Co., LLC; WHEREAS, the applicant submitted a Major Modification application to amend the Twin Creeks Master Plan by modifying Exhibit 18, Land Use Plan Exhibits 31,Traffic Calming Plan Exhibit 35, Housing Plan, Exhibit 36, Mixed Use Plan, and Exhibit 37, Civic and Commercial Plan as described in the Staff Report dated October 7, 2014; and WHEREAS, the Planning Commission conducted a duly-noticed public hearing on the application on October 7, 2014, at which time it reviewed the City staff report and heard testimony and comments on the application; and WHEREAS, the Planning Commission considered the application based on the standards and criteria for Major Modifications per Section 17.09.300, and Section 17.66.050, for TOD Master Plan approval criteria of the Central Port Municipal Code; and WHEREAS, after duly considering Applicant's request, it is the Planning Commission's determination that the application complies with applicable standards, criteria and subject to compliance with conditions as set forth in the Planning Department Staff Report (Exhibit "A") dated October 7, 2008; NOW,THEREFORE, BE IT RESOLVED, that the City of Central Point Planning Commission, by this Resolution No. 807, does approve the Major Modification of the Twin Creeks Master Plan as described in the Staff Report dated October 7, 2014 and attached hereto by reference and incorporated herein; and BE IT FURTHER RESOLVED, that the City of Central Point Planning Commission grants an extension of the twin Creeks Transit Oriented Development Plan to October 7, 2030. PASSED by the Planning Commission and signed by me in authentication of its passage this 7th day of October, 2014. Z' � Planning Commission Chair ATTEST: City epresentative Approved by me this 7th day of October, 2014. Planning Commission Resolution No. 807 (10/07/2014) City of Central Point, Oregon CENTRAL Community Development 140 S 3rd Street, Central Point, OR 97502 POINT Tom Humphrey,AICP 541.664.3321 Fax 541.664.6384 Community Development Director www.centralpointoregon.gov STAFF REPORT October 7, 2014 AGENDA ITEM: File No. 14013 Consideration of a major modification to the Twin Creeks Transit Oriented Development Master Plan to modify: 1. Exhibit 18, Land Use Plan by re-designating Lot 33 of Twin Creeks Crossing Phase I from High Mix Residential (HMR)to Low Mix Residential (LMR); 2. Exhibit 31,Traffic Calming Plan to eliminate traffic circles throughout the Master Plan area; 3. Exhibit 35, Housing Plan to re-designate Lot 33 of Twin Creeks Crossing Phase I from Mixed Use Apartments and Home-Based Occupation to Apartments/Plexes; 4. Exhibit 36, Mixed Use Plan to eliminate from Lot 33 of Twin Creeks Crossing Phase I the Mixed Use Apartments and Home-Based Occupation designations; and 5. Exhibit 37, Civic and Commercial Plan by removing the Neighborhood Commercial designation on Lots 106-109, North Village Phase I and removing the home-based occupation and restaurant, entertainment, etc. designations from Lot 33 of Twin Creeks Crossing Phase I. 6. Extend the Expiration date for the Master Plan to the year 2030. Applicant: Twin Creeks Development Co., LLC Agent: Herb Farber, Farber Surveying. STAFF SOURCE: Stephanie Holtey, Community Planner II BACKGROUND: The Twin Creeks Master Plan was approved in 2001 by Ordinance No. 1817. Since its initial adoption, the Master Plan has experienced some minor modifications but development has remained generally consistent with the original approved Master Plan. In the approved Master Plan there are 40 supporting exhibits. At this time the applicant is requesting a Major Modification of the Master Plan affecting 5 of the 40 exhibits as follows: 1. Exhibit 18,Land Use Plan (Attachment B-1). There are two modifications to Exhibit 18 as follows: a. Change the land use designation on Lot 33 of Twin Creeks Crossing Phase I("Lot 33") from HMR, High Mix Residential to LMR, Low Mix Residential. The proposed land use adjustment is necessary to accommodate expansion plans for Twin Creeks Retirement Center("Retirement Center"). The proposed expansion plans are for the addition of 19 single-story attached multiplex units("Addition")on Lot 33, which abuts the Retirement Center's site. At 1.81 acres,the net density of the Addition is 10.5 units per acre. Although the proposed Addition is a permitted housing type (multiplex) in the HMR district, it does not meet the minimum density requirement of 30 units per net acre. Re- designation of Lot 33 from HMR to LMR would meet the minimum density of 6 units per net acre for the LMR district. Within the LMR district multiplex housing types are permitted. The reduction in density does not affect the minimum aggregated density requirement for Twin Creeks TOD.The Master Plan initially established as a minimum density 1,403 dwelling units,which with the adjustment to Exhibit 18 will be reduced to 1,393 aggregated units. Although the proposed land use change on Lot 33 will reduce the density for the Twin Creeks, it does not drop it below the minimum density required by CPMC 17.65.040 (see below table). 1,338 units 1 1,393 units 2,378 units Min.Density-Zoning Proposal Maximum Density-Zoning b. Insert the following language: "The number of dwelling units noted in the above table are target numbers for minimum and maximum density purposes, any changes in the number of dwelling units are subject to the minimum and maximum density requirements in CPMC 17.65.050,Table 2." 2. Exhibit 31,Traffic Calming Plan(Attachment B-2). The purpose of the modification to Exhibit 31 is to update the Traffic Calming Plan to represent what has actually occurred during development. The modified Exhibit 31 eliminates all (6)traffic circles except for the one at Taylor Road and Silver Creek Drive. The modification also excludes two(2)planted medians from Haskell Street. According to the Applicant's Findings(Attachment"A"),the City Engineer, Public Works Department and project Engineers determined early on in the Master Plan's implementation that the traffic circles and planted medians did not facilitate traffic safety or traffic control, and were determined not to be necessary. The modifications to Exhibit 31 remove's future traffic circles and planted medians making the Master Plan consistent with what has actually occurred. 3. Exhibit 35,Housing Plan(Attachment B-3). Exhibit 35 identifies targeted housing types,which may be changed subject to market conditions. All targeted and eventual housing types must be consistent with the underlying zoning. There are two (2)proposed modifications to Exhibit 35 as follows: a. Addition of the following clarifying language: "This exhibit represents targeted housing types,but is subject to change based on market conditions and compliance with permitted uses per CPMC 17.65.050,Table 1"; and b. Re-designation of Lot 33 from Mixed Use Apartments and Home-Based Occupation to "Apartments/Multiplex". The proposed housing type is defined as a multiplex,with an intended use for senior living. 4. Exhibit 36,Mixed Use Plan(Attachment B-4). Remove the Restaurants,Entertainment, etc. and Home-Based Occupation designation on Lot 33 to be consistent with the changes in Exhibits 18 and 35, and add the following language: "This exhibit represents targeted mixed-use, civic and commercial opportunities,but is subject to change based on market conditions and compliance with permitted uses per CPMC 17.65.050, Table 1". 02 5. Exhibit 37, Civic and Commercial Plan(Attachment B-5). There are two proposed changes to Exhibit 37: a. To eliminate the Restaurant, Entertainment, etc. and Professional Office, etc. designations from Lot 33 consistent with the changes made to Exhibit 35; and b. To consolidate Exhibit 37 with Exhibit 36, including the following language: "This exhibit represents targeted mixed-use, civic and commercial opportunities,but is subject to change based on market conditions and compliance with permitted uses per CPMC 17.65.050,Table 1". 6. Master Plan Expiration Date.The current Master Plan was set to expire on September 5, 2014. On September 1, 2014 the applicant submitted a request to modify the Master Plan, including a timely request for extension of the Master Plan to the year 2030. In a letter from the Planning Director to the applicant dated May 14, 2012 a ten year extension from the date of approval of Major Modifications to the Master Plan was noted. Based on the Planning Director's a ten(10)year extension of the Master Plan to October 7, 2024 is adequate. ISSUES/NOTES: There are three issues/notes related to this proposal as provided below. 1. Senior Living vs. Senior Housing. The primary purpose for the Master Plan amendment is to allow expansion of the Twin Creeks Retirement Center to Lot 33, with the underlying understanding that the use of Lot 33 will be as senior housing. Within the LMR district all housing types are permitted except"Senior Housing",which is not permitted. "Senior Housing" is permitted in the MMR and HMR districts. The term"Senior Housing" is not defined in Chapter 17.08.400. The modification to Lot 33 in Exhibit 35 does not refer to "Senior Housing"but refers to the proposed housing type as multiplex. Multiplexes are allowed in the LMR district. The proposed design of the multiplex units(Exhibit"E")on Lot 33 will be subject to the standards in CPMC 17.67, and will be very similar in appearance to the dwelling units immediately to the north,which are attached single-story townhouses. How the multiplexes on Lot 33 are used is not a valid consideration Because the housing type is multiplex, and the housing design is compatible with abutting housing to the north, and Senior Housing is not defined, and the City cannot legally impose age restrictions,the proposed development and use of Lot 33 as a multiplex for use by seniors is considered an allowable use in the LMR district. 2. Flood Impacts. The Twin Creeks Master Plan area, including Lot 33 in Twin Creeks Crossing Phase I and Lots 106-109 in the North Village Phase I, are impacted by the Special Flood Hazard Area(SFHA). The applicant has developed a flood mitigation plan(File No. FP 14001), which upon completion,will modify the SFHA removing all existing and proposed lots from the designated Floodway. Some lots will remain within in the SFHA and be subject to the Flood Damage Reduction Construction Standards set forth in CPMC 8.24.250. 3. Exhibits 35,36/37 Language Addition.The language added to Exhibits 35 and 36/37 serves to clarify that the specific uses identified in those exhibits are targeted uses and as such are not mandatory,but may be substituted for other permitted uses consistent Exhibit 18, Land use Plan and CPMC 17.65.050, Table 1.The intent is to allow flexibility in addressing changes in market demand. 3 As evidenced by the Planning Department Supplemental Findings(Attachment"C"), the proposed major modification is compliant with the Comprehensive Plan,Twin Creeks TOD Master Plan and Zoning Map. Attachment"E—Lot 33 Development Proposal"only serves to clarify Issue 1 relative to Senior Living vs. Senior Housing. Any development of Lot 33 must comply with the applicable development standards in CPMC 17.65 and 17.67. CONDITIONS OF APPROVAL: The modified Master Plan shall be extended to October 7, 2024. ATTACHMENTS: Attachment"A"—Applicant's Findings Attachment`B-1 through B-4"—Revised Master Plan Exhibits Attachment"C"—Planning Department Supplemental Findings Attachment"D"—Resolution 807 Attachment"E"—Lot 33 Development Proposal ACTION: Consideration of Resolution No. 807, approving the major modifications to, and the extension of the Twin Creeks Transit Oriented District Master Plan. RECOMMENDATION: Approve Resolution No. 807 per the Staff Report Dated October 7,2014. 0 1 ATTACHMENT "A," Findings Minor Plan Amendment and Zone Change for Twin Creeks Retirement, LLC and Twin Creeks Development Co., LLC August 25, 2014, Edited September 29, 2014 The primary purpose of these findings is to address the proposed master plan amendments and zone change of the property located on the corner of Twin Creeks Crossing and North Haskell Street, Central Point, Oregon, and identified as Assessors Map No 372W03CA-1200 and as Lot 33 of Twin Creeks Crossing, Phase 1 as recorded in Volume 33, Page 1 of the Plat Records of Jackson County, Oregon, other minor elements in the Twin Creeks Development plan. Back ground: The Pre-Annexation Development Agreement recorded as Instrument No. 01- 03646 of the official records of Jackson County provided the framework for establishing a Transit Oriented Development(TOD) in January 2001 and was followed by the approval of the master plan for Twin Creeks Development shortly thereafter. The last amendment to the master plan was approved by the City. on November 4, 2008 by Planning Commission by Resolution No 575, City File No 09008. On June 1 2014 a Pre-Application Conference application was submitted and on June 4, 2014 a Pre-Application conference was held to discuss proposed changes to the previously approved master plan for Twin Creeks TOD. The meeting was attended by Tom Humphrey, Community Development Director; Don Burt, Planning Manager; Matt Samitore. Parks and Public Works Director; Bret Moore, Applicant; Herb Farber, Agent; and William Hoag and Ron Grimes. Interested Parties. Staff has determined that the Master Plan Amendment is a Major Modification and will be processed as such under Chapter 17.09 and the Zone Change is a Minor Amendment under Chapter 17.10. Project Description: The applicant proposes to modify the Twin Creeks Master Plan's land use and zoning designation for Lot 33, Twin Creeks Crossing Phase I, from HMR to LMR. The purpose of the amendment is to accommodate expansion of the Twin Creeks Retirement Center allowing the addition of 19 cottage units adjacent to the Twin Creeks Retirement Center. There have been some minor changes to the master plan over the last 14 years that have not been formally approved. These will be discussed in these finding for approval. They include traffic circles, impacts from the FEMA remapping adopted on May 3, 2011. There are also findings for an application for the zone change minor map amendment included in this document. This request for consideration is to amend the plan to allow for a zone change from High Mix Residential (HMR)to Low Mix Residential (LMR) as a minor map amendment. Master Plan Amendment: Page 1 of 6 • Chapter 17.09.300 B. Major Modification Applications; Approval Criteria. An applicant may request a major modification using a Type II or Type Ill review procedure, as follows: 1. Upon the community development director determining that the proposed modification is a major modification,the applicant shall submit an application form, filing fee and narrative, and a site plan using the same plan format as in the original approval. The community development director may require other relevant information, as necessary, to evaluate the request. Finding: The application and fees are a part of these findings. 2. The application shall be subject to the same review procedure (Type II or III), decision-making body, and approval criteria used for the initial project approval, except that adding a conditional use to an approved project shall be reviewed using a Type III procedure. Finding: It has been determined that this is a Type III procedure to be brought before the Planning Commission. 3. The scope of review shall be limited to the modification request. For example, a request to modify a parking lot shall require site design review only for the proposed parking lot and any changes to associated access, circulation, pathways, lighting, trees, and landscaping. Notice shall be provided in accordance with the applicable notice requirements for Type II or Type III procedures. Finding: The scope of this review is for a plan amendment from HMR to LMR,address the floodplain issues, elimination of The North Village neighborhood commercial area and traffic circles. 4. The decision-making body shall approve, deny, or approve with conditions an application for major modification based on written findings on the criteria. (Ord. 1874 §2(part), 2006). Review items Master Plan Amendment Application per Pre-Application meeting staff report: a. A large area of the current Master Plan is within the designated floodway. A brief history of the 2011 floodway designation shall be included in the findings along with a comprehensive mitigation plan, i.e. procedural requirements, timing, CLOMR/LOMR, DSL/Army Corp permitting, etc. Finding: Twin Creeks began to initiate a study as a result of reconstruction/relocation of Griffin Creek. This effort was taken over by the City and then Jackson County as a regional amendment to the County FIS Page 2 of 6 07 was made. The mitigation process began shortly after the Flood Insurance Study (FIS) became effective on May 3,2011. Twin Creeks was significantly impacted by the new FIS. We knew that it would impact the project but did not protest or request further revision due to the changes within the project site that had occurred while the study was underway. These changes are the result of following the master plan and various approvals for constructing subdivisions as they were approved by the City per the FIS and City Code in effect at the time of construction and approval. Following the adoption of the new FIS and amendment of the City Code, there was a court ruling in Washington that changed how FEMA did business and required all LOMR's to demonstrate compliance with the Environmental Species Act(ESA). This took a relatively straight forward process and added agencies to the processes that have a difficult time talking to each other. This has delayed the mitigation project by years. The Conditional Letter of Map Revision (CLOMR) application is being delivery to FEMA with an ESA approval in hand at the time of this application. The area being revised is from Griffin Creek north to the north end of the North Village neighborhood (Northern Oaks neighborhood in the master plan). A copy of the mitigation plan approved by the City File No FP 14001 is attached for your review. Upon the approval by FEMA of the planned revision construction will be completed to mitigate the flood hazard area allowing the original master plan to be implemented as it was originally planned. b. It needs to be noted in the findings that other than the proposed changes to Lot 33 that the uses, site plan, and development standards as initially approved do not change. However, if there are other changes to the land use and site plan, i.e. the park land at the northern end of Phase I. they should be noted in the findings and exhibits. Finding: The applicants are only interested it changing the zoning on Lot 33. All of the uses, site plan and development standards in the master plan and other previous approvals will remain in effect. The park and other elements are addressed later in these findings. c. Included in the proposed Amendment the following Master Plan exhibits need to be amended: i. Exhibit 18, Land Use Plan—note/illustrate change in land use for Lot 33 and any other locations. Finding: The Land Use Plan has been updated to reflect all of the changes to the master plan over the last 14 years and the resulting change that would occur with approval of this request. The new exhibit is attached to these findings. Page 3 of 6 U ii. Exhibit 20, Recreation and Open Space Plan—note/illustrate SFHA mitigation adjustments if necessary, i.e. park designation at northern end of Phase I. Finding: There are no expected changes to this plan. As with all master plans there may be some design changes to what was original presented in the master plan. iii. Exhibit 30, Storm Water Management Plan—update per CLOMR if applicable. Finding: There are no expected changes to this plan. As with all master plans there may be some design changes to what was original presented in the master plan. Most of the storm water system has been constructed or is approved for construction by the City. iv. Exhibit 35, Housing Plan — for Lot 33 remove reference to `Mixed-Use Apartments' and replace with `Single-Family Attached' and update `Housing Types' table. Finding: The Housing Plan has been updated relative to the senior living component and attached to these findings. The components relative to the other housing types are unknown to me. v. Exhibit 36, Mixed-Use Plan—remove mixed-use reference from Lot 33 (Orange and Blue designations). Finding: The Mixed Use Plan is similar in nature to Exhibit 37 with the changes to the master plan adequately reflected in Exhibit 37. Exhibit 36 is incorporated into Exhibit 37. vi. Exhibit 37, Civic and Commercial Plan - remove mixed-use reference from Lot 33 (Yellow and Blue designations). Finding: The Civic and Commercial Plan has been updated and attached to these findings. d. In the findings for the Master Plan amendment note that: "All master plan submittal requirements per Chapters 17.66 and design standards per chapter 17.67, as noted in the original master plan, will remain in effect and applicable to development of the amended Master Plan." If there are changes to the standards previously approved in the master plan, then they should be noted in the findings, including demonstration of compliance with the standards in Section 17.67. Page 4 of 6 08 Findings: All design standards previously stated in the Master Plan relating to Chapter 17.66 and 17.67 will remain effect from the original plan to this amended plan. Additional minor changes to the master plan over the years include the following minor changes; A small amount of open space area was changed by the addition of 3 lots to the Jackson Oaks Neighborhood with Phase VI. A minor amount of open space was added with additional area required for the Griffin Oaks storm water treatment facility. As the project was being constructed it was mutually agreed by the City Engineer and Public Works Department and the project Engineers to eliminate the traffic circles which were deemed unnecessary and have not been constructed. The Commercial and Civic Exhibit 37 has a neighborhood commercial area that has been determined to be unviable with the size and scope of The North Village neighborhood. This can be seen throughout the City where these centers have struggled to exist in areas that have much more traffic than this area will have. This area is now The North Village, Phase I, tentatively approved for lots by the Planning Commission on July 1,2014, City File No 05076. e. In the findings address the reduction in density vs. the minimum (1403 total and 594 for HMR) approved in the original Master Plan. Findings: As shown on Exhibit 18, Land Use Plan,the original total for minimum housing units was 1403 units and with this approval the number will be 1393. The HMR area remains about the same size despite the reduction requested with this application due to the conversion of the MMR zone to HMR with the first amendment in 2008. I went through the entire master plan area and compiled all of the changes that are known to me. The total change still reflects the diversity of development and housing type that were set forth in the original master plan. f. As part of the findings include a section on extending the Master Plan. A suggested date would be 2035. Findings: The applicants agree to extend the Master Plan to the year 2030. Zone Change 17.10.400 Approval criteria. Page 5 of 6 09 A recommendation or a decision to approve, approve with conditions or to deny an application for a text or map amendment shall be based on written findings and conclusions that address the following criteria: A. Approval of the request is consistent with the applicable statewide planning goals (major amendments only); Findings: This application remains consistent with the statewide planning goals with the maximum change of 2 % in the overall density with the most significant change occurring to the MMR which was done under the 2008 approval. Note the changes to the overall zones in the attached Exhibit 18. B. Approval of the request is consistent with the Central Point comprehensive plan (major and minor amendments); Findings: This request is only slightly different than the original TOD master plan approved in 2001 and amended in 2008 and in compliance with the comprehensive plan. C. If a zoning map amendment, findings demonstrating that adequate public services and transportation networks to serve the property are either available, or identified for construction in the city's public facilities master plans (major and minor amendments); and D. The amendment complies with OAR 660-012-0060 of the Transportation Planning Rule. (Ord. 1989 §1(part). 2014; Ord. 1874 §3(part), 2006. Formerly 17.10.300(B)). Findings: This request is only slightly different than the original Twin Creeks Master Plan, all of the findings from that plan are adopted and adequately supply all of the public services and transportation networks to serve this property. The services to the proposed zone change are constructed and in place. The proposed railroad crossing and final trigger in the development agreement has been funded and is expected to be constructed in 2016. Conclusion: This project will enhance the overall goals of the TOD by maintaining the density and diversity of the project while conforming to the vision of the master plan. This action will provide for more housing without urban sprawl in a livable setting. The proposed major plan amendment and zone change is in conformance with the vision of the TOD master plan as it was approved and has been developed to the present time. We respectfully request approval of this request. 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Box 3577 ) Conclusion of Law Central Point, OR 97502 ) PART 1 INTRODUCTION The applicant submitted a Major Modification application to adjust the residential and commercial land use distribution in the Twin Creeks Transit Oriented District (TOD) Master Plan ("Master Plan") and to eliminate traffic circles and planted medians. Amendments to the following Master Plan Exhibits are proposed as part of this application: Exhibit 18 — Land Use Plan—Change Lot 33 from HMR to LMR Exhibit 31 —Traffic Calming Plan— Eliminate Traffic Circles Exhibit 35 — Housing Plan— Change housing type on Lot 33 Exhibit 36—Mixed Use Plan —Consolidate with Exhibit 37 and remove reference to mixed use apartments on Lot 33 Exhibit 37— Civic and Commercial Plan - Consolidate with Exhibit 36, eliminate Neighborhood Commercial designation in the North Village, and eliminate traffic circles The Major Modification is being reviewed as a Type III application. Type III applications are reviewed in accordance with procedures provided in Section 17.05.300, which provides the basis for decisions upon standards and criteria in the development code and the comprehensive plan, when appropriate. Applicable development code criteria for this Application includes: 1. City Comprehensive Land Use Plan 2. Twin Creeks Master Plan 3. CPMC 17.09.300, Major Modifications 4. CPMC 17.66, Application Review Process for TOD Districts and Corridors Findings will be presented in five (5)parts addressing the requirements of Section 17.05.300 as follows: 1. Introduction 2. Statewide Planning Goals 3. Comprehensive Plan 4. Twin Creeks Master Plan 5. Central Point Zoning Ordinance 6. Summary Conclusion 1 5 r)4 Y PROPOSAL BACKGROUND The Twin Creeks Master Plan was approved in 2001 by Ordinance No. 1817. Since its initial adoption, the Master Plan has experienced some minor modifications but development has remained generally consistent with the original approved Master Plan. In the approved Master Plan there are 40 supporting exhibits. Presently,the applicant is requesting a Major Modification of the Master Plan affecting five of the exhibits as follows: 1. Exhibit 18,Land Use Plan. There are two modifications to Exhibit 18 as follows: a. Change the land use designation on Lot 33 of Twin Creeks Crossing Phase I ("Lot 33") from HMR, High Mix Residential to LMR, Low Mix Residential. The proposed land use adjustment is necessary to accommodate expansion plans for Twin Creeks Retirement Center("Retirement Center"). The proposed expansion plans are for the addition of 19 single-story attached multiplex units ("Addition") on Lot 33, which abuts the Retirement Center's site. At 1.81 acres, the net density of the Addition is 10.5 units per acre. Although the proposed Addition is a permitted housing type (multiplex) in the HMR district, it does not meet the minimum density requirement of 30 units per net acre. Re- designation of Lot 33 from HMR to LMR would meet the minimum density of 6 units per net acre for the LMR district. Within the LMR district multiplex housing types are permitted. roma. awn.ewer a gm \ I IW1N CREEKS RETIREMENT LTC Land Use Legend Loin Peewee., Open Spam GOLDEN PEAK DRIVE E-"=-1==L3 � \ ` lid.\ \ e , 04'� • TWIN GREEKS GROSSING ,. .mien irmwm Figure 1.Proposed Land Use Modification The reduction in density does not affect the minimum aggregated density requirement for Twin Creeks TOD. The Master Plan initially established as a minimum density 1,403 dwelling units, which with the adjustment to Exhibit 18 will be reduced to 1,393 aggregated units. Although the proposed land use change on Lot 33 will reduce the density for the Twin Creeks, it does not drop it below the minimum density required by CPMC 17.65.040 (see below table). 1,338 units I 1,393 units 2,378 units Min.Density-Zoning Proposal Maximum Density-Zoning b. Insert the following: "The number of dwelling units noted in the above table are target numbers for minimum and maximum density purposes, any changes in the number of dwelling units are subject to the minimum and maximum density requirements in CPMC 17.65.050, Table 2." 2. Exhibit 31, Traffic Calming Plan. The purpose of the modification to Exhibit 31 is to update the Traffic Calming Plan to represent what has actually occurred during development. The modified Exhibit 31 eliminates all (6) traffic circles except for the one at Taylor Road and Silver Creek Drive. The modification also excludes two (2) planted medians from Haskell Street. According to the Applicant's Findings (Attachment "A"), the City Engineer, Public Works Department and project Engineers determined early on in the Master Plan's implementation that the traffic circles and planted medians did not facilitate traffic safety or traffic control, and were determined not to be necessary. The modifications to Exhibit 31 remove's the future traffic circles and planted medians making the Master Plan consistent with what has actually occurred. 3. Exhibit 35,Housing Plan. Exhibit 35 identifies targeted housing types, which may be changed subject to market conditions. All targeted and eventual housing types must be consistent with the underlying zoning. There are two (2)proposed modifications to Exhibit 35 as follows: a. Addition of the following clarifying language: "This exhibit represents targeted housing types, but is subject to change based on market conditions and compliance with permitted uses per CPMC 17.65.050, Table 1"; and b. Re-designation of Lot 33 from Mixed Use Apartments and Home-Based Occupation to "Apartments/Multiplex". The proposed housing type is defined as a multiplex, with an intended use for senior living. 4. Exhibit 36, Mixed Use Plan (Attachment B-4). Remove the Restaurants, Entertainment, etc. and Home-Based Occupation designation on Lot 33 to be consistent with the changes in Exhibits 18 and 35, and add the following language: "This exhibit represents targeted mixed-use, civic and commercial opportunities, but is subject to change based on market conditions and compliance with permitted uses per CPMC 17.65.050, Table 1". 5. Exhibit 37, Civic and Commercial Plan (Attachment B-5). There are two proposed changes to Exhibit 37: a. To eliminate the Restaurant, Entertainment, etc. and Professional Office, etc. designations from Lot 33 consistent with the changes made to Exhibit 35; and b. To consolidate Exhibit 37 with Exhibit 36, including the following language: "This exhibit represents targeted mixed-use, civic and commercial opportunities, but is subject to change based on market conditions and compliance with permitted uses per 17 CPMC 17.65.050, Table 1". Master Plan Expiration Date. The current Master Plan was set to expire on September 5, 2014. On September 1, 2014 the applicant submitted a request to modify the Master Plan, including a timely request for extension of the Master Plan to the year 2030. In a letter from the Planning Director to the applicant dated May 14, 2012 a ten year extension from the date of approval of Major Modifications to the Master Plan was noted. Based on the Planning Director's a ten (10) year extension of the Master Plan to October 7, 2024 is adequate. PART 2 STATEWIDE PLANNING GOALS At the time Twin Creeks TOD was first approved in 2001 it was determined to be compliant with the Statewide Planning Goals and the Comprehensive Plan. The proposed major modification remains consistent with the Comprehensive Plan as demonstrated in Part 3. The City's Comprehensive Plan is compliant with the Statewide Planning Goals; therefore, the proposed major modification to the Twin Creeks TOD remains compliant with the Statewide Planning Goals. PART 3 CITY OF CENTRAL POINT COMPREHENSIVE PLAN The Comprehensive Plan Land Use Map designates the Twin Creeks Master Plan area as Transit Oriented Development ("TOD"). The TOD land use designation allows for mixed-use transit oriented development. Development within this land use classification is subject to the approved Twin Creeks Master Plan. Finding: The proposed modification of the Twin Creeks Master Plan includes adjustments as follows: 1. Exhibit 18, Land Use Plan by re-designating Lot 33 of Twin Creeks Crossing Phase I from High Mix Residential (HMR) to Low Mix Residential (LMR); 2. Exhibit 31, Traffic Calming Plan to eliminate traffic circles throughout the Master Plan area; 3. Exhibit 35, Housing Plan to re-designate Lot 33 of Twin Creeks Crossing Phase I from Mixed Use Apartments and Home-Based Occupation to Apartments/Multiplexes; 4. Exhibit 36, Mixed Use Plan to eliminate from Lot 33 of Twin Creeks Crossing Phase I the Mixed Use Apartments and Home-Based Occupation designations; and 5. Exhibit 37, Civic and Commercial Plan by removing the Neighborhood Commercial designation on Lots 106-109, North Village Phase I and removing the home-based occupation and restaurant, entertainment, etc. designations from Lot 33 of Twin Creeks Crossing Phase I. These changes do not affect the TOD land use designation for Twin Creeks TOD as designated on the City's Comprehensive Plan. Conclusion: Consistent. 18 PART 4 TWIN CREEKS TRANSIT ORIENTED DISTRICT MASTER PLAN The Twin Creeks Transit Oriented Development Master Plan ("Master Plan") contains three components related to design and implementation as follows: 1. Framework: a. Infrastructure, Transportation—The Master Plan is designed with transportation options to include a circulation system for streets, bike paths and pedestrian pathways that maximize connectivity and encourages multi-modal transportation. Finding, Infrastructure, Transportation: The proposed modification amends Exhibit 31 by eliminating traffic circles planned traffic circles with the exception of existing traffic circle at Taylor Road and Silver Creek Drive, as well as planted medians on North Haskell Street. Finding, Infrastructure, Transportation: Design Standards for the TOD set forth in Central Point Municipal Code("CPMC") Chapter 17.67.040 address Circulation and Access and does not require traffic circles or planted medians as a design standard unless provided in an approved TOD District or Corridor master plan. Conclusion, Infrastructure: The proposed Master Plan modification to eliminate traffic circles and planted medians is consistent TOD design standards for circulation and access (CPMC 17.67.40). b. Utilities—The Twin Creeks Master Plan includes utility plans for storm drainage, sanitary sewers, and water. Finding, Utilities: All utilities have been designed to accommodate the maximum allowable density of 1,650 dwelling units and 200,000 sq. ft. of commercial floor area. The utility plans are adequate to accommodate the proposed modifications. There are no changes proposed as part of this application. Conclusion, Utilities: Consistent. c. Land Use—The Land Use plan assigns specific TOD land uses throughout the Twin Creeks Master Plan area as shown in Exhibit 18, Land Use Plan. The density range for the Master Plan area is set by the corresponding zoning district standards, which provide for a minimum density of 1,338 dwelling units and a maximum density of 2,378 dwelling units. Maximum gross commercial flood area allowed is 200,000 square feet. Finding, Land Use: Modification of Exhibit 18, Land Use Plan, proposes to change the land use designation on Lot 33 of Twin Creeks Crossing Phase I from HMR, High Mix Residential to LMR, Low Mix Residential. The decreased density on Lot 33 is reflected in proposed Exhibit 18, which shows a reduction in the density to 1,393 dwelling units. The resulting decrease in the overall Master Plan density is within the range for minimum and maximum density established in CPMC 17.65 as illustrated in the table below: 19 Table 2. Twin Creeks Master Plan Area Current Zoning Minimum and Maximum Density Min Min Max Max Zoning Net Acreage Density Units Density Units HMR 20.02 30.00 601 40.00 801 MMR 25.57 14.00 358 32.00 818 LMR 63.21 6.00 379 12.00 759 Total 108.8 12.30 1338 21.85 2378 Conclusion,Land Use: The proposed modification complies with current minimum and maximum density requirements for TOD Districts and Corridors. 2. Community Design Features: a. Neighborhoods - The Master Plan describes seven (7) specific neighborhood areas and describes the general character of each based on the type and intensity of uses, and the quality of each neighborhood's architectural, streetscape and landscape character. Finding 1, Neighborhoods: The proposed modification to Exhibit 18, Land Use affects Lot 33 in Twin Creeks Crossing Phase I, which is located in both The Commons Neighborhood (south portion) and North Commons Neighborhood (north portion). Both neighborhoods are described as active with The Commons being the most active containing retail, employment, civic and high density residential uses. Impacts to the neighborhood include deviation from high density residential (building bulk and scale), and the elimination of mixed use and home occupations on the subject site. The proposed modification, however, is consistent with the adjacent Retirement Center, which promotes active adult living consistent with The Commons and North Commons neighborhood descriptions. Conclusion 1, Neighborhoods: Considering the existing use west of Lot 33 there is not likely to be a significant change to the neighborhood character. Finding 2, Neighborhoods: Elimination of the Neighborhood Commercial designation on Exhibit 37, Civic and Commercial Plan and the addition of standard residential housing types on Exhibit 35, Housing Plan affects Lots 106-109 in the North Village Phase I. The North Village is located in the Northern Oaks Neighborhood, which is described as a quiet neighborhood with narrow, tree lined streets. In the neighborhood description, there is a notation that the Neighborhood Commercial use is merely an option. Additionally the proposed modification is necessary to satisfy a condition of the North Village Phase I Tentative Plan (File No. 14011) to replace the Neighborhood Commercial center with four standard single family lots. Conclusion 2, Neighborhoods: The proposed modification is consistent the quiet character of the Northern Oaks Neighborhood and consistent with the North Village Phase I Tentative Plan. b. Recreation and Open Space—The Twin Creeks Master Plan includes a Recreation and Open Space Plan in Exhibit 20. 20 Finding, Recreation and Open Space: The proposed modification does not alter, or otherwise change the approved Recreation and Open Space Plan. Conclusion, Recreation and Open Space: Consistent. c. Streetscapes Finding, Streetscapes: The Master Plan incorporates traffic calming devices plan in Exhibit 31 that includes traffic circles and planted medians to promote safety and traffic calming. The proposed modification eliminates five of six planned traffic circles and two planted medians, due to a determination by the City and Project engineers that these features do not affect safety. Elimination of the five traffic circles and two planted medians is more aesthetic than functional and will not adversely affect traffic safety. The proposal does not otherwise alter or change the approved Streetscape Plan. Conclusion, Streetscapes: Consistent. d. Architecture- The Master Plan provides architectural design concepts for each of the three (3) main housing types within the plan. Finding, Architecture: The proposed modification of Lot 33 land use from HMR to LMR does affect the architectural character of the general area by allowing single-story residential buildings where they are currently are not supported in the HMR district. The net effect is that the streetscape appearance around Lot 33 will significantly change from three stories to a one to two story multiplex for senior living adjacent to the existing Retirement Center. Conclusion: The proposed modification represents a departure from the Mixed Use Apartment Prototype in favor of Plexes. The term "Plexes" is defined in Section 17.08.410(C)(2), to include two or more attached units on a single lot with single or multiple stories. They share commons walls but not floors or ceilings. Finding, Architecture: The proposed modification Exhibit 37, Civic and Commercial Plan eliminates Neighborhood Commercial, along with the Neighborhood Retail prototype on Lots 106-109 in the North Village Phase I. Instead Lots 106-109 will utilize the Standard Single Family prototype, which architecturally is consistent with the bulk and scale of the Neighborhood Retail Prototype. It is also important to note that the development of a Neighborhood Commercial center was not mandatory, but merely noted on the Master Plan as an option. Conclusion,Architecture: The proposed modification to Exhibit 37, Civic and Commercial Plan affects the application of architectural style on the subject site, but the overall impact is minimal due to the similarities between the Standard Single Family and Neighborhood Retail prototypes. Finding, Architecture: The proposed modification to Exhibit 31, eliminating traffic circles has no impact on the Architecture Plan implementation in the Twin Creeks Master Plan. 21 Conclusion,Architecture: The proposed modification to Exhibit 31 does not change or otherwise alter the Architecture Plan. 3. Implementation -The Master Plan includes a circulation(street) system and specific street improvement requirements. A Pre-Annexation Agreement was established in 2001 (Ord. 1817) between Twin Creeks Development Co., LLC ("Developer") and the City of Central Point ("City"). The Agreement identified responsibilities, development triggers, and phasing for the project. A new Twin Creeks Transit Oriented Development Agreement ("Development Agreement", Exhibit"A") was established in July 2014 to reset responsibilities and schedules related to remaining transportation improvements and necessary floodway mitigation permitting and construction. The new agreement does not modify the required improvements set forth in the Master Plan. Finding: The proposed modification to the Twin Creeks Master Plan does not alter the approved Implementation measures of the Master Plan and is consistent with the Development Agreement. Conclusion: Consistent. PART 5 CITY OF CENTRAL POINT ZONING ORDINANCE Section 17.09.300 of the Central Point Municipal Code (CPMC) establishes standards and criteria for major modification applications. TOD District and Corridor Master Plan approval criteria are set forth in Chapter 17.66. Findings and conclusions for Section 17.09.300 and Chapter 17.66 are set forth below. Chapter 17.09—Modifications to Approved Plans and Conditions of Approval CPMC 17.09.300(A) Major Modification Defined A. The community development director shall determine that a major modification(s) is required if one or more of the changes listed below are proposed: 1. A change in land use; 2. An increase in density by more than ten percent,provided the resulting density does not exceed that allowed by the land use district; 3. A change in setbacks or lot coverage by more than ten percent,provided the resulting setback or lot coverage does not exceed that allowed by the land use district; 4. A change in the type and/or location of accessways, drives or parking areas affecting off-site traffic; 5. An increase in the floor area proposed for nonresidential use by more than.fifteen percent where previously specified; 6. A reduction of more than ten percent of the area reserved for common open space; 7. Change to a condition of approval, or a change similar to subsections (A)(1) through (6) of this section, that could have a detrimental impact on adjoining properties. The city planning official shall have discretion in determining detrimental impacts warranting a major modification. Finding 17.09.300(A): The Community Development Director determined that the proposed Master Plan Amendment is a Major Modification based on the applicant's request to change the land use designation on Lot 33 in Exhibit 18, Land Use Plan. Other proposed amendments to Exhibit 31, Exhibit 35, Housing Plan and Exhibit ry f.N 36, Mixed Use Plan, and Exhibit 37, Civic and Commercial Plan are considered minor modifications, and are included in this application to maintain a consolidated action. Conclusion 16.10.010: Consistent. CPMC 17.09.300(8) Major Modification Applications; Approval Criteria. An applicant may request a major modification using a Type II or Type III review procedure, as follows: 1. Upon the community development director determining that the proposed modification is a major modification, the applicant shall submit an application form,.filing fee and narrative, and a site plan using the same plan format as in the original approval. The community development director may require other relevant information as necessary, to evaluate the request. Finding 17.09.300(B)(1): The applicant submitted a Major Modification application that includes all required submittals including a narrative that extends the expiration date for the Master Plan to 2030. Conclusion 17.09.300(8)(1): Complies. 2. The application shall be subject to the same review procedure (Type II or Type III), decision-making body, and approval criteria used for the initial project approval, except that adding a conditional use to an approved project shall be reviewed using a Type III procedure. Finding 17.09.300(B)(2): The Twin Creeks Master Plan review and approval was conducted by the Planning Commission using a process equivalent to a Type III application process. The applicant's Major Modification application has been scheduled for review by the Planning Commission at their October 7, 2014 meeting. Conclusion 17.09.300(B)(2): Complies. 3. The scope of review shall be limited to the modification request. For example, a request to modify a parking lot shall require site design review only.for the proposed parking lot and any changes to associated access, circulation,pathways, lighting, trees and landscaping. Notice shall be provided in accordance with the applicable notice requirements for Type II or Type III procedures. Finding 17.09.300(B)(3): The proposed modification is limited to the Twin Creeks Master Plan Exhibits the are affected by the proposed land use adjustment and the associated amendments including: • Exhibit 18, Land Use—Adjust land use designation on Lot 33 in Twin Creeks Crossing Phase I. • Exhibit 31, Traffic Calming—Eliminate 5 of 6 traffic circles. • Exhibit 35, Housing— Eliminate Mixed Use Apartments and Home Occupations on Lot 33; Add Standard Lot designation to lots 106-109 in the North Village. • Exhibit 36, Mixed Use Plan—Eliminate Mixed Use and Home Occupations on Lot 33. • Exhibit 37, Civic and Commercial Plan—Eliminate"Neighborhood Commercial"in the North Village. Conclusion 17.09.300(B)(3): Complies. 4. The decision-making body shall approve, deny, or approve with conditions an application for major modification based on written.findings on the criteria. Finding 17.09.300(B)(4): The findings provided herein address compliance with the applicable review criteria set forth in Section 17.09.300(B),the City's Comprehensive Plan and Twin Creeks TOD Master Plan. Conclusion 17.09.300(B)(4): Complies. Chapter 17.66—Application Review Process for the TOD District and Corridor Four application types in the TOD District and Corridor are subject to review procedures and approval criteria established in Chapter 17.66. TOD District or Corridor Master Plans ("Master Plan"), are one of these application types. Master Plan approval is required for development projects or land divisions involving two or more acres or when a modification to an approved Master Plan involves one of four specific changes as specified in Section 17.66.030(A)(1)(b). CPMC 17.66.030,Application and Review Finding: Twin Creeks submitted a request for a Major Modification to the Twin Creeks TOD Master Plan approved in 2001 by Ordinance 1817. Exhibit 18-Land Use Plan establishes the land use distribution and zoning designations assigned throughout the Master Plan area. The proposal involves modifying Exhibit 18 to adjust the land use on Lot 33 of Twin Creeks Crossing Phase I from HMR to LMR. Adjustments to Exhibits 31- Traffic Calming Plan, 35-Housing Plan, 36-Mixed Use Plan and 37-Civic and Commercial Plan are consistent with the proposed land use adjustment. The proposed land use adjustment will result in a modification to a condition originally approved in 2001 by changing the land use on Lot 33. Conclusion: The application provided required submittals for all proposed modifications and has been reviewed in accordance with the review procedures set forth in Section 17.66.030. CPMC 17.66.040, Parks and Open Spaces This section establishes the requirement for common park and open space to be provided for all residential development within a TOD District or Corridor in accordance with Section 17.67.060. Finding: The Twin Creeks Master Plan Exhibit 20-Recreation and Open Space Plan that provides for 48.7 acres of parks and open space, which is 21% of the total land area affected by the original Master Plan. The proposed Major Modification application does not affect or otherwise modify Exhibit 20. Conclusion: Not applicable. CPMC 17.66.050,Application Approval Criteria Submittal requirements are set forth in Section 17.66.030(B), which include eight elements that provide a comprehensive description of the proposal. Approval criteria includes various sections of the CPMC, which . Finding: The proposed Major Modification application has been reviewed and evaluated against all approval criteria and found to comply. Conclusion: Consistent. CPMC 17.65.040, Land Use—TOD District Establishes four special zone district categories in the TOD District and describes the characteristics for each. These categories include: Residential (LMR—Low Mix Residential MMR—Medium Mix Residential, HMR—High Mix Residential), Employment(EC— Employment Commercial, GC—General Commercial), Civic, and Open Space. Finding: The proposed Major Modification to the Twin Creeks TOD Master Plan modifies Exhibit 18, Land Use Plan adjusting the land use designation on Lot 33, Twin Creeks Crossing, Phase I from HMR to LMR, and Exhibit 35, replacing the Mixed Use Apartments housing type with Apartments/Plexes. The proposed modification aims facilitate expansion of the Retirement Center by constructing a multiplex with 19 cottage units for senior living. All housing types are permitted in the LMR district with the exception of"Senior Housing." The term "Senior Housing"is not defined in Chapter 17.05.400. The modification to Lot 33 in Exhibit 35, Housing Plan, does not refer to "Senior Housing"rather a multiplex for "Senior Living." Multiplexes are allowed within the LMR district. Conclusion: Because the housing type is multiplex, and the housing design is consistent with abutting housing to the north, and Senior Housing is not defined, and the City cannot legally impose age restrictions, the proposed development and use of Lot 33 as a multiplex for use by seniors is considered a permitted use in the LMR district. CPMC 17.65.050, Zoning Regulations—TOD District Regulations are established for each zoning district related to land use, density, dimension standard and development standards. Finding: The proposed modification to Exhibit 18, Land Use, Exhibit 35, Housing Plan and combined Exhibit 36 and 37, Mixed Use and Civic and Commercial Plan include notes clarifying that the illustrations and tables present targeted uses and housing types and are subject to the zoning regulations for the TOD District in applicable sections of the CPMC. Conclusion: The proposed modification does not alter or otherwise modify the requirements of Section 17.65.050. CPMC 17.65.060, Land Use—TOD Corridor Establishes two special zone district categories in the TOD Corridor and describes the characteristics for each. These categories include: Residential (LMR—Low Mix Residential MMR—Medium Mix Residential), and Employment (EC—Employment Commercial, GC— General Commercial). Finding: The Twin Creeks TOD Master Plan is located in the TOD District. Conclusion: Not applicable. CPMC 17.65.070, Zoning Regulations—TOD Corridor Regulations are established for each zoning district related to land use, density, dimension standard and development standards. Finding: The Twin Creeks TOD Master Plan is located in the TOD District. Conclusion: Not applicable. CPMC 17.67, Design Standards, TOD District and Corridor Design standards address circulation and access, site design, public parks and open spaces, and building design for projects in the TOD District or Corridor. Finding: The proposed modification to Exhibit 18, Land Use, Exhibit 31, Traffic Calming Plan, Exhibit 35, Housing Plan, Exhibit 36, Mixed Use Plan and Exhibit 37, Civic and Commercial Plan have been evaluated against the design standards set forth in Chapter 17.67. As evidenced by the Applicant's findings and revised exhibits, all of the uses, site plan and development standards and other standards previously approved shall remain in effect. Conclusion: Consistent. CPMC 17.60, General Regulations Various regulatory requirements, including but not limited to minimum lot size, building height, landscaping and transportation facilities are applicable unless superseded by Sections 17.65.040 through 17.65.070. Finding: The Twin Creeks TOD Master Plan is consistent with the standards and criteria set forth in Sections 17.65.040 through 17.65.050. Conclusion: Not applicable. CPMC 17.65.050, Table 3 and Chapter 17.64, Off Street Parking and Loading Parking standards in the TOD District and Corridor are set forth in Table 3 and Chapter 17.64. Finding: The proposed Major Modification request does not affect off street parking and loading requirements. Conclusion: Not applicable. CPMC 17.70, Historic Preservation Overlay Zone This Chapter provides standards and criteria to ensure the preservation of significant historic sites and buildings in the community. 2 G w Finding: The Central Point Comprehensive Plan, Environmental Management Element includes an inventory of historic sites and structures. There are no historic sites or buildings in the Twin Creeks TOD Master Plan. Conclusion: Not applicable. CPMC 17.76, Conditional Use Permits Conditional use permits may be required in certain zoning districts for uses that require special consideration due to unusual characteristics or locations with special attributes. Standards and criteria that govern conditional use application review and approval are provided in this Chapter. Finding: The proposed Major Modification to amend the Master Plan does not include any proposed conditional uses requiring review per Chapter 17.76. Conclusion: Not applicable. PART 6 SUMMARY CONCLUSION As evidenced in these findings, the proposed Major Modification application to the Twin Creeks Transit Oriented District Master Plan will not cause a modification to the Comprehensive Plan's TOD land use designation. The proposed modifications to the plan do not adversely affect the Master Plan's implementation and are consistent with the applicable criteria set forth in Title 17 of the Central Point Municipal Code and the Statewide Planning Goals. 9 NI w EXHIBIT " A TWIN CREEKS TRANSIT ORIENTED DEVELOPMENT AGREEMENT Effective Date: Parties: City of Central Point ("City") 140 South Third Street Central Point, OR 97502 Twin Creek Development Co., LLC P.O. Box 3577 ("Developer") Central Point, OR 97502 Recitals: A. Developer is the owner of real property located in Jackson County, Oregon more particularly described in Exhibit "A" attached hereto and incorporated herein by reference, located within the Twin Creeks TOD Master Plan. A copy of the Twin Creeks TOD Master Plan Map is attached hereto as Exhibit "B" (the "Subject Property"). B. In 2001, Developer applied for, and City approved, a Pre-Annexation Development Agreement and Master Plan for the Central Point Transit-Oriented District ("TOD"). As part of that agreement, Developer agreed to make a number of transportation and utility improvements to provide service to the Subject Property. Those improvements were incorporated into the Master Plan as conditions of approval. The improvements include, without limitation, railroad crossing and intersection improvements for a new TOD Crossing and upgrades at Twin Creeks Crossing (extended) and Highway 99 per Oregon Public Utilities Commission and ODOT requirements (the "Railroad Crossing"). C. Throughout the course of development of the Subject Property,City contributed substantial improvements to the transportation infrastructure improvements required of Developer under the Master Plan. Further, City has applied for a grant to aid Developer with the costs of the Railroad Crossing. Such grant will not cover the full cost of the Railroad Crossing and Developer will be required to contribute a share of the costs of the crossing in lieu of making the full improvements itself. D. As City is relying upon Developer's contribution to the Railroad Crossing in applying for the grant, and Developer no longer owns all of the land within the 0 co ti a r • Master Plan area, the parties desire to clarify and assure the performance of Developer's obligations related to the Railroad Crossing. Agreement: 1. The recitals are incorporated into this Agreement and made a part hereof. 2. As Developer's share of the cost of improving the Railroad Crossing, Developer . shall: a. Prior to October 1, 2014 obtain the necessary permits from federal, state and local agencies for construction of the extension of utilities and the pavement of Twin Creeks Crossing from the current terminus easterly to the railroad right-of-way improvements as identified in the drawings entitled "Griffin Creek Overflow Flood Mitigation Plan"dated March 1 i, 2013, which is attached hereto as Exhibit "C", and complete construction of same no later than October I, 2015. To secure such obligation, a personal guaranty shall be required, in substantially the form attached hereto as Exhibit "D". If Developer fails to complete construction within the time provided herein,the City may, at its option, make such improvements on Developer's behalf and seek reimbursement for such improvements from Developer, and/or its Guarantor as provided in the personal guaranty attached hereto as Exhibit "D"; and b. Pay to the City into the Railroad Crossing Account the following amounts: No later than December 1, 2014 cash in the amount of$1 25,000.00. No later than December I, 2015 cash in the additional amount of$125,000.00. No later than December 1, 2016 cash in the additional amount of $125,000.00. No later than July 1, 2017 cash in the additional amount of $125,000.00. To secure such obligation, a personal guaranty shall be required, in substantially the form attached hereto as Exhibit "D". i. In the event any payment required of Developer pursuant to this agreement becomes past due for a period of 10 days or more, the principal balance owing pursuant to this Agreement shall, automatically and without further notice to Developer, accrue interest at the rate of twelve percent (12%) per annum until such time as the delinquent payment is paid ("Default Interest"). City may treat the failure to pay such additional interest as a default hereunder. The acceptance of payments or performance by City shall not be deemed a waiver of City's right to collect Default Interest. Interest shall be calculated on the basis of a 30-day month and a 360-day year. ii. In the event construction of the railroad crossing is abandoned by the City and said abandonment is replaced by an alternative route; 29 9. t, which actions shall be acknowledged in the City's Transportation System Plan ("TSP), then the City shall have the authority to use the payments for the designated alternative route. If the City abandons construction of the railroad crossing and does not designate an alternative route; which action shall be acknowledged in the City's TSP, then the City shall refund the payments made by Developer under Section 6 herein, without interest. 3. In consideration for the City's contribution to the transportation improvements identified in the Master Plan approval, Developer agrees to waive all rights to reimbursement from the City for any current or future qualifying Street SDC fees for streets already built or proposed to be built within the Subject Property. 4. As additional consideration for the City's contribution to the transportation improvements identified in the Master Plan approval, Developer agrees to waive all rights to reimbursement from the City for any qualifying Parks SDC fees for parks already built or required to be built in the future within the Subject Property. 5. Nothing herein is intended to alter or modify the requirements to improve the streets, utilities and parks identified in the Master Plan, except as expressly modified herein. 6. This Agreement has been prepared on behalf of the City of Central Point. Developer has been advised that it should seek independent legal counsel as to the effect of this Agreement on its rights. OFFICIAL SEAL ELAINE 8 FROST NOTARY PUBLIC-OREGON rJ TWIN CREEKS DEVELOPMENT CO. tj ` ,. COMMISSION NO. 459162 j , I MY COMMISSION EXPIRES JUNE 26,2015 LLC�.� Dated: 7/3/2P/5/ By: Bret Moore, Manager "Developer" CITY OF CENTRAL POINT Dated: 1 IN i 7 BS' �'�►.�,� l�L�.�.t a.l►tiS mom e 'f" 30 EXHIBIT "A" PROPERTY OWNED BY TWIN CREEKS DEVELOPMENT CO., LLC as of 12-20-2013 kK''' 1 S X ` *1"/.4 , ■ t= l' ; ue}`' } , r t Y4,4, "� yi f SESSORS TA �ASSESSORS� + k� ' ( 1 �rtp �ftcl.• ',� v tit 1(ti N f ` a9i ► ? 7, y ili i 4 NA...; ACCO rNTNO. r *J'as`,""4'ti� FEE 01. E a 7, a 1 372W03DC3400 10140165 TWIN CREEKS DEVELOPMENT COMPANY, LLC 2 372W03CA900 10985724 TWIN CREEKS DEVELOPMENT COMPANY, LLC 3 372W03CA1500 10985726 TWIN CREEKS DEVELOPMENT COMPANY, LLC 4 372W03CA1600 10985725 TWIN CREEKS DEVELOPMENT COMPANY, LIC S 372W03DB900 10985507 TWIN CREEKS DEVELOPMENT COMPANY, LLC 6 372W03CA126 10985748 TWIN CREEKS DEVELOPMENT COMPANY, LLC 7 372W03DC3402 10980147 TWIN CREEKS DEVELOPMENT COMPANY, LLC 8 372W03DC3409 10980154 TWIN CREEKS DEVELOPMENT COMPANY, LLC 9 372W03DC3411 10985594 TWIN CREEKS DEVELOPMENT COMPANY, LLC 10 372W03B1601 10631951 TWIN CREEKS DEVELOPMENT COMPANY, LLC 11 372W03CB7101 10986679 TWIN CREEKS DEVELOPMENT COMPANY, LLC 12 372W03BD4000 10986373 TWIN CREEKS DEVELOPMENT COMPANY, LLC 13 372W03BD4100 10986372 TWIN CREEKS DEVELOPMENT COMPANY, LLC 14 372W03CA704 10986692 TWIN CREEKS DEVELOPMENT COMPANY, LLC 15 372W03BD2900 10986398 TWIN CREEKS DEVELOPMENT COMPANY, LLC 16 372W03BC2700 10986415 TWIN CREEKS DEVELOPMENT COMPANY, LLC 17 372W03CA111 10985733 TWIN CREEKS DEVELOPMENT COMPANY, LLC 18 372W03CA130 10985752 TWIN CREEKS DEVELOPMENT COMPANY, LLC 19 372W03BD3800 10986375 TWIN CREEKS DEVELOPMENT COMPANY, LLC 20 372W03CA801 10986694 TWIN CREEKS DEVELOPMENT COMPANY, LLC 21 372W03BD2000 10986395 TWIN CREEKS DEVELOPMENT COMPANY, LLC 22 372W038D2100 10986405 TWIN CREEKS DEVELOPMENT COMPANY, LIC 23 372W03BC2500 10986413 TWIN CREEKS DEVELOPMENT COMPANY, LLC 24 372W03803203 10986685 TWIN CREEKS DEVELOPMENT COMPANY, LLC 25 372W03CA702 10986690 TWIN CREEKS DEVELOPMENT COMPANY, LLC 26 372W03BC800 10986407 TWIN CREEKS DEVELOPMENT COMPANY, LLC 27 372W03BD4200 10986369 TWIN CREEKS DEVELOPMENT COMPANY, LLC 28 372W03CB7200 10986421 TWIN CREEKS DEVELOPMENT COMPANY, LLC 29 372W03BC2000 10986429 TWIN CREEKS DEVELOPMENT COMPANY, LLC 30 372W03B1800 10196422 TWIN CREEKS DEVELOPMENT COMPANY, LLC 31 372W03BC900 10986408 TWIN CREEKS DEVELOPMENT COMPANY, LLC 32 372W03CA703 10986691 TWIN CREEKS DEVELOPMENT COMPANY, LLC 33 372W03CA802 10986695 TWIN CREEKS DEVELOPMENT COMPANY, LLC 34 372W03CA803 10986696 . . TWIN CREEKS DEVELOPMENT COMPNY, LLC 35 372W03BD3201 .10986683 . TWIN CREEKS DEVELOPMENT COMPANY, LLC 36 372W03CA114 * ' . ` 10985736 r TWIN CREEKS DEVELOPMENT COMPANY, LLC 37 372W03BD3200 1098639'9 ' ' TWIN CREEKS DEVELOPMENT COMPANY, LLC 38 372W03BD2300 10986396 TWIN CREEKS DEVELOPMENT COMPANY, LLC 39 372W03BD3500 10986378 TWIN CREEKS DEVELOPMENT COMPANY, LLC 40 372W038D3600 10986377 TWIN CREEKS DEVELOPMENT COMPANY, LLC 31 1 EXHIBIT "A" a' -' ASSESSORS T '7 `- < i, +i h" h r? . . AX LOTS ,,��ASSESSORS " 'c``� R .�5 ,,, } flJ , fry y.4. , t% a,, t rS:tZ ;f::r taw *jLj y 3 T.?if,g .'�vt :' .1 '4,,, (No._ , - 4;,NO ;, •,4, .tx: k�'ACCOUNT NO`'' 1:t iT u xr:c< it:v1 4-: �-� 4:''i'r'^'`".3�..`� FzECO•,WN R n ��;�r¢,.". .�:,•,.: 41 372W03BD3300 10986401 TWIN CREEKS DEVELOPMENT COMPANY, LLC 42 372W03CA800 10986400 TWIN CREEKS DEVELOPMENT COMPANY, LLC 43 372W03CA1100 10985722 TWIN CREEKS DEVELOPMENT COMPANY, LLC 44 372W03CA1200 10985721 TWIN CREEKS DEVELOPMENT COMPANY, LLC 45 372W038C700 10986393 TWIN CREEKS DEVELOPMENT COMPANY, LLC 46 372W03BD3202 10986684 TWIN CREEKS DEVELOPMENT COMPANY, LLC 47 372W03CA804 10986697 TWIN CREEKS DEVELOPMENT COMPANY, LLC 48 372W03CB7100 10986420 TWIN CREEKS DEVELOPMENT COMPANY, LLC 49 372W03C101 10633028 TWIN CREEKS DEVELOPMENT COMPANY, LLC 50 372W03CA108 10985730 TWIN CREEKS DEVELOPMENT COMPANY, LLC 51 372W03CA113 10985735 TWIN CREEKS DEVELOPMENT COMPANY, LLC 52 372W03BC2200 10986410 TWIN CREEKS DEVELOPMENT COMPANY, LLC 53 372W03BC2300 10986411 TWIN CREEKS DEVELOPMENT COMPANY, LLC 54 372W03CA109 10985731 TWIN CREEKS DEVELOPMENT COMPANY, LLC 55 372W03C138 10985727 TWIN CREEKS DEVELOPMENT COMPANY, LLC 56 372W03C87103 10986681 TWIN CREEKS DEVELOPMENT COMPANY, LLC 57 372W03CA1400 10985728 TWIN CREEKS DEVELOPMENT COMPANY, LLC 58 372W03BD1700 10986394 TWIN CREEKS DEVELOPMENT COMPANY, LLC 59 372W038D2600 10986397 TWIN CREEKS DEVELOPMENT COMPANY, LLC 60 372W03CA110 10985732 TWIN CREEKS DEVELOPMENT COMPANY, LLC 61 372W03CA112 10985734 TWIN CREEKS DEVELOPMENT COMPANY, LLC 62 372W03CA705 10986693 TWIN CREEKS DEVELOPMENT COMPANY, LLC 63 372W03BD1300 10986390 TWIN CREEKS DEVELOPMENT COMPANY, LLC 64 372W03BD3302 10986687 TWIN CREEKS DEVELOPMENT COMPANY, LLC 65 372W03BD3900 10986374 TWIN CREEKS DEVELOPMENT COMPANY, LLC 66 372W03BD3301 10986686 TWIN CREEKS DEVELOPMENT COMPANY, LLC 67 372W03BD3100 10986380 TWIN CREEKS DEVELOPMENT COMPANY, LLC 68 372W03BC201 10991725 TWIN CREEKS DEVELOPMENT COMPANY, LLC 69 372W03CA107 10985595 TWIN CREEKS DEVELOPMENT COMPANY, LLC 70 372W03BD3700 10986376 TWIN CREEKS DEVELOPMENT COMPANY, LLC 71 372W03C36600 10986445 TWIN CREEKS DEVELOPMENT COMPANY, LLC 72 372W03BC354 10998395 TWIN CREEKS DEVELOPMENT COMPANY, LLC 73 372W03BC316 10998387 TWIN CREEKS DEVELOPMENT COMPANY, LLC 74 372W03BC318 10998389 TWIN CREEKS DEVELOPMENT COMPANY, LLC 75 372W03BC319 10998390 TWIN CREEKS DEVELOPMENT COMPANY, LLC 76 372W03BC303 10998373 TWIN CREEKS DEVELOPMENT COMPANY, LLC 77 372W03BC300 10633036 TWIN CREEKS DEVELOPMENT COMPANY, LLC 78 372W03BC310 . 10998381 TWIN CREEKS DEVELOPMENT COMPANY, LLC 79 372W03BC308 10998379 TWIN CREEKS DEVELOPMENT COMPANY, LLC 80 372W03BC309 10998380 TWIN CREEKS DEVELOPMENT COMPANY, LLC 81 372W03BC306 10998377 TWIN CREEKS DEVELOPMENT COMPANY, LLC 82 372W03BC305 10998376 TWIN CREEKS DEVELOPMENT COMPANY, LLC 83 372W03BC307 10998378 TWIN CREEKS DEVELOPMENT COMPANY, LLC 84 372W03BC100 10883813 TWIN CREEKS DEVELOPMENT COMPANY, LLC 2 3 2 EXHIBIT °°A" r _ r` i�'ASSESSORS TAX LOT ', r ASSESSORS .' ,.'-i, r z'•x i";..��{\-'-''1',s:, a , •*` ik" - _ i r Cr �A y r,„,, F �y, F:• ;fir s". 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I ill ie . l:a}1.a•rd .."— .. . - .� — ••.• O ., xiY C#da i€ LII , Y Memorandum s amrr:r .t_ .'r ....• •may-ti:.,w w.: va +•�r <v,rMe c.:, .$(,4 s_« ' Northwest Hydraulic Consultants 16300 Christensen Road,Suite 350 Seattle, WA 98188 206.241.6000 206.439.2420 (fax) DATE: August'5,2O13 NHC PROJECT:200044 TO: Bret Moore COMPANY/AGENCY: Twin Creeks Development Company, LLC FROM: Peter Brooks, P.E. SUBJECT: FEMA Conditional Letter of Map Revision Application for the Twin Creeks Development Project Introduction Northwest Hydraulic Consultants Inc. (NHC) has been retained by the Twin Creeks Development Company LLC(TCDC)to prepare a Conditional Letter of Map Revision (CLOMR)application package for the Twin Creeks Development in the City of Central Point,Jackson County, Oregon (FEMA Community Number 410092). The Twin Creeks Development is located along a recently designated FEMA 100-year floodplain (Zone AE), with regulatory floodway, which became effective with the adoption of the Jackson County Flood Insurance Study(FIS) in May, 2011 (FEMA, 2011). The floodplain within the development is an overflow path that connects the left overbank of Griffin Creek to the right overbank of Jackson Creek. A conceptual-level flood improvement design has been developed to more efficiently convey Griffin Creek overflow through the site. The primary improvement consists of excavating a continuous overflow channel along the eastern edge of the project site to improve overall flood conveyance through the development. The flood improvement design also includes a proposed double-barreled culvert structure routing flows below the Twin Creeks Crossing. The Twin Creeks Crossing will serve as a main arterial connecting the development with Pacific Highway (State Highway 99)located to the east (see Figure 1). Anticipated flood improvements associated with these features include lowered Base Flood Elevations(BFEs)and reduced 100-year floodplain and floodway extents,relative to effective conditions. This memorandum summarizes the approach and results of the technical analysis conducted by NHC for the Twin Creeks Development CLOMR. Background The Twin Creeks Development is located within a recently designated Special Flood Hazard Area (SFHA) between two separate flooding sources,Jackson and Griffin Creeks (see Figure 1). The SFHA, including regulatory floodway,were determined through detailed studies of Jackson and Griffin Creeks conducted by NHC for the City of Central Point(City)and FEMA as part of the Jackson County FIS(FEMA,2011). Findings from these studies indicated that flooding in the area originates from overflow of Griffin Creek, immediately upstream of Pacific Highway,and continues to the northwest to merge with Jackson Creek. ' "I _. •_'l .. AF.r+LI is tw. r . t'',:x K�' ,±N L ' 1°! water,resource specialists . 4 EXHIBIT cri • / Page 2 The reach COflnectàng Griffin and Jackson Creeks within the development is referred to as the'Jackson Creek Overbank', ..‘, ': - i 7, , .',' s ifr- ■-, ." \ 9.: -A -.4.`<.A4... "1- ...--(.,-; !-4,, . i-p-..).•-yfi 1.11 •/ .. , 1 .0 X.:..-.,•:-. i;,ti- k....k-1 . VrA4''f,e, At,'''t'dk l't1.:-/, f.,:l t• ...".77 .1. • '••!.'. t{i ti•4 ••"- . ! ' il.\ ,A4 -..' '' I tv k, k. ,,.4,,,fr, „.., ,, ..;,,,...-4, 4,.. ..,,..4,.,.,.., . .._ nn.. _ 4.. „,,,,,_ —.-,,,,, , • ,,.,...,, ,,,..,,,-4,..z.,..„. • ,,.., ,,,, ,,4,,.. „,. sip Of •,•, <4.t..-V 1 le•,•19,..!..-:11 1,-:.- .-..;•-4 4 .,. 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II:, I ,?.. ,; ..,....-4. -- .., .2.... ; "0.1- '114 ,,,rct.....,,,,,.i7 -(0,,,,,,,,. .... 1,, I 'NA.,, ..1 tr,,:ki. .. it i." ..-*/k•• -,."'-;;,4 .15r.:n. *W$.1X;:...7''' '.11, -4,.;.; ' In .4.1r. ..,...,ti, 'i/A.,..•':,.7 ('-„,•1',. .Ail..i.\ .t••`\,..,1 V:,AZ7,{1; .,..,.,";-.1=1,..i‘t,j 4,,,4,''‘Art t...4 -1. tzl,:-.24L;:i.:4 ,-!-,. t.J-H.:'1;1 i•-,%,,J ''- 1,, ,.. ,..-:,,,,': 1-";:/. r,.a.N.-4: 1 r Figure 1 location Map of Twin Creeks Development showing Effective FEMA Flood Hazard Mapping(FEMA,011). •• /Y '� �� i EXHIBIT "C" Page 3 The effective floodplain mapping between the two study reaches,through the Twin Creeks Development, is broad and unconfined, resulting in a relatively wide floodway delineation. It should be noted that this reach does not receive perennial flow and would function as an overflow channel during infrequent, high magnitude flood events (there has been no observed flooding from Griffin Creek at the project site). Draft mapping for Griffin and Jackson Creeks was provided to FEMA in 2008,and the restudies of both creeks became effective when the Jackson County FIS was adopted by FEMA and Jackson County on May 3,2011. The Twin Creeks Development is a master plan community that precedes the most recent FEMA studies within the City of Central Point. When construction of the Twin Creeks Development began, prior to initiation of NHC's detailed studies of Jackson and Griffin Creeks,the area was not mapped as a SFHA. Development continued while the technical analysis for the updated FIS was being conducted(2006 to 2009). In 2009,the City began using preliminary flood hazard mapping, provided by NHC,to regulate development. Thereafter,construction within the Twin Creeks Development was limited to areas outside what is now the effective floodway. To date, development within the Twin Creeks project site is compliant with both FEMA and City floodplain management regulations. CLOMR Submittal Information This memo contains appropriate supporting information for the CLOMR submittal. A narrative on the technical analysis is provided in the following text. Other supporting information prepared by NHC is provided in the appendices as follows: Appendix A. Certified Topographic Floodplain and Floodway Map Appendix B. Annotated FIRM Appendix C. Completed MT-2 Application Forms Appendix D. NFIP Regulatory Requirements, including a proposed example public announcement and notification letter for floodway revision Additional supporting information to be attached to this submittal includes: Conceptual-Level Flood Improvement Design Plans(provided by Whetstone Engineering) Endangered Species Act(ESA) Compliance Documentation (provided by the TCDC) Technical Analysis NHC completed several technical tasks for this CLOMR following FEMA MT-2 instructions. Model scenarios presented include a Duplicate Effective Model that replicates the water surface elevations in the effective Jackson County FIS,and a Revised Conditions Model simulating the proposed construction of the flood channel. Elevations specified in this memo are referenced to the NAVD 1988 vertical datum. Data Description Duplicate Effective Conditions NHC completed the most recent detailed flood studies of Griffin and Jackson Creeks for the City of Central Point and FEMA as part of the recently adopted Jackson County FIS(FEMA, 2011). As such, NHC already has possession of the duplicate effective hydraulic models for both Jackson and Griffin Creeks, 4 EXHIBIT "C" Page 4 as well as the 2006 City of Central Point LiDAR topographic data used for the floodplain mapping. These data were located in the Technical Support Data Notebook(TSDN)submitted to FEMA at the conclusion of the Jackson County FIS. Revised Conditions Revised condition topographic data in the form of a master grading plan were provided to NHC by Whetstone Engineering on December 18,2012. The grading plan consisted of 1-foot interval contours, in AutoCAD format, and included areas developed after the 2006 LiDAR were collected and while the effective FIS was being conducted from 2006 to 2009,as well as the proposed development of the Phase III area of the North Village (see Figure 1). This submitted technical assessment assumes there is no development of the North Village outside of the 'Phase Ill' portion (see Figure 1). NHC used the grading plan data provided by Whetstone Engineering to construct a digital elevation model (DEM) in ArcGIS of the Revised Conditions. The grading plan includes construction of a continuous flood (or overflow)channel and culvert structure at the Twin Creeks Crossing. The flood channel would connect with the existing detention pond adjacent to Griffin Creek and proceed northward toward Jackson Creek. Physically,the flood channel terminates at a proposed detention pond at the northern limit of the Twin Creeks development, but during a 100-year event this area will be inundated and drain overland toward the Scenic Avenue Bridge crossing to the west on Jackson Creek. The proposed flood channel would consist of a compound channel(see Figure 2). The top width of the proposed flood channel would range from 65 to 75 feet with approximately 20-foot wide flood benches located on either side of an existing 20-foot wide drainage swale. This swale was constructed between 2006 and 2009 and includes six approximately 2- foot high check dam structures located within the channel for stormwater treatment purposes. The project also proposes to construct a culvert crossing consisting of two 18-foot wide, 9-foot tall arch structures at Twin Creeks Crossing,a primary access point between the Twin Creeks Development and Pacific Highway. Conceptual-level flood improvement plans for the proposed channel and culvert structure, prepared by Whetstone Engineering, are attached to this submittal. T Jack,n L.eew Hydlauiic Model Pu n.Reviaxd Floadpuam 2/28/7013 Rt..•Jpfn1MQ..te,{Rem.UU•M•n RS.MOM 1217' W- ! h1 leonn N3 1NK G:nb Lr 31. 1h■ 124. lu 126' 12Y' 0 '✓1 10D 13C �p _ 3am(Rt Figure 2 Cross-section profile of proposed compound channel(River Station 2350.68) EXHIBIT "C" Page 5 Engineering Methods—Hydraulic Modeling General Model Description The Jackson Creek HEC-RAS hydraulic model includes the main stem of Jackson Creek located to the west of the Twin Creeks Development(see Figure 1),but also includes Jackson Creek Overbank reach which was used to compute flood levels within the Twin Creeks Development. As previously mentioned, flood waters enter the Jackson Overbank reach from Griffin Creek where overtopping of the left bank occurs upstream of Pacific Highway. Discharges escaping the Griffin Creek system and entering the Jackson Overbank reach were computed through a series of"lateral structures" within the HEC-RAS model for the 10-,50-, 100-,and 500-year return periods. These discharges from the effective FIS were used for this CLOMR analysis and are provided in Table 1. Table 1. Computed Flood Discharges Entering the Jackson Creek Overbank Reach from Griffin Creek (FEMA,2011). Return Period 10-year 50-year 100-year 500-year Discharge(cfs) 326 922 1220 1850 1 • Duplicate Effective and Revised Condition HEC-RAS models are being submitted as part of this CLOMR analysis. Two HEC-RAS'plans' are associated with each modeled condition: a Floodplain and Floodway plan. Separate Floodplain and Floodway plans were developed because changes to the geometry files were necessary to perform the encroachment analysis (e.g.turning off optimization of lateral weirs). Duplicate Effective Model The effective model is available,as previously discussed; however, it was developed using HEC-RAS Version 3.1.3. The effective model was re-run in HEC-RAS Version 4.1.0 for the CLOMR analysis and the 100-year and Floodway simulations have been reproduced within 0.01 feet at FEMA lettered cross- sections C through N (Table 2). Differences at cross-section A and B are a maximum of 0.23 feet and are the result of late modifications made to the Jackson Creek model that did not get incorporated into the adopted Jackson County FIS (FEMA, 2011). The Duplicate Effective Model consists of the entire Jackson Creek HEC-RAS model, including the Jackson Creek Overbank reach, which spans the area proposed to be physically modified by the project. The effective Jackson Creek Overbank reach contains a total of 16 cross-sections, 14 of which are lettered (A to N) as shown in Appendix 8. The upstream and downstream limits of the Jackson Creek Overbank reach are delineated by study break lines. Therefore, any changes on the Overbank Reach do not propagate upstream and impact conditions in Griffin Creek as long as the submergence of the lateral structures does not change. The model includes downstream to Jackson Creek in order to tie into the effective model. Revised Condition Model The Revised Condition Model was created by adding the proposed flood channel and twin barrel culvert structure combined with the revised condition grading plan mentioned in the Data Description section. A total of 31 new cross-sections were inserted into the Jackson Overbank reach in the Revised Conditions Model to augment the 16 cross-sections in the Duplicate Effective Model(see Appendix A). The new cross-sections were added to represent the geometries of the six existing check-dam structures 4 EXHIBIT "C" Page 6 and the Twin Creeks Crossing culvert structure as well as an additional proposed check-dam structure to be located at the outlet of the upstream detention pond. An additional modification made to the Revised Condition Model included splitting the Jackson Creek Overbank reach into parallel reaches between effective cross-sections I and N, to separately compute flood levels between the proposed flood channel and the left overbank. Only 5%of`the total 100-year discharge(Table 1) is computed as entering the left overbank'split.reach._Co mputed'flooding imthe overbank split reach is predominantly shallow(less than 1-foot):sheet flow, but deepens to over 1-foot in a small area in The vicinity of cross-section 1; Considering.the;ponding nature-of'computed flooding in this area,i.e.constant elevation and low velocity,it was delineated Zone AH with.an elevation of 1246 feet. Downstream of this area,shallow(less'than 1-foot)sheet flow flooding resumes. Table 2. Comparison of Effective FIS to Duplicate Effective Water Surface Elevations for the 100-year and"Floodway Simulations. Effective FIS - Cross- Section 100-year Floodplain Floodway QJ ro > Station in ' '- ai CL a 0) 4- v a Q _ Y Parenthesis) w w v w u.-. O w t� tt " v' 0 La o d LL, LL Cu., o � A (793.2) 1238.36 1238.49 -0.13 1239.18 1239.18 0.00 B (951.8) 1238.61 1238.84 -0.23 1239.60 1239.60 0.00 C(1188.3) 1239.72 1239.72 0.00 1240.56 1240.56 0.00 D(1554.8) 1240.75 1240.75 0.00 1241.33 1241.33 0.00 E(1689.0) 1241.82 1241.81 0.01 1242.55 1242.55 0,00 F(1966.3) 1242.82 1242.82 0.00 1243.76 1243.76 0.00 G(2113.1) 1243.65 1243.65 0.00 1244.54 1244.54 0.00 H(2270.1) 1244.36 1244.37 -0.01 1245.29 1245.29 0.00 1(2422.0) 1245.25 1245.25 0.00 1245.97 1245.97 0.00 1 (2548.0) - 1245.86 - 1246.71 1246.71 0.00 K(3071.0) 1248.35 1248.34 0.01 1249.25 1249.25 0.00 L(3454.7) 1250.99 1250.99 0.00 1251.94 1251.94 0.00 M(3722.3) 1252.21 1252.21 0.00 1253.18 1253.18 0.00 N(3956.5) 1254.01 1254.01 0.00 1254.05 1254.05 0.00 Overall, the Revised Condition Model shows reductions in flood levels along the entire Jackson Creek Overbank reach compared to the effective conditions (Table 3). The upstream and downstream limits of the Jackson Creek Overbank reach are delineated by study reach breaklines, between Griffin Creek and the mainstem of Jackson Creek, respectively. Downstream,the Revised Condition Model simulates effective conditions to within 0.20 feet, which is within the 0.5 foot threshold specified by FEMA. Upstream,the proposed work within the Twin Creek Development will not impact the quantity of overflow entering the project (Table 1), thus changes to BFEs will not propagate upstream into Griffin Creek and the flood hazard boundaries are effectively tied-in at the study breakline between the two reaches. Table 4 tabulates the FEMA Floodway Data Table information from the Revised Model. EXHIBIT "C" Page 7 Table 3. Comparison of Duplicate Effective and Revised Conditions. River Station 100-Year Floodplain ftoodway Effective Revised w w (FEMA Cross- section Letter in 4T y c c U 0) y c C u parenthesis, u ° y ° v u 4-, Q a a where j 4- Q) > 0) ._ y D. 4- v > > 4- w ill appropriate) O w w cc w i3 4 0 w w CC w a Y 793.2(A) 0.28 1238.49 1238.29 -0.20 1239.18 1239.17 -0.01 951.8(8) 160.54 1238.84 1238.39 -0.45 1239.60 1239.31 -0.29 232.77 - 1238.42 - - 1239.38 - - 247.95 - 1238.49 - - 1239.39 - - 265.49 - 1238.57 - - 1239.46 - 1188.3(C) 401.53 1239.72 1238.84 -0.88 1240.56 1239.73 -0.83 579.14 - 1239.41 - - 1240.12 - - 706.95 - 1239.94 - - 1240.52 - - . 718.52 - 1239.98 - - 1240.49 - - 731.28 - 1240.27 - - 1240.71 - 1554.8(D) 783.83 1240.75 1240.45 -0.30 1241.33 1240.92 -0.41 1689.0(E) 1002.15 1241.81 1241.15 -0.66 1242.55 1241.76 -0.79 1117.80 - 1242.03 - - 1242.28 - - 1187.03 - 1242.18 - - 1242.64 - - 1200.04 - 1242.35 - - 1242.59 - - 1211.98 - 1242.57 - - 1243.01 - 1966.3(F) 1249.04 1242.82 1242.71 -0.11 1243.76 1243.26 -0.50 2113.1 (G) 1358.70 1243.65 1243.11 -0.54 1244.54 1243.72 -0.82 2270.1(H) 1495.18 1244.37 1243.85 -0.52 1245,29 1244.27 -1.02 2422.0(I) 1646/6 1245.25 1244.82 -0.43 1245.97 1244.94 -1.03 - 1664.09 - 1244.96 - - 1245.01 - 1677.51 - 1244.96 - - 1245.00 - - 1691.00 - 1245.38 - - 1245.43 - 2548.0(1) 1757.49 1245.86 1245.70 -0.16 1246.71 1245.80 -0.91 1866.28 - 1246.13 - - 1246.27 - - 2019.16 - 1246.93 - - 1247.08 - - 2138.75 - 1247.67 - - 1247.78 - - 2153.71 - 1247.57 - - 1247.70 3071.0(K) 2178.49 1248.34 1248.33 -0.03 1249.25 1248.43 -0.82 2350.68 • 1249.15 • - 1249.28 - 3454.7(1..) 2564.28 1250.99 1250.11 -0.88 1251.94 1250.23 -1.71 - 2611.46 - 1250.37 - - 1250.49 - - 2626.62 - 1250.38 - - 1250.50 - . 2642.96 - 1250.76 - - 1250.89 - - 2673.75 - 1250.81 - - 1250.94 - - 2732.76 - 1250.86 - - 1250.98 - 3722.3(M) 2832.34 1252.21 1251.22 -0.99 1253.18 1251.35 -1.83 - 2865.01 - 1251.36 - - 1251.49 - - 2927.39 - 1251.79 - - 1251.94 - - 3048.78 - 1252.80 - - 1253.13 - 3956.5(N) 3067.82 1254.01 1252.83 -1.18 1254.05 1253.16 -0.89 - 3110.56 - 1252.85 - - 1253.18 - - 3143.45 - 1252.97 - - 1253.31 - - 3341.92 - 1253.41 - 1253.71 - - 3355.18 - 1253.30 - - 1253.61 - - 3370.57 - 1253.65 - - 1253.90 - - 3639.01 - 1254.33 - - 1254.56 - 9 EXHIBIT "C" Page 8 Table 4. Revised Floodway Information. Effective RAS Revised RAS River Station River Station (FEMA Cross- section Letter in parenthesis, Mean Without With where Width Area Velocity Floodway Floodway Increase appropriate) (feet) (sq ft) (ft/sec) (feet) (feet) (feet) 793.2(A) 0.28 82 379 3.2 1238.3 1239.0 0.7 951.8(B) 160.54 65 335 3.6 1238.4 1239.2 0.8 232.77 65 313 3.9 1238.4 1239.3 0.8 - 247.95 66 289 4.2 1238.5 1239.3 0.8 - 265.49 66 307 4.0 1238.6 1239.3 0,8 1188.3(C) 401.53 64 279 4.4 1238.8 1239.6 0.8 579.14 63 245 5.0 1239.4 1240.0 0.6 - 706.95 63 242 5.1 1239.9 1240.5 0,5 718.52 63 208 5.9 1240.0 1240.4 0.5 - 731.28 63 240 5.1 1240.3 1240.7 0,4 1554.8(D) 783.83 63 235 5.2 1240.5 1240.9 94 1689.0(E) 1002.15 63 223 5.5 1241.2 1241.8 0.6 - 1117.80 64 211 5.8 1242.0 1242.3 0.2 1187.03 63 210 5.8 1242.2 1242.6 0.5 - 1200.04 65 176 6.9 1242.4 1242.6 0.2 - 1211.98 64 222 5.5 1242.6 1243.0 0.4 1966.3(F) 1249.04 69 237 5,2 1242.7 1243.3 0.5 2113.1(G) 1358.70 72 244 5.0 1243.1 1243.7 0.6 2270.1(H) 1495.18 78 244 5.0 1243.9 1244.3 0.4 2422.0(I) 1646.26 73 220 5.5 1244.8 1244.9 0.1 1664.09 77 219 5.6 1245.0 1245.0 0.1 1677.51 76 186 6.6 1245.0 1245.0 0.1 - 1691.00 76 239 5.1 1245.4 1245.4 0.1 2548.0(1) 1757.49 76 242 5.0 1245.7 1245.8 0.1 - 1866.28 77 230 5.3 1246.1 1246.3 0.1 - 2019.16 79 218 5.6 1246.9 1247.1 0.1 - 2138.75 75 218 5.6 1247.7 1247.8 0.1 - 2153.71 80 168 7.3 1247.6 1247.7 0.1 3071.0(K) 2178.49 75 244 5.0 1248.3 1248.4 0.1 - 2350.68 76 241 5.1 1249.2 1249.3 0.1 3454.7(1) 2564.28 74 226 5.4 1250.1 1250.2 0.1 2611.46 73 236 5.2 1250.4 1250.5 0.1 2626.62 77 206 5.9 1250.4 1250.5 0.1 2642.96 75 294 4.2 1250.8 1250.9 0.1 2673,75 68 270 4.5 1250.8 1250.9 0.1 2732.76 52 209 5.8 1250.9 1251.0 0.1 3722.3(M) 2832.34 49 193 6.3 1251.2 1251.4 0.1 - 2865.01 42 191 6.4 1251.4 1251.5 0.1 2927.39 42 236 5.2 1251.8 1251.9 0.2 - 3048.78 42 281 4.4 1252.8 1253.1 0.3 3067.82 43 275 4.4 1252.8 1253.2 0.3 3956.5(N) 3110.56 43 245 5.0 1252.9 1253.2 0.3 3143.45 49 262 4.7 1253.0 1253.3 0.3 - 3341.92 52 278 4.4 1253.4 1253.7 0.3 - 3355.18 49 216 5.7 1253.3 1253.6 0.3 - 3370.57 54 284 4.3 1253.7 1253.9 0.3 _ 3639.01 _ 66 267 4.6 1254.3 _1254.6 0.2 5 0 E)[1WRIT "rill Page 9 Notification This CLOMR lowers BFEs, reduces the extent of the 100-year floodplain, and proposes to narrow the floodway. In order to comply with NFIP and FEMA standards and policy for a proposed floodway revision, the FEMA MT-2 instructing state that the community can either be alerted through a published public announcement or individual letters sent to affected landowners. Examples of the proposed public announcement and notification letter for floodway revision are provided in Appendix D. Following acceptance of the language in these documents one or the other will be used to alert the community of the proposed project. Compliance with Endangered Species Act The TCDC has completed environmental permitting that documents that the project does not"take" or harm endangered species and is therefore in compliance with the Endangered Species Act. The relevant ESA compliance documentation, provided by the TCDC, is attached to this submittal. References Federal Emergency Management Agency(FEMA). 2011. Flood Insurance Study, Jackson County, Oregon and Incorporated Areas. Flood insurance Study Number 41029V000A. May 3. Northwest Hydraulic Consultants (NHC). 2008. Hydraulic Summary, City of Central Point,Jackson County, Oregon. Document prepared for Michael Baker Jr.Corp. July 10. 51 EXHIBIT "C" Appendix A. Certified Topographic Floodplain and Floodway Maps EXHIRIT "(►rr EXHIBIT"D" GUARANTY Date: Ju/l 3 , 20ly OBLIGOR: TWIN CREEKS DEVELOPMENT CO., LLC GUARANTOR: Ak L oG/z� J01,i1,-} CREDITOR: CITY OF CENTRAL POINT, a municipal corporation OBLIGATIONS GUARANTEED: The payment and performance of all liabilities and obligations owing by Obligor to Creditor pursuant to the Twin Creeks Transit Oriented Development Agreement dated J( , 2014 ("Agreement") for the extension of Twin Creeks Crossing, including cons iibution to the costs of a railroad crossing within Twin Creeks TOD Master Plan in the original amount of Five Hundred Thousand and 00/100 Dollars ($500,000.00) and the costs for construction of the extension of utilities and the pavement of Twin Creeks Crossing from the current terminus easterly to the • railroad right-of-way improvements as identified in the drawings entitled "Griffin Creek Overflow Flood Mitigation Plan"dated March 11, 2013, as identified in Section 2a and 2b of the Agreement. For a valuable consideration the undersigned Guarantor, and each of them, jointly and severally and unconditionally guarantees and promises to pay, on demand, in lawful money of the United States of America, any and all indebtedness of the above named Obligor to Creditor, and Creditor's successors and assigns, as follows: I. MAXIMUM LIABILITY: The liability of Guarantor hereunder shall not exceed at any one time the sum of: (a) The liabilities and obligations guaranteed described above including the principal amount thereof, if any; (b) An amount equal to all interest owed by Obligor at any time hereafter upon the principal indebtedness of Obligor, or owing with respect to the guaranteed liabilities and obligations; provided, that if such indebtedness shall exceed the dollar amount specified in item (a)above, if any, interest to be included in this item shall be on such indebtedness not exceeding the amount specified in item (a) as shall be designated by Creditor; and (c) All costs, expenses and attorneys' fees, including any on appeals, incurred by Creditor in connection with the collection of the indebtedness of Obligor, with the guaranteed liabilities and obligations, or with the repossession, foreclosure and sale of any collateral. Such limitation on liability shall not be a restriction on the amount of the indebtedness of Obligor to Creditor either in the aggregate or at one time. 2. "INDEBTEDNESS" DEFINED: The word "indebtedness" is used herein in its most comprehensive sense and includes, but is not limited to, any and all advances, debts, obligations, and liabilities of Obligor, or any one or more of them, including judgments against Obligor, heretofore, now, or hereafter made, incurred or created, whether voluntarily or involuntarily and however arising,whether due or not due, absolute or contingent, liquidated or unliquidated, determined or undetermined, and whether Obligor may be liable individually or jointly with others or primarily or secondarily, or as guarantor,and whether recovery upon such indebtedness may be or hereafter may become barred by any statute of limitations, and whether such indebtedness may be or hereafter may become otherwise unenforceable and whether such indebtedness arises from transactions which may be voidable on account of infancy, insanity, ultra vires or otherwise. 3. NATURE OF GUARANTOR'S UNDERTAKING: The liability of Guarantor hereunder shall be open and continuous for as long as this guaranty shall be in force. Guarantor intends to guarantee at all times the performance of all obligations of Obligor to Creditor within the limits set forth above. Thus, no payments made upon Obligor's indebtedness shall he held to discharge or diminish the liability of Guarantor for any and all remaining and succeeding indebtedness of Obligor to Creditor. The liability of Guarantor hereunder shall be enforceable against both the separate and community property of Guarantor existing at the date of execution hereof or hereafter acquired. 4. CREDITOR'S RIGHTS AND OBLIGATIONS IN DEALING WITH OBLIGOR: Guarantor authorizes Creditor to deal with Obligor and Obligor's sureties, endorsers and other guarantors in any manner in which Creditor sees fit in connection with any indebtedness of Obligor to Creditor, now or hereafter created, without any further consent or authorization from Guarantor being necessary. Specifically, but without limiting the powers of Creditor, Creditor may extend the time for payment of any indebtedness of Obligor, Creditor may release or agree not to sue Obligor's sureties, endorsers, or other guarantors on any terms it chooses; Creditor may sue or fail to sue Obligor upon any overdue indebtedness; all of the foregoing without the necessity of any notice to or consent from Guarantor and all without affecting Guarantor's liability hereunder. ) t 5. DURATION OF GUARANTY: This guaranty shall take effect when received by Creditor, without the necessity of any acceptance by Creditor, and shall continue in full force until the obligations guaranteed have been fully paid and/or performed. This guaranty shall bind the estate of Guarantor as to indebtedness created both before and after the death or incapacity of Guarantor. 6. CREDITOR'S RIGHTS AGAINST AND OBLIGATIONS TO GUARANTOR: Guarantor hereby expressly waives presentment, protest, demand, or notice of any kind, including notice of nonpayment of any of Obligor's indebtedness or of any collateral thereto and notice of any action or non-action on the part of Obligor, the Creditor, or any surety, endorser, or other guarantor. Upon any default of Obligor on any obligation to Creditor, Creditor may, at its option, then and there demand and be entitled to payment from Guarantor of the full amount or any part of the amount of Obligor's indebtedness to Creditor, within the limitations set forth above, and if Guarantor shall not pay the sum demanded to Creditor, Creditor may proceed directly and at once against Guarantor to collect such sum without first proceeding against Obligor, or any surety, endorser,or other guarantor and without foreclosing upon or selling or otherwise disposing of any collateral it may have as security for any of Obligor's indebtedness. Failure of Creditor to make such demand at such time or to proceed shall not relieve Guarantor of its obligations hereunder or in any sense constitute a waiver. Creditor shall have the right to demand and collect from Guarantor all or any portion of Obligor's indebtedness and failure of Creditor at any time to demand from Guarantor or to proceed to collect from Guarantor the full amount of Obligor's indebtedness from Guarantor shall not preclude Creditor from later demanding or proceeding to collect from Guarantor any remaining indebtedness of Obligor to Creditor covered by this guaranty. In any action or suit against Guarantor to enforce this guaranty, Creditor shall be entitled to recover from Guarantor, in addition to costs and disbursements allowed by law, a reasonable amount for Creditor's attorneys' fees in such action or suit or appeal therefrom. In any action or suit brought by Creditor against Guarantor, Guarantor will not assert as a defense any statute of limitations if at the time the action or suit is commenced there is outstanding any indebtedness of Obligor to Creditor which is not barred by the statute of limitations of the State of Oregon. If payment is made by Obligor on a debt guaranteed hereby and thereafter the Creditor is forced to remit the amount of that payment to the Obligor's trustee in bankruptcy or similar person under any federal or state bankruptcy law or law for the relief of debtors, the Obligor's debt shall be considered unpaid for the purpose of enforcement of this guaranty. 7. SUBORDINATION OF GUARANTOR'S RIGHTS AGAINST OBLIGOR: Guarantor agrees that the indebtedness of Obligor to Creditor, whether now existing or hereafter created, shall be, and the same hereby is, declared to be prior to any claim that Guarantor may now have or hereafter acquire against Obligor, whether or not Obligor becomes insolvent, and Guarantor shall and does expressly subordinate any such claim Guarantor may have against Obligor, upon any account whatsoever, to any claim that Creditor may now or hereafter have against Obligor. In the event of insolvency and consequent liquidation of the assets of Obligor, through bankruptcy,by an assignment for the benefit of creditors, by voluntary liquidation, or otherwise, the assets of Obligor 7 8 applicable to the payment of the claims of both Creditor and Guarantor shall be paid to Creditor and shall be first applied by Creditor to the indebtedness of Obligor to Creditor, Guarantor does hereby assign to Creditor all claims which it may have or acquire against Obligor or any assignee or trustee in bankruptcy of Obligor; provided, that such assignment shall be effective only for the purpose of assuring to Creditor full payment of all indebtedness of Obligor to Creditor. 8. ASSIGNMENT OF GUARANTY: Assignment by Creditor of all or part of the indebtedness shall transfer to the assignee all benefits of this guaranty as to the portion of the indebtedness assigned. This guaranty shall remain in effect in favor of the Creditor as to the portion of the indebtedness not assigned. 9. GOVERNING LAW: This guaranty has been executed and delivered in the State of Oregon and the laws of such state shall govern the validity, construction, enforcement and interpretation of this guaranty. 10. VENUE AND JURISDICTION: If any suit or action is filed by any party to enforce this guaranty or otherwise with respect to the subject matter of this guaranty, exclusive venue and jurisdiction shall be in the state courts in Jackson County, Oregon. 11. REPRESENTATION: This Guaranty has been prepared on behalf of the City of Central Point. Guarantor is hereby advised that it should seek independent legal counsel as to the effect of this Guaranty on their individual rights. IN WITNESS WHEREOF, Guarantor has executed this Guaranty on the date set forth above. Signature (Print Nwne Here) Sign,tire / / kj.0 A (Print Name Here) 59 /Jg. -r /go 0'`Q`v Signature (Print Name Here) ~�� "Guarantor" �~~4 S FROST ,1--^, OFFtCiAL SEAL ELAINE OREGON ty; NOTARY pU1SLIG 459162 jCOMMISSION NO. „) 6 MY COMMISSION EXPIRES JUNE 26,2015 1 di) IA No-� Vic ',el- 1 ' i TX VV10t)/e c vvl iD\w, 1)& ce,� 06:Ne e •'11,1 • eA� 4 c clis4vuil-zc ed Gt,ci, (v5,6wks,tict . jlAk5 '- Totl Ark+ cix- ovi (Duo-) 30 City of Central Point, Oregon _ Administration Department 140 S 3rd Street, Central Point, OR 97502 Christopher Clayton, City Manager 541.664.3321 Fax 541.664.6384 Deanna Casey, City Recorder www.cencralpoincoregon.gov Cityof • CENTRAL .- POINT Oregon March 4, 2014 Twin Creeks Development Co., LLC PO Box 3577 Central Point OR 97502 Dear Developer, Enclosed with this letter are two originals of the Twin Creeks Transit Oriented Development Agreement. The City has kept one of the originals. We did not record this document with the County, as our City Attorney stated that it does not contain notary statements for the City officials or acknowledgement of the right to record. if you have any questions please feel free to contact me at 541-423-1026. Sincer- • ours, Sincer- Casey, MMC City Recorder J .. ATTACHMENT "...a." PLANNING COMMISSION RESOLUTION NO. 807 A RESOLUTION APPROVING THE MAJOR MODIFICATION OF THE TWIN CREEKS TRANSIT ORIENTED DISTRICT MASTER PLAN FILE NO. 14013 Applicant: Twin Creeks Development Co., LLC; WHEREAS, the applicant submitted a Major Modification application to amend the Twin Creeks Master Plan by modifying Exhibit 18, Land Use Plan Exhibits 31, Traffic Calming Plan Exhibit 35, Housing Plan, Exhibit 36, Mixed Use Plan, and Exhibit 37, Civic and Commercial Plan as described in the Staff Report dated October 7, 2014; and WHEREAS, the Planning Commission conducted a duly-noticed public hearing on the application on October 7, 2014, at which time it reviewed the City staff report and heard testimony and comments on the application; and WHEREAS, the Planning Commission considered the application based on the standards and criteria for Major Modifications per Section 17.09.300, and Section 17.66.050, for TOD Master Plan approval criteria of the Central Point Municipal Code; and WHEREAS, after duly considering Applicant's request, it is the Planning Commission's determination that the application complies with applicable standards, criteria and subject to compliance with conditions as set forth in the Planning Department Staff Report (Exhibit "A") dated October 7, 2008; NOW, THEREFORE, BE IT RESOLVED, that the City of Central Point Planning Commission, by this Resolution No. 807, does approve the Major Modification of the Twin Creeks Master Plan as described in the Staff Report dated October 7, 2014 and attached hereto by reference and incorporated herein; and BE IT FURTHER RESOLVED,that the City of Central Point Planning Commission grants an extension of the twin Creeks Transit Oriented Development Plan to October 7, 2024 PASSED by the Planning Commission and signed by me in authentication of its passage this 7th day of October, 2014. Planning Commission Chair ATTEST: City Representative Approved by me this 7th day of October, 2014. Planning Commission Resolution No. 807(10/07/2014) ATTACHMENT ", E f; U J J a w„. C, b a z"n U1! c' k i 161, yn kid N+ 8 W `�47dr8 p s o C i / a o n \ 1. u v e` f�{J PE b ~ate \ ° a 0 o„n i 1"/Z 5..,/' *.a-% t s \ „ ce / '.� oy6�\''y- \ /F.{\�� 4401� V \ 1 / Gs'F .Je. / i - .. \ \\,.. le,, 0#4,40, �K O \ o \%:. 111010 \ \\\\\22. \ , 1.1/41# \ f \ .. J W o p tr O a, a N IA L_ I O w w Q —:I r E- -�o v0i .E, =N rn i F o c-J u �r- aO n E N o o"1 C_ E • p ° U Z I v o `a f — > 4 % II2j- Q ' — I 2 I 6� a N C N PI I J u x ° ON , O '� is^ a -= K,) ft 0 U ■ G ' ' 1 U 0 1 g 1 ;n 0 J O CO Q Q W I J i �Z 7 1 I II _ MI - WV 0 G IJ Gig r_r — - _E,., 8 13211S NV3d Nalisny i 4 1