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Home My WebLink AboutPlanning Commission Packet - April 6, 2004D. Public zneetit~g to review a I?izzal Plat application For a Plazaned Llztit I~evelopnzent known as Dawzz Hope Estates, "I`lae subject property is located iz•z an R-I-6, Residential Sizzgle ~'aznily ~~ Zoning District ozz Jackson County Assessment flat 37 2Vd C13~I7, Tax Lot 93~~, and is located east Qf N. I C}t'' street, south of Cz•est Dz-ivc azzd north of Tez•z•a Lincla I<7rive. Pages??_~~ VII. MISCELLANEOUS VIII. ADJOURNMENT Pc(74fl62fl04 PLANNING DEPARTil1lENT STAFF REPUR"C MEETING DATE: April 6, 2004 TCI: Central Paint Planning Ca:nrx~issian FR(?M: Tarn I~iumphrey AICP, Camn~unity Deveiapznent Dircctar SI;JBJECT: Site Plan Application and Land Partition for the Proposed Retail Pear Biassazn Plaza Applicant: PACLAND 10121 SE Sunnyside Raad, Suite 215 Clackamas, Orega:x 97015 Otivner: Norcross East, LLC P.O. Box 996 Medford, Oregon 9'7501 Property Descrt'ptior~/ 37 2W 02D, Tax Lat 100 --• 21.6 acres Zoning: C-4, Tourist and Office Professional Zoning District Summary The applicant, PACLAND has requested a Site Plan Review and minor partition to facilitate the canstructian of a 203,091 square foot {combination} general merchandise-grocery store, a 10,200 square fact retail building and a 200 square font coffee kiosk {refer to Exhibit A}. Authority CPMC 1.24.020 and CPMC 17.44.030 {20} vest the Planning Commission with the authority to hold a public hearing and to render a decision. an any appiicatian submitted for Site Pian Review {when referred by City staff} and an any tentative plan appiicatian for land partition. Native of the public hearing was given in accordance with CPMC 1.24.060. {Attachment B}. Applicable La~v CPMC 01.24.010 et seq -Public Hearing Procedures CPMC 16.10.010 et sect -Tentative Plans CPMC 17.44.010 et seq - C-4, Tourist and Office-Professianai District CPMC 17.60.010 et seq -General Regulations CFMC 17.b4.414 et seq - Off Street Parkizag and Loading CFMC 17.72.414 et seq -Site Flaz3, Landscaping and Construction flan Approval CFMC 17.70.414 et seq -Conditional Use Permits Back~raund The Planning Commission conducted two public hearings on the above referenced proposal on March 18, 2444 and March 30, 2444. The Commission made the following tentative decisions with the intention of affrzniz~g those decisions on April ~, 2444. The record was left open for seven days to receive written. rebuttal. The Commission determined that the Wal-Mart super center is a `community shopping center' and therefore a `permitted use' iz~ the C-4 zoning district. The Commission determined that there are uses being proposed with the Wal-Mart building that are not specifically listed in the C-4 zoning district and they sulasequently made findings of `similarity' and `compatibility' for these uses as outlined in CFMC 17.64.140, Authorization for Permitted Uses. The Commission determined that the Wal-Mart application does not exhibit potentially adverse or hazardous characteristics not normally found in uses of similar type and size and therefore they determined that it should NC}T be processed as a conditional use. Findings of Fact & Conclusicrrzs of Law I~etertnination of7'errreitted use The Planning Commission when ruling upon this permitted use may fznd as follows; That the ro osed develo meat meets the definition of a Communit Sho in Center and is therefore a ermined use in the C-4 zone CFMC Cha ter 17.44.424 B 15 . CFMC 17.44.420.15 permits "Community Shopping Centers" as an allowed use and defines a Community Shopping Center "as a group of commercial establishments planned, developed, owned or managed as a unit, which may include any of the permitted uses in this section and may also include X23 additional uses]."ln its project narrative, the applicant describes its development as "a combination general merchandise-grocery store of 243,491 square feet, a retail building of 10,244 square feet and a 244 square foot coffee kiosk with drive through window." 2 Azathvrization fof- Sinzilaf° Uses The Planning Cozrzmission in ruling npcrn similar uses sha11 find that they are not specified in this or any other district and are compatible with other permitted uses az~d with the intent of the C-~l district as provided in CPMC 17.60. l40 as follows; That the use is closet related to listed uses and can be shown to exist com atibl with those uses. Uses will occur in the Wal-Mart Super Center that are not listed as allowed either outright or conditionally in the C-4 zone and include; fire sales and service; wall covering; floor covering; hardware sales; electrical and plumbing supplies; nursezy and gardening trzaterials and supplies; furniture sales; sporting goods sales including firearms, and paint and related equipment and supplies. The commercial uses associated with a subordinate 10,2(}0 square foot retail building have been defined by the applicant. That the use was not antici ated or kzaown to exist on the effective date of the ordinance codified in this title either because it involves roducts services or activities not available in the communit at that time or the use involves new roducts services or activities that are nonetheless similar to ermined uses in size traffic im act a earance and other attributes. The uses described above were known to exist on the effective date of ordinance codification andlor ordinance amendment. That the use is treated under local state or national codes or nzles in the same manner as ermined uses. Exec t that these codes ar rules shall not include land use and zonin regulations. ^ The state building code can be uniformly applied to the majority of the uses listed above. There are situations where building modification is necessary to ensure fire safety and operational compatibility between fire sales and service and retail uses. Fire arm sales are monitored and controlled by the federal government. That the use is consistent with the u ose of the district and the com rehensive tan ma and policies. ^ Uses listed above will occur in the Val-Mart Super Center that are not listed as allowed either outright or conditionally in the C-4 zone. The commercial uses associated with a subordinate 10,200 square foot retail building have been defined by the applicant. C~it~ria for ~rratatitag Site .Flan .~p7arc~z~al The Planning Comn~zissian, when cozasidering a site plan application, should base its decision on criteria froze Section 17.72.040; Site Plan, Landscaping and Constrczetion Plan Approval. 17.'72.040 A - Landsca in and fencin and the construction of walls on the site in such a manner as to cause the same to not substantial) interfere with the landsca in z scheme of the nei hborhood and in such a manner to use the same to screen such activities and si hts as mi ht be hetero eneous to existin nei hborhood uses. The Coznznission zna re wire the maintenance of existin )ants or the installation of new one for u uses of screcnin adjoining property. Finding -The proposal will create an adverse visual impact to suz~-ounding properties due to its size and orientation on the property. Previous plan approvals for this site have conditionally required screening and landscaping to zniniznize these impacts. Condition to mitigate -The developer shall be responsible for the design and construction of a landscaped berm and a wall along the z~.orthern boundary of the property that will suffzciently mitigate impacts of new noise and light generated by development on the site. Plans shall be submitted and approved by the City prior to coz~structioz~ ofthe wall and before building permits are issued for any new buildings on the property. 17.72.040 B - Desi number and location of in ess and e ess amts so as to izn rove and to avoid interference with the traffic flow on public streets; Finding - As currently designed, the proposal will have significant impacts on the traffic flow on East Pine Street and on Hamrick Road. Independent analysis that is being completed by the City's Transportation consultant dictates that changes be made to the applicant's access and traffic control plans. Conditions to mitigate -The .TRH analysis recommends various improvements that the applicant should make to mitigate traffic congestion created by the super center including;) } north bound I-5 ramp improvements, 2} moving a proposed traffic signal on East Pine Street further west and constructing a new public street through the Wal-Mart property to Beebe Road, ~) constructing a new traffic signal at Beebe and Hamrick Roads and 4}participating with others in the construction of a new bridge over Bear Creek at Beebe Road as part of I-S interchange improvements. 17.72.040 C - To rovide off street arkizi and loadin facilities and edestrian and vehicle flow facilities in such a manner as is com atible with the use for which the site is ra osed to be used and ca able of use and in such a manner as to im rove and avoid interference with the traffic flow on public streets; Finding -The project creates snare parking than. the minimum recluiretzaez~ts of CPN1C 17,65.OS0, Table ~ dictates. Although not normally a problem, in this case the aznouz~t of impervious surface {over 18 acres} creates the potential for advez-sc impacts to Bear Creek. Conditions to mitigate - In anticipation of Phase 11 M54 permit requirements, the Public Works Department, RVCC}G and Dl/Q, recommend that the project developer incorporate a mare robust set of storm water treatment and infiltration measures into the site design. Parking area should be limited to minimum requirements and in order to substitute detention facilities adequate fio detain 40-50 percent of the two~year stozxn. Additionally, water quality treatment devices should be introduced including `natural storm water bio-filters', stream buffers and catch basin inserts. 17.72.040 D - Si ns and other outdoor advez-tisin structures to ensure that the do not conflict with ar deter from traffic caz~trol sins or devices and that they are caznpatible with the desi n oftheir buildin s or uses and will not interfere with or detract from the a earanca ar visibilit~nearb;~~s; Finding - There is individual signage proposed for each store front and a common freeway oriented sign associated with this project, The CPMC will require that building permits be taken for the signs and staff will require an overall sign `package' from the developer to serve as a guide for installation. 17.72.040 E - Accessibilit and suffzcienc of fire fi htin facilities to such a standard as to rovide for the reasonable safes of life limb and ro ert includin but not limited to suitable ates access roads and fire lanes so that all buildin s on the remises are accessible to fire apparatus; Finding - The proj ect, if approved would need to meet any requirements of Jackson County Fire District 3. Alternative access to the site from Beebe Road provides unproved emergency response. 17.72.040(F) - Compliance with all city ordinances and regulations; Finding -Uses will occur in the Wal-Mart Super Center that are not listed as allowed either outright or conditionally in the C-4 zone and include; fire sales and service; wall covering; floor covering; hardware sales; electrical and plumbing supplies; nursery and gardening znatez~ials and supplies; furniture sales; sporting goods sales including firearms, and paint and related equipment and supplies. The commercial uses associated with a subordinate 10,200 square Foot retail building have been defined by the applicant. The proposed construction will meet the minimum setback requirements for the C-4 District. .~ Conditions to mitigate -'1'he Commission znacle findings that the; proposed uses az'e similar and compatible with other uses listed in the C-4 zozze. 17.72.040 G -Conn fiance with such architecture and deli sn standards as to rovide aesthetic acce tabilit izz relation. to the nei hborhood az~d the Central Point area and it's environs. Finding -The applicant has made an effort to create snore appealing architecture and to de- emphasize atraditional and singular `big-box' appearance. The current proposal depicts a collection of ind ividual store fronts. Conditions to mitigate -The Citizen's Advisory Committee recommended that, if approved, the Commission and City Council require the applicant to make another effort to more closely represent a series of Downtown building facades in their building architecture. Recommendation Staff recommends that the Planning Commission take one of the following actions: 1. Adopt Resolution No.~, approving the Site Plan application and tentative plan for land partition for a combination general merchandise-grocery store of203,091 square feet, a retail building of 10,200 square feet and a 200 square foot coffee kiosk with drive through window, based on the fzndings of fact contained in the record and subject to the recommended conditions of approval (Attachment C}; or 2. Adopt Resolution No. ,denying the proposed Site Plan application and tentative plan, based on the findings of fact contained in the record and subject to the recommended conditions of approval {Attachment C). Attachments A, PACLAND Application Package, dated December 17, 2003 {distributed} B. Planning Department Staff Reports, dated March 18 ~ 30, 2004 (distributed} C. Planning Department Conditions ofApproval (amended from March 30, 20014} D. Additional Public Correspondence, to be distributed on April 6, 2004 E. Final Public Works Staff Report and Recommendations (distributed} F. Report from JRH Transportation Engineers, dated March 30, 2004 (distributed} G. Supplemental PACLAND material, received on March 30, 2004 (distributed} H. Planning Commission Resolution No. ___.~.. (distributed on April 6, 2004} .L 11~~1 L.r~~ 4G A ?9 PA+~LA Applicatican P~~e ~atd 12/ 17/20~Q3 Attachment `~' DITRIBU"I~ED I.J1'~DF~I~. I~I'ARATE CC?VER COPIES ARE AAILABI..~F FC?R PUBLIC R~"~JIC~I AT CITY HALL EIOC.~RS: MOI"~I~AY -~ FRIDAY 9.00 AM --- 5;00 PM ATTACHIVI F ~T "B" Planning Depart ent Staff' Reports Dated: arch l ~ 0, 2404 PLANNING DEPARTMENT STAFF REPOI2'I' MEETING DATE: March 18, 2004 TO: Central Point Planning Commission FROM: Tom Humphrey AICP, Community Development .Director SIiJBJECT: Site Plan Application and Land Partition for the Proposed Retail Pear Blossom Plaza Applicant; PACLAND 10121 SE Sunnyside Road, Suite 215 Clackamas, Oregon 97(315 Owner: Norcross East, LLC P.O. Box 996 Medford, Oregon 97501 Pro ert~ Description/ 37 2W fl2D, Tax Lot 100 - 21.6 acres Zonin : C-4, Tourist and Office Professional Zoning District Sumrzxary The applicant, PACLAND has requested. a Site Plan Review and minor partition. to facilitate the construction of a 203,091 square foot {combination} general merchandise-grocery store, a 10,200 square foot retail building and a 200 square foot coffee kiosk (refer to Exhibit A~. This application has been forwarded to the Planning Commission because of its size, its potentially adverse characteristics and because it will involve making findings as to whether or not it is a permitted use the C-4 zone {Chapter 1'7.44.020 B.15}. Because of the anticipated volume of testimony, the hearing for this proposal will take place on two evenings. The fZrst hearing, covered by this staff report, is limited to two preliminary questions: (1} whether the proposed development is a "community shopping center, as described in CPMC 17.44.02fl(B~{15}; and ~2}whether the proposed development should be treated as a conditional use under CPMC 17.44.030(A~~20} because it "exhibits potentially adverse or hazardous characteristics not normally found in uses of similar type and size." The second hearing, scheduled for March 30, 2004, will address the specifics oftheproposal and its relation to the other criteria in the City's code. ~~ P1 At the March 18`x` hearing, testimony and evidence should be directed at the two questions at issue. At the end of the first hearing, after receiving tl~e evidence anti testimony, Commission members shauld give direction to the staff regarding their views on the two questions, without reaching a fznal decision an the questions. A final tleeision on the two issues will be made at the same time the other issues are decided. Authority CPMC 1.24.42(} and CPMC 1'7.44.03 0 {2C?}vest the Planning Carxrmission with the authority to hold a public hearing and tt? render a decision an any application submitted for Site Plan Review {when referred by City staff} and on any tentative plan application far land partition. l`~otice of the public hearing was given in accordance with CPMC 1.24.060. {Attachment B}. It shauld be pointed out that the City exercised its option to notice ten days ahead afthe first planning co~.:nission meeting because two public meeting were planned. This was also necessitated because afprocessing time constraints. Applicable Law CPMC 01.24.010 et seq - Public blearing Procedures CPMC 16.10.(}10 et seq -Tentative Plans CPMC 1'7.44.010 et seq.. C-4, Tourist and Office-Professional District CPMC 1'7.60.010 et seq -General Regulations CPMC 17.64.010 et seq ~ Off Street Parking and Loading CPMC 17.'72.010 et sect -Site Plan, Landscaping and Construction Plan Approval CPMC 17.76.010 et seq -Conditional tTse Pezmits 14iack~round The applicant submitted. their original prapasal far site plan review and a three fat partition in June 2403. PACLAI~D determined that the Wal-Mart Super Center was a permitted. use in the City's C-4 zoning district and therefore elected to initiate their application as a site plan. The Planning Department found that the application was incomplete until faun things were pravidetl including: 1} an internal Hoar plan to calculate net floor area; 2} a conditional use permit application to consider parking lot seasonal sales; 3) an amendment to the Traffic Inspect Analysis {TlA} to address the regional displacement of traffic firm the blighway 62 store closure; and 4} an economic impact analysis to aid the City in determining what affect a super store would have on the City's Downtown Revitalization efforts and existing businesses. The applicant pxodueed the additional information requested by the City, made some changes to their application and delivered the revised prapasal to City Hall on December 1 q, 2003. The revised application changed the VV'al-Mart building orientation 184} degrees to face, rather that back up to Bear Creek while keeping the panting in front of the building The building elevations were enhanced and more architectural treatments were added. P2 Two landscaped walkways were introduced in the parking lot. A proposed fueling station was eliminated and one driveway from Hamrick Woad was taken out of the site plan. The partition was then changed from tlixee lots to two lots. The T1A prepared for the applicant is a short range, day~of opening evaluation ofthe traffic generated from the proposed use anal its impact upon the existing transportation system, The Conirriission is aware that the Planning Department leas been working on a long range, cumulative {full build out} evaluation of traffic along the East Pine Street Corridor. The City has recognized the potential traffic problems along East Pine Street for some time and initiated the long range analysis in cooperation with C1D4T, Jackson County and the property owners along the corridor. Unanticipated delayed have prevented the City from getting professional recommendations sooner but we expect to have the results from the East Pine Street analysis in time for the Commission's meeting on March 30th. This information. is expected to give the Commission and City Council a better context in which to make decisions about individual developments along the corridor. p`indings of 3~ act & Cancittsiozxs of Law ,determination c~f.~'`et~rnitted ~Tse The Planning Commission when ruling upon this perixiitted use may f nd as follows; That the ro osed develo rnent does not meet the definition of a Communit Sho in Center and is therefore, not a permitted use in the C-4 zone. CPMC 17.44,02{1.3.5 permits "Community Shopping Centers" as an allowed use and defines a Community Shopping Center "as a group of commercial establishments planned, developed, owned or irianaged as a unit, which may include any of the permitted uses in this section and may also include [23 additional uses]."ln its project narrative, the applicant describes its development as "a combination general merchandise-grocery store of 2(13,(191. square feet, a retail building of 10,200 square feet and a 200 square foot coffee kiosk with drive through window." CPMC 17.44.02(1{B}(15} is not clear how many or what type of uses forma "group." City staffreconrixiends that the Planning Commission not get caught in a debate about whether 3 shops or 4 shops constitute a "group" Instead, the critical question is whether the proposed development is a "shopping center." A 20(1,000 square foot building with an unconnected 10,000 square footbuilding and a 2{1{1 square foot "kiosk" does not constitute a shopping center. ~~ P3 This interpretation is supported by the grouping that includes Community Shopping Centers, 'I'he allowed, uses in the C-~€ zone consist of three broad groups: "Professional and Financial," "Tourist and Entertainment-12elatcd Facilities" anal "Telecomznunieation Antennae Support Structures." The Community Shopping Center is included as a "Tourist and Entez~tainznent Related" facility. '1`he single large store with one small store and a20{3 square foot kiosk does not fit in with either tourism or entertaizm~ent. CPMC 17.4.010 also describes the purpose of the ~4 zone as intending to allow for the "development of concentrated tourist commercial and entertainment facilities." A ~NaI-Mart Super Center is not typically directed to the tourist trade. This type ofdeveloprnent is more appropriate in the C-5 zone, which is intended to "provide for commercial and business uses that are most appropriately located along or near major highways or thoroughfares and are largely dependent upon highway visibility and easy vehicular access." The proposed development could occur in the ~ 5 zone without being forced to add buildings in an effort to qualify as a shopping center. Tlae concept of a true shopping center is supported by the prev'zous approval granted for the Pear Blossom Center, which contained 14 separate uses onthis site, as well as the Mountain view {Albertsons) Plaza location, which eras also allowed as a "Cozxzmunity Shopping Center." These types of facilities, with an anchor store and multiple complementary retail. establishments more closely match the City's intent in allowing Community Shopping Centers in the C-4 zone. City Council action in the past has endorsed citizen expectations about `conununity scale' shopping centers. The Council adapted the Central Paint Strategic Plan in 1998 which addresses the issue of growth and "encouraging appropriate small-scale industrial and commercial development," Growth Goal. 2, Strategy ~U} Although not incorporated into the Comprehensive Plan, the strategic plan znay be considered with other potentially relevant documents in arriving at a decision. A copy ofthe strategic plan can be found in Attaclunent I which includes the Citizen's Advisory Conunittee .Agenda, dated March 17, X004, Site flan processed as a conditional LTse In considering uses referred to the Commission by City staff' the City bases it's decision on criteria from Section 17.44.030 (~0}; specifically that the proposed permitted use was found to exhibit. potentially adverse or hazardous characteristics not normally found in uses of a similar type and size: The individual irn act of the ro osed su er center exhibits adverse and hazardous characteristics not normall found in uses of similar t e and size and accentua~d b its roxiznit to Interstate 5 Bear Creek and surroundin residential ro ernes. ~ The Planning .Department has received c+~rrzments from other departments and agencies (Attachments C through ~} that identify adverse anal hazardous ~~ P4 characteristics of this proposal given its location relative to the I 5 interchange; the East Pine Street Corridor; Bear Creek; Central Point's Downtown and surrounding residential neighborhoods. The individual anal cumulative izn acts of the ro osed su er center exhibit adverse and hazardous trafhc characteristics a on the l-S lnterchan e the East Pine Street Corridor and the subordinate circulation s~rstem in the City's urban growth boundary, ^ The Central Point Public Works Department (Attaciment C} and JRH Transportation Engineers {Attachment D) agree that the proposed super center is being proposed at a location that is already congested and will become more so the day of opening. The fJDC1T Transportation Planning and Analysis Unit {TPAU) has determined that the proposed W al-Mart will cause the north bound ramp terrttinal at Pine Street and the inttersection at East Pine Street and l;lamrick Road to fail on the day the super center opens (Attachment E}. The City is awaiting the completion of an independent traffic analysis axxl Public Works advises that approval of any development on this site be conditioned to adhere to recommendations of the final East Pine Street Corridor analysis. The individual ixn act of the ro osed su er center exhibits adverse and hazardous storm water runoff and water unlit characteristics to Bear Creek which is currentl water uali limited and is a fish bearin strewn.. Additional) the ro osed develo meet laces im rovements and structures within or alters the 100 ear flood. lain associated with Bear Creek; s The Central. Point Public Works Department finds that the addition of 18 acres of impervious surface at this location creates the following adverse and hazardous impacts; 1) increases the potential for flooding in Bear Creek; ~} introduces pollutants, such as oil and dirt from automobiles, directly info the creek and 3) increases the temperature of the water in Bear Creek. State 13EQ, the Water Resources Program at RVCtJG and (JDF&W all. agree with the City regarding the negative water quality impacts {Attachments F, G & ~. RVCOG technical staff has found that the lack of any storm water deters#ion creates hazardous conditions for aquatic life downstream and they have estimated that the proposed development will increase runoff from the site by greater than a factor of five in a 10-year stoma. event. The individual im act caf the ro osed su er center exhibits otentiall adverse characteristics to Downtown businesses and to other sho in areas in Central Point not included in the applicant's economic anal~is; ^ The economic and downtown impact analysis performed for the applicant was reviewed by Galardi Consulting who has done other work for the City of Central Point. Ms. Galardi reports that the Ferrarini study `never directly ~~ P5 addresses the potential impacts that tlse super center will have on businesses in the Downtown {i.e. pricing for consparable goods)'. Sloe states that Ferrarini is willing to make the local stores ... alter their merchandise, prices and service levels ... to face Wal-Mart competition. The resulting change in product mix {merchandised and hours of operation may have an adverse affect on small mom-and-pop businesses {see Attachment f). The individual im act of the ro oscd su er center exhibits otentiall adverse characteristics to the surrour~din~ residential property owners; ^ The City has .received extensive public comment about the super center which eau be found in Attachment J. A variety of concerns have been expressed including, but not limited to; fihepotential impact oflarge scale development ou adjacent residential wells, the noise associated with the super center truck deliveries, light pollution, traffic congestion along Hamrick and at its Beebe Road intersection. Citizens argue that some of the uses associated with Wal- Mart are not individually permitted. in the C-4 zone anal therefore would be even less compatible with the surrounding residential neighborhoods. Recommendation Staffrecommends that the Planning Commission takethe fallowing action: 1. Give staff direction, without snaking a decision, on 1} whether the proposal should be considered a `permitted use' in the C-4 zoning district; and 2}, ifthe proposal is a `permitted use', whether it should be processed as a `conditional use' under CPMC 1'7.7 because it is `found to exhibit potentially adverse or hazardous characteristics not normally found in uses of a similar type and size'; or Attachments A. PACLANI) Application. Package, dated December 17, 2403 B. Notice ofPublic l=leaxing C, Preliminary Public Works StaffReport and Recommendations, dated March 10, 2004 D. Letter from JRI~ Transportation Engineers, dated March 8, 2004 E. Letter from CJL`tC3T, dated October 27, 2003 Responding to City Request for Wal- Mart Traffic Analysis F. Letter from RVCOG Water Resources Program, dated March 10, 2004 G. Letter from DEQ Water Quality Division, dated March l0, 2004 H. Email from OUF & W, dated March 1 I, 2004 I. Memorandum from Galardi Consulting, dated March 7, 2004 7. General Public Correspondence, received between September 2003 to March 2(104, including minutes anal testimony received at meetings of the Citizens Advisory Committee held on February 11, 2004 and March 17, 2004. 15" Pfi PLANNING I)EPARTMIINT sTA.Fl4' REP4X2T MEETING DATE; March 30, 2f104 `I'Q: Central Paint Planning Commission FRUM: Tarn Humphrey AICP, Conununity Develapznent Director SUBJECT; Site Ptah Application and Land Partition far the Proposed Retail Pear Blossom Plaza Applicant. PACLAND 10121 SE Sunnyside Road, Suite 215 Clackamas, Oregon 97(115 Owner: Norcross East, LLC P.O, Box 99G Medford, Oregon 97501 Property Descrixjtioxzl 37 2W 02D, Tax Lot t 44 - 21.6 acres Zo. ni~z~-zx: C-4, Touz~st and Office Professional Zoning Distz~ict Suttzmary The applicant, PACLAND has requested a Site Plan Review and minor partition fo facilitate the construction ofa 203,t?9 ]. square foot (combination} general merchandise-grocezy store, a 10,240 square fact retail building and a 240 square foot coffee kiosk (refer to Exhibit A). This application has been forwarded fio the Planning Coz~zmission because of its size, its location, its potentially adverse characteristics and because if will involve making findings as fio whether or not it is a permitted. use (or contains ind€vidualty permitted uses} inthe C-4 zone Chapter 1'x.44.020 B.15). Authority CPMC 1.24.420 and CPMC 17.44.43(? (20} vest the Planning Commission with the authority to hold a public hearing and to render a decision on any application submitted far Site Plan Review {when referred by City staff} and an any tentative plan application for land partition. Notice of the public hearing was given in accordance with CPMC 1.24.04. Attachment B}. It should be pointed out that the City exercised its option to notice ten days ahead ofthe first planning commission meeting because two public meeting were planned. This was also necessitated because ofprocessing time constraints. ~' A~~licable Law CPMC {71.24.t11E1 et seq -Public 1-learing Procedures CPMC 16.10.{11 fl et seq -Tentative Plans CPMC 1'7.44.010 et seq - C-4, Tourist and office-Professional District CPMC 17.60.010 et seq -General Regulations CPMC 17.64.010 et seq - E)ff street Parking and Loading CPMC 17,72.010 et seq - bite Plan, Landscaping and Construction Plan Approval CPMC 17,76.010 et seq -Conditional Use Permits ~`i~C1C~roUllt~ The Planning Camrr~ission conducted the first of two public hear%ngs on the above referenced proposal an March 18, 20fl4. Based on arguments made by Wal-Mart's attorney, the Camnussian viewed the Wal-Mart super center as a `community shopping center' and therefore a `permitted use' in the C-4 zoning district. 1F the Commission accepts Wal-Mart as a community shopping center with everything under one roof, THEN the Commission should be certain that each of the components of the super center `fit' into the list of C-4 permitted uses. This is difficult to do since the applicant has not identified all afthe uses within the Wa1-Mart building nor has it described any of the uses proposed in the 10,200 square fact subordinate building. 1F there are some uses in super centers that do not appear on the C-4 list, THEN the Commission will need to make findings of `similarity' and `compatibility' as outlined. in CPMC 17.60.140, Authorization for Permitted Uses. The alternative is for Chase uses to be excluded from the super center as a condition. to project approval. dome Commission members do not believe that the Wal-Mart application should be processed as a conditional use. however, upon further investigation, staff suggests that treating tl~.e application under the CUP provisions is entirely appropriate (refer to CUP purpose statement shown below in italics}. Wal-Mart's attorney argued that; 1} if CUP processing is necessary then their application is incomplete; 2} the CUP requirement should have been called out during the initial 30 day review period and since it wasn't the City has `waived its right' to process the application as anything but a site plan review; 3} a proper analysis of the potentially adverse characteristics of similar uses has not been cannot be} performed; and 4} ifthe super center were to be compared with anything of similar type and size then it should be compared to the original Pear Blossom Shopping Center. ~~ CPMC 17.44.03~.A.20 moves permitted uses into the conditional use category for application processing when these uses are found to exhibit potentially adverse or hazardous characteristics not normally found in uses of similar type and size. Such an evaluation cannot be made until the characteristics of the proposed use are known, which can only occur after a review ofthe application. It is the applicant's burden to submit a complete application, if they do not do so, the City does not "waive" the right to enforce their code. The argument for processing `permitted uses' as `conditional uses' can be made at any tune an application for a proposed use is found to exhibit potentially adverse characteristics. The purpose of conditional use is described in CPMC l'l.'7G as follows. In certain districts, conditional uses are permitted ... because of their unxtsual characteristics or the special attributes o~f`the area in ~v~ieh they are to be located, conditional uses require special consideration so that they may be properly heated with respect to the objectives of the zoning title and their effect on surrounding properties. It took the applicant six months to submit a completed application which was substantially dif~'erent from their original proposal. Once this application ryas circulated, various affectal agencies found that the proposal exhibited potentially adverse characteristics. City staff has provided responses from those agencies as evidence to substantiate this claim (refer to Staff Report slated March 18, 2004. There are no other super centers in the valley with which to compare this proposal. The proposed development draws from a larger market area and therefore cannot be compared with the original Naurnes Pear Blossom. Center master plan which the City Council judged to be a `community shopping center'. 'T'here are four subject areas that the public anti various regulatory agencies have identified as concerns. "These subject areas include l}traffic, 2~ storm. water runoff, 3) adverse economic impacts to Downtown and other Central Point businesses and 4} compatibility with surrounding land uses, Finding that the W al-Mart fropasal meets criteria for processing under the conditional use provisions enables the City to better manage the development and provides enforcement leverage for future noncompliance. Findings of Fact & Conclusions of Lave .Z)etermination of Permitted Use The Planning Commission when Wiling upon this permitted. use may find as follows; 1~ i'~ That the ro osed develo mezzt meets the cleftnition of a Commuzait Sho ..pin Center and is, therefore a permitted use in the C 4 zozze~Cl'MC, Clz~ter 17.44.420 13{15 . CPMC 17.44.020.15 permits "Cozn€nunity Shopping Centers" as an allowed use and def€nes a Community hoppi€ig Center "as a group of co€nznercial estal~lislunents planned, developed, owned or managed. as a unit, which may include any of the permitted uses in this section and may also include [23 additional uses] "ln its project narrative, the applicant describes its development as "a combination general merchandise-grocezy store of 203,091 square feet, a retail building of 10,200 square feet and a 200 square foot coffee kiosk with drive through window " .Authar~izatic~n, far Similar uses The Pla€ulir€g Commission in ruling upon similar uses sha11 find that they are not specif€ed in this or any other district and are compatible with other permitted uses and with the intent of the C-4 district as provided in CPMC 17.60.140 as follows; That the use is ciosel related to listed uses and can be shown to exist com atibl with those uses. Uses will occur in the Wal-Mart Super Center that are not listed as allowed either outright or conditionally in the C-4 zone and include; fire sales and sezvice; wall covering; floor covering; hardware sales; electrical and plumbing supplies; nursery and gardening materials and supplies; furniture sales; sporting goods sales including firearms, and paint and related equipment and supplies. The commercial uses associated with a subordinate 10,200 square foot retail building have not been defined by the applicart. The Commission will need to reconcile these disparities by either prohibiting some uses associated with the super center or finding that they are similar and compatible with other uses listed in the C-4 zone. That the use was not antici ated or known to exist on the effective date of the ordinance codified m this title either because it involves products services or activities not available in the communi at that time or the use involves new roduets services or activities that are nonetheless similar to errnitted uses in size traffzc im act a earance and other attributes. ^ The uses described above were known to exist on the effective date of ordinance codification andlor ordinance amendment and are all actually permitted in the C-5 zoning district. ~ °! `T`hat the use is treated under local state or national codes or rules in the same manner as ermined uses. Exce t that these codes or rules shah not include land use and zot~in regulations. * The state building code can be uniformly applied to the majority of the uses listed above. There arc situations where building modification is necessazy to ensure fire safety and operational compatibility between fire sales and service and retail uses. Fire arm sales are monitored and controlled by the federal government. That the use is consistent with the u ose of the district and the com rellensive lan ma an~olicies. * Uses listed above will occur in the Wal-Mart Super Center that are not Listed as allowed either outright or conditionally in the C-4 zone but they are allowed in the C_g zoning district. The commercial uses associated with a subordinate 10,2(}4 square foot retail building have not been defined by the applicant. The Corz~mission will need to reconcile these disparities by either prohibiting some uses associated with the super center or finding that they are similar and compatible with otHer uses listed in the C-4 zone. Site PIaM processed as a C`onditicrnal Use The Planning Commission, when considering uses referred by City staff, should base it's decision on criteria from Section I~.44.034.A.24; specifically that the proposed permitted use was found to exhibit potentially adverse or hazardous characteristics not nozmally found in uses of a similar type and size: The individual im act of the ro osed su er center exhibits adverse and Hazardous characteristics not normall found in uses of similar t e and size and accentuated b its roximit to Interstate 5 Bear Creek and surroundin residential ro erties. Therefore the a lication should be rocessed as a conditional use under CPMC 1~.44.030.A,24. * Planning staff' has provided documentation from a variety of sources including, but not limited to, the Oregon Department oft Transportation {QDC?T}, the C7regan Department of Fish and Wildlife {C~DFBcW}, the Departrncnt of Enviroznnental Quality {DEQ}, the Rogue Valley Council of Governments {RVCOG} Water Resources Division, Jp:.I Transportation Engineers, Galardi Consulting and the Central Point Public Works Department who all agree that the individual and cumulative impacts of the proposed super center exhibit adverse and Hazardous characteristics upon traffic cireuiatiorz, Bear Creek, Central Point's Downtown and the residential neighborhoods adjoining the project site. THe documentation from affected agencies can be found in Attachment B. ~~ Criteritz fc~r Granting a ConclitiQnal U,re ,t'errazit The Planning Commission, whezz cozzsidering a conditional use pez-znit application, sl2ould base it's decision on criteria frozrz Section 17.7~.f?40; specifically: 17.7G.fl4fl A -That the site for the ro osed use is ade uate in size azxd sha e to accomz~odate the use and to meet all other devetoprnent and tot reauzrenaents ofthe suhiect zozzin distz~ict and all other provisions of this code. Finding -The size ofthe building, coznpazzy policy and the rectangular shape of the property prevent the front of the building from being oriented toward East Pine Street which would present the best possible appearance of store fronts toward a major arterial street. Conditions to mitigate - Re-orient the super center building and corresponding parking to face East Pine Street and give the appearance ofa `Second Downtowza' on the east side of the freeway. 17.7.440 B -That the site has ad uate access to a ublic street or hi wa and that the street or hi wa is ad uate in size and condition to effectivel accommodate the traffic that is expected to be generated by the proposed use. Finding - As currently designed, the proposal will have sigzaificant impacts on the traff"zc flow on East fine Street and on Hamrick Road. The Commission believes and has accepted an C?ctober 27, 2403 letter from t~DQT which provides technical analysis and states that the addition ofthe Wal-Mart "will cause the (northbound} ramp terminal at Pine Street to fail on day of opezung. East Pine Street at Hamzxck Road will also fail on day of opening." Independent analysis that is being completed by the City*s Transportation consultant confirms the 41:}OT statement and also dictates that changes be made to the applicant's access and traff"ZC control plazas. Conditions to mitigate -- The 3RI~ analysis recommends various improvements that the applicant should make to mitigate traffic congestion created by the super center including;l} earth hound I-5 ramp improvements, 2} moving a proposed traffic signal on East Pine Street further west and constructing a new public street through the Vial-Mart property to Beebe Road, 3} constructing a new traffic signal at Beebe and I~aznrick Roads and 4) participating with others. in the construction of a new bridge over Bear Creek at Beebe Road as part of I-S interchange improvements. Short ofmaking andlor participating in these improvements there is no way to provide safe and satisfactory traffic flow on public streets and the application should be denied. _,~/ 17.7G.(}~(} ~ -That the ro osed use will have no si ificant adverse effect on alauttin ro ert or the ermined use thereof: In akin this dcterminaticrn the Con~rnission shall consider the ro osed location of irn rovements on the site• vehicular in ess e ess and internal circulation• setbacks• hei ht of Buildirr s and structures• walls and fences landsc~in~• outdoor lighting and sib. Finding -The individual impact of the proposed super center exhibits adverse and hazardous storm water runoff and water quality characteristics to Bear Creek which is currently water quality Izmited and is a fish bearing strewn. Additionally, the proposed development places improvements and structures within or alters the I€lfl year flood plain associated with Bear Creek. Conditions to mitigate -- I.rr anticipation of Phase II MS4 permit requirements, the Public ~VVorks Department, RVC{~Cx and DEQ, recommend that the project developer incorporate a more robust set of storm water treatment and infiltration measures into the site design. Post- c©nstructionbest managementpractices {BMi's} and mitigation measures include, but are not limited to; detention facilities adequate to detain 40-54 percent of the two-year storm, water quality treatment devices in addition #o `natural stt~rrxr water Bro-filters', a DEQ erasion control permit {12U4~C), stream. buffers and catch basin inserts. Short of making and/or participating in these improvements there is no way to ensure satisfactory environmental protection and the application should Be denied. 17.76.04 -That the establishment maintenance or o erasion of the use a lied for will corn I with local state and federal health and safe re lations wxd therefore will not be detrimental to the health safet and eneral welfare of ersons res"rdin or workin in the surroundin nei borhoods and wrll not be detrimental or rn'urious to the ro ert and im rovements in the nei borhocrd or to the eneral welfare of the communit based on the review ofthose factors listed above. Finding - "1'he individual impact of the proposed super center exhibits potentially adverse characteristics #o the surrounding residential property owners by creating increased traffrc congestion, greater ambient noise, and glare from new an-site 1zghting. There have also been historic concerns associated with loss of domestic well wa#er due to scrr~rounding development, underground utility construction and the reduction in aquifer recharge areas. Conditions to mitigate-.As in a previous Tentativeplan approval for the site, the developer shall Be responsible far the design and construction of a berm and a wall along the northern boundary of the property that will su~cien#ly mitigate impacts of new noise and light generated by development on the site. Plans shall Be submitted and approved by the City prier to construction ofthe wall and before Building permits are issued for any new buildings on the property. ~~ Finding -The individual impact of the proposed super center exhibits potentially adverse characteristics to Downtown businesses and to other slopping areas in Central Point not included in the applicant's economic analysis. The Fenaz"ini study `zzcver directly addresses the potential impacts that the super center will have on businesses in tl~e Downtown {i.e, pricing for comparable goods}' "Ferrarini is willing to make tl~e local stores .. ,alter their merchandise, prices and service levels , .. to face Wal-Mart competition." The resulting change in product mix {merchandise} and hours ofoperation may have an adverse affect on small morn-and-pop businesses {see Attachment A}. Conditions to mitigate -- Since a number of prospective uses within the super center were unkzzown at the time of the Ferrarini study, it is believed that more Downtown businesses will be in direct competition with dal-Mart. The developer should amend #Ize economic analysis to include additional at-risl~ businesses not previously accounted for, specz~cally address the potential i~r-pacts that the super center will have ozt each competing business and then modify its selection caf tenants iz~ c~~rder to compliment Downtown oriented businesses. It is questionable whether an adverse impact on businesses in Central Point can be mitigated in this case. 17.76.040 E -That the conditions r aired fora royal ofthe ezmit are deemed. necessa to rotect the ublic health safet and eneral welfare and zna include 1 ad'ustznents to lot size 2 modifications in street desi s 3 ad"ustments to off street arkin 4 re lation cif Dints of access S r uirin landsca in and a ro ert maintenance ro am 6 re latin si s 7 r uirin beans walls and landsca in to reduce the effects of noise and visual incom atibili 8 re latin timeofo erations 9 cstablishin aschedulefordevclo rnent 10 r uirin a bond for im rovements and 11 such other conditions that are found fo be necessar~r. Finding -- City staff and various public agencies have proposed recommendations that address the issues raised in CPMC 17.76.040{F} but these recommendations nay or may not fully mitigate the impacts created by the super center proposal at this location. The conditions that have been forrrzulated from the recomrszendations are intended to protect the public health, safety azzd general welfare of Central Point citizens {refer to Attachment C}. Criteria fnr Granting Site Plan ~pprczvat The Planning Commission, when considering a site plan application, should base its decision on criteria from Section 17.72.040; Site Plan, Landscaping and Construction Plan Approval. 17.72.040 A - Landsca in anal fencin and the construction ofwalls ozx the site in such a manner as to cause the same to not substantial) interfere with the landsca in sclaezne of tl~e nei hborhood and iz~ such a manner to use the same to screen such activities and si is as mi~l~t be heterogeneous to existing neighborhood uses. 7-~ The Commission ma re wire the maintenance of e~istirr lams or the installation of new one for purposes ofscreening adloir~i~~a~roperty. Finding-The proposal will create an adverse visual impact to surrounding properties due to its size and orientation on the property, Previous plan approvals for this site have conditionally rewired screening and landscaping to minimize these impacts. Condition tomitigate -The developer shall be responsible far the design and construction of a landscaped berm and a wall along the northern boundary of the property that will sufficiently mitigate impacts of new noise and light generated by development on the site. Plans shall be subrnitted and approved by the City prior to construction ofthe wall and before building permits are issued. for any new buildings on the property. 17.72.04fl B - I7esi number and location of in ess and e ess rots so as to im rove and to avoid interference with the traffic flow on public streets; Finding -- As currently designed, the proposal will have significant impacts on the traffic flow on East Pine Street and on Hamrick Road. The Commission believes and has accepted an October 2'~, Zf}fl3 letter from ODOT which provides technical analysis and states that the addition ofthe Vial-Mart "will cause the (northbound} ramp terminal at Pine Street to fail on day of opening. East fine Street at Hamrick Road will also fail on day of opening." Independent analysis that is being completed by the City's Transportation consultant confrrms the ODOT statement and also dictates that changes be made to the applicant's access and traffic confirol plans. Conditions to mitigate -- The JRH analysis reconunends various improvements that the applicant should make to mitigate traffic congestion created by the super center including;l} northbound I-~ ramp improvements, 2} moving a proposed traffrc signal on East Pine Street further west and constructing a new public street through the Wal-Mart property to Beebe Road, 3} constructing a new traffic signal at Beebe and Hamrick Roads and 4}participating with others in the construction of a new bridge over Bear Creek at Beebe Road as part ofI-5 interchange improvements. Short of rnaking and/or participating in these improvements there is no way to provide safe and satisfactory traffic flow on public streets and the application should be denied. l'7.72.04t? C - To rovide offstreet arkin and loadin facilities and edestrian and vehicle flow facilities in such a manner as is com atible with the use for which the site is ro sed to be used and ca able ofuse and in such a manner as to irn rove and avoid interference with the traffic flow on~ublic streets; 2c,~ Finding - Tl~e project creates more parking than the minimum requirezncnts ofCl'MC 17.65.454, Table 3 dictates. Although not norn~ally a problem, izz this case the amount of impervious surface (over 18 acres} creatcs the po#ential for adverse impacts to Bear Creek. Conditions to mitigate - In anticipation of Phase 11 N1S4 perrrzit requirezncnts, the Public Works I3epartment, RVCOG and DEQ, reconunend that the project developer incorporate a more robust set of storm water treatment and infiltration measures into the site design.. Parking area should be limited to miz~imurrz requirements and in order to substitute detention facilities adequate to detain 44-54 percent ofthe two-year storm. Additionally, water quality treatment devices should be introduced including `natural storm water bio-filters', stream buffers and catch basin inserts. Short of rzzaking and/or participating in these improvements there is no way to ensure satisfactory environmental protection and the applicatiozi should be denied. 17.72.444 - Si sand other outdoor advertisin structures to ensure that the do not conflict with or deter from traffic control si s or devices and that the are coin atible with the desi of their buildin s or uses and will not interfere with or detract from the a earance or visibility of nearby suns; Finding -There is individual signage proposed for each store front and a common freeway oriented sign associated with this project. The CPMC will require that building permits be taken for the signs and staff' will require an overall sign `package' From the developer to serve as a guide far installation. 17.72,44(3 E - Accessibili and suffzciene offzre f htin facilities to such a standard as to rovide for the reasonable safe of life limb and ro ert includin but not limited to suitable aces access roads and fire lanes sa that all buildin s on the remises are accessible to fire apparatus; Finding -The project, if approved would need. to meet any requirements of Jackson County Fire District 3. Alternative access to the site from Beebe Road provides unproved emergency response. 17.72.444{F) - Compliance with all city ordinances and reaulations; Finding -Uses will occur in the Wal-Mart Super Center that arc not listed as allowed either outright or conditionally in the C-4 zone and include; fire sales and service; wall covering; floor covering; hardware sales; electzical and plumbing supplies; nursery and gardening materials and supplies; furniture sales; sporting goods sales including fireazxns, and paint and related equipment and supplies. The commercial uses associated with a subordinate 14,244 square foot retail building have not been defined by the applicant, The proposed. construction will nxeet the minimum setback requirements for the C~4 District. _ ~" Conditions #o mitigate - The Conunission will need to prohibit some uses associated with the super center or make findings that #hey are similar and compatible with o#her uses listed in the C-4 zone. 17.72.444 G -Cam fiance with such architecture and desi standards as #o rovide aesthetic acre tabili in relation to the nei hborhood and the Central Point area and it's enylr4ns. Finding -The applicant has made an effort to create more appealing architecture and to de- emphasize atraditional and singular `big-box' appearance. The current proposal depicts a first attempt at designing a collection of individual store fronts. Conditions tomitigate -The Citizen's Advisory Committee recommended that, if approved, the Gornmission and City Council require the applicant to make another effort to more closely represent a series of Downtown building facades in their building architecture. Recommendation Staffreeommends that the Planning Commission take one of the following actions: 1: Adopt Resolution No. ,approving the Site Plan application and tentative plan for land partition for a combination general merchandise-grocery store of 203,091 square feet, a retail building of 14,204 square feet and a 200 square foot coffee kiosk with drive through window, based on the findings of fact contained in the record and subject to the recommended conditions of approval {Attachment C); or 2. Adopt Resolution No. ____,denying the proposed Site Plan application and tentative plan, based on the findings of fact contained in the record and subject #o the recommended conditions of approval {Attachment G). Attachments A. PACLAND Applica#ion Package, dated December 17, 2043 (previously distributed} B, Planning Department StaffReport, dated March 18, 2044 (previously distributed} G. Planning Department Conditions of Approval D. General Public Correspondence, received since March 18, 24{14 E. Final Public Works Staff Report and Recommendations, dated March 24, 2044 F. Report from 1RH Transportation Engineers {pending}, dated March 34, 2444 G. PACLAND Description of Retail Uses, dated March 24, 2044 ~~ ~.TTts,.CIIIVIENT ~C RI~CUMIVSENAED PI,ANNII'~G DEP'~,,RTI~'ZENT Ct~NDIT~QNS GI+ APPRCIV~,L l , The approval of the Site Plan shall expire in one year on April 1 ~, 2045 unless an application for a building permit or an application for extension has been xeceivcd by the City. 2. 'I'he approval of the tentative plan shall expire in one year on April lei, 2t}05 unless an application for final plat or an extension lzas been xeceivcd bytlre City. l~.eciprocal Easement Agreements shall be obtained and recorded prior to ox in conjunction with the recording of a final plat, The applicant shall submit a copy of the proposed agreements to the city prior to recordation. 3. The tentative and .final plats shall depict utility easements requested by the City, RV 5 and WP Natural has. Any changes to utility layout including fire hydrants shall require subsequent approval by the respective service provider. 4. The project must comply with all applicable local, state and federal regulations including, but not limited to, those of4DC}T, C~DF&W, I7B(7,17SL, RVS and Fly#3. 5. The applicant shall submit a more detailed landscape and irrigation plan for City review and approval in conjunction with building permit inspection and site improvements. Said plan shall include the addition of street trees along each street frontage in keeping with the City's tree ordinance and may also include the re- vegetation ofthe Bear Cxeek flood plain which was destroyed by fire. An ongoing property maintenance plan is required to ensure the surcTivability of attractiveness of the site's vegetation. ~. The applicant shall prepare and submit a complete sign `package' for review and approval by the city planning and building departments prior to the issuance of any building permits for store front or freeway signs. 7, The applicant shall be responsible to implement andlor bond fox transportation improvements that are being recommended in the East Pine Street Corridor Plan including, but not limited to; l~ north bound 1-5 ramp improvements, 2) moving a proposed trafh c signal on East Pine Street further west and constructing a new public street through the Val-Mart property to Beebe Road, 3) constructing a new traffic signal at Beebe and 1-lanu-ick Roads and d} participating with others in the construction of a new bridge over Bear Greek at Beebe Road as part of 1-5 interchange improvements. "27 ~. ~ y~... ~. 'fl~ie project developer shah incorporate a more robust set of storm water treatment acrd infiltration measures into the site design. fast-construction best znanagcrnent practices (Blvll's} and mitigation measures slxall include, but are not limited to; constructing detention facilities adequate to detain 40-Sfl percent of the tvvo-year storm, implementation of water quality trcatrnent devices in addition to `natural storm water bio-filters', acquisition of a DEQ erosion control pez7mit (120-C), development of stream buffers and the installation of catch basin inserts. 9. Tire applicant shall limit parking on site to the minimum number of spaces required by CPMC 17.64.020. Reducing the overall amount of impervious surface on site is imperative given the development's proximity to Bear Creek, It is intended that previous measures for storm water detention anal/or transpt~rtatian improvements may occupy land not used far parking. 10. The applicant shall rep-anent the super center building and corresponding parking to face East Pine Street to give the appearance of a `Second Towntown' on the east side of the freeway. Additionally, the applicant shall make architectural changes to the super center building and subordinate carnmercial buildings to mare effectively emphasise the individual uses proposed wifliin the super center and to create a greater sense of place within the development and the corrununity. Architectural changes are subject to City planning and building department review and approval, 1 l . The applicaariit shall not promote ar allow overnight Recreational Vehicle parking an site unless special accommodations are made to designate and manage that parking so as not to create unsafe or unsightly conditions. The applicant is solely responsible for the enforcement of this condition, 12. The developer sha11 be responsible far the design and canstn~ctian of a landscaped. berm and a wall along the northern boundary of the property that will sufficiently mitigate impacts of new noise and light generated by development on the situ. Plans shall be submitted and approved by the City prior to constructinn of the wall and before building permits are issued for any new buildings an the property. 13. The developer shall amend the economic analysis to include additional a~ risk businesses not previously accounted far; spcci~catly ar~dress the potential impacts that the super center will Izave on each competing business and then modify its selection of tenants in an effort to camplimer~t .Downtown oriented. businesses, 14. All new tenants to the Pear Blossom Plaza will be required. to apply for individual business licenses through the City of Central paint. 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All r~.ew terlttrt~ tc~ thtr 1'c~ll ~37c)~1C1I2'1 I~l~za t~ili k7c requirccf tc~ ~pply:r i)r ;l?Cii~ iciual t~i~:re~:; 1ic:t:~sc~ thri>~l~tf, t}Ie C'ii~ c~i ~`~Iltra} Puitlt. "I}~1~ ~~;i?1 c12ab11~ to City tt~ ~ettit~ilillll', lt'}lei}1Cr 111(ii~`'li}>iill li~C;ti [)~11?`?, }ll~i)(~C~511'='.U~l' i;()Iitil`t(;11t ~':'lill llli; t--~ zorkxn~ district Ilnl? ~.c~uld result its. iii~ih~~l' i~iit?1ilill~;a'ul ~7I~ ~~ui?ciin~.; tlcpal•}1~1cI.i:1'c~~;~~'. ATTCKEI'~T "I~" Additional Public Corrs~ond~nc -* ~, ~; .~ ~;`~~ ~~~ ~ :~ 2oQ4~ ~ ~ ~~ ~ ~ ~~~ ~~~ ~. ~ , ~ ~ ~~ -~ r 4 _ ~ ~~,~- ;cam." ~ ~ 7 ~ . ~~ ~~ ~ ~ c~- ~°~~ -- ~ f ~ ~~.-~; ~ ~~ ~~.~~ ~ ~~ -~ ~ ~.. ~ ~ ~ ~ ~ ~ ~ ~ ~ ~~ . ~ ~ ~ ~ ~~~,~~ j' ~~~ ~ ~~ ~~ ~~~ ~' ~~~~ ,~ ~~~~ C{TY t~F C~#TRA~. PC1iNT VY' ~/t.^' t ~`~'"v ~'/f' Lam' ~' i~~l/ / ` ~'t.!""~"Vv' J' L.,./ t`'' L~ ~~~ ~ ~~ ~~ G?--~rG~~..~.~ ~2~, t S.J ~~~/ f C~~+rrCali's-' *~''l..f+' .~~''i^' c+"Lw"!`~ ! 4~/'iF~4~~'~ (d F'G 5 ~ ^~^'tr "" ""'t-wr^'~r^~.~"~ 4~~2/+J ~,! v j f~~~ I ~ .. _ral~~~G ~rV c-~'f.. L/G'.~ ~, -....a~~;„.,{ ~ C~ --'~`~~G2.-fit ~~j-~:.'(y:J~~^-~'' ~/~'~ --~~f ~~'}"tzy! ~~~ ~7 u'',~c-„/'~a 4.,.~'~..,/ ~~ .'.f '- ~Q~ /~,~ ~~~ ~~~ ~` ~ ~~ ~ ~o~ CITY ~)~ ~;~t~7Fst~~ ~'Cr!!~3 35 Final Public ~Vok Staff Report And. Recd endatios ~~ C,~.~ ~'~ ~°~ `~~ _~ 'r .y ~ y.r'fi '2~, ~~~~~ off` ~ntra~ ~'o~.~~ z Pub~i~ ~Wor1~~ Depa~tlnen.~ a.... t _....._..__..........~ ~„ /~ .~. /{Jj~W h~ t~ R.EC`C~.t'~1M~"N.D.~ TI4NS T0: Planning Commission FRCIM: Public Worl~s Department ,iZobert fierce -.Director Joe ,S`trahl -- City engineer Chris C~aytr~n --- fle~uty .Director SUBJECT: Proposed Pear Blossom Retail Development {20'7,502 - 5q. Peet} . Applicant Pacland 10121 SE Sunnyside Road, Suite 215 Clackamas, C}regon 9'70I5 Agent Pacland 101.21 5E 5unnyside Road, Suite 215 Clackamas, Oregon }']015 Proper / 37S 2W 2D Tax Lot 104 X20.5 Acres) Zoning C-4 `Tourism & C~1'~zce Roberto fierce 1'ubtic iI'vrks Director Rick Bartlett Supervisor Chris ~iayton Ilepttty Director ,eve Struhi City .~'ngineer Mike {.Inv Technician Greg Graves Technician Karen Roeber Secretary II Mar arita Munoz ~ecretary I ~~ _~}.~ .Pear .I3lossorn Retail ~evelvlrrrrertt ptclrlic F~'vrks Sfajf Re~rarl Page #2 Purpose The comments and recoitxrnendations contained in tlxis Staff Report submitted for the lvlarch, l 8'~ Planning Commission is based ozx the information currently available. As relevant studies and analysis are completed and becoixxe available, the City of Central Point Public 'W orks Department will provide additional reconrinezxdations and information regardizig the proposed development. The purpose of this report is to provide information to the Planning Commission and Applicant {hereinafter refezxed to as "1=}eveloper"} regaxdizxg City Public Virorks Departrnetxt (1'Wl~) standards, requirements, and conditions to be included in the design aixd development of the proposal and to gather information from the Developer/pngineer. A City of Central Point Public Works Department Staff Report is not intended to replace the City's Standards & Specifications, Staff Reports are written in conjunction with the City's Standards ,3~ Specifications to farm a useful guide, The City's Standards & Specifications should be consulted for any information not contained in a Pulic'V+3orks StaffReport. Standard Speei~catinns attd Goals The Central Point Public Works Department is charged with management of tlxe City's infrastructure, including streets, waterworks, and storm water drainage facilities. Izx general, the Departzxxent's "Standard Specifications and Uniform Standard Details for Public Works Construction" shall govern hew public facilities are to be constructed. The Developer is encouraged to obtain the latest version of these specifications from the Public Works Department, Central Paint Public Works is committed to working with the Planning Department and developers to assure that all developments are adequately served by public facilities. Public facilities not owned or maintained by the City of Central Point include: Power {PP&L), Gas {A.vista), Communications ~Qwest), and Sanitary Sewer ~RVSS}. Tx~ working together it is the L}epartzxxeixt's expectation that the developer will feel free to call on the Department whenever the standard specifications are not, in the developer's opinion, adequately meeting the needs of the development. The Department will listen to the developer's concerns and work with the developer to achieve the best outcome. However, the Department is not obligated to assure a profitable development and will not sacrifice quality, public safety, community standards or other concerns for the purpose of reducing cost to the developer. It is always the developer's obligation to provide the public improvements necessary, as determined. by the Public Works Department, to serve the development. The Department and the developer also have an obligation to assure that public facilities are constructed so that other properties are not adversely impacted by the development. ~~ _~ f_ Pear lilossatr: Itetar'1.Llevela~trrerrt Public Darks Staff Repart Page #3 Z?evelatrrn~trt Plans - Required In frrrtnati©tt Review of public improvement plans is initiated by the submittal of 3 sets of puns that are at a minimum 9S°lo complete. The plans shall include these of other agencies such as I3CVSA or Jackson County Roads Department. Following plan review, the plans will be returned to the Developer's engineer including comments from Public Works Staff In order to be entitled to further review, the Applicant's Engineer must respond to each comment ofthe prior review. All submittals and responses to comments must appear throughout the plans to be a realistic attempt to result in complete plan approval. Upon approval, the Applicant's Engineer shall submit (5) copies of the plans to the Department of Public Works. In general, the plan submittal shall include plan and profile for streets, water, storm drainage and. sanitary sewers, storm drainage calculations, storm drainage basin map, erosion control plan, utility and outside agency notifications and approvals. The plan may also include applicable traffic studies, legal descriptions and a traffic control plan. .Public Turks Permit A Public Works Permit will only be issued after the Department Director appxoves the final construction drawings. After approval, the fees associated with the development will be calculated and attached to the public works permit. All fees are required to be paid in full at the time the Public Works Permit is issued, except Public Works Inspection fees. After project completion during the final plat application process, the Public Works Inspector will calculate the appropriate amount of inspection time to assess the developer. Before the final plat application is processed the developer must pay the relevant inspections fees and bond for any uncompleted improvements (as determined by the Public Works Director}. Plans 1. Three sets of plans at 95°lo complete stage are to be submitted for review by the Public Works Department 2. C}nce approval is achieved the Developer shall submit five sets of plans to the Public Works Department for construction records and inspection. 3. The Developer's Engineer shall document changes to the approved drawings made in the field.. A mylar and digital copy of the final "as-built" drawings will be required before the final plat application is processed. Prvtectiorr o Existing .Facilities The locations of existing facilities shall be shown on all applicable construction drawings for Public Works projects as follows: ~~ -~i- Pcrir.t3lassatn Relrril7~euela~ttttetrf 1'rtbiic 1Yarks Staff IZepart Inge #4 1. `l'he exact locations of underground facilities shall be verified in advance of any public works construction, in cooperation with the public or private utilities involved. 2. All existing underground and surface facilities shall be protected from damage during design and construction of public works projects. 3. Any existing facilities not specifically designated for alteration or removals, which are damaged during construction, shall be restored or replaced to a "same as" or better than condition, at the expense of the Developer. 4. Suitable notice shall be ,given to all pulalic and private utility companies in advance of construction for the purpose of protecting or relocating existing facilities. iVater Cvnnectivn 1. Water system designs shall consider the existing water system, master plans, neighborhood plans and approved tentative plans. The Developer, Engineer and Contractor shall provide the necessary testing, exploration, survey and research to adequately design water system facilities, which will connect to and be a part of, or an extension. of the City water system. 2. All requirements of the Oregon State Plumbing Specialty Code and the C3regon State Health Department, as they pertain to Public Water Systems, shall be strictly adhered to. 3, The City of Central Point Public Works Standards & Specifications should be consulted for specific information regarding the design and construction of water system related components, ,S'treets & 7"rafftc l . The Developer's engineer should be aware that certain alternate street standards for the Transit Griented District and Transit CJriented Corridor might apply to the design and construction of streets in specific areas of the City. These alternate standards are fully described in the Central Point TC}D Design Requirements and Guidelines. Street designs shall consider the needs of people with disabilities and the aged, such as visually impaired pedestrians and rr~obility-impaired pedestrians. Every effort should be made to locate street hardware away from pedestrian locations and provide a surface free of bumps and cracks, which create safety and mobility problems. Smooth access ramps shall be provided where required. All designs shall confozm to the current American Disabilities Act (ADA} or as adopted by the Oregon Department of Transportation {C~DC?'T}, C}regon Bicycle and Pedestrian Plan. _~~_ ,bear 13'losson: Retail.l3eveloprneitt Public FY'orksSiaffRelJOrt .Wage #5 The determination of the pavement width and total right-of way shall be based on the operational needs for each street as determined by a teclu~ical analysis. The teclurical analysis shall use demand volumes that reflect the maximum number of pedestrians, bicyclists, parked vehicles and motorized vehicle traffic expected when the area using the street is fully developed. Technical analysis shall take into consideration, transportation elements of the Comprehensive Plan, TOD, neighborhood plans, approved tentative plans as well as existing commercial and residential developments. All street designs shall be caordinatcxl with the design of other new ar existing infrastnicture. 2, The City of Central Point Public Works Standards & Specifications should be consulted for specific information. regarding the design and construction of street related components. 3. The City is currently in the process of completing and accepting the East Pine Corridor Traffic Analysis, which could impact the classification of certain streets and project "build-out" traffic flows for this northeast portion of the City. The overall road classification and lane determination needs for Hamrick Road, East Pine Street, Beebe Raad, Table Rock Road, Penninger Road, Gebhard Road, and the City of Central Point Interstate-five interchange to aceomiriodate projected "build-out" ct>nditions have riot yet been determined by the City, Jackson County, or the Oregon Department of Transportation. Thus, additional master planning will be warranted once the East Pine Street Corridor Study is completed. However,.it is projected that this additional master planning !traffic analysis will not be available for several more weeks. In an effort to expedite the completion of the East Pine Corridor Traffic Analysis, the City has retained the services of JRH Transportation Engineering to evaluate existing data and finalize the recommendations for traffic mitigation measures. Prior to the involvement of JRH Transportation Engineering the City was relying on input from traffic engineering firm that currently represents the proposed developer. The conclusions presented by that firm were questioned after being received by OI70T's Transportatian Planning Analysis Unit (TPAU}. TPAU raised serious concerns about the adequacy of transportation facilities designed to serve a development with a scope and nature equal to the proposed development. The Public Works Department does not recommend acceptance of either the developer's traffic engineering ronciusions ar the conclusions of TPAU. Considering the potential severe traffic impacts given the development's location adjacent to Interstate S and the present congestion in the Pine Street Corridor, as well as the impact on the community and nearby existing and future commercial interests, Public Works reconiinends that this development be treated as a "conditional use" and that the use be conditioned to adhere to recommendations ofthe final East Pine Street Corridor Analysis. ~. Attached to this staff report is a copy of a letter provided by JRI-~ Transportation Engineering. At the request of the City, Jp:_I-I is currently completing an independent traffic analysis of data provided by the developer's traffic consultant. The attached letter K( _~ Fear .t3lassarr~ Retail Z?evefa~ment Fccblic Turks Staff Re~rart Fnge #6 classifies the proposed development as conditional use based an its proximity to Interstate 5, and existing traffic congestiozx itx the nartlxeast portion of the City. ~. At a recent status meeting with J~ the City was provided with same preliminary recommendations which, if accepted, would seem to significantly improve traffic flaw and provide multiple paints of access to tlxe proposed development. These do ~xot appear to add unreasonable cast to the proposed development, yet appear to reduce traffic volumes on Pine Street, improve connectivity to other streets, and enhance the desired concept of connected street systems in tlxe surrounding area. 'These recommendations will be made as part of the final report presented by .1RH Transpoztatian Engineering. Public Works recamrnends that the Planning Canuxxission consider these recommendations in its delibera#ions on the proposed development. Strrrrn .I.~rtxin - Grnund Water - .Ftvvd Plain l . It shall be the responsibility of the Developer's Engineer to investigate the drainage area of the praject, including the drainage areas of the channels or storm sewers entering and leaving the praject area. If a contiguous annexed drainage area of given size exists, the engineer may use infoxation that has formerly been established if it includes criteria far the drainage area at complete development under current zoning and Comprehensive Plan designations. If the City does rat have such infarnxatian, the engineer shall present satisfactory information to support his storm sewerage design. The engineer shall also be required to provide all hydrology and hydraulic computations to the Public Works Department that are necessary to substantiate the storm sewer design. The storm water sewer system design shall be in conformance with applicable pxavisians of Oregon DE(7, DSL and C)DFW and United States CC)E and consistent with APWA Storm tVater Phase 11 requirements. 2, The proposed development places improvements and structures within or alters the IQ4- year flood plain associated with Bear Creek. The development's location adjacent to and within the Bear Creek. fload plain also indicates potentially adverse or hazardous characteristics due to flooding that would rat normally lac found in a use of a similar type and size lacatecl elsewhere in the City. It is recommended that the Developer be required to have a 14~-year fload study analysis performed, The fload study must provide f ndings which indicate what affects the placement of the proposed improvements and stn~ctures have on the base fload elevation. and fload zone boundary; and what affects the modification of the flaodplain elevation and fload zone boundary Ixave an the existing facilities and properties surrounding the proposed development, The Developer's engineer shall determine the existing base fload flaw rates and the base flood evaluatiazx contours; and illustrate the existing boundaries of the floadplain a~xd flaadway far a 1 {}(}- ~( Z -~ Pear Blossorrz 'RetttlllJeveloptzzerzt Public Ff'drks Staff .tlelrvrt Page #7 year "base flood" storm event associated with Bear Creek through the affected properties. The construction drawings shall indicate the revised base flood elevation contours and boundaries ofthe floodplain and floodway expected to occur following the coz~pletion of any development within the identified flood zone (also referred to as the "Area of Special Flood Hazard"}, including any affected up-gradient areas. The information determined in this study will also be used to determine minimum finished floor elevations far any stzuctures that will be placed within the area of special flood hazard. 3. The City of Central Paint Public Works Standards & Specifications should be consulted for specific information regarding the design and construction of storm drain related components. 4. This development proposes adding about 1 S acres of impervious surface to the site, Discharging storm runoff directly to Bear Creek from this developed. site could have the following impacts: ~+ Crreater potential for flooding in Bear Creek ~k Introduction ofpollutants, such as oil and dirt from automobiles, directly to the creek ~ Increasing the temperature ofthe water in Bear Creek. The location adjacent to Bear Creek presents adverse water quality issues that would not be present in a similar development built elsewhere in the City. Currently the City's standards for storm drains do not require detention of storm water where the drainage facilities are adequate. This is correctly stated in the developer's report and the developer is apparently not planning to install detention facilities or water quality facilities to reduce potential negative impacts on the creek. Kowever, the City is now subject to NPDES Phase II requirements. These requirements are designed to limit discharge of storm waters that tend to affect streams fxom either a quality or a quantity standpoint. The City has recently entered into agreement with Rogue Valley Sewer Services (RVS} to manage the Phase II requirements. Written Input Pram RVS should be obtained relative to the storm water quality issues associated with this development. The City has net yet created standards for' developers to comply with Phase Tl and does not have any way to evaluate the impacts of discharging storm water from such a large impervious surface directly into Bear Creek. It seems appropriate therefore, to request help from Oregon DEQ and/or such federal agencies as maybe able to provide information which the City and RVS can use to evaluate these environmental impacts from the proposed development. Should qualified State or Federal agencies recommend such measures as filters to improve water quality or detention basins to reduce flooding impacts, these recommendations should condition imposed. onto the developer for incorporation into the plans. S. If storm water detention practices, which involve the introducfion of runoff to subsurface locations, are proposed, it is recomtuended that a thorough analysis be conducted to assure that pollutants will not be introduced into groundwater. The City is aware of ~3 _.._ Pear 13tossotrr .detail I)evelolarrrent Public tf/orks Staff lielaort .Wage #& shallow water wells in this vicinity, and the City was involved recently in legal actians relative to graundwater degradatian near the larapased develapznent site, The City might ,justifiably became invalved in additional Legal actions unless it insists that this matter be thoroughly evaluated by competent geologists and hydrologists. lr~ consideration of the above storm water quality anti quantity concerns Public Works recommends that this development lac considered under the provisions of the City Cade. Regrrired Subtrtittals 1. All design, construction plans and specifications, and "as-built" drawings small be prepared to acceptable professional standards as applicable. The Developer shah provide copies of any permits, variances, approvals and conditions as may be required by other agencies including, taut not limited to; Oregon Department of Fish and Wildlife {ODF&W), Oregon Department of Environmental Quality {DEQ}, Oregon Division of State Lands {DSL~, Oregon Department of Transportation {ODUT}, U.S. Army Corps of Engineers {AGUE}, affected irrigation districts, Rogue Valley Sewer Service {RVSS} and Jackson County Roads and Parks Services Department {JC Roads). 2. Fire District Na. 3 must approve all streets and water intpravernent plans in writing pritir to final review by City PWl7. 3. During construction, any changes proposed by the Developer shall be submitted in writing by the Developer's Engineer to the City Public Works Department far approval prior to installation, General Conditions vfannroval *These recommended conditions of approval are in additwn to those submr'tted for the Planning Conrrnission meeting of March .l$, 2(Itt4 As stated in the preliminary staff report from Public Works, the primary concerns of the department are related to environmental issues and adequacy of public facilities, such as streets, storm drains, water service, sanitary sewers, etc. It appears that water and sewer facilities are adequate to serve the proposed development. The recommended conditions of appraval associated with these facilities are fairly straightforward. Conditions of approval far storm water and transportation are mare complex due to varying opinions from consultants and new requirements being imposed upon the City of Central Paint. The fallowing recommended conditions of appraval are general in nature. Depending an actians by the Planning Commission ar the City Council, detailed final recammcndatians far canditians afappraval wi11 be presented at a later date, ~~ __ Peer I3trrssotn Remit Devetoprzzezzt PuGtic €iforks Staff ReRort Page #~9 i3'ater & Server Water and sanitary sewer facilities appear to be adequate. The developer shall submit plans that are consistent with the City's and Rogue Valley Sewer Services' standard specifications for review and approval of the agencies. Permits from these agencies shall be obtained and all fees paid prior to the start of any construction. ~'`ranspartation Two traffic consultants and the C}regon Department of Transportation have provided infornriation about the traffic impacts of the development of this property, There are several discrepancies between the opinions offered. by these traffic experts. However, all agree that the impacts oix traffic congestion of this development will be extreme unless mitigation measures are taken. It is the City's responsibility to assure that appropriate steps are taken to minimize adverse impacts to traffic flaw for the safety and convenience of its citizens. Accordingly, the developer shall submit plans which meet the City's needs for the proper flow and management of traffic under full development conditions. These plans must address and reconcile issues, as they relate to safety and convenience of the traveling public, raised by the traffic experts mentioned above to the satisfaction afthe Public Works Department. Public Works will work with the developer's engineers and planners during the review process to evaluate mitigation measures in a timely fashion and to propose alternatives where appropriate. Wherever an appropriate nexus exists between the impacts of the development on traffic in the vicinity of this improvement and mitigation measures proposed to address these impacts, the developer shall be responsible for the proportional cost of implementing the mitigation measures. Written agreements between the developer and the City related to the cost of improvements shall. be negotiated by the developer and Public Works and presented to the City Manager for approval. Storrtt I7raina~e The issues raised in the preliminary staff report related to water quality, flooding, and ground water impacts are potentially serious from the standpoint of protecting the health and safety of citizens and the environment. Accordingly, the developer shall provide all necessary studies to assure the City that this development will not have adverse impacts on surface or subsurface waters and will not adversely impact the environment. These studies maybe shared with appropriate State and/or Federal agencies for their input and advice to the City. S'um~rzary The City of Central Paint Public Works Staff Report addresses the City's concerns relative to the proposed developments potentially adverse impacts. However, the Public Works Department does not typically establish specific conditions for the Plaiu~iiig Commission to approve, Historically, the City's Engiiaeering Division leas been given the authority by the Plaiu~ing ~~ . __ Fear,t3fossot~r Retail L7evefapment P~~bfic 1~orks Staff Report Page f#,t 0 Comrr~ission to negotiate required improverrrents, relative to proposed devclaprr~ents, during the course of the improvement plan review process. 't`he Engineering Division will use all tl~e resources described in this Staff Report to equitably impose mitigation of adverse impacts resulting from the proposed development per the City of Central Point's Municipal code as wells as t?regon's governing statutes. ~~ dA 1 ~~'M/H 3.a1 'M j G4~?7 Report from JF~ Transportation Enine~rs Dated: 3/3/2004 $ S `0..,.e $~1, A..rd V~3 L~' 9 LJ1a? i ti.t V 1 1W,5..9 ~J d,YA.fJ,~l'~a. ~i`AS`~,L'l A A..i ia..0~t Y Is["~. 1" 1°1 1 ~131S1Y11'M 1 64f"'!97 Supplemental PALAI'~D l''vCterial Received. 1C~/2~Q ATTA~'HME~I'1, `G' DISTR~BLTTED U~iJER PRATE C}~ER PI..Z~I'~INCa OMMISSIO R.~,OL,UTICJ 1'~Q. Discusslorr• City Staff has been working with the applicant Ryan Csaflis to develop this property which is located at the intersection of Freeman and Hopkins Roads. Currently, there is a small house on the larger of the two taxlots which was constructed in the 1940's. The Meadows developmca~t abuts these parcels to the north and east. The Commission may recall that there were roadway improvements installed in this area in 1998 which included lane widening and the installation of new sidewalks in the area. The sidewalk extension and right-of-way acquisition was limited on the Freeman Road portion of this project area since the existing house, occupied by an elderly resident was located at or near the proposed right of way line. The Public Works staff at that tune felt that the additional right-af way could be obtained when the resident vacated the Dome car the property became more intensely developed. The property has now been purchased by the applicant who plans to remove the existing house and redevelop the two parcels with eight {8} individual lots and one large common area. The proposal would place four (A~} four-plexes on four (4} of the lots and four ~4} duplexes on the remaining four {4} lots. This type of development is unique in Central Point but not in other communities where investors prefer the opportunity to own all or part of the various housing units. The local zeal estate market has shown that lending institutions are more willing to lend money on duplexes or smaller multi-family apartments. This conf guration is unusual for R-3 zoned parcels in Central Point since there are varied setbacks, common. areas, building types and reduced off-street parking spaces that are more similarly related to a Transit Clriented Development (TC~D} style development. The two parent tax lots also have unique shapes and features that include a large City-owned utility vault together with a corner location at one of the City's busiest street intersections. Due to these elements, the applicant has submitted the project as a planned unit development SPUD}. CPMC 17.b8.414 states that "the purpose of planned unit development (PU1~) is tea gain more effective use of r~perz space, realize the advafztages cif large-scale siteplanning azzd the rzzixing of wilding types or land uses, unproved aesthetics and envirotzmental preservation. `his is achieved by allalvizzg a variety of building and structures, types caf open space, variable luilding Izeights and setbacks, and shared services and facilities. " A planned unit development may be pez~nitted in the R-3 zoning district subject to the approval of a preliminary development plan. if the preliminary development plan is approved, an application for final development plan must be submitted within six months of such approval. The applicants are proposing to vary from. the requirements for the R-3 zoning district and may need to vary from fihe off street parking requirements. The standard lot dimensions for the R-3 Zoning District are 6,C}{}{} square feet for interior lots and 7,00{l square feet for corner lots. The minimum setbacks are 2t~ feet for the front yard, five feet per story on sides and ten feet from the rear lot lines. There are also special yard setbacks between apartment (the four-plexes} buildings which will never allow the structures to be any closer than 12 feet. A maximum height of 35 feet has been established in this zone. The proposal has shown that each of floe various structures can meet the basic setback requirements for the zone but there is some question as to which if any of the st;-uctures will be two-stony. Since the project abuts the Meadows, this could be an issue for the neighbors such as it was with the Cedar Shadows PLTD where two-story units were const~~zcted. Two story stn~etures are a pennifted activity in dais zone but the applicant should be made aware of the sensitivity of the neighbors azad adjust the height or building type-style and location as practical. -~ Mingus Creek flows in the vicinity and tlae proposed lot 3 depicts that afour-plex will be constructed in the FEMA identified 1 OQ year floodplain. This structure will need to meet the additional requirements that will be identified by the Central Point Buildizzg Department when a building permit is requested. One of the general concepts ofthe PUD is that the applicant can obtain flexibility in meeting some of the basic site requirements of setbacks, roadway and parking standards as long as there are some sort of amenities made available to the residents, The applicants have proposed various open space areas within the development but there znay need to be a need for some play equipment for children since there are no parks in the immediate vicinity. The applicant will need to form a home owners association for the maintenance of the common area to include a mechanism. for maintaining landscaping, the private road and storm drain facilities. The standard off-street parking requirements in the Code specify that duplexes have two covered spaces per dwelling. Apartments need one covered and one un-covered space per dwelling with and additional space per every four {4} units. If this requirement were applied, the entire project would need 24 covered spaces and. 20 un-covered spaces. The submitted plan depicts that this requirement can be met but the applicant has not shown which spaces will be covered. If there are any adjustments required, the Planning Department would like to work with the applicant. Fire District 1'~0. 3, ROSS, and the City's Public Works Department have been notified. The Fire District rejected the initial project map since the agency felt That the ten foot wide interior road was too narrow. Even though a road widening would reduce open space, the applicant has been working to revise plans so that the project meets the Fire District's requirements for a minimum 20 foot wide road and 2S foot radius at all corners. The Fire District will also require that existing and future fire hydrants be annotated on the plat. The Public Works Department has reviewed the preliminary development plan for compliance with the City's water, storm drain and transportation standards {Attachment E}. The Public Works Department will require a looped water line system to be installed in the development together with adequate storm drain facilities, It should be rioted that there is a considerable grade difference and the existence oftlae master water meter vault along the project's frontage with Hopkins Raad which could present a problem for the private roadway. Public Works may require that additional right-of way lac acquired for public improvements and accelerationJdeceleration lanes along Hopkins Road and Freeman Road. The applicant should contact the depaz~tment for details. Flndin~s of Facf & Conclusions of Law Size of P~.l~ sits A PIJ:D shall be on a tract of land five acres or larger, except that a PLTD may lac on a tract of land more than one acre but less than five acres if the planning commission finds, upon a showing by the applicant, that a PUD is in the public interest because oz~e or more of the following conditions exist: A. An unusual physical feature of importance to the people of the area or the community as a whole exists on the site, which can be conserved and still leave the landowner equivalent use of the land by the use of a planned unit development; ~~ ^ The site of the PUD is 1..32 acres and contains two separate tax lots tizat front Hopkins and Freeman Roads. The City awns a small tax lot adjoining the project area and the parcel contains a Medford Water Commission. master water meter. The location of the master meter and a steep grade transition between Napkins Road and the building pads will severely limit the location of the private road. B. The property or its neighborhood has historical character or distinctive features that are important to the community and that could be protected or enhanced through use of a PLTD; ^ While there are po apparent features of historical character presently existing on the property, the installation of T4D style architecture with front porches could serve to encourage the "small fawn" feel desired ip the City's vision documents, C. The property is adjacent to or in the immediate vicinity of a planned unit development of similar design as tha# proposed and developments would complement each other without signifzcant adverse impact on surrounding areas; ^ The project is ap ip-fill Planned Unit Developments and will be similar ip architecture to other duplex and apartment developments but there are not any of these uses ip the irntpediate area. The Meadows is a PUD bat is comprised safely of manufactured Names. The applicant should be encouraged to construct single story buildings when passible, particularly near the project boundary abutting the Meadows. Since the development has requested elements of TOD standard compopepts(i.e. reduced off street parking standards}, each of the units should also include pedestrian and peighbarhood friendly facades and (rant parches. D. The property is of irregular shape, wi#h limi#ed access, or has unusual dimensions or characteristics which would make conventional development unreasonably difficult and expensive. ^ As mentioned in a previous finding, the site of the PUD is 1.32 acres and captains two separate tax fats that front Napkins and Freeman Roads. The City awes a small tax fat adjoipipg the project area and the parcel contains a Medford Water Commission master water meter. The locatiop of the master meter and a steep grade fransitian betweep Hopkins Road and the building pads will severely limit the location of the private road. ft is far these reasons that canventiopal develaprnept could be deemed unreasopably difficult and expensive. ~rr'teria to Gt•atrt r~~ L3eny a PUD In approving, conditionally approving or denying the plans sulamitted, the City bases it's decision on the following standards from sec#ion 17.68.~4~: A. 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I~. 1lii~P~?7~ ~`tl~s;lvcs 1lttit,rll Ic~~turc~ tit~C:~1_,~~;;11~'~,111~; a11{l. ~lt()It.;i~l(:~;, v~saoded cove~° and r4~U11 te2'I'~1111. 1 ~ 11 t`~l' i.l': 1?1~CSl;,ll; ~~ 1€tti~~~~~<t~f~ ~alE~r~ ~;~+~e~,i~a~; ~ta~~~w~~ 94 ~~°~t.~;~ E~T~t~ i~~~~it;;~~ir~z~ ~~'~~~~~3~~ ~,~~~1~ ~~~~~t~! d~~ E~~ ;~«~~r~~it~~cl ~~~~i~;:~-~f~ i~~a~ll ~$tl~ <a~~j~~;~~a~~~t1« I. Thc• ]'l~ ~ril~ b~ c<11xll~a?iblc ~~°ith tllc ~?n 1-t1u11iliti,. ~lre', ~~ ^ `~'~~~ il~~~<~>!a C~~~~'~i~ t~~~3 ~~~ll R~€t ~e~t~~l~~~ih~~ ~~~l~f'€ t~~~ gt~~~~~ee~a~~tli~~~== <a~-~ts~ it~a a~ ~?t3~~~i~a~t~t e~~~~t,l~~ [1~~ ~~~~~~~.~~~~~~ tc~ I,~<t ~€~Il`;ii~~S'~ t~3 f~l~~~ ~n~1c~t°t'~~~ z~t~'!}~~ ~~~~i~~~~~~c~~~~ ~'a<~(a~~~ ~~et~~iil~i~. IC~E1?e~°'i'~~1~ b~~'d~ a'E«s~~~c ~t~c<g>~i~~;;~t~ v~~~i>I tav 1'1~rz~a€ ~~c~~~€~€~~~~ s~~tct ~'~~~~' ~il~~{yeti ~~t~l'-~i~~eet ha~~l~ia~~ f~>~%litics ~~ili ~4~i~>;~ ire ~at~ii~~~t~t~e~f~t~tu~ ~+~~x~h~t'ri.ili9:~,n J. Tl~e 1''L: C7 ~~' i I . reduce need. for pul> ~ i ,, c ~ l i l:i ~~s and. services relative to ether ~} 'l i n i t t ~ (1 uses fir tl? ~ ~ and.; '1°P~c~ c~evelt~~3n€E;«~ ~~,~~'til ~°e~tzli il~ ~~ ff~~t~~•c a ~i~4a~i~:~lt t~~e t~F ~>a~~li~ vt°~'~ ~t•e~ Et>7~~ ~'F~iill ~:~, ~.>I~tts<tilti~ ~^tic~ot~l•zt~e t~~ct ~~~€:' oi~ ~~~<~~~ tt~~'!w~~it ta~~ Yis~~ E~'~iatii~l<~ ~~ot,~ls€: ''~allt~~~ '~ ~°~3ttsi~ ~~i~i~°i~~ t~~Ee~lit~e~ r~~ltfclt ~--e 1~~*iaf~ect o~i fl`c,t~~i~~v a1~d ~~ t~~e~nal!r i~r~~ads. r~- P1tlt1nili+~ C`onlr,~is,~~~~.i; ~cti.on Tjl( ~~lillllllll+ (`l?;111111~~11?11 t1?<';SF t£l~i'~' C111~ t71 1.11 L' °~OI1i11V1i1 ElC'C':C1'":C Yt? regard to the prehmznary dE,S'~'IOj?1i1C11; ~112i!', I(?1 '1';' l~'~'E111 ~ ~<iltl+i l~U~« 1.~(lt~l~l (~;:{~lulit>It `~o. _, <t,'E'1'o~ irt` pl~'.it,,;ltt,r~~ ucl:;l{~J~11t11t 1~1a1t ;tit` tll~ I~~'an t'saiis PUD, ~,1~~;C1 Oi; tlll_- ~IIIC:iI~+'~ (?i ~c.i:i ~llltl C(31;t:1'tI511:)llti C?~ lil~'~ ((lilt<':lili(l lli tl1e,' 14Lt1111 <lllt~t titl?~~a<'t i() the 1~,ci>]nl1?(~11c:L(I coll(iiticlll cal <ll~p,'~1~ <tl <15 5(;t fort in tla:; ;~1 11~(~t';jao1't~; or « ~~'COll~lli;l'11t~ C1C1?1<1~ Ct L'':;C ~t~1~t'}'1C 1~V1)i (., .??~'=,lS ~~~ a~4Cl 011 lli'Clii~l+.~5 Oi ~itC'1 E±f'tlCiliE±l.tr(1 1)`.' the C'()1~1111i„ic~~i: ~1 3. C~>l1t;11ili' 1.11 t; 1'evie oftl're for the F~.yan C~~lti, PUD prcli~lli il<lr~ ~lcl :~~t,l~lltctlt 1,~u~ at tl~e distr~ticlll cl,.tl,eCoission. 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( i ( i} s ~ _ ;;55 2 ;k% ~t 2~ ?.iX ;-0i 2903 7AY :k; 3:9: y d u wu:~ .m' a ~a Ms tro ~ '~ ffira ~a3Aw~#+eavwMe NiuH SN d0.9d6. 9s9ca~'wav hem+~ ~+aC tcn+em ttar~ttt. rD. t.H.6d W. swwpamoggnwynsn rsw aw:wwt ~ ~` 'x~ A d caf a+e+&csar sem~anra mxtt2tvmraa asc..o..a.>i,.u. ~ ~ - +awwY ta. Sa w iAD. iw wu inm a .ssuw away WYev woi/MUC'tw iraxxa Geaaro fivemear R f 77w Later9oU'tar ,w4dh flak Sttsa&. SautharA :o Nao USL[Lm Wdh Rpoy. TxaiiaC r,uNH 1GZ Lc'M Gkehl .~; tJa ~ ker of SaLtkttr .: - cb N.B Ma^ti»w%'~o~ t~ of ~L6f2 tl, 7 »bh~r 9Z:xW'J a 2Y~nt aF JI» YEf19 tta hk :rm h tiro e16j of fanpni P Danz, ,ke.n c.~°n:g eraya,- t Y ~sa-~s 4 C?<aNVdm ArT . QR, $T;,~04 i - vtcc,~:.^°r star --®~ ~~; :~,~ w u mac, i a~Y ~ w c cow - ~'°.."~ 4b ~Y, mG aSas:& &~&w k I ' II$ ~~~~~~ ~ k S\ _ ~ . ~` ~ F P~-~ ;:.~n,.v.~»c«.:-.may...,. ,. > ro-+u.,..~ ...,~.Y ................. ~ ~~~` 7 .« ~~ ~` 3~ C`~~-T$``~C ~A _ .. .. isaJf ~ - ~+° l~I,.~~ 1V.ItTTN~ 1.~ l a'~'/~ I~ I'M1 f N ~' `I`orr~ IliarrzE~lzrc~y, ~lICsl? l~'ltxrzrzi~l~; 1)ir•ec:E.or• Y ~c~tYZrczt.tztzt.y E='l~~rzrzc:r~ I~rzvici t1lvc~r'c~ C'orrrrrzrrrzii.y 1'Ir~rarr~zr~ Dt~.vc~ At~I<c~rrs C~I~ 'I'c~clzrric,iarz I,is~a Morg~rz T'1~ranizrg 5~crct,ary Noti~~ ~f ~'~.b~~~ ~~e~~ng I~at~ of N~~ti~~: N~~rch ~6, 2~-~4 Meeting Date: Tune: Place: MATURE OF MEETING April 6, 2004 7;00 p.zn. (Approximate} Central Point City 1Ia11 155 South Second Street Central Point, Oregon Beginning at the above time and place, the Central Point Planning Commission wzll review an application for a Planxzed Unit Development that could allow the eonstz-uction of 4 duplexes, and 4 multiplexes in the R-3, Residential Multiple Family zone. The subject parcels are identified in the records of the ,l'ackson County Assessor as Map 37 2'~4r 11 BD, Tax Lots 11413(} & 1160(} and are located east of Freeman Road and north c~l'I-loplcins Road, The Central Point Planning Cornznission will review the Planned Unit Development application to determine if all of the retluiz-ernents of the Central Point Municipal Code can be met. if the Commission determines that the application. meets the City's standards, an approval for the tentative plan could be issued. Pursuant to ORS 197.76 (3) {e}, failure to raise an issue during this hearing, in person or in writing, or failure to raise an issue with sufficient specificity to afford the decision-makers and the }parties an opportunity to respond to the issue will preclude an appeal based on that issue. NC}`~`ICIv 'I"O Nl!O~'~'~A.GEE, II~IEI~'HsDI,[}IER,'4T~NLD~JJR. flR SI~I,i.,l~i2.: t~:RS C1rIA,P''I'l~R 21~ 12EC~€TIRES 'T'HAT Ali{ ~'OU I2~Cl~}iVE `I`~Z,S N~D'~'ICI~, I'~' I4'I[,TS'T B~ P~tON~P`~"~.,Y F6~R~VAlt2Dlvl~ '~'C3 '~'~l[E 1P~Jl~CHA:SJEIt, This notice is being mailed to property ow~aers within a 200 foot radius of subject property. CRITERIA FCC~R DECISIt~I~I The regzziremez~ts for tezatative plan revic;w az`e scat f«rtla it1 Chapter l7 of~ tlze: C"entral 1'oizzt iVlunicip~tl Code, relatizzg to General Information azz~l conditions ozz the Izz-ojcct 4tl~proval. PUBLIC Ct~IyIMENTS 1. Any person interested in comzz-zezzting ozz tl'ze above-tzaentioned lazzcl use decision zzzay szzbmit wz~tten cozrzments up until the close of the zrzc;etizzg schcclule:d for "fucsclay, March 2, 24{34. 2. ~Nritten comments maybe sent in advance of the meeting to Central Point City I Iall, I S5 Socztl~ Second Street, Central Point, ~}R 97542. 3. Issues which znay provide tl~e basis for an appeal c>n the nxatters shall be raised prior to the expiration of the cozxzment period noted above. Any tcstiz'nony anti written coznznents about the decisions described above will need to be related to the proposal and should be stated clearly to the Planning Corrzmission. 4. Copies of all evidence relied upon by the applicant are available for public review at City hall, I55 South Second Street, Central Paint, Cregorz. Copies of tlxe same are available at I5 cents per page. For additional inforrrzation, the public znay contact the Planning Department at (541} 664-3321 ext. 292. SUIViMAR'S~ CtF PR(~CED~C.3RE At the meeting, the Planning Coznznission will review the application and technical staff reports. The Coznrnission, at theix discretion, znay decide to hear testimony from the applicant, proponents, opponents, and hear arguments on the application. If allowed, any testimony or written comments must be related to the criteria set forth above. At the conclusion of the review the Planning Commission may approve or deny the Planned C~nit Development as submitted. City regulations provide that the Central Point City Council be informed about all Planning Commission decisions. ~~ I55 St~uth Second Street r Central I'oizlt, OR 9752 X541} 664-3321 Fax: {541} 664-63i~4 ~~ ~_.._.._...._~ 1 ~ ! ~ 1 ~ ~~- ~~~ ~ ~ F ~ { ~ ~ __, ~---..~ ___i.____._._~ ~ ~~~~~ .__ ~~ f ~1~ ~.. ~. ?~ ,} __. _..... ,. ... __. _.. _ _: _... ~ f ~~ t l ~~ ,--- __~.... _._3. D -~--# Parcels ---' ~ ---- 3 ~ _._ _ _ i "" r "`• March ~5, 2444 Central Point City Hall 155 South Second Street Central Point, Clregon 9'75012 Attn: Planning Cozxzznission Dear Sir: Thank yozz for the notice regarding the possible development of duplexes and multiplexes located east of Freeman Road and north of Hopkins Road. As an owner of a property within 240 feet oftlze proposed. development, I object to the approval of this planned unit development. 1 am a real estate broker in Illinois, and I believe that the development of duplexes and multiplexes would adversely affect the fnttzre appreciation and market value of existing single-family homes within close proximity to the proposed development, I am responding to the hlotice of Public Meeting (copy attached} which I received via mail on March 24, 244. According to this notice, under public comments #1, it~ st~.~_..._..----~- written comments tnay be submitted up until the close of the meeting_scheduled Tuesday, ~ March 2~~. Since the only notice I have even- received arrived March 24~~, I azn ~l~ forwarding this to the address provided for written objections, It is my understanding ~~ ~~~~ ~~ that you are required to give owners notice prior to a deadline. ~ ~~v ~'~` I would appreciate written confixrnnation that you have received my disapproval for the planned unit development and that my written objection. will be submitted for consideration. Sincerely, Patsy L. Frets 534 Holly Lynn Court Cary, IL 64013 ~~ X33?24,~2QH4 tf39a 56 154J.~746~95 ._Tr^~C;1.'.=,t:)#~! C',t~ll_31ti1T'`r' ~'~"~ PAGE Ell ~i 4 ft n I~iarch 22, 24x4 Ati<entlan: Torn Hl~mphrey City of Central Paint Plannirtq 1 ~5 South Secr-nd Street Central Poirtfi, C?R 97542 R~: Subdivision pff Freeman Road ~ a county~maintairrecl road. Planr~inq File. 04(~(~5, Pacl 1„..ot St,~ladivision. bear 11I1r, Hut~tphrey: .~~ to ~ t~s ~}~u~a c~: 1,7c t~tdtiCsrsrt~rit /:s,,rxrcc'r 2t7(} pr~te9capc; E~a:3ci Vr/hii~ City, OIL 37~~;i (Sa1[37ls3: (5d#} 77~-ti23~ Fax: (54t} 77~i-(i2'~a r}irrmcyel~ja~ks~snco~rrty.or~} rnnv.j~rhsoncoEmiy,crg Thank y~au fc~r tl~e c~ppor~unity to comment on #his application for a Pad Lot Subdlvisian, a tv~er~ty four unit development off Freeman Road, Reads ar~d Parks has the fvllowir~g ccamments: ~. The applicant shall sul~rnit constrt~ctiort dravsrings to Jackson County Roads and Parks and obtain ccaunty permits if r~~~ired. 2. The applicant shall t~btain read approach permits from Roads and Parks f©r read appr©ach fo Freeman road. if y©ta have any questions or need further information feel free to call me at 774-fi230, Sin erely, ~f lyric Niemeyer, Pl= Traffic & development 1~n~ineer ~~ 1,1~r•,gin~~ringlC3EVeI€~pmentlClT(~SiCRlT~ i.P'ftC~~t7fl5.wpd 0~~24,~~~4 16:68 5416664171.71 ~ ' '~ ~t1i({t ~v~t x: ' ~ 2~~ ~pQ4 ~ ~, ~ ......._ ~,., Z.acation; ~ i ~.°~ C`~~ru~~~l l',n;;t ~ ,: i ., w_ .~.~ ~..e „N~ .~_e a ~., i ~~ .~ r'~) Lira sl~s0 ':..i~<, k ~ ~ ~. .a ~,~. w. ',;it;.r~~~ ~,,,~ r}ru,, ~! ~ ";{ha rat (. i'l~! ~ ~ `'-'~13 rt~~ i~rl .~~t'~~~~ ~.ir„ .~~;et~ ~r :r,cltlet' ;~~;~ ~ ~ `, ~ '~!'4 C;x1~- ci C ;~tttt~31. Z'c;;~~1 I'l.;t t'itz~ l`)t_~;:tr( t;f,~z( 15~; S~~u~=, S~,L,~.~a ~t __. C~:t~~~al Point. C:~z-~•,-t.~r~ Ji~C}2 ate; C~;a~'~i~ ~'~., Fi ~# U4QQ-P 1~,.~:" lser~. ~~lZ'Tc; i:'~ ~ ~_fi,C1~ .~t~"1~'~~~ Ifli17)l c,~ilIl;~?, 1'~t ~>'C1.I~1`~ ,~i -. cr}~i ~11GrIS 1~~C~)1)v11 Q~.~ Gilt' ALE'-'LtLIYI t E' ~~113~, vC~'fa Sr;~~~r1:C ~ f~t ',i'o~2{)<.~[~ C~,`:V~AL-1~~~~114Y1~ ~~~Il L~l~lL1T:'_ C1LF' 1a.'~~~ }~~' 3 ,>,.'1':Ct 1'.1~37~~ (s(>;"Tl i.~l'„ ~S c.Yl`~tlt `', 1713111 ti7IC)t7 )1 ,~1E ~IOj':%~~, X11 r1B~N ~ C~l'~'' 111111 }'~< <~;:;i,r;A~'c~ axzCl c;()Ci513 tlc?r.i', ,A ~LL:O lii 1Zi; l l(1 ,~.~` `'> ~t..:illti 101;1`, I~'yu ~d a~dltlc~xt«l ir~r~~t rJ~tlii~,,t,. ;teas call e t 64_63QC1. ,~,ir::- ~°~1v~ .~,.-.-..w.• ~. ~.'I 'l a~~~~~~l~t, I'.. T.7is~ric; Eil~in~ 6~ ~~.' 1 ~:'~,':~".A.IAC, }~'~ C;T i_ w ~:E~3'T~``I~PLAl~ ~ G',P ~ 'l~tp4~~5-~' C~,P'°~'I.D~C rtt~• t"~ ~~ ~ ~~~ ~ _ ~4 2. ~~: 1 2~ :_::f :` ~ ro~ ~'~T.l~'LIC ~~71~KS ~S'~"~F'Iy PI~I'C~12 f` April, 6~' 2004 T{~: FROM: Planning Commission Public Works Dciaaz-tznent SUBJECT: Public 1-~earing-Site Plan Review for 37 2W 11BD, Tax Lots ~ 14(7(} t~11600 24 -Duplex Applicant Ryan Csaftis 406 Riverside Avenue Medford, C}regon 97501 A eat Cael E. Neathamer Neathazner Surveying, lac. 100 East Main Street Suite N; P.©Box 1584 Medford, Ch~egon 97501 Property 37 2W 11BD Tax Lot 1140{} & 11600 Descz-iptionl R-3 Zonizlg .t'ut'~vose i~tti}ert f'terr'L' f'rrhlic di~nrlcs fJirectoY flick Bartlett ~lt fiet'Yt,SDY C'frris C'kiytnn f)c~uty f3ir•ectnr :Y~ike taro Tecfrrriciarr fr'reg ErYaves Tecfrnician Karen Roelier .Secretary ff ii~argrrr•ita r~rrxoz .Secretary f Provide infor€~zation to the Planning Commission and Applicant (hereinafter referred to as "Developer"} regarding City Public Works Department (PWD} standards, requirements, and conditions to be included in the design and development of the proposed. Gather information frorrz the DeveloperlEngineer regarding the proposed development. A City of Central Point Public Works Departzxzent Staff Report is not intended to replace the City's Standards 8~. Specifications. Staff Reports are written in coordination with the City's Standards & Specifications to form. a useful guide. The City's Standards +~. Specifzcations should. be consulted for any information not contained in a Public Works Staff Report. of ~:~n~ral point T~1~lb~~c Wc71'k~ ~~~~1'~:ITI.~1"1~ t-l~ri], 6'~' 2aa~ Csaftis PW Csa~tas PAD .5'tanclccrd.~~lecificntivns afrrl Cit~ats The Central Point I'z.iblic Works Depaz•ttzzent is charged with. ~~~anagcn~ezlt of the City's infrastruct~.zrc, including streets, waterworks, and storm watez- drainage facilities. In geneYrrzl, the Depaz-tment's "Stazuiard Specifications anti C.lniforzn Stac~darci Details Far Public Works Canstrl~ction" shalt govezn how putatic facilities arc to lae constructed. 'I"he Developer is encaurageci to obtain tl~e latest version of these speei~catzaz~s faazn the P~z61ic Wazks Department. Central Point Public Works is cozxzzrzitted to working with the: Planning Department and developers to assure that all developments are adequately served by public facilities. Public facilities not awned or maintained by the City of Central Paint include: Dower {PP&L}, Gas {Avista}, Caza~muz~icatiorzs {Qwest}, and unitary Sewer {RVSS}. In warlcin~ ta~etlaer it is the Departzxzent's expectation that the developer will feel free to call oz~ the Department whenever the standard specifications are not, izz the developer's opinion, adequately m.ceting the needs of the development. The Department will listen to the developcz•'s concerns and work with the developer to achieve the best outcome. However, the Department is not obligated to assure a profitable development and will not sacrifice quality for the sole purpose of reducing cost to the developer. It is always the developer's obligation to provide the public improvements necessary, as determined by the Public Works Department, to serve the development. The Depaz-anent and the developer also have an obligation to assure that public facilities are constructed sa that other properties are not adversely impacted by the development, .Ueveloptrsent Plans -Required Infv~•rnation Review of public improvement plans is initiated by the submittal of3 sets ofplans that are at least 95°lo complete. The plans shall include thane of other agencies such as BC"VSA or Jackson County Roads Department. Following plan review, the plans will be returned to the Developer's engineer including comments fz-om Public Works Staff. In order to be entitled to further review, the Applicant's Engineer must respond to each comment of the prior review, All submittals and responses to comments must appear throughout the plans to be a realistic attempt to result in complete plan approval. Upon approval, the Applicant's Engineer shall submit {4} copies of the plans to the Department of Public Works. Zn general, the plan submittal shall include plan and profile for streets, water, storm drainage and sanitary sewers, storm drainage calculations, storm drainage basin map, erosion control plan, utility and outside agency notifications anti approvals. The plan znay also include applicable traffic studies, legal descriptions and a traffic control plan. Public ~vrks Fer~ttit A Public Works Permit will only be issued after the Department Director approves the final construction drawings, After approval, the fees associated with the develapznent wilt be 6~ Cs~ftis PUTS calculated and attGzclaecl to the: pzzl~lic way"l{S lae:r~a~zit. All fees are retluircel tcz lai: paid iza fall at the tinge the Public Works 1'e;rnzit is issued, cxc:e:pt 1'tzlalic; Warks l~aslaectiaza fees. After laz-aject completion durizag the final plat alaplicatia~a laz'oc:ess, the; Public Works Izaspectcaz- will calculate, the appropz'iate aznazznt of inslaectian tune to assess tlae clevelnlaer. Before the: final plat application is pracessecl tlae: de;velalacr taaust pay the z-elc:vazat izaslaectiazas fees a~ad bozacl for azzy uncompleted it1-zproveznezzts {as eletermiczccl ley tl~c I'uhlic Warks I~ircctaz-~. Csr~ftt's PAD - Plcctas l . Three sets of plazas at 95"lo complete stage az•e to be submitted for review lay the Public Woz'ks Departzaaezat 2. Once approval is achieved. the l~evelopez• shad submit fouz• sets of plans to the Pulalic Works L~epaz~tznent for construction records antl inspectian. Tlae Developer's Engineer shall document clzazages to the approved drawizags made iza the field. A mylar and digital copy of the final "as-built" drawizags will lac required before the final plat applicatian is processed. Csaftis P~.~7 -~ Pt~atectian o. f'Existin~ .Facilities The locations of existing facilities shall be shown on all applicable construction drawings for Public Warps projects as fallaws: l . The exact locations of underground facilities shall be verified in advance of any public works construction, in cooperation with the public or private utilities involved. 2. All existing undergraund and surface facilities shall lac protected from damage duz-ing design and construction of public works projects. 3. Any existing facilities not specifically designated for alteration or removals, which are damaged during construction, shall be restored or replaced to a "same as" or better than condition, at the expense of the Developer. ~, Suitable notice shall be given to all public and private utility campanies in advance of construction for the purpose ofprotecting ar relocating existing facilities. ~`saftr"~ P~I1D - Wixter ~'rannection l . Water system designs shall consider the existing water system, master plans, neighborhood plans and approved tentative plans. The Develaper, Engineer and Contractor shall provide the necessary testing, exploration, survey and reseaz'cla to adequately design water system facilities, which will connect to and be a part of, or an extcnsian of the City water systerrz. ~~ t~pa'i1, ~'~' 20t#~ Csaftis I'C7I7 All requirements aFthc C)regarz State Plt~rnb~zz~; Specialty Cade: and the C}re~;alz State Kealth Dcpartznent, as tlze;y pertai~z fia Public; Water Systems, shall be strictly adhered to. 2. The City ofCcz~tral Paitzt Public Works Standaz-cls cS'c Slzec:ihcatians slzaulcl lac consulted for specifzc information regarclizzg the design and canstrzzctiata of wate~• system related companezzts. ~'scx~`ti~ i'U.17 - aS`t~eets The Developer's engi~zee.r should lie aware that certain altcz't~atc sfireet standards far the Transit Oriented District az~d Transit Oriented Corridor might apply to the design and construe#ian of streets in spcei~e areas of the City. These altcrz~ate staz~ciards are fully described in the Central Paint TOD Design I2.equiz'en~ez~ts and Guielelizzes, Street designs shall consider the needs of people with disabilities and the aged, such as visually impaired pedestrians and mobility-impaired pedestrians. Evezy effort should be made to locate street hardware away from pedestz-ian locations and provide a surface free of bumps and cracks, which create safety and rrzobility problems. Smooth access ramps shall be provided where required.. All designs shall conform to the current. American Disabilities Act {ADA} or as adopted by the Oregon Department afTransportatian {ODOT~, Oregon Bicycle and Pedestrian. Plan. The determination ofthe pavement width and total right-af=way shall be based an the operational needs far each street as determined by a technical analysis. The technical analysis shall use dezrzand volurrzes that reflect the rrzaximuzn number of pedestrians, bicyclists, parked vehicles and motorized vehicle traffic expected when the area using the street is fully developed. Technical analysis shall take iz~zto cansideratian, transpaz~tatian elements of the Comprehensive Plan, TOD, neighborhood plans, approved tentative plans as well as existing commercial and residential developments. All street designs shall be coordinated with the design of other new or existing infrastructure. 2. The City of Cez~.tral Paint Public Wanks Standards & Specifications should be consulted for specifzc information regarding the design anal canstz~uction of street related cozxzponents. G'saftis 1~UT.6 - ~'toz~tn I~z~ain It shall be the responsibility of the Developer's Engineer to investif;ate the drainage area of the project, including the drainage areas of the channels or staz-zrz sewers entering and leaving the project area. If a contiguous az~rzexed drainage area of given size exists, the engineer may use information that has foz`znerly been established if it includes criteria for the drainage area at complete development under current .zoning and Comprehensive Plan designations. If the City does not have such information, tl~e engineer shall present satisfactory information to support his storm sewerage design. ~~ Aprzl, rf4} ~~~~ CSaftlSllPUZ} The engineer shall 4zlso be reclz~ired to laz•ovicle; all llyclralogy ctncl Izyclratzlic camlxztatiozas to the Public Wcarks l~epaz-tnaent that az-c ~zcce:ssary to stzbst4tntiate the storz7z se.~ver design. 2, The stoz-zxz water sewez~ system design shall lie in caztfarnlance: with aplalicalale pravisions of (Jregan DEQ, DSI, and Of?~"~rV and Li~lite.cl States COI": and cczzasistent with APW~. Storm Water Phase It requirez~zaents. 3. The City of Central I'oiz~t Public Waz'ks Standaz-cls & Speci~eatiazzs should be consulted far specifzc informatian rcgarcling the design and canstruction of starzxz dz~ain related cazxzpozlents. Csaftis 1''UI~ - Requit~erl ~`uhrnittcxls All design, canstruction plans azad specidcatians, and "as-built" clra~vings shalt be prepared to acceptable: professional standards as applicable, the Developer shall provide copies of any permits, variances, approvals and conditions as znay be required by other agencies, including, but not limited to Oregon Department of Fish and Wildlife {DFW}, Oregon Department ofEnviroz~mental Quality {.DEQ}, Qregan Division. of State Lands {DSL), Oregon Department of Transportation {OI~OT} approval for starzu. drain connection and easexxzent, landscape berzrzs, IT.S. Army Corps of Engineers {ACOE}> affected irzigation districts, Rogue Valley Sanitary Service {RVSS}, and Jackson County It.oad and Park Services Department {JC Roads}, DSL anal ACOE, as applicable {wetland mitigation}. 2. Fire District No. 3 must approve all streets and water improvement plans in ~vvriting prior to final review lay City P"WD. 3. IJuz~ng construction, any changes proposed by the Developer shall be submitted in writing by the Developer's Ezagineer to the City Public Works Department for approval prior to installation. ~~ 4~r~~ A ~~A~t ~..+A. /.~r~M11I \3I.J b~k.J~~rRS AP~~icANT: Name: RYAN CSAFTIS Address: 981 COIF VIEW DRIVE Citylfitate/Zip: M1=DFORD, OREGON g75t)4 A{~ENT: name: Address: City/StatelZip: C}VIINER Q~ RECURO: Name; Address: City/~tatelZip: PR©JECT DESCRiPTiON: PAD LO`C SUBDIVISION {CORNER CAF FREEMAN AND NOPKINS} 8 BUILDINGS {4 DUPLEXt 4 FOUR-Pt_FX} ~c~ii..©ING t3EPARTMENT Ct3MMENTS: 1. Privy#e storm drain system must be reviewed by plumbing dep#. 2. S#reet lighting {if any} mus# be reviewed by electrical dep#. 3. Geo-tech report must be provided #o verify corr~pliance with 1RC R4(}1.21R4€~1.4 (must be lot spedfic} 4. Duplex units must comply with International residential code. Four-plex units mus# comply with Uniform Building Code. 5, Provide four sets of complete plans (inc. civil}. 6. Indicate compliance with flood plain requirements {see C.P. -Vlunicipal code 8,24} & F.E.M.A. Specs. 7. When plans are submitted, plan check time can be estimated. ___. CENTRA4~ P~SiNT Elll~.~llN~ [~E.PARTMENT y~~~rr'=':~ _ Efate: ~' ~ u ~ j '• `-';, ((''gy'~pp g'g-~gg^'~^~~jT - ® ~ 8 ~. F lA [. gg $ gg _._. ~ fl: F ~ ~ b @' . t a ~ ...._..... __. __. _..-._ _gg._gg.. _6__._.. __ _... _.... _. 6 ~ ~ ~. k'9 C S ~ ~ fl ~ B 9 F ~ ~'h ~ ~ 9' e A l !~ `~ 8 ~ & ~ ~ i )) .~ B ~~ ~'} - )(il" `(~ 1~i1~i11)IH1 a}~11;C~ '~~}. 1}1C t,l~J1JC~LfIj S}Ti~i ;~:ili7lllii I~~ lht' ~ itt,~ ai t:t~~~V { ~ 7C ~ )1 01? U Oi ~} ~C(I t'Ol'i'IIa lt~_ i;Uiii~llli?i~"~ ~l?lil ~( ~.ilt.'~i(~ i ~{ { t~}\7~) ~(il 1~1C {{ 77 77 t 1 ~I~it~~ ~,,~}~IiL~u~i s=t<lll c~~ni,~ly ~~:t{h ~,li r~~il~i1~L•;~ _~a~, t~I t.i~l~cc(L°c3 ~u(~!ic ~l,?i -c,1C5 ~„1(! it~l}Il]C~; ~i:-, l~l('V~ 1)LI'(~<;.'-1 1(~ 111C ilt'tt~;(>plil(:ilj ~)i ~IIC ~ ~~i~}' i I~ a'1~1). I:t~iclct~cL~ ~~~i~sueh Li~np(1 etc;: ~i,~lai! h~ ,~.htn~'.t~,~ci t{~ ih~~ t~ ilv 1~rir~~tp :~it1~t1 I~'<tt ,.tpin~~t~,,tl 3 ~aC ~?2)hllC~1I71 ti}1 i~ Ci)I]"'~ .j' \t"11.11 zli~ 1~St~eJ"d~~ `~t%;tes"t`~C: it>~~Il ~~lS',trlat'rc~ns, ::~tlllCl~li'US al'i} 7':'((l:"~'I~ t'li~'i Oh{)IiC~1~7~e tC) 1i.~ Ci~'l'tt4)i'i'>1C:1. (i11L~ C~n~tilrttC!it?tt i~l~i'u~ ~ ~r'~l~~IIS Pl~l). 4 I h()'~ } ~ I i i 3;1f;1 T l~Il~ii~iE.f;~1 ?;J i Ll; C ~~ X11 ~,~11I2.ED I~l~C7M 5 '1'ti~'~'I;'~~}'~' l'{~T~~ (2~jC,-~t~~til;~ OI: C~~;1}:}'C)R~l~`~ ~~I) :?(? ~ti( (?Vl:ll;}) i'.;1TZi~1'~;{; ~1' \{ 1;ti tilt ~ l 131. }'IZ{)L'~}.j~D UNLL;S A 1~~`•,'~`}}Z '~'1~~ti1131[Z ;~R}~; ;'1Pi''t:{?~~.k~:1> ~Y "Il}3~. {,;.il'Y, ~Il?}; S':~IZf):51.}13:~C'I~ti;,IZES`~LT~'EF~.~T{)R.];~`; ~.1L-~ti~lz}:l~ "7 lL 11: ~';'~}Z!) ~I:;13AC.? `111~1~1}.~M IU 1 1:l t r1`ti ~11;1`~tii~'fZ{:I~ $ iti'SrU~.liv1L :tit I C la{ r} (T PT1Z~fI'T"TED 13S `EFT ~ Tl`1e a~?plic;ttlc>tt rt~ui I~tc>~ i}~ <i ~il~iMUM L.~\1)~(~,-11'1 ;~RE~ ' 4~IIIC~I{ fS 2U 1'I~.Ri'l}~?~ l~ OI~ ,A9Z};~.{Chee2~ w~1t11~i<lnni;l~ tt~ gee if yy Yarll';~y,ilhl i~ic11 i;'~tj 1~l~L~l) Ul~~?I(;~~~}j 1C} 1R{'[}I~11 t ~~1!_ }Z}-; ~}1Ol ~~'I.i) }''tiC;1.1.1)}' CC)~~i,}Z7~.1>> P(J~ZC~} Iii ,~~~ ~~l~l(I~;IZ'I~G1"~ i~;.I i~1II~;,Iti1'4 ~~'I[~~~' Pi:~\~'~1i~~~[.,. 11 <<;c?:-c>n ~;'r~unty I ire T~istr•ict 3 C"r~tadtic~ns have been met. __ IZtI_:~tt ~"l~~e~ Sealer Sel"vICL ; { t?;~iiiijC}l~S }lave ~.7eeY1 met. }'t1'lil~ `t'. nr~C4 T)e°n~~~°tr~ertt ~'C721t11?!-CrYt~ 1'~^'t'° ~}eeTt Tl1et, i~ I `P :_~:~ ~ ~ ~ ~, ~~~,:;~~ q ~ . ;n;., ,.~ 1 F ~. ,~ P, P1.1AI'~lVll~!G DEPAR'I'MI~,NT STrii,Fl+ REPORT :HEARING DATE: Ap:'il 6, 2044 TC3: FRAM; SUBJECT: Central Paint Planning Commission David Alvard, Community Planner Posci,t ~' i s F2x Nate ft7G73: _.__._..L_~.,,,73- ~o ~~ ~ tea. _.......____. ...---...._......-/--_... -4-Y- ~rom . Pt~orie€1 ~t ~~~~L~ ~~ f Public Hearing -Site Plan Application far 37 2Vd 01 C, Tax Lot 3644 17,556 square foot office building an M-2, Industrial General zoned lat. ApplicantlOwner: LTM Incorporated, P.{J. Bax 1145, Medford, C?R., 97501 Agent: Batter, Inc,, 194 N. Bass LN., Medford, 4R., 97501 Property Description: 37 2W O1 C Tax Lot 3604 - 3.OOAcres Zonis: M-2, Industrial General Summary; LTM Incorporated is requesting a Site Plan Review and subsequent approval that will allow them to construct atwo-scary office building that will be lacated off of Hamrick Road. The building will be a total of 17,556 sq. ft. Authority; CPMC 1.24.020 vests the Planning Commission with the authority to hall a public hearing and render a decision an any application for a site plan review. Native of the public hearing was given in accordance with CPMC 1.24.060. {Exhibit B). Applicable Law: CPMC 1.24.010 et seq.- Public Hearing Procedures CPMC 17.52 et. seq. -Industrial General District CPMC 17.72.010 et seq.- Site Plan Review Discussion: LTM Incorporated, is requesting the review and approval of a site plan which will allow them. to construct a 17,556 square foot office building. The building will be lacated aff of Hamrick Road. The proposed praject entails developing a new corporate office building that will have two floors and 17,556 square feet of afflce space. All utilities are in the general vicinity of the praject location. The proposed office building is to be lacated. in an ivI-2 or Industrial General zoned district. Adjacent to the proposed building is the USF Reddaway trucking terminal to the east, State of CC:~regan Highway Department service and storage yard to the north, and LTM concrete batch plant and operations to the south and to the west. ~`~--~_ ~~ The project will be accessed by two new driveway approaches offoff-lanarick. These approaches will be constructed with c~~rb, gutter, a~ad sidewalk and will conform to all city development standards. The office building will be located ~•oughly i~a the center of tlae lot. I'arki~ag will be located along three sides oftlae building's outside lacri~aaeter. The parking area on the north end of the property will have 24 spaces and l ADA approved parking space; the parking area on the west side ofthe property will have 20 parking spaces; the parking area to the south will have Zl spaces and ~ ADA approved spaces for a total of Cab parking spaces. CPMC 1'~.64.(}4{I requires an office building to have no less than I off street parking space per every 3#}C1 square feet of floor space and l ADA accessible parking space for every 25 parking spaces which would total out to be G2 required parking spaces -~ 5~ regular parking spaces and 3 ADA spaces. LTM will provide 65 regular parking spaces and 3 ADA spaces for a total of G8 parking spaces. The Public Works Department has reviewed the situ plan for complia~ace with the City's water, storm drain and streets standards. Public Works staff has summarized department requirements included as Attachment C of the staff report. The Building Department has also reviewed the tentative plan for compliance with the City°s stoma. drain and geo-technical standards along with compliance with applicable sections of the Uniform Building Code and present City codes. {Attachment E} Lighting of the parking lot wilt be at the direction of Central Point Public Works. New landscaping will be provided as shown on the landscaping plan. Fc'ndia~s of Fact & Conclusions of Law Nl 2 hadustt-ial General district The purpose of the M-2 district is to provide areas suitable for all types of industrial uses and to establish minimum standards of operation to prevent conflicts between industrial uses and other types of uses in their vicinity. M-2 districts provide opportunities far the development and operation of heavy industrial uses that, in most cases, are most appropriately located on the periphery of the community and in areas where good highway and rail access is available. I'7.52.02t} -Permitted uses: The following uses and their accessory uses are permitted in an M-2 district; subject to the limitations unposed in Section I7.52.04fl: A. Any use permitted in the M-l district. ~~ 17.48.020 -- Perzrzitted uses: M-Z, hzclarstr-icrl l.?istrict The following uses and their accessory uses are permitted in an Mw1 district; D. Administrative, educational azzd other related activities azzd facilities in conjunction with a permitted use. Permitted uses iz~ this zoning district include aggregate and concrete production and manufacturing. 17.52.04{} -Standards far permitted uses: All uses within the M-2 district shall be subject to the fallowing caz~ditions and standards: A. The facility shall be in eaznpliance with all applicable state and federal environmental, health and safety regulations; B. All principal parking areas far automobiles and industrial vehicles shall be surfaced with rock or pavemezzt aczd all other open areas shall be appropriately treated and mazntazned to mznzmzze dust; C. Fencing shall be required between any M-2 property and an abutting property in a nonindustrial district. Nat Applicable Site Plan Review In approving, conditionally approving or denying the plans submitted, the City bases its decision on the following standards froze Section, 17.'72.040: A: Landscaping and fencing and the construction afwalls on the site in such a manner as to cause the same to not substantially interfere with the landscaping scheme of the neighborhood, and in such a manner to use the same to screen such activities and sights as might be heterogeneous to existing neighborhood uses. The commission may require the maintenance of existing plants or the installation of new ones far puzpases of screening adjoining property; ZTM will be developing property in Central Point that is adjacent to a trucking terminal, 2 concrete batch plants, and a State of Oregon. Highway Department service & storage yard. The landscaping plan far this project has been submitted to the city reflects the landscaping theme that had been established by USF Reddaway, and should be more than satisfactory to meet the landscaping requirements for this project. B: Design, number and location of ingress and egress points so as to improve and to avail interference with traffic flow an public streets; The praj ect will utilize two new driveway approaches off of Hamrick Road. Ingress and egress points will be located away from main traffzc flows along East Pine Street and Biddle Raad and should nofi pose a problem to existing transportation/circulation patterns. Ingress and egress will be designed with curb & gutter; a sidewalk will be installed along Ilamrick Road. All improvements will comply with the City's public works standards and specifications. ~~ ~; ~G1' 1):ilvlC~G' C3i ( ``~CP~;t?~~~l~lUlli', 13i1{( EI)-l(11;i;' IaCiEl;l."; ;1l7({ ~)l'ilC ;li~l;l[; ;r,lti V~c'itl~'It' 1~U1~' ~~L1C;IlI`tleS lIl SLICl` Ll Ill~ll]I?vr a~" iS Ct)Ill1)illll)Et' 1Yilil illl: :ISt: ((?!~ 1~.'illt'!l 111E :>i?t; 11; ?)i~(>i)t);;i:(1 i{) ~)l; i'l~r{'d ~ll]ci cL117alal~ c`.~71SC; <ll]cl :11 Ilcl] :1 nulnl7:r ;ls ~i) in})I~i)~,~i~ Lira.ci ll~~t)itl il;a~:.~l~~r~~nci' ~,~ i~h ilti~ trl!(~liC fla'`~-tJil ~)aLlic; ~(1cLts ~Ii,e 1)ri)~c~s~dproject I~LllJills t17~:; rl~~l,,i:~i~n3~rat> si•_ b~ tl7r+,'iti°Ilncl %~I?~~ li)rt~'1=strcc:t lral~~ill); Ill: l~~l(,~iI7 _; i~l('.II:t1i:S. ~'h~; Sti.l; })iilil I117C1 1)1~)~i;C'i (11.`>CLl~rciii)ll ,51iO'~,ti' (iill~ [1]CrC ~:~~iEE 17 C, :;li_1;;1V2lli<S Li1'i)U;1Cl tllep~rlr77c't,~r c~%the'~~>;i1,llu~~, lll7i.l il]c; 1)~,ai<i17~.;, li)t. ~11J<3itl~-,I7~111~.; ihi' 1>arliil]~, Ic~t is ~ii's~.r.n~:cl tt~ allowfc~; i ii! <1lCCS~ ili]Cl CSIi l,Oll7 ~i7t', hlllE<lllll? ill7(i (liC 1)ilr'ES111? 1O?. ~otl1 oftll~_ ,' 1C£lillltfi S.~ i`iIV il]C 1'clllllit'111C1])1:i iC)1 })l'l~i.'St31<l"1 Llllt_l'r'(:}IICi:' l~t>1'~, ~~~°>lcrllS IiilCl Ot1]l'1~ t)lit(lOi)j i(Vt l ll:;ill~', :]il llC;tl[I l:`; tf~ ('lltii.lic' tlJ;':t illc`/ iil) 1;(?t i't)tl l l:i't 1', Itl7 CT" ,,. deter ~~'OI7~ t ~2~11C C(,'i31("(~~ ~i,?71.`i t)f ClC't i(:CS 31:]CL lj~L?t il1CV 1iC t'[)I?l~~liti})if, lti'Iti~ 111(= C~l tiit?,i~ O} ii)t'I l~ulldit7~s Ul Lll::~ ~lllil ~G'l~tl T]()F Illll'1'~l.i'i-: C)i~ Cli:t:<ICt }I"C)tll till; l})})trlllllllC'l' ()1 VIS?l)l;t~" l?~IiWdL~)~;' SI ~r1S; ,~ _ ~ , , ~' J }~:~ ;its ;)loll-l 51]i?~~ ~ t1~; ~ll)1)1.7c~Ilrlt tn(11c1s tt7 1t]sltal otlt~.r;~•rli I~~rt ?1~ pr4~~„mztyto 11;e sotl(l]-C~ISt ~z)l~l~cr o}'tll~'t~Ililliil~~,:. i~l~t. r17;)nurll`I]~ si':~~7 1"vill h~ (c~caicii il'r ?L111ijSC1?j):;C? 2110.1 <liiCl 1\'ll 1)~ Ql?j (?} illo ~1C<?f-\ iS]O11 1? iLltll_1C 111t'<l. .} lIC'1't' ~1"~l also 17e ~v<lli Inoul]t~~I ~itm i)n t17~ ~~lst side nl~ i}1~: hL>.Ilcti;l~;, ~~, l,~cl~~ ~~, i Ei l)L t}l`: rr~az~ entrance t~ t}~e <)I~'iGti building. • .~)11Ii:tltili)liti ZTIC~ iilltll lltrSj~t1 oCtll,e`Tu ~11_';7S 1'iil~'e not l?een submltted and will ~~c?~;]iiticcl 2l% <l later tin'~e. ^ ~i4ln~ ill ~('~e -~. district shall b permitted and designed according; to provisions of ~'iz~ll)t;r 15.4, E; ~lci~~~il)ilit~~~ttlci slll~fi~it:nc;~ c?1 ~:r~ Cihtlll ; 1;11;ilitl.: _,, ~uc'1 a ~;~{tt'dastoplo'vTidefor t111~~ ~~~ls()I1~1})I:' tia!c~i~' c)Cii;i~~_ ~rtr71) ~lz7d i71~c~%)~:I'1~~. irlciutii,l~, f~I;t a1i)l lil]]itetl to, 5uit~1l~lc ~;a'cs, acceS51'{~i1C5 ~1!ICl 1110 i111L'.sSOtlltlt~~~bulldal'~;~ ()i? (j?l);,1 'Ilil:~L.; ilI-;; LiCltisjl)ll; t() ~lli' c11})<llel`1L1.S"~ • The pr~~,i~t~~c,I ~)riaji?ci ~vili lei" c~cl,~tructd to curr~rt saS~ty reyLl;l~4l~~cnf`~tal:clal"cIs l~ sp~ci?itd i>,1 il]: ttI]ilt)raI] iirc cucle. ~1 h;:~c standards 1r1iU(;°i Jl")i113~~1C'I~~, C\tlIlL_LIiti11t;IS., 17}LIC't'111~'.tlj :lllil 11?11111)L'I' (?1 11VC1~13,':(5, 4. ilC1`_l,~iC\' Cllt: 'l~} ,lCC~551(llllty 1(11 i'Ill~1~.?c-Tlc`>' ~'i;111Cti:a. ~ 1l~~il'{„)~LCtwzll not I i/c~;J~ c LI1~~)1'i)'< Ll. i!J c~(?rilll; ]; atl publl~ tiLll`i;l~" ~ C';;lllll CS ark' nt~t On-S1Ce. F. Con~pliancc with: all city ordinances and regulations; • The proposed i)loj~ct is in cc>~l~i~li~lsicc with <lll ~1Y7}~lical~le cityordir~at]c~~ and regulations t~ltlt ~l~i~ll ess :zse in ti~~ zones ~,ariil1i11 i17~ city limits. G; Con717iance with such. architecture and disi`-i] st~:nr~al~lls its to provide aesthetic acceptabiliiy in relation to the neighl~c)rhood and t?}~~ C'c.~tl al Pc)i;ii urea and its environs • ~l 110 1)i't>1)t?~i~ O~IIt'~ ~1L1lCllil_`- Mild on-Sltc Imp2'ovemC.ntS {+:)illl)1'~'1%~ Itll i11c 11iCent C1I tl2e ~~-~' t:ll~it 1c:t. Y Planning Commission Action Staff concludes that the proposed project meets the site flan criteria and that no dcvclopment beyond what has laeen applied for will occur. Staff requests the Planning Commission, after careful deliberation, to take o~~e ofthe fallowing actions in regard to the site plan review and approval fro LTM, Incorporated. l . Adapt Resolution No.~, approving the site plan with recommended staff conditions; or 2. Deny the site plan, based on findings of fact articulated by the Commission; or 3. Continue the review of the site plan at the discretion of the Commission. Attachments: A. Tentative Site Plan, Landscape Plan and Building Elevations. B. Notice of Public Flearing C. Public ~TVorks Report D. Planning Department Recommended Conditions of Approval. E. Building Department Report F. Outside Agency Correspondence. ~~ ~i ~1~ W .~. ,~ E t `~--~ fi- 1~1~iHf€~' ..rte. 1 & - .2s~9~ ....... ~ ~ , s`I X I - { ....rl ~ ~ U X256$ 'ti_~' __.~ ~ „-4~I-.._~~e Xas~.: SITE PLAN T ~~.a~ a. & mM.bntwce A 'ecyeh tcx eirasr is r aexF Cax exd- T x. . .. `hw . .. ~ . .. a ~6KE RACA f}ETfi:t 2 ~~ ~ ~~~.~ I~ 1 1 ` \.~.._ _ ;_e>_______a__~ + _' mot., ~~~ /'~' 5~-Oit uW(s,Cw} byu~ fi''/" ~s ! ~Y f ~~- 1 ! ~_ ~. StMLaMfsr4^k ~ RflAV€ATlCAi. SfGN _ c+r rYe..rM.n'w~.FUc ~s~~.,.:a sus- a.-et~Qar s:~ cu ~ '''~ A[?i PARKdhG STRIPttaG c 1 S 4 ;--,,.-........._..~_..... „t~„ E~c~r ,pan, .n.,rx _. t <~ ~~ 6 - _y_ !' I i VSCINtTY I1AP PN~-0~®fACi.~ttf~ RENt510N5 ?tAN CkECx SY @M.aT Uftice 8u11C[ng c a P - s p o ' onar o m a a , wn 3959 H x R M +Gmtrai Paint Cbm,}on SITE Pf.AN KEYNOTES: ~ ~xE=. w~>~ ~ ,s,,~., ,e~.~,~ , ®j Fa ~ ~ ~ ~- D ~, e~ ix arov ttwv®m u.ovca wmwre,G.w Q .~,,~s,~,~, Owx ~ ^o c~.cra xuxwnrz s.vx osuvu o ooe ~ ~° ~MSnmx^xzare scn e.~.x nrxinaeaiaaun cr __ ~.~~a ~ ~, M ~Ewt~,,. „~,..~.~~~„a~~ w ~ ~' z ~ ~,» ©z .n,~,a ~ .~ ~ 1D G~ra>x c i ~ ~4 °~~ ,~~ ~ ~ ~ Q ~_, t~~.rw~ s te ~ ~~ Y .- e aeEn. ~t PROJECT DESCftiPT{Ohl: , ~ i .;. ~ ~ GrtY< + ~ '* w ~ ~ ofvsE~r trtvux u~ .rAtatlxtt eca 2ia ~ 1_.. ~~'..:Y ar.~z at ei t ~ C sexy h^w+iit Cn94n~°`w#+s ~a:vv ... . . ~ o ruu.tm r5f s,uzwxea - ,~ r ~y a ~ ~ .1~ PAF2KfIVG STANDARDS: ~ 1 ~ ~ ~v, C ~{- s~~;.xcsnav~~fp - iereaE watacx. .n~iTe€~~ BUILDINt3 CODE SUh1MARY: {V C8 (f~ Qt h ~ ` ~ °%u4cf ax ra} ci aLLULLGOV K%~ `~ >v'' C q ~ ~ O ~ y a ~ ~ '` Q ®tW > ~ ~ ao ,~ r o.~,s sF~~rn~ u ~ ~ u c ~- ~ ~ "F' rh ~~ ~t ~ ~ ~ , m ~n ~.~ a~esf `c ~ c o ~- ~~ ~ a L as m v U cnU t tit OAtE t?.f7tF3 ~CAi.6, i.0"EII ADJACENT USES?A t pi$A:YY 6Y: CflPER\A SQ& i:0. 335'3 93 wwxx wrcrtw rearw nia+rcn:~.ua..va~ cw.~cm ~,c~r«n. n~~r .4 ,iv~..cc ruo s:r-~e-^:r. ~t. ...mss: a: a~_=. 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DWftf CKEx YitV( pCR tC{M C6MF + L U iRa;(.nH htL 5V 9LU+TIIY.v< V[YN aRETSW[ LPTEnS~YitG IaSP CMS(GRT • :-RS,r ffRt0.iT[ Lhva MCP$ v2Y» awY4»KO PRLC VSY.Si{IN R1Y[ !%C21LL. + t+nPSLAaG CIWIRKTp} I. aGSaKMlaLE Ftat »GYN.LFIC u.L 3' Stn ip AvC txp(a PP.vLa(irr SLILVE5. a vpxll'Y PfIMY ff LbKCY:Ofx • a#iat uJiCMIIL YRC 0.pC1: wtRK OESlfNhl[4 DY >vAlER ~1 •~+ Y iifRR ~+++ 4 U ~ q ~~o Y+ S11 f~ 941~~ "-RM=y Vf SAT,~~F2 DE8kQN-BU1LEe .. f'`. ti.. rLr•~r ~ ~ r yt~:yfh V:,f ~:!'~`uw.,S sT V?n iEY tt':31UL' .2 .f ~EYr J.~.:sJi.(M' r +mF.t, L. L<r r.Y .+. yr .x +-n x r a ! xx t a> . 1 Yl t{!Y Oil '~ ':t ~rira a:, C~~i ~. ,..~ '~ Vtn.M's'n.'-i r..t,~tNi.J.. et..ni `r mgr 2n ~a z,rzi ~1 ~^~+ n °z~ ~~ ro z o c~pn 4+v u; ~ O~ ra ~yW W a R ~ ...t !rry~~t9 A ~_ C'~ c Cf} =Q a ~ --i S Lrt (~Tt D --i Q _ 2 ~~~ "~rr~ }°v ~~v ~°v ~ 0 z °n ~ ° n z E A m w ~-~ .O C O~ 4~ p 9 y PRDPQSED FACfERV FOR: ~ ~ K m ~ ~f~ces m o in Centra[ Paint Main 0f6ce :~ ~' d ~ 3959 Hamrick Raad `` Central F'oinf. Oreaan 97: $ rrt '1} r t`t"I ~_ Q 2 n+ z a ~ -^I t'i'1 (~T 1 C _~ Q 2 4 o-oa .p ~I CB AtT` Z ~ R Mark McKechni ni~r~rnrrruwrr~~ AFtCHITEGT C1~CSt7. 1Mf5iN • ~{.~'itLb P'°°°~d`~"~"""R~`L°"` P,0.8ax L46dM1Ri H_R0~5 LeM Medford, Oregon 87509 Medford Oregon rae.+s~~a_7stia 549 77 ~ l 3-7553 ~ z~rox a.np aac =~.~T~.~~R~~~~~~~~~.T~~~:~:~~~ n~.~7 ~~~~~- n~~n~~~nn~. ~ ~ :~ ~:~n Ain ^° roo ao ~ro 0 z$ ~v o ~' e t~"` ' rte` /',t~-i'~~-'~ +~ ~-~.-~~~~~.~~= Y .1~IJANNIN~ .1~.Z~'.l-~~~'~7M.:,~'NI' `1'on7 llumplxrey, t~1C1' ~REGd~ Plarrrair~g Director Ken Gerschler Comrrrzity t'lsxnr~er David t~lvord Cor~arni~nif,y Planner Dave t~rkens ~1~ `l'ec~lar~aiczan Lisa Morgan Planning secretary Notice of ~1Zeeting Bate of Notice: March 16, ZUU4 Meeting Date: Time: Place: NATURE OF MEETING April 6, 2004 7:00 p.m. (Approximate} Central Point City Hail 15S South Second Street Central Point, Oregon Beginning at the above time and place, the Central Point Planning Commission will review a Site Plan application for the purpose of developing a two story office building. The subject parcels are in the M-2, Industrial General district and are identif ed in the records of the Jackson County Assessor as Map 37 2W 1 C, Tax Lot 3600. The properties are located south of East Pine Street, west of Hamrick Road and east of Interstate 5. The Central Point Planning Commission will review the Site Plan application to determine if all of the requirements of the Central Point Municipal Code can be met. If the Commission determines that the application meets the City's standards, an approval could be issued. Pursuant to ORS 197.763 (3} ~e}, failure to raise an issue during this hearing, in person or in writing, or failure to raise an issue with sufficient specificity to afford the decision-makers and the parties an opportunity to respond to the issue will preclude an appeal based on that issue. NOTICE TO MORTGAGEE, LIENHOLDER, VENDOR OR SELLER: ORS CHAPTER 215 REQUIRES THAT IP` YOU RECEIVE THIS NOTICE IT MUST BE PROMPTL"~' IjORWARDED TO THE PURCHASER. This notice is being mailed to property owners within a 200 foot radius of subject property. ~~ CRITERIA FflR DECISION The requirements far tentative plan review are set forth iz~ Chapters 16 & l7 of the Central faint Municipal Code, relating to General Information and conditions on the project approval. PUBLIC COMMENTS 1. Any person interested in commenting on the above-znentioncd ianci use decision znay submit written comments up until the close of the meeting scheduled for Tuesday, March 2, 2004. 2. Written comments maybe sent in advance of the meeting to Central Point City I Tall, 155 South Second Street, Central Point, OR 97502. 3. Issues which may provide the basis far an appeal on the matters shall be raised prior to the expiration of the comment period noted above, Any testimony az~d written. coznn~ents about the decisions described above will need to be related to the proposal and should be stated clearly to the Planning Commission. 4. Copies of all evidence relied upon by the applicant are available for public review at City Hall, 155 South Second Street, Central Point, Oregon. Copies of the same are available at 15 cents per page. 5. For additional infoz-mation, the public may contact the Planning Department at {541 } 664-3321 ext. 292. SUMMARY OF PR(7CEI}URE At the meeting, the Planning Commission will review the application and technical staff reports. The Commission, at their discretion, may decide to hear testizxzony froze the applicant, proponents, opponents, and hear arguments on the application. If allowed, any testimony or written. comments must be related to the criteria set forth above. At the conclusion of the review the Planning Commission may approve or deny the Pianrzed Unit Development as submitted. City regulations provide that the Central Point City Council be informed about all Planning Commission decisions. ~~'' 155 South Second Street ~ Central Point, flR 97502 ~ {541} 664-3321 ~ Fax: {541} 664-6384 m _~ m"' to ~' ~L~a f j ~ ~ f ' ~; i. i ~~ ~ ~~^y i{ \ ~ ~. r s Mr~~ ; 'A' ~ .. y \ ~ 1-. ~ / i ~ . ~ . _ ,~ _ .~ !~ E' ~_ .. ~ ~-.: a ~ r _ ~ ti4 ~. k Y ~~ f ~ t. H: t ~ ~ , , ; c Y ~ > i i ~ 3 3~ } H V r. ( h~ ~N'r i5 I ~ . y ~<r ~~ ~~ ~ v ~' ~ y ,~ 141 } ~+~ w', ~,' ry ~t ~ fy ` { ~ F `~ ~ 4',Y4 '~ S F t s, ~ f t ~. _ F t ~ ~~ ~ ~F~~ 1 ~.~ Sv J ~ 1Y r ;7~~ ~ .~.,$ 1 E 1 s -[ ~ ~; ~ ' .. ~~~ ~ t'; ~ ~t ~? ! ~c ;~`~ ~--~ ~---~ t ~~ ~~ r~ ~ ~, ~1 ,~ ~~ ~ ,. 1 . Aprzl, 6`" 2004 TC?: I~R(~M: YUBL.IC YYCJRKS ST~4F~" R,~`P4RT Planning Coznznissian public Works Department SUBJECT: public Heaz-ing -Site plan Review for 37 2W OI C, Tax Lots 3600 2- Story offzce Building Applicant LTM Incorportated p.o. Box 1145 Medford, oregon 97501 Agent Batter Incorporated 1901 North Roass Lane P.C}. Box 4460 Medford, orcgon 97501 Pronerty 37 2W OIC Tax Lot 3600 Description/ M-'2lndustrial Zoning 1'ut pose Rvhert PtL't'Ce ~"rthtic !3'orks Dirc=cttrr Rick But7lett .Srt~JeruistJr Chris Ctayttrn DelJUi~= Directnr Mike Ono Teclrtrician Greg- Graves Teehtricirrn Kuren Raeher S"ecretrxry !I tlJurgurita Mrrtrr~~ Secretcxry I Provide information. to the planning Commission and Applicant (hereinafter referred to as "Developer"} regarding City public Works Department ~PWD} standards, requirements, and canditions to be included in the design and development of the proposed. Gather information from the Developer/Engineer regarding the proposed development. A City of Central point public Works Department Staff Report is nat intended to replace the City's Standards & Specifications. Staff Reports are written in coordination with. the City's Standards & Specifications to form a useful guide. The City's Standards & Specifications should be consulted for any information not contained in a public Works Staff Report. of Central Point Public Works T~e~artment ~~ ~1~ril, srh 2004 LTM - ©f~ce LTM ~ Office Standard Specificutirttrs acrd Grtals The Central Point Public Works Departzrzent is changed with managcinezxt ofthe City's infrastructure, including streets, waterworks, and storm water drainage facilities. lii general, the Depai-tment's "Standard Specifications and Uniform Standard Details for Public Works Construction" shall govern how public facilities are to be constructed. Tl~e Developer is encouraged to obtain the latest version of these specifications from the Public Works Department. Central Point Public Works is committed to working with the Planning Department and developers to assure that all developments are adequately served by public facilities. Public facilities not owned or maintained by the City of Central Paint include: Power {PP&L), Gas {Avista}, Communications {fewest), and Sanitary Sewer {BC~SA}. In working together it is the Department's expectation. that the developer will feel free to call on the Department whenever the standard specifications are not, in the developer's opinion, adequately meeting the needs of the development. The Department will listen to the developer's concerns and work with the developer to achieve the best outcome, However, the Department is zzot obligated to assure a profitable development and. will not sacrifice quality for the sole puzpose of reducing cost to the developer, It is always the developer's obligation to provide the public improvements necessary, as determined by the Public Works Depaz-tznent, to serve the development. The Departtncnt and the developer also have an obligation to assure that public facilities are constructed so that other properties are not adversely impacted by the development. I)evelt~pnrent Plans - Rer~uired Inforttraticart Review of public improvement plans is initiated by the submittal of 3 sets of plans that are at least 95°lo complete. The plans shall include those of other agencies such as BCVSA or Jackson County Roads Department. Following plan review, the plans will be returned to the Developer's engineer including comments from Public Works Staff: In order to be entitled to further review, the Applicant's Engineer must respond to each comment of the prior review. All submittals and responses to comments must appear throughout the plans to be a realistic attempt to result in complete plan approval. Upon approval, the Applicant's Engineer shall submit {4~ copies of the plans to the Department of Public Works. In general, the plan submittal shall include plan and profile for streets, water, storm drainage and sanitary sewers, storm drainage calculations, storm drainage basin map, erosion control plan, utility and outside agency notifications and approvals. The plan may also include applicable traffic studies, legal descriptions and a traffic control plan. .Public T3'ot•ks Perrrrit A Public Works Permit will only be issued after the Department Director approves the final construction drawings. After approval, the fees associated with the development will be ~~ April, 6`t' 21704 LTM - tJffice calculated and attached to the public works permit. All fce;s a~•e rccluirecl to be paid in full at the time the Public Works Pez-mit is issued, excelat Public Works Inspcctioz~ fees. ARer project completion during the final plat application process, the Public Works Inspector will calculate the appropz-iate amount of inspection tiznc to assess the developer. Before the final plat application is processed the tlevcloper zrzust pay the relevant inspcctiorzs fees and bond for any uncompleted izxzprovemez~ts {as determined by the Public Works Directoz•). LT14~ Office -Plans 1. Three sets of plans at 95°lo complete stage are to be submitted far review by the Public Works Department 2. t~nce approval is achieved the Developer shall submit four sets of plans to the Public Works Department for construction records and inspection. 3. The Developer's Engineer shall documezat changes to the approved drawings made in the field. A mylar and digital copy of the final "as-built" drawings will be required before the final plat application is processed. ~TNI C7f~ce -Protection of Existing Facilities The locations of existing facilities shall be shown on all applicable coistruction drawings for Public Works projects as follows: 1. The exact locations of underground facilities shall be verified in advance of any public works construction, in cooperation with the public or private utilities involved. 2. All existing underground and surface facilities shall be protected from damage during design and eoz~struction ofpublic works projects. 3. Any existing facilities not speeifzcally designated for alteration or rerriovals, which are damaged during construction, shall be restored or replaced to a "same as" or better than condition, at the expense of the Developer. 4. Suitable notice shall be given to all public and private utility companies in advance of construction for the purpose of protecting or relocating existing facilities. .I,TM t7ffrce -Water Connection l . Water system designs shall coz~zsider the existing water systerrz, master plans, neighborhood plans and approved tentative plans. The Developer, Engineer and Contractor shall provide the necessary testing, exploration, survey and research to adequately design water systezxz facilities, which will connect to and be a part of, or an extension of the City water system. ~~ Apra], 6'~' 2~ta4 LTM -Office All requirements of the Oregon State Plumbing Specialty Code azxi the Oregon State klealth Department, as they pertain to Public Water Syste~xzs, shall be strictly acil~eretl to. 2. The City ofCez~tral Point Public Works Staz~ciards & Specifications slzouki be consulted for specifzc information regarding tl~.e design anti construction of water system related components. LTN~ Office - Stt~eets l . The Developer's enguxcer should be aware that certain alternate street standards for the Transit Oriented District and Transit Oriented Corridor might apply to the design and construction of streets in spccifzc areas of the City. These alternate standards are fully described in the Central Point TOD Design Requirements and Guidelines. Street designs shall consider the z~ecds of people with disabilities and the aged, such as visually impaired pedestrians and mobility-unpaired pedestrians. Every effort should be made to locate street hardware away from pedestrian locations and provide a surface free of bumps and cracks, which create safety and mobility problems. Smooth access ramps shall be provided where required. All designs shall conform to the current American Disabilities Act (ADA} or as adopted lay the Oregon Department ofTransportation (ODOT}, Oregon Bicycle and Pedestrian Plan. The determination of the pavement width and total right-of=way shall be based on the operational needs for each street as detez-znined by a technical analysis. The technical analysis shall use demand volumes that reflect the maximum number of pedestrians, bicyclists, parked vehicles and zazotorized vehicle traffzc expected when the area using the street is fully developed. Technical analysis shall take into consideration, transportation elements of the Comprehensive Plan, TOD, neighborhood plans, approved tentative plans as well as existing commercial and residential developments. All street designs shall lac coordinated with the design of other new or existing infrastructure. 2. The City of Central Point Public Works Standards & Specifications should be consulted for specific information regarding the design and construction of street related components. L ~'M t?ffice - .Stat~nt .].gain It shall lac the responsibility of the Developer's Engineer to investigate the drainage area of the project, including the drainage areas of the channels or storm sewers entering and leaving the project area. if a contiguous annexed drainage area of given size exists, the engineer may use information that has formerly been established if it includes critez-ia for the drainage area at complete development under current zoning and Comprehensive Plan designations. if the City does not have such information, the engineer shall present satisfactory information to support his storxrz sewerage design. ~~ April. ~;'~ ;"1nd 1 t, C'~~?lilt:i': til?~11~ (13~~) ;C i~i'C}tllCi;C3 jt? 31t)~;OC <lll I~yclT'{ ..117(] ilti~il.~;l?iii. (i~_ii])lli~llli~li tC7 t~lel'G;h11~: ~~(?1'1~`1 t)i'~)t111.1s"3CIlt lil;,l i11~C; itl'C;i'~~;11 ~r` tC) .tit,}~ ;LI;IIil;;ll'~1~ti' S~(?~Yl SC'`„'(.l l~iC~i('[~. ~. TlleSt{~l"t11 lV li.' ,'1;`C'i ti~,`LCI?I i~t;sli_I? ~~Il;.i. ~`i' l Ci)I1c)?I,la':1C(' \l'lli7 fl]lf°;LCdli;~t' ~)It)~~Sl(JSIS ~f {~ic~~On I~l'.i7. 1~`L ;1~?ii C)i)I-~~'~~' :?cl 1;11`]i;(1 `;<<ltc~; C~(~I_ ;1i~~1 i:;>?r~i;t~•n1 ~~,',>°It .~~'V~f~ ~tc1r11~ ~l- ilti;r l'ila ~~ [i rc~(]uir~allcll[~. 121; ~iY ill ('Clitl"cl~ ~~L1(Ili ]~UI?iIC ~~'liTit~ .~lillii3iL'i~~ t~ `>Oi'CI~LC'lll{711" `;~li:1UC~ })C ~{).1`;il~'l](i fl)i ~lll'(;;Ill;':lil()1T1~iltXC9Ll ~l'4',il'tC~",Sim ~.)ll;,(~1;.'~if'yll,llii•1 4i?];~jlll~tli};l (j~ :5(IIIIl Cjliiili E"~'~:?i~(} Cl)Ill3){)iil:il~. L7't"~1(1ffi~~ -;~~c7r~r~irc~rl.5'rehr~ritt`~~I.~ ;~I1 c~eSi`~11, c()i1~tl~lct(> ~?;ul~ ~lrxcl speciicatan~, 1111;3 ``~1~.1)1ll~l• ~'.~l~a. i)1~~ ~})all be ~)1~})li't:(1 ?t) iiC'(l'})t~ll)il; }7i"t)~C'ti~!i):;~1? ';ti~ntlard` :1~ <1}~iil:(,,l'~~'. ~lti })l'~,c:i()}}i'i ti~lli]a pr#?; iCle CU})!i;5 i?3 itll`~~ l~)Ct-C111tS, ~;'rlf'1;111CC~. il~)t~l'taV(i~W ":1113 lC1l1(}1t1(!Tl~ (!`~ PIi1V ~U il:C}iill~C(~ i7yfli]li i~ i1"(;I1CiCS, ltl<'~liC~'i1`~. })llt I7t)t i1111iiCC1 lU ~I-i ~,1; OC})<lllll?CiIC C)t }'lSh (I11C3 ~V?~i~I11C (I)1'~~'), ~TCE'.O?1 ])C})it'ti?.L'3i1 OI I 1lVliO;?':il~'I'i£i} (,)Ualll~' {])I'.~~)}, ~)1l''li!;1 } )i11j1OI1 Ui ~il?l I.a'i(': {~'~SI_-), 01cl~t,i1 I~c]~<lrfl;l:;:~~ (,~~~L~~zl>>~}~cltt<aiOn (UO{)'i`) ~t,?3)rO~111 ii)r ~tOl~m (irilin cc~11:1criiUll ,uui ~:~l~cm~~1~, lllnil~~:a})~ i~c1~1?1~. i'.5. r1:;)r~ C't;rl1~ (li~ 3:1I~>illc:cr~ ~:'~{'U1), £i}}t:CtCii 1'l]'~!illlt)1? i.iLStI1C~, 3Z11~.?LiC `';1]liV ~i,li]liili~ ~i'1-'v'ILG{]~.~'~7~), S?1t~ .}!C}~ti(?11 ~'Olilltl" jtiC)iiCi <llil }~~11'3 ~(,1 <1.(,t;~ L)(„~)i,lllillC'11i. ~,3~.y~~.(.?ilU~ 1~ ~~~. ;,i1Cl ~~(,~~..7]'.., i14 cl~)]?~il:U1)14 (~t~ i clll;l Z. Fire l~isti°ict 1'~c~. a lnu t tl)))It~~ ~; all ;streets and water illlprc)v(~"i'lient plans in writing pri(~r tc~ final review y C" i iy P G~" [ ). 3. I7urtr,t~ ~c_11~str~;~liclrl, any ell~l:<<~c;s }?r)]~()~c;ti ley the I~c~ L~)~~ci ,Mall. be ;~ul?Initit;il ill ~ti': iti11`' 1~} il~c ~7r~~cic~~er's Enitleer to the City 1'llb~ic 4~c>,1;~ i~epartent i>r appraval pricli• icy instailati(1r1. ATTACHMENT D RECC7MMENDED PLANNING DEPARTMENT CC}NDITI4NS OI< APPRfJ~AL This bite Plan Approval shall expire in one year following on Apri16, 2~~5. Unless an application for a building permit or an application for extension has been received by the City. ~. The LTM offices shall be in compliance with site plan requirements and applicable zoning ordinances before a certificate of occupancy is issued. 3. The site plan shall be in compliance with all applicable city, state and federal ordinances and regulations. Modifications to the plan may result in a subsequent review by the planning commission. 4. Proposed signage shall be permitted and designed according to provisions of Chapter 15,4. Specifzc sign proposals shall lac reviewed and approved by the city planning and building departments prior to the issuance of any building permits. ~~ tICPCI-IS1lCITY WIDEtPLANNINGiLTM SPR STAFF RPT..DC3C ~T~ ~~ CCNTI~.~L, PQII~IT ~3~ ~i..,Z~IN~ ~C~'I~ ~r~~MIN'~. "I"A~'~` REPC7~2rI' APPLICANT: Name: LTM Address: 3959 NAMRICf{ RC}AD Ci#yJS#ate/Zip: CENTRAL. PAINT, C}RI~GC}N 97~C}2 AGENT; Name: Address; Ci#y1S#a#e1Zip: C}WNER OF RfrC4RD: Name: Address: Ci#y!S#a#elZip: PR©JECT DESCRIPTICiN: NEW L.TM C~FFIC~S BUfLDING DEPARTMENT Ct~MMENTS: 1. Privyte storm drain system must be reviewed by plumbing dept. 2. Provide geo tech report. 3. Building code requirements based on Uniform Building Code. 4. Present code analysis with plan submittal. 5. When plans are submitted, pEan check time can be estimated. CENTRAL Pa1NT BUILf]ING DEPARTMENT ~4C~ ._.._ 03~2~1/~F04 E19:56 ~5~~.~746~95 7ACI<~~it~1 CCII~I~IT'~ F:F'S P~CI~ 01 ~S42tf~S ~' CIC I~ECtnCY CI'a ~3 ~` ~i'ft~f t~ I.7k'K`~tt~}1FfCtt1 !itlptit Ct't' ~'"~ r ^ 2t1Q Anteift~e Road WtliteCily.OR97543 ~ . F'I1tSrtr~: {641 } lid-623e L. i 1 Fax; ~SA1 } 774-82~J5 niernayal~ijacksphCb~tnty,ors ((''~~ ~~(j' f~ t! LL V~ ~ t+tww.jaCtCSOncaunty.org ivlarch 22, 200q~ Atfentivn: `1"c~m Humphrey City of ~entr~f Point Planning ~~5 South Second street Central Paint, CiR 97~C32 RED New wilding off Hamrick Read ~ a cQUnty-maintained road. Plarrr~ing File: Q4flg7r New Building. Gear fi1llr. Humphrey: Thank you far the opportunity to comment on this application for a new tvuQ story office ht~ilding off Namric~ Road. Rands and Parks has the following comments: 1. The appii~nt shall submit construction drawings tv Jacksvr~ County Reads and Parks and obtain county permits if required. ~. The applicant shall clbfairt commercial road approach permits from Reads and Parl{s for road apprgaches tv N'amrick Road. If you have ~r~y questions or need fz~r-iher inforrr~~tivn feel free to call m>a a# ~'?4-630. Sincerely, rse Nierr}eyer, PI^ Trat'fc ~. Deve(c~pment engineer I.l~ngineef ie~glDetxalopmentlCl~'iES~Ci~~`RLPl1a4(}07,wpd 031f24r~2004 16: ~~ + ~~~~~'~ SEW~~f ~. .. ,. T ~~ ~;~ 11~arch 2~, 2~~~ 541666417171 R~/S F'~GE G_i~103 Rt~GU~ Vl~--~1.EY ~~1N'~R~ ~~~V~~~~ ~.trcatic~n: 138 t~'Uest Vilas ~Za~cl„ Ce~tt~ai ~'oi~tt -Mailing Andress: P.C}. Box 313(1, Cexkq~ai ~'oint,E~ri 97542~04()S 'I'ei. {S41) 664-63Cx7 cox (541} 77~-4144 ~AA.}C (541} 6E~-'7171 www.BVSS.ns Keix Ge~~sekder City of Central Point k'latlrzz~.g ~?epaz'tzrzent i55 So11th Second Street {Cezltral ~~ti17t~ C}rego~ 9?5{}2 ~.2.e: L'~?1~ Sake Plan, File # 0400'7-SP~2. Rear ~er1, ~`he~e is a ~, {} zzzah sewer ~ aiC~lxg the Southerly ~aropei-ty sine of the subject pxopezty. Sewer sexvice to tb.e new buildixtg wzll :require a permit and payrnerlt of clevelopxxlezlt fees to RV S. 't'he Fees will be based on the nuzxlbex altd type of plumbing fixtures. `Z'he applicant should cozltact RVS so that tide Fees can be calculated and. paid prior to the start of constxuction. Sincerely, Cars Tappers, Aistxict Engineer ~:1Dt',.T.~.1.1=~trENC~ESICEI`~TT~'T1f'~...~,NNGISS'~`EFi..,11.NREV~,E~V1D4C3(}7-SFR LTI~rI.UOC 1~ ~a~.+l[\~71J~ 1 ~i~.lU! I L.Y ~~! a i/ ~+l~l ~1.i. ~Llr 8 3 3 3 Agape Road While ~i~,jr tJR 975+~~-1C~7~ ~5~1~ 826-71(J4 ~vaice~ ~5~1) 826-4566 Sfax) March 17, 20034 Todd Meador Cor~unercial Inspector City gf Central Paznt .Fire District #3 Comments for; LTM t~ffice Building Project 3935 Hamrick Rd, Central Point C}r 97502 Building description Type II N, 17,556 sf B Occupancy is the information I was provided. 1. Minimum Fire Flow Required _ 2,750 gallons per minute for a minimum of 2 hours uninterrupted. 2. (3~ Fire Hydrants will be required on site and located as specified by the Fire District plans exa~n~~ner. 3. Fire Flow verification shall be provided to the Fire District prior to construction. If the 2,750 gpm minimum fire flow can not be met , a 75 percent reduction in fire flow (no less that 1500 GPM) shah be permitted if the building has a full fire sprinkler system. {See Exception UFC, LTBC) ~. Access shall comply with Fire Access standards adopted in the 1Tniform Fire Code and local ordinance. Verity 25 tt radius turns Oran Deputy Fire Marshal ~3 PLANI`~11NG DP.PA12'TMEN'1" ~~["AT'F RraPa-R'1' HEAR11~1G DATE;: Apz-il 6, 2(){)rl _.._ ~~ ____. TtJ: Central Faint P1an~~ing Cammissian FRflM: Ken Gerschler, Caxnmunity Planzzer S11~B.lECT: Final Development Plan -- Dawn Hobe: Estates P.U.D. Applicant/ C3wner: Mike Lisle and Jeanette Lisle 571'7 Fishers Ferry Gold Hill, (7R 97525 Agent: Same as above Pro er Description/ 372W03AD Tax Lats 93Q{1-~ appraximately 1.35 acz-es. Zoning,: R-1-6, Residential Single Family Sum~nary` The applicants, Mike and Jeanette Lisle are requesting that the Caznmissian review and approve the Final Develapment Plan for Dawn Flape Estates Planned Unit Develapment. The site was preliminarily appraved in May of 21It13 by the Planning Cammission {Attachment A). Authority CPMC 1.24.EI2~ vests the PlanningCommissian with the ability to hold a public hearing and render a decision an any application far a final development plan for Planned Unit Developments. Natieing is not required for this application and the Commission may decide the matter without a pubic bearing. Applicable Law: CPMC 17.68.fl10 et sect. --Planned Unit Develapanent CPMC 17.ZQ.fl14 et seq. _ R-I-6, Residential Single Family Discussion• CPMC Chapter 16.68 describes the requirement and application process far Planned Unit Developments. Initially, the applicant submits a preliminary development plan with maps describing lot confzguratian, property boundaries unique project charactez-istics anti a schedule far planned completion. If the plan is approved by the Planning Commission, the applicant is allowed a period of six months to provide the City with a copy ofthe final Develapzxzent Plan demonstrating that all ofthe conditions and requirements of the Preliminary Development plan have been satisfied. The ~~ Planning Commission is now being askrxl to compare tl~c l~relir~zirzar•y ar~tl i~izz[zl I'larzs to decide; whether the plan is in compliance with the original appz-aval. 'I"he City Cc~uzrcil will review the; Commission's decision at a subsequent zncctin. The preliminary development plan for- the Dawra 1-lapc Estates P.LI.I»}. was approval by the Camrnissian an May 6, 2(}(13, with carlditions of approval described ire the staff r•epar•t and the conditions of approval {Attachment B}. The applicant received an extension in fzling tl~e ljinal Development Plan with Planning Uepar-trnent approval. It is staff deter-rrrinatian that all of the conditions of approval have l7een znet ar satisfactoz~ly modified. There is a slight modification on proposed fats 1 and 2 where the property lines brave been shifted a distance of 43 feet towards North Tenth Street. This adjustment will allow the existing hawse to have a two car- garage constructed and will bring the structure up to code. The parks area has been reduced as a result of the property lines being moved, however- the park will still be of adequate size to buffer this development and provide some open space far landscaping. The applicant is in the process of constructing all of the irnprovernents, subnzittcd copies of the Conditions, Covenants, and Restrictions (CC&R's} and submitted a landscapingplan {Attachment C}. 1n the anginal conditions of approval the establishrrrent of a Hame Owners Association was a requirement for the Planned Unit Development. if the Commission finds that this and other modifications are consistent with the anginal approval then they can appr•ave the plan. Recommendation: Staff recommends that the Planning Commission take one of the fallowing actions: 1. Approve the final development plan, Resolution No, based an the findings of fact and conclusions aflaw contained in the record and subject to the recommended conditions of approval as set forth in Resolution and this staff report. 2. Deny the final development plan based on the findings of fact articulated by City Staff; ar. 3. Continue the review of the final development plan at the discretion afthe Commission. Attachments: A. Resolution ,approving the tentative development plan for Dawn I-fape Estates P.U.D. B. Original Planning and Public Works Departments' conditions of approval. C. Tentative and Final Plat Maps, Conditions, Covenants and Restrictions and Landscape Plan ~~ ~, r~ s ,t ~'LJt'`~'~: ~,! ~: ~ ~,()~~1.~Si~;1C ~ It l ',, ?! t i 1(?',~ r,r~~, ~'~rt A~~C~IT L.~`~[1C)`~ ~~RA',`~~l !`~~; 1'l:)~i i~,Ii\~~11f~'Y i~l.'~,'I~;1~1 !~:'I~ I'I ~.;~ 11'1'I~C~1'%'~1 ;~t)it ~ ~.~., r~~~~~~1~~Lr~~~~~.i~s~,i~,iti ~: ,'`'~`~ ~.}:'`111 ~ lt)I't' I',;'I.~s~l 1 ;i I'1 '1'V'~`~i )u1 ~,';''k~~~~ ~~ ~'1 1 {)t'~A,-i1.,> ~f ('~l~'Iiir ~~li O :~11;i:t_' ,111:1 I,';I1x~ii , lsh} '~11c'ii;a~~- ~, itI717~~~.(1111(ti) }~CtC:11sIVt: `ilIh111i(.?('il tlli <l~)~)111;1CiC)I1 i(?i' it L1 V(. I~)l(t!o al)jliO4~;11 j(11 '~t 1~~iV 51f~`1111'l~i`i~~ {?~€~ ~.J I i.1Cl~f_` ~)<11~CC1 ~i#f.`,(I~C'~ IIC:Ih ilia, l=il'1 (C(:~':Cli~ 11f i~~. I `:i~~ `•,~i'.'(-t i!li(! ~,. i i.:`i 1771'',"(, I11 lll(~: ~a~l~/ l)~ ~, ~11., ~+I~ fit, n(j~i.i~ ~11~,' xltrtii I~('stllt i~i~.l~ll`il i '()illiillti`;IC)1? Ci?iiCltlt I('t~ ~l o~tilti' lit?f IC?t'tl ~)ti~1111; v h~r112g~~a:tht; (1OI~IfCl> (l~],~~ f%Vllit:ilt ~i?~ilU' 1~ ia'1'1C . (l ~~1~` ~_l{1 i(:I~I Il'1~f71`L:5 I1Ii(~ ~i11 ~1'~i[.'tC'~liailC?!)V°)~ ~~txlmertts ul1 !l~(: <~}?1~I,L,lti()I1, Nc~, tc•;~clc~~~c:: ~°~ B ~T RLVE~ 'Y'~"Ili PLC II~1G CONM[MIIC)N U:I~ l C i}~ C"I:'I"Y T C;I '~ 1 iZ,1 f., ``±ll'll;)I~ ~„ '~~)')1~Ov<i~ ~ alL+v~ :~;_. .I''lC f(~t?lI~C111(~ill~l'dl)1' _}~hl`~`.'(ll l)~lilii(~ jTll~tll.iL)11`; uli[ ,.._. ~ ~L;IiI st~c11 ____ ,_1, p1~T1~ i1C(.' ;i('~ i(lt`tIl ii? (e'I?~ 1~~ ~ 1(Ii ]~j .illtj ~ iy 1t`ici~lii;~ ~t1 l:ll(?Ifli(',llll??!I I:l'(~LiIIf,'i1]i :i!:~a l.l)'?I11`';, ~()l dit'~1~rlszan, ;ZC:cess~ anc~ ~ i i 1~i~a1° 1~equirtn~nt, ` '}C'CL1C17"5. ~ .~';'.lCltl-tcr 1?il {~ ti11(:Illtilti;l~. T~1~ 1~1,~17;[]ltlfr 1„„()liiilliti~+l,{~11 i1.U~ <llll.I ~}lt'!1111"i~'.~ %l`i CtIIC7WS: A, Tct1t~?livc P;an 12((IIIi~_c7 I{'i.t`. ~'rl~~. a~)I>lic~l.ii(.in <,1(~ lcrlt 'c' 1~1,Irl <<l 1'1 the cc~t'z'er,~ I)rll~ and cc)r~;tl;ll <,,1 t)1~tilc inl~,tl~~tctc~n~~~(It;ir~t~ ~yCl'~Tt' 11 ~. B. ~r(~~1 :l,tl ~~ ic:il~ ()C C.t)i, `~~ I'UI~ bdi~vis~c~1~ in a -1-6 ~;1o~lici create 6 7)lr(~c~i~. ~ic31'll('tI 1 %llil I~l;v('1t)I~.IliC1_l~, ~'~(' C1LV ~l(1~ ~7;i)eC~ 1tS C~~'t'I~li?11 t).1 til:t!,11C~:?i'C~ti ~tti ()tltllti(;C~ 11"1 .1~~ I~?arcc:ls ~rlc°(:i ifs(: ,~lillit~l?_?n~I ~reaatt~ u'YC1th t-~clt~rf-~i~Irnf fc~~ lc?fi: ii1 the R 1-6:?t7,~c ?s sc~ fc~t°t~] 117 C~'~'i(~ ~~,~t)} ~i1iC, ~Uiy~1 {).il'ti.~'i~ Tiit",~.%tt~l ~4'11LI(l~ I"G',t~il!?~111GC`Yt5 1~1~ lUl~ c~t)ili(lltlt;i`~ II? ~.~~~1'~~ Scetiorz 3. Conditional Ap~:zr«v~tl. 'I"lzt; application for te~~tative; elan foz• Ptll~ st~l?clivisiozz hez•eiz~ is hereby approved, sub,~ect to tlae conditioz~zs se:t 1`or[h on Exhibits „A" anti "13", attached l~e;rcto by reference incorporated herein, izxiposecl tlncler autl~zority o1~CPMC Cl~apte;r 16.30. Passed by the Planning Con~zx~ission and signed. by zne in atztl~entication c~fits Massage this 6th day of May , ZC103. Planning Commission Chair ATTEST: L-i~.7~TLlJVCCi Uy Li1G Li115 OLCi day of May 2(}t}3. r *..`..~~.~~~f~~ F~~.2:-t..-,sue-,., Planning Cornznission Chair Planning Coznznission Resolution No. 57f} (05062(}03 ~~ _ ..,..- t(~ It ~.~-`~~-~: C ~sM ~ ~ ~ ~~ R~~ClI1~~FNT~~~ P~.ANN~NG I~F~'ARTNIE.N'~" CONI!J ['i'li®N ~3F APP~2.C)~AL A final development flan, containing iz~ final foz-zxz tl~e izaforznation requiz'ecl iz~ the preliminary plan shall be submitted to the City within six zxzoz~zths of approval or by November 4, 20(}3. A six month extensiozz zxzay be gz-anted by the City upon the applicant's request and for good cause. 2. The project must coz`nply with. all applicable local, state, az~zd federal z-egulatiozzs including, but not limited to, the Clregon Uniform Fire Code azzd structural Specialty Code. 3. The applicant shall submit final parking, landscaping, lighting and sign plans to the City for approval as part of the final developzxzent plan. A suitable landscape plan. shall show the types, shapes, anal sizes of tz'ee's on the site. 4. The applicant shall subrriit a copy of the Covenants, Codes and Restrictions (CC&R's} and Hozzze Qvrners Associa#ican and any comparable agz'eeznent govez-ning the use, znaintenazxce and continued protection ofthe PLTI~ as paz-t ofthe final development plan. G:IE'lsnning't[}31~16streport.w~c1 ~~} _ GiTY ©F CEN?'RAL. Pt}iN~ PCIBL.iC VV'©RKS L?EPAR7"MEN'i" 5Tl-tFF RE'PDR7~ 413t1/,~QCl3 1 CITY t?F CENTRAL PRINT PC1ELlC Vt/QRiCS [~EPARTM'ENT STAFF FZEPQI4T Date: 4-~9-~Q03 Applicant: Mile Lisk ~94~ Barclay Medford, aregon ~~5g2 f Project: Dawn Nape l~states Location: North Tenth Street, Central Point, C}regon Zoning: R_~-5, Residential Single Family Legal: 37 ~W fl3 AD Tax Lot 93t~0 - '1.37 Acres Plans: Dawn Hope Tentative Plat Hoffburr & Associates 3'155 Alameda Street Suite 2~1 Medford, Qregon 975C}4 Report By: Public Works Department PUJ4'P~C7SE Provide information to the Planning Commission and Applicant (hereinafter referred to as "Developer"} regarding City Public 1tVorks Department (PWD} standards, requirements, and conditions to be included in the design and development of the proposed. Gather information from the Developer/Engineer regarding the proposed development. A City of Central Point Public Works Department Staff Report is not intended to replace the City's Standards & Specifications. Staff Reports are written in coordination with the City's Standards ~ Specifications to form a useful guide. The City's Standards & Specifications should be consulted far any information oat contained in a Public Works Staff Report. The "General" section of this staff report is a broad representation of the City of Central Points Standards & Specifications for construction. For specific criteria relating to individual projectsldevelopment the City's Standard & Specifications should be consulted. s~FC~aL ~EC~uIIZEMENTS The following items are specific Public Works infrastructure recommendations identified while reviewing the Tentative Plat for Dawn Hope l~states. ~~[ CITY OE CENTRAL PCTfNT PUBLIC WC3RKS a~'PRRTlUIENT ST.9FF REPORT ~13(Jf2C?t}3 2 ~'xistinc~ Infrastructure: The Developer shall demonstrate that all connections to existing infrastructure {i.e. streets, water, sanitary sewer, storm drain systems, natural drainage systems, etc.) will not interfere with or provide for the degradation of the existing effective level of service or operation of current infrastructure facilities, and that the existing infrastructure facilities have either adequate capacities to accommodate the flaws and/or demands imposed on the existing infrastructure as the result of the connection of the proposed development's infrastructure, or will be improved by and at the expense of the Developer to accommodate the additional flows andlor demands; while maintain'sng or improving the existing level of service of the affected facility, as approved by {as applicable}, the regulatory agency, utility owner, and/or property owner involved. Street LayoutlSection. It is the understanding of the Public Works Department that the developer of Dawn Nope Estates intends to construct a Public Street, including a "hammerhead" turn around with a connection to North Tenth Street. The Developer's engineer should consult the City of Central Point Standards & Specifications for construction regarding the requirements for street sections, street geometry, right-of-way width, curb ~ gutter, sidewalk, landscaping rows, wheel chair ramps and all other necessary s#reet design guidelines. The Tentative Plat for Dawn Hope Estates shows a 22-foot wide Public Street. The minirnurn street right-of-way width allowed for a public street in the Gity of Central Point Standards & Specifications is 42 feet. Included in the 42 foot right-of-way would be {2} '10- foot travel lanes, {1} 8-foot parking lane, {2} five-foot sidewalks, and {2} 2-foot areas of clear space behind the sidewalk for water meter placement. An alternative to a public street would be a private street. The Public Works Department recommends Dawn Nope Estates be approved with a private street, which includes a 2~ foot wide right-of-way width. Attached: City of Central Point standard drawing for a Private Street {A-?'D) City of Central Point standard drawing for a IVlinar Local Fdesidential Street ~~~~C) North Tenth Street Improvements; Dawn Nope Estates Accesses North Tenth Street, whiel r is currently classified as an unimproved Minor Arterial. The required right-of-way for a Minor Arterial is 79-feet. The existing right-of way of North Tenth Street is ~C}--feet. The Applicant's for Dawn Nope Estates will be required to dedicate '10 feet of right-of way along their property boundary which boarders North Tenth Street for future roadway improvements. The improvements include, but are not limited to, curbs, gutters, sidewalks, an irrigated landscape buffer, street lighting, storm drainage and traffic delineation. No immediate plans to improve either North Tenth Street exist. However, the Developer will be responsible to construct their required improvements to accommodate future improvements, compensate the City of Gentral Point for the cost of the required improvements, or establish a bond for the estimated construction cost related to the required improvements. Public 1,~tilit~ ~'asements: The Tentative Plat for Dawn Nope Estates does not identify a Public Utility Easement. The Public Works Department Staff recommends coordination between the Developer's engineer and surveyor to create the necessary public utility ~~ CITY C7F CS'ItITRAI. P©IIVT PUBLlC IJ1tCiRKS L7FPARTIVIFtVT STAFF REPCxRT 41St112tt03 4 surrounding area. Storm sewers and sanitary sewers a## are sized to accr~mmadafie the entire drainage basin, which they wi## u#timate#y serve. Utilities and street improvements will be extended to the boundaries of the deve#opment far future extensions to the adjoining areas. The Pub#ic Works Director may require over sizing of utility lines to accommodate future growth of the City. 3. Where existing City utility lines do not adjoin the prc~pased deue#opment, tl-~e deve#oper wi## be required to extend the lines to the development as necessary. Where existing roadway improvements do not extend to the proposed development, the developer may be required to improve the roadway to fhe development. 4. The Developer's engineer shall field verify a#1 existing infrastructure elevations and locations {i.e. pipe inverts, curb elevations, tap of banks, ditch/channel inverts, street elevations, etc.}, to which the proposed development's infrastructure will connect into existing improvements, prior to final construction plan design and submittal for final approval. ~. A minimum of six inches of c#ear vertical separation between infrastructure foci#ities is required. The City's Standards and Specifications should be consulted for further information on or regarding utility separation. ~. Review of pub#ic improvement plans is initiated by the submittal of 3 sets of plans that are at leasfi 95°lo complete. The plans shall include those of other agencies such as F3CVSA or Jackson County Roads and Parks. Fa#lawing review, the plans wi## be returned "approved" ar with comments. In order to be entitled to further review, the applicant's engineer must respond to each comment of the prior review. A## submittals and responses to comments must appear throughout the pans to be a bona fide attempt to result in complete plan approval. Upon approval, the Applicant's engineer shall submit 4 copies of the plans to the Public Works Department. {See the Gity of Central Point standards & specifications section {'1g0} for general design guide#ines}. A digital copy of the approved construction drawing will be required before the Public ilVorks Permit will be issued. ~. The Developer shall provide copies of any permits, variances, approvals and conditions as may be required by other agencies, including, but not limited to, the flregc~n Department of Fish and Wildlife {DFV1/}, 4regc~n Department of Environmental Quality {DEQ}, Oregon Division of Mate [..ands {DSIr}, U.S. Army Corps of Engineers {ACME}, affected irrigation districts, and C?DQT 8. Prior to the City PWD final approval of the construction plans for the proposed improvements, the fallowing should be submitted: o A copy of written approval from Fire District ##3 of the final street and driveway #ayout, site access, fire hydrant placement, and water system ~ w ~~~ CITY ©F C~'NTRR~ PAINT PUBLIC W©RbtS t7FPRRTMEN7" STAFF REPQRT 4I3C}l2~C13 improvemenf plans for the proposed development. ® The plans relafiing fio the sanifiary sewers should be approved in writing by BCVSA, and fhe appropriafe signature blocks should lyre complefed on the plans. © A copy of wriften approval from Jackson County Roads Deparkrnent regarding highwaylcounfy road improvemenfs {as applicable). g. if applicable, the Developer shall provide a Sfatemenf of Wafer Rights {on a City approved form}, for any affecfied properties. Far properties determined fa have water rights, fhe developer will coordinate wifh the State Wafter Masfer the re--allocation of any wafers attached to lands no longer irrigable as a result of the proposed development. 'f 0. Applicants shall submit a Constructian Site Management Plan {CSMP} for appraval to the Public Works Department in conjunction with any commercial or private development plans prior fa issuance of a Public Works Department canstructian perrnif. The Constructian Site Management Plan shall contain sufficient infarmafion to describe the site development and fhe sysfem{s} intended to contra! erosian and prevent off-site damage from erosion and sedimentation, See the City of Central Point Standards & Specifications Secfian 80E3 for camplete details regarding Construction Site Managemenf Plans ~ l;rasian Control. '11. Prior fo approval and acceptance of the project, fhe Developer's engineer or surveyor shall provide fhe Public Works Departmenf wifh "as~builf" drawings. if feasible, the Developer's engineer ar surveyor should provide fhe drawings in both a "hard copy" form {produced on Mylar®} and in a "digifal" farmat compafible with AutaCAl~°, ar ofher farm as approved by the City PWD 1~. "As-built" drawings are to e provided fo the Cify which provide "red--line" changes to final approved construction plans that idenfify the lacations and or elevatians {as apprapriate} of acfual installed ifems, including, but not limited ta, invert, inlet, and rim or lip elevations, spaf elevations identified on drawings, road alignment, wafer lines, valves, and fire hydrants, wafer and sewer lateral sfationing, modifications to street secfian, manhole and curb inlet locations, street lighf locatians, aher below grade utility line locations and depths, etc. Provide a "red-line" hard copy {on Mylar°) ar an approved alternative format, of canstrucfion drawings, and if feasible, an accepfable AutaCAD° compafible drawing electranic file fo the City of completian of consfrucfian and prior fo acceptance of public infrastrucfure facilifies complefed as part of the proposed development, ar as otherwise approved by fhe City Administrator or his designee. 'l 3. All elevations used an fhe construction plans, an femparary benchmarks, and on fhe ~ ~~ CITY tJF CFNTR~4~. POINT' PCtBLlC #NORKS DEPART'MFtVT STAFF REPOfiT 4130/20113 6 permanent benchmark shall be tied into an established City approved benchmark and be so noted on the plans. At least one permanent benchmark shall be provided for the proposed development, the location of which shall be as jointly determined by the City PWD and the Developer. '14. basements for City infrastructure {i.e. sanitary sewer, water and storm drain) should be a minimum of 'l~-feet wide, and should not split lot lines. basements for public utilities should be designated as Public Utility basements {P.tJ,b.}. City maintained or owned facilities such as storm drainage, sanitary sewer, and water lime easements should be dedicated to the City. Privately maintained or owned facilities over adjacent private property also require easements. Centerline of buried infrastructure shall be aligned a minimum of five {5} feet from the edge of the easement. If two or more City owned utilities are located within an easement, then a minimum of 20-foot width shall be required. basement dedications in final deeds or in CC&R's need a statement, which clearly states that easements must be maintained for suitable, drivable access, as determined and approved by the City PW©. '15. If applicable, coordinate efforts with Pacific Power and Light, Qwest, and Charter Communications, to convert any overhead electrical power, telephone, or cable facilities within the proposed development to underground facilities, prior to the acceptance by the City PWD of the public improvements associated with the proposed development. All agreements and costs associated with the conversion of these facilities from overhead to underground shall be by and between the utility owners and the Developer. 16. In addition to the Public Works Department standards, all of the "Utility{s)" requirements shall be followed in the installation of utility lines and appurtenances. As set forth in Section ~2g.IJ.O of the City's Standards & Specifications. The designs for layout from each of the Utility Companies along with existing utility locations shall be presented on a single utility plan. The utility plan shall also include the existing and planned water and sewer locations along with street and driveway details sufficient to resolve conflicting locations. '17. The utility plan shall contain the signed approvals of each "Utility,'. All underground utilities shall be located within Public Utility Easements {PUb} or a separate utility right of way. ~ 8. The accurate locations of any existing underground and above ground public infrastructure, and the location of the associated easements with these facilities, shall be accurately portrayed {both horizontally and vertically} on the construction plans and "as-built" drawings. 19. The Developer's engineer or surveyor shall provide to the Public Works Department a drawing of the recorded Final Plat map reproduced on IVlylar° and in an acceptable ~ t~~ CITY OF CFNTRAG. PC?fNT PUB~fC WC}f2KS DFPAf?TM.~NT STAFF REPC7RT 4I3(?12003 T electronic farm in AutoCAD° format. The Final Plat shall be flied to a legal government corner and the Mate Plane Coordinate Sys#em. The Final Plat shall either reflect or be later modified to reflect any applicable "redline" changes noted in the construction "as-bunts", at the discre#ion of the City Administrator or his designee. 20. If the proposed development places structures within the 1001-year flood zone, the Developer's engineer will be required to explain and provide detail as to what affect the placement of these structures will have on the flood zone; what affect it will have on the floodplain elevation and flood zone boundary; and what affects the modification of the floodpiain elevation and flood zone boundary will have on the exiting and proposed facilities, and properties surrounding the proposed development. As applicable, the Developer's engineer shall determine the existing Base Flood Elevation contours and illustrate the existing boundaries of the floodplain and floodway fora 100-year storm event on the construction plans submitted for the proposed development. S TRE`ETS-LIGNTIIV G~TRAFF'1C Section 300 & 700 of the City's Standards & Specification should be consulted for complete details regarding streets, lighting, and traffic guidelines. S#ree# designs shall consider the needs of people with disabilities and the aged, such as visually impaired pedestrians and mobility-impaired pedestrians. every effort should be made to locate street hardware away from pedes#rian locations and provide a surface fee of bumps and cracks, which create safe#y and mobility problems. Smooth access ramps shall be provided where required. All designs shall conform to the current American Disabilities Act {AnA) or as adopted by the Oregon Departmen# of Transportation {4DdT}, Oregon Bicycle and Pedestrian Plan. 2. The determination of the pavement width and to#al righ#-of way shall be based on the operational needs for each street as determined by a technical analysis. The technical analysis shall use demand volumes that reflect the maximum number of pedestrians, bicyclists, parked vehicles and motorized vehicle #raffic expected when the area using the street is fully development. Technical analysis shall take Into considers#ion, transportation elements of the Comprehensive Plan, TC1D design guidelines, neighborhood plans, approved tentative plans as well as existing commercial and residential developments. All stree# designs shall be coordinated wi#h the design of other new or existing infrastructure. 3. The minimum geometric & structural requiremen#s for all street classifications are defined in Sec#ion 300 of the City of Central Point Standards & Specifications. 4. The City of Central Point standards & Specifications Section 700 should be consulted for the loco#ion and design of required street lighting. The City has a contract with Pacific Power and 1_ight under which PP&L supplies and ins#alls all streetlights, .y- c~rv o~ c~n~rRa~. powr puec.rc warrr~s o~PaRrn~atvr SrA~`F REPt7l,'T ~d/3t?I2Q03 8 including supply of the anchor bolts and bolt template{s}. The ground rods, required conduit, and other fittings sha## meet PP&L design requirements. ~, Where special lighting fixtures are required such as in the Transit Uriented Development areas, the comp#eted lighting shall provide the same amount of illuminat#on at the street leve# as wau#d the standard lighting fixture, spacing and pale heights specified in the City's Standards & Specifications Section 700. ~'TO~?NJ CJRAIMAG~ Section 400 of the City's Standards & Specifications shoo#d be consu#ted for carnplete details regarding storm drain guidelines. It shall be the responsibi#ity of the Cleveloper's engineer to investigate the drainage area of the project, including the drainage areas of the channels or storm sewers entering and leaving the project. if a contiguous annexed drainage area of givers sire exists, the engineer may use information that has formerly been established if it includes criteria for the drainage are at complete development under current coning and Comprehensive Plan Designations. if the City does not have such information, the engineer shall present satisfactory information to support his storm sewerage design. The engineer shall also be required to provide all hydrology and hydraulic computations to the Publ#c Works Department that are necessary to substantiate the storm sewer design. The storm water sewer system design sha#l be in conformance with applicable provisions of Qregon DEQ, C)SL and t~3DFW and United Sates CC7F and consistent with APWA Storm Water Phase ll requirements. 2. Local drainage areas not included in a" Designated Flood Zone" as a resu#t of a Federal Emergency Management Agency (FFMA} Study, shal# Dave storm drains of sufficient capacity to carry runoff for a typica# 1 {~-year storm, unless the main discharge pipe or stream will have greater than '#gt} cubic foot per second discharge "G2" during a ~ 0-year storm. When the discharge °`Q" of storm drains exceeds ~ OfJ CFS, but is less than 2030 CFS, that storm drain shall be designed to carry the runoff expected fora 50-year storm, When the main storm drain will have a discharge "Q" in excess of 200 CFS during a 50-year storm, that storm drain sha#l be designed to carry the runoff expected fora 100-year storm. A rainfal# intensity duration Curve is supplied in Section 400 of the City's Standards & Specifications for construction. 3. Unless the engineer can otherwise demonstrate through hydraulic design that the existing facilities such as cu#verts, bridges or pipe, including any p#anned future development, will carry the computed discharge, the engineer will be required to design and dedicate detention basins or other facilities for the purpose of reducing the discharge until the downstream facilities have been improved or enlarge, or until other solution have been found. 1 ~'~~' CITY of eEiUTRAL Por~vr r°URL7C r~lt3R~CS CrFPARTMEIVT STAFF REPQRT ~St3f}/~Ot?3 9 4. The Public Works Department will require both; apre-condition analysis and apost- condition analysis of the project area that considers all planned or estimated build-out of future facilities in order to substantiate tyre project design. 5. The Public Works Department requires that any storm sewer system to be dedicated to the City shall be designed as a "closed system" in order to minimize the effect of ground water infiltration, silt and other undesirable substances. Weep holes and grade rings above the street sub-grade level or hydraulic grade line in non-street installations, are exempted from the watertight requirement. The system steal! also be designed to be "self cleaning" to extent possible. The minimum requirements are as follows: a. R minimum cleaning velocity of 2-fps will be maintained throughout all segments of pipe between catch basins or manholes regardless of the type of pipe used. In no case shall the pipe gradient be less than 0.005-ft per foot (0.5°l0}. b. Cleaning velocity shall also be maintained through catch basins and manholes except at specially designed sediment cleaning structures as discussed in {section 420.10.04} of the City's Standards & Specifications. Street curb gutters shall be designed to maintain cleaning velocities between curb inlets including the corner radii. c. Many areas in the City of Central Point have a high water table that fluctuates greatly with rainfall amounts as well as surrounding use. The applicant's engineer should consult section 420.10.02 for requirements related to ground water control. ~AlU1TARY SEWER Section 500 of the City's Standards & Specifications should be consulted for complete details regarding sanitary sewer guidelines, 1. The sanitary sewer system including all sewer mains, lateral piping, manholes and pumping stations are awned and administered by the Bear Creek Valley Sanitary Authority {BCVSA}. generally, all technical aspects of design, construction, approvals, inspections and testing of sanitary sewers shall be conducted by BCVSA. 2. It shall be the responsibility of the engineer to coordinate the design of the sanitary sewer with any existing or proposed water system facilities, storm water systems, and streets including arty appurtenances. The engineer and/or applicant shall be responsible to investigate the area of the project and obtain all required approvals and permits from BCVSA, Public Works Department, Jackson County and the State of t~regon with respect fie construction of sanitary sewer systems. The engineer may use .. ~~~ CITY ©F ~ENTR~lL PC?!NT PUBLtC W4RtfS p~'PARTM'tV7' STAFF REPORT A~/3f~1~'t~t33 10 information that has formerly been established by the City and is on file, including previous constructions. The sanitary sewer system design shall be in conforrr€ance with BCVSA requirements and specifications, including any applicable provisions of the Oregon Plumbing Code, t~regon DEQ and Oregon t~MD. 3, Although PCVSA mandates requirements for the sanitary sewer design the City of Cents} Point Public Works Department Standards & Specifications includes a sanitary sewer Section 5t~1) for requirements that are coincidental to construction of the sanitary sewer facilities within a City of Central Point right-of-way or City easement. Ir~rA TER sYS TEM Section 6C}Q of the City's Sfiandards & Specifications should be consulted for complete details regarding water system guidelines. Designs shall consider the existing water system, master plans; neighborhood plans and approved tentative plans, The applicant, engineer and contractor shall provide the necessary testing, exploration, survey and research to adequately design water system facilities, which will connect to and be a part of, or an extension of the City water system. 2. fill requirements of the aregon State Plumbing Specialty Code and fine Oregon State I-lealth Department, as they pertain to Public Water Systems, shall be strictly adhered to. 3. Water lines shall normally be located `I g feet south or 'I f~ feet west of centerline of streets. The longitudinal placement of water lines and valves within the intended vehicle wheel path shall be avoided. 4. Exceptions to these requirements may be made in order to avoid cutting and replacing pavement, to avoid conflicts with other existing underground facilities and to permit sanitary sewers to be installed on the low sides of streets. As nearly as practical, mains shall be installed in the same relative location on a particular street with the distance from the centerline of the street being varied as little as possible. 5, Water mains shall not be installed in alleys and the installation of mains within easements across privately owned property is to be done only when absolutely necessary such as the avoidance of dead-end conditions. Such easements when required, shall be a minimum of 1 ~-feet in width except that the Public Works Department may require additional widths for major trunk lines and multiple utility easement locations, Easements where required, shall be located adjacent to property lines of a single property and shall not straddle property lines. Conditions of the easement shall include provisions that the property included in the easement shall not be used far any purpose which would interfere with the unrestricted use for water ~~`~ clrv a~ c~~rrr~~a~. ~airvr ~usc.~c waRxs fle~atzr~t~nrr sra,~~ t~e~o~r 4I3f~12003 1~ system purposes including the maintenance, repair, construction or re-construction of such. Under no circumstances will the City grant permission for the construction of any building or structure of any type excluding fences within the easement. 6. A copy of standard City of Central Point easement forms is included in Appendix A of these standards & specifications. 7. Separation of water mains, including service lines and sanitary sewers shall be in accordance with current Oregon State Health Division Rules DAR 333-C1~'1-U050{1(~}, figure 1, and / or as modified in these Standards except in all cases where running parallel with each other, there shall be a minimum 1 ~}-foot separation unless otherwise approved by the Public 1Norlts Department. 8. Excepting sanitary sewers as noted above, the minimum horizontal spacing between water mains and storm sewers, gas lines, electrical utilities, shall be five {5} feet horizontally and twelve {~12} inches vertically as measured from the outside of the pipe or conduit. Separation between other public utilities such as Gas, TV or Telephone and similar utilities shall be as determined by the individual utility company or franchisee. 9. In all cases where utilities cross in close proximity to one another, a cement sand slurry shall be required for separation between any city lines and any utility. in some cases, depending on size and type of facility, concrete bridging piers or supports will be required to span the water facility. The vertical spacing at sewer crossings shall be designed and constructed in accordance with OAR Chapter 333, Division ~'1 {10}. 1 g. The minimum size for distribution lateral water mains in residential areas shall be 8 inches. The minimum size in multiple-dwelling, commercial and industrial areas shall be ~ 2-inches except that in the sole discretion of the Public Warks Department, 8-inch lateral lines may be allowed if flows meet domestic and fire protection needs in the area. tl~lhere fire demands or line losses might demand larger sized pipe, the engineer will be required to submit hydraulic computations to support the use of 8-inch pipe, or to establish the size required. 11. In certain cases, such as cul-de-sacs, where water lines will not be exfiended, where not more than ten {~0} dwelling units are to be served and no fire hydrants are to be served by the line, a 6-inch diameter water line may be approved. 12. Where no fire hydrants are served and no more than five ~~} dwelling units are served, a 4-inch diameter water line may be approved where the line length will be less than 200wfeet. `l3. Mach dwelling and commercial building shall be served by a separate water service connection. .~ ~ ~ ~---- - a f_-_ ^`: _~ _.: ~'~ _~ _ Oa •ct~noaan~t^ _ _ ~ ~ ~ ~ •rt t•s ~ , ~ ~ uHt`r n ?~ {z ~~ l ,, °C" ~. ~ ',_°. J"~ ~, ] , ~ - ` ``,~ is ~ cr 1 \ f il ~~ ~- , ~ %t~~l. 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MUCK pLS No. 2023 '"-~' ' ~~~ \ f ~ ° h qq ~. ° y ~ ~ SCALE: i thch 40 feat '~/ l T ~ b'I' G ~~ °F\ ""~ s9 °~'"`'o '~ ~ BA515 OF BEARING: GE S ERRAAV 57A ORI6YE4 ~ ~ \ ~~ \ y6~ '` '~ ~ 1^ ~'~~`t' \, S~~ti~~ ~t~dfi a = SET Sj8"x24" REBAR w#3H PLASTIC GAP STAt,tPE4 \ waq ~ qil /f jJJ ~ r~, ^ • S 'r?J D.HUCK LS 2023". l ~~~/ q4. ,Qq !1q. ~ ,r ~,1 ~~~~~ `/ ~1 ,\ ~' `\ y ~ q'S ~/ f ~ $4.HUCK"2623"~EBAR YliTN PLASTIC CAP STAMPED \ 'C{'^q 1q~Gt} ~ ~ ~ts,~ 1~ Jt ~\ ~t~~ ~?ya. \ ,r • = FOUND Sj8" IRON PIN PER PLAT qF SIERRA YiSTA \ @w q" ,>. .,~~~ t GF, \ qq \ /,, SUBDIVISION, UNIT N6. 2, UNLESS OTHERWISE SHOWN. \ *~~ ~~°°pO., „/ti ~ ` tt 20' ACCESS r4'~ sod, \, ~~ {aECaso4ia.°e') 1 O = FOUND BRASS CAP !N MONUMENT CASE. '' ............. d' ~q R~} 1 ,EAS£NLItT AHD FO£ ~' ~ ~ R„„_-'~ . \ qq ~g ',/~ Oq k/ °P~r?„ ~' ~ f pUE = EASEMENT FOR PUBLIC UTtUTiES, STORM 4RAINAGE, GA$, ~'... ,~,~ / qq. "1 yod, ~ ~ WATER, ELECTRIC, TELEPHONE, CABLE TEEEVl5I6N AND } 1 ~y'~ ~`- r / ~ ~ "~d°, 6 q4l ~ ~ SANIYARY SEWER CgNSTRUCTiON MAfNTENANCE, 7 ~ ~~ ~ / ~ ~0~ \ ~ 5 oar,„ ti~5'.~~h \' 3.G.D.R. = JACKSON CgUNTY DEED RECtlROS O¢,/`io' aESRC rxalurEa RERERH ,~rd ~'' ~~ rg,f' ~ ~ '~°j ° i `~ 1 cJ~,r r°x sraEEr suapo f s,~` - ery }z ~`;' qs C~' ° ~Or- M ~s~ ~~ t G..~`1 „ \ / g .'~ r/'t/ ,f ~*,,- ~.~, ~ ~ ~ 1 ~4~ j 7 cuRYE TABLE \ If ,+ "A ~s~°a~.-~' ,s~/ f ~ bgt'4 ¢~ / ~ 4~ '"~' ~ J ~` ~ ~ ~ GURYE DELTA RADIUS CENGTki CHORD GHORD BEARING tt ulmAt vaalt\J! r TR~4AaK} ~.}.5P t'v ~ ..-~? y'~¢q~4 ~` '`- --.. t Cj~~ "'~ \ 4ri .j. 2 89'43'Sd" 1q.04' ¢5.68' 34.12' N02'5d'S?"E SEE H°TE F J /ti9 @ O '--~- \ \s ~fi'fL i5'35'52" 97.56' 28.54' 26.46' N55'37'S6"E f ~ r0'PliE,r""+ 4' r f rd. rc~ ^--._ 9. ~ \?r~rJro d '~~~"~ 6.y''S'x~''~ ', .-_-.+~o \ ~4 ~~ ~~ „~``~~~ 't~4 ~• [ { ~ 6~ \°a~~ ~a~q `~;~,\ '~a ,+s« ~(eraxh`' FouHa sja" lR6N PIN • C~~ ~~ of \' ` '`'C,. ~ ~~Vi: _.__ \ \ ' -'a ~ 9, Asa \\ sd<•os•w tr.36' \ ~t~t: 1 vt,~ \ g~ ~ r 1. / ~... y ~l M1~w € °. 'Se,, /sue .r/ rf ~ \ \,,~, ~/,~~ SURVEY NARRATIVE Tq COt.EALY WITH PARAGRAPH 205.256 I \ '~ \ '' r,r ~ ~ ~ ~~G ~^` `~P' gREGON REVISED Si'ATU7ES \ `~ ~\ qQj/ _-~''r '~ 14" ~ ~"a4"' ~S#~f.'~,t`E: Tq SURVEY, MONUMENT ANQ PREPARE FINAL FlA7 OF ~ 'gyp \~'"~' _,_ ~ -~ / \ ,, .StiS p ~~1 DAWN HgPE ES3ATE5 PER CITY aF CENTRAL POINT ~. \ '~'j., \ \ ~f ~ \\ •~ goF.1~.tp~Q~ PLANNING DEPARTMENT AND PER C#,IENT'S REQUEST'. l t~ \ ~O$~~.yti "aQF~ PRA DtfR ; UTiUZiHG FgUNO M4NUMENTAFI4N AND INFORtdA71gN PER '~'~~.1, ,p l ~ .a> ~'y FfI.EO FLATS qF FINECREST SUBDIVISION ANp SIERRA \' T~s ~ \/, ~ '~ ~~4•~4~4 YtSTA UN#T 2 FOR CgNTROL, 3 E$7ABi.iSii PROPER MON- I \ Six \?. ~ ~ 1., UAtENTS A$ SHOWN HEREON. AN ELECTRONIC TOTAL r STATION WAS USED YO MAtCE ALL MEASUREMENTS, # \ 'f'¢' • U5E6 INSTRUMENT Nq. 6i--35883 d.C.D.R. FOR CIJENT'S 1 ~' ~i'~tiifl'~/~ PROPERTY. \ ~~i. \`a 37 2W 43A0, TL 934q ~ • ~¢ RENEWS 8/34jg5 {63092SH2.DWG) ... S#IOflt 2 Ott DECLARATION 4F CC)VENAItI'i'S, CONIII`I'ICINS ANTI RES'I'RIC'I'ICINS FOR DAWN HOPE ESTATES, A PI..ANNED COMMUNI`T'Y 'I"+[) 'I"TIE CI'I"Y O1+ CENTRAL POINT THIS DECLARATION is made a~~d executed in Jacksozz County, Oregon, this day of , 2fl{J~, by . -- _-, he:z°eafter refez-reci to as "Declarant". The City of Central Point has issued approval foz• DAWN I-IC~I'E ES`I'tl'I"ES ~'lanned Unit Development located in the City of Central Point, Jackson County, Oregon. The real property is described on Exhibit "A" attached hereto. NOW, THEREFORE, Declarant declares that the real pzoperty described in IJxhibit "A" is and shall be held and conveyed subject to the easements, conditions and covenants hereafter set forth, all of which are for the purpose of enhancing and protecting the value, desirability and attractiveness of said propezty. These easements, covenants and restrictions shall constitute covenants to run with the land and shall be binding upon all persons or entities claizrzing undez- then and also these conditions, covenants anal restrictions shall inure to the benefit and be limitations upon all futuz•e ownez•s of said property oz- any interest therein. ARTZC~,E ~ DEFINITIONS Section 1. "Association" shall mean and refer to an association consisting of all owners in the Planned Community, their successors and assigns. Section 2. "Common Area" shall mean all real property and appuz-tenances thereto, now or hereafter owned by the Association for the comzxzon use and enjoyment of the members ofthe Association. Section 3. "Lot" shall mean and refer to any separately designated plot of land shown upon the recorded subdivision. map of the propezty with the exception of the Con7mon Area, Section 4. "Membez" shall mean and refer to every person or entity holding membership in the Association. Section S. "Mortgage" shall mean a Deed ofTrust or a Contract of Sale as well as a Moz~figage. Section G. "Mortgage shall also mean a beneficiary under a Trust Deed or a vendor (seller} under a Contract of Sale. Section '7. "Owner" shall mean and refer to the record owner, whether one or more persons or entities, of all or any part of said property but in the case of a sale under a contract, owner shall mean contract purchaser. Section 8. "Declarant" shall mean and refer to the undersigned, and their successors, heirs and assigns. ~ ~ ~.-- AIZ'riC~l.,ls, IX M~~NII3~RSHIP Every person ar entity wl~a is a retorcl awner• of a fee ar undivided #ee interest in any lot which is subject by cavtnants of retard to assessment by the Assatiatian, oz- in tl-rt case of sale under tl~e cantr-act, the cantratt purchaser, shall bt a zner~-rbcr• afthe Assatiatian. The faregaint; is not intcr~rded to include persons or entities who bold an interest zncrely as security far the obligation. No awner shall have n-rart than one membership per lot awned. Men-zbtrship shall be appurtenant to and may not be separated fz-arn ownership frarn any Lot, which is subject to assessment by the Association. C~wnez•ship ofsuch Lot shall be the sole qualification far membership and shall autorxratitally camznence upon a person becoming such owner and shall automatically terminate when such ownership shall terminate ar be tr•ansfer-red. ARTICLE lII VQTING RIGHTS Each lot shall bt entitled to one {l}vote. Where one lot has ane or mare owners they shall decide haw their ane vote shall be exercised. Under na tirturnstances shall there be mare than ane {1} vott far each individual lat. The Declarant shall be entitled to vote as the awner of any fats retained by the Declarant, and the board of directors shall be entitled to vote an behalf of any lot which has been acquired by ar on behalf of the Association, provided however, the Board of Directors shall not be entitled to vote in any election of the Baaz•d of Directors. When any lot is awned by two or mare persons, according to the retards of the Assatiatian, the vote for the lot znay be exercised by any one of tht awners present, in the absence of a protest by the ca-awner {s}. In the event of a protest no ane co-awner shall bt entitled to vote without the approval of all ta-owntrs. In the event of disagreement among the co-owners, the vats far the lot shall bt disregarded completely in determining the proportion of votes given with respect to the matter voted on. ARTICLE IV PRQPERTY RIGHTS Section l .Members' Praper-ty Rights: Every member afthc Association shall have a right and easement aftnjoyrnent in and to the area designated as Common Area. The easement shall be appurtenant to and shall pass with title to every lat. Section 2. Mernbcrs' Easez~ents of Enjayrrrent: Every member of the Association shall have a right easement of enjayrnent in and to the Camman Area and such easement shall be appurtenant to and shall pass with title to every Lat; subject, hawevtr to the following provisions: The right of the Assatiatian to limit tht number of guests of members permitted to use tht coznman area; The right of the Association to Charge reasonable admission fees for the use of any recreational facility az• other irnpravement. ~(~ The right of the AssoCiatit>n izx acCOrclazxce: witix it's Bylaws to boz-row cnozxey ft}z- the puz'ixt}se of improving any Cozxxcxxocx Az•ea azxcl to encunxber tixc Coznznozx Az`Ctz faz' tlxe puz`ixosC of financing the inxlxrovecxxents. The right of the Associationx to suspend azxcl znCZnbez•s voting rigixts andlor z-igixt to use tixe Coznznon Area, far azxy period during whiClx any asst;ssznezxt against said znczxxbcr's property remains unpaid; for the period zxot to exceed zxicxety (~0} days for each infz`aCtiozx of it's published z-ules and regulations; The right of the AssoCiatiozx to dedicate oz- transfer all or part of the Cozxxzxxozx Area to acxy public agency, authority or utility for such purposes and subject such cozxlitions as znay be agreed upon by the zneznbers. No such dedication or trazsfer shall lae effective unless an instrument signed by znembez•s entitled to cast tlxree-fouz-ths of the votes has been recorded in the appropriate records of Jackson County, C)z•egon agreeing to such dedication or tz-ansfez•, and unless written notice of the proposed action is sent to evez`y member not less than thirty (3fl} days nor moz-C than ninety {9fl} clays prior to such dedication or transfer; The right of Diz-ectors of tlxe Association to promulgate reasonable rules and z•Cgulations governing such. rights ofuse, from tune to time, in the intez`est of securing maxiznuzxx safe usage of Coznznon area by the znembez`s of the Association without unduly infringing upon the privacy or enjoyment ofthe owner or occupant ofany part of said property, including, without being limited thereto, rules restricting persons under or over designated ages from using Certain portions of fine property duz-ing cez-tain tunes. Section 3. Delegation of Use: Any member znay delegate, in accordance with the z•zzles and regulations adopted from tune to time by the directoz•s, his or her right of enjoyment to the Common Az•eas and facilities to the members ofhis or her family, tenants, oz` Contract purchasers, providing tlxey reside on the propez`#y. Section 4. Title to the Common Areas: Tlxe Declarant hereby Covenants for themselves, their heirs and assigns, that they will Convey to the Association fee simple ~tle to the Coznznon Area designated as such ozx the plat as recorded in the Jackson County C}ffiCial Records, upon sale of the lots. ~RTrc~,~c v COVENANT FQR MAINTENANCE ASSESSMENTS Section l . Creation of the Lien and Personal ~Jbligation of Assessments: The Declarant Ixereby Covenants for all of said property, and each owner of any Lot by acceptance of a deed or Contract for purchase therefore, whether or not it shall be so expressed in any such deed or othez° Conveyance or agreement for Conveyance, is deemed to covenant and agreC to pay to the Association: Regular annual or other periodic assessrrzents or Charges; and, Special assessments for Capital iznproveznents, such assessments to bC fixed, established, and collected from tune to time as hereinafter provided. The regular and special assessments, together with such intez-est thereon and costs of Collection thereof, as hereafter provided, shall bC a Charge on t1xC land and shall be a Continuing lien on the property agaizxst which each such ~~~ assessment is made. Each such assesszne~at, tcagether with intc,z•est, costs and reasonable attorneys' fees, shall also be the pez`sanal cablig~ttican caf the pcrsan wlxa was the awncz• ol` such praperty at the tune such assesszne~at became; due. "l'he alaligatican shat] remain a lien on the pz•alaerty unfit paid or forectasecl. Sectian 2. Purpose ofAssessznents: The assessments levied fay ttae Association shall be used exclusively for the purpase afproznotizag the recz•eatian, health, safety and welfare taf'the residents of said property and in particular far the iznprcaveznent and maintenance caf said property, services, and facilities devoted to this purpose and z•elated to the use and enjoyment of the Camznan area and of the Lots situated upon said property. Assessments znay not be waived due to limited az- non-use of the Common area. Section 3 Basis and Maximum of Annual assessments: Until January 15~ of the year immediately fallowing the conveyance of the first lot to an awncr, the znanthly assessment maybe increased effective January 1 ~r of each year by the Diz•ectars of the Association as necessary to aeeamptish floe duties of the Board of Dir•ectars and objectives of the l-tameawners Association. The Declarant shall not lac assessed for any uninapraved fats held for resale. The assessments shall begin immediately following the conveyance of the tat{s} to an awncr. Section 4. Special assessr~rent far Capital izrlpravements: to addition to the annual assessments authorized above, the Association may levy in any assessment applicable to that year only, for the puz-pose of defraying., in whole ar° in part, the cost of any construction ar reconstruction, unexpected repair ar replacement of the described capital improvement upon the Common Area, including the necessary fixtures and personal property rotated thereto, provided that any such special assessment for structural alter•atians, capital additions ar capital improvements shall require the approval of a three-fourths majority of the members who are voting in person ar by proxy at a meeting duty called for this purpose, written thirty (3~} days not more than sixty (6Q} days in advance of the meeting set forth for the purpose of the rneeting. This section shall not prohibit the T.~irectars from authorizing capital expenditures for replacements or repairs or improvements from funds generated by regular assessments. Section 5. Uniform Rate of Assessment: Both regular periodic assessments and any special assessments must be fixed at a uniform rate far all Lats and maybe collected an an annual, quarterly or monthly basis at the discretion of the Board of Directors. Section b. Quorum for Any Action Authorized Under Section 4: At the first meeting called, as provided in section 4 hereof, the presence at the meeting of members ar of ..- 4~~ proxies entitled to cast fifty-aiie {51 °fo} of all the vc}te;s shrill constitute; a cluorunr. if the; required quorum is not faz-thcazning at any zneetin~, set f~>t-ti~ izz scctia~z 4, a~~d the required quai~irn at such incetuig shall be twenty-five lie;rce;nt {25°l0) of all the votes. Section ']. Date of Caininenceineiit of Arir~ual Asscssmerzts, Due Dates: The assessments provided far herein shall corninence as to all Lots { atlier than unimproved fats held far resale by the Declarant} on the first day of the month fallowing the coi-rveyance of the Carnman areas to the Association. The Board of Directors shall fix the amount ofthc regular asscssrnent at least thirty {3()} days in advance ofeach annual assessment period. Written notice afthe assessment shall be sent to every owner subject thereto. The due elates shall be established by the Saard of Directors. The Association shall upon demand at any reasonable tune fuz-raish a cez-tificate in writing signed by an officer of the Association setting Earth whether the assessments on a specified Lot have been paid. A reasonable charge inay be made by the zneinbez-s fai- tlieissuance of these certificates. Such certificate shall be conclusive evidence of payment of assessment therein to have been paid. Not withstanding any other provisions contained herein the Declarant shall not be assessed far any unimproved fats held for resale. Section 8. Effect of Nonpayment of Assessments, Remedies of the Association: Any assessments which are not paid when due shall be delinquent. if the assessment is not paid within ten {10} days after the due date, the assessment shall bear interest from the date of delinquency at the rate aftwelve pez-cent { 12°l0} per annum, and there shall be a Five Dollar {$5.00} late chaz-ge for each month that said assessments are not paid to cover the administration expenses of keeping the books and billings for same. The Association shall have a lien against the property as provided in C}RS 94.7(}9. The Secretary ofsaid Association shall file in the office of the Director of Records, County Clerk, or appropz"iatc recorder of conveyances of Jackson County, State of ~}regon, within one hundred twenty {120} days after delinquency, a statement of the amount of any such charges or assessments, together with interest as a foresail, which have become delinquent with respect to any Lot ofsaid property, and upon payment in full thereof, shall execute and file a prapei- release of the lien securing the same. The aggregate amount of such assessment together with interest casts and expenses and a z•easanable attorneys' fee for the filing anal enforcement thereof, shall constitute a lien on the whale lot with respect to which it is Pixel and on any improvements thereon, from the date of delinquency thereof is fi led in the office ofsaid Director of Records or County Clerk or other appropriate recording office until the wine has been paid ar releasel as herein provided. Such lien may be enforced by said Association in the manner provided by law with respect to liens upon real pr•aperty {tJRS 9.709}. The owner of said property at the time said assessment becomes due shall be personally liable for expenses, casts and disbursements including the reasonable attorneys' fees of Association ar of the Declarant, as the case may be of processing and if necessary, enforcing such liens, all of which expenses, casts and disbursements and attorneys' fees shall be secured by said lien, ~~~ including fees appeal, and such owtaer at the tune such assessnae~at is iracu~-rccl, shall also be liable fog- any deficiency re~aaaining unpaid after the tia~'eclosure sale;. No owner may waive o~' otlacrwisc esc;alae liability for the assessments provided for lae~•e;i~a by tlae nc~n-use of floe: Commo~a Areas or abandonment of his lot or imlarovenaents thereon. Section 9. Subordi~aation of the 11ien to Mortgages: The lieza of floe assessment provided for herein shall e inferior, jutaio~• and subordinate to the lien of any first {1 ``) moa~tgages and trust deeds now or hereafter lalaced upon said laz'olae~-ty or any pa~'t the~'coza in connection with the sale of said laropea'ty shall not affect the assessment lien. No sale or transfer shall receive such Lot and any ianprovements thereon from Iialaility for any assessments or from floe lien thereof. Section 1 ~. Exempt Property: The following p~•operty subject to dais Ueelaration shall be exempt fi'ona the assessments created herein: All properties expressly dedicated to and accepted by a local public authority. The Common Areas; and, All other properties owned by the Association. Section 1 l . Foreclosure of Liens for Unpaid Common Expenses: The Association shall be entitled to foreclose a lien as provided in QRS 94.7{9 as it currently exists or is amended fiom time to bane. In any legal action brought by the Association to foreclose a lien on a lot because of unpaid common expenses, the owner shall be required to pay reasonable rental for the use ofthe lot and improvements thereon during the pendency of the legal action.. The Association shall have the power to purchase the lot at the foreclosure sale and to acquire, hold, lease mortgage, vote the votes appurtenant to convey, or otlaez-wise deal with floe property. A suit of action to recover a money judgment for unpaid common expenses shall be maintainable without foreclosing the Bens securing same. Section 12. Reserve Trust Funds: The Association shall have the authority to elect by resolution to establish one or more trust funds to hold reserves for the maintenance, repair or replacement of specific items, in which case it shall eithe~• designate pa~•t of the regular assessment or establish separate assessments for such purposes. The proceeds therefrom. shall be held in such trust funds and used only for the designated maintenance, repairs or replacements. ARTICLE VI USE AND RESTRICTIONS The following restrictions shall be applicable to the real property and shall be for the benefit of and Ii~aaitations upon all present and future owners of said property, or of any interest therein: Section l . Unless wz-itten approval is first obtained from the Association, no sign of any kind shall be displayed to public view on any lot or building on said property except one professional sign ofnot ore than five {S) square feet advertising the property ~~~" far sale or rent, or sig~as used lay tlae. develt>per to czdvec•tise: floe property during the construction and sales lacriod. Section 2. Na part of said property shall lae used or nxaintainetl as a dumping ground for rubbish, trash, garbage tar any tathez• waste. No garbage:, trash ar atlae~• waste shall be kept or maintained on any part of said property except in a sanitary container. All containers or other etluip~azent ftar the sttarage or tlispasal of such material shall be kept in a clan azatl sanitary condition cznd shall be stored sea as to not be visible from the street or Cozxzzzzan areas. Section 3. l~la noxious oz' offensive conditions shall be permitted ulaaza any part of said property, nor shall anything be done thereon which zxzay be ar became an annoyance ar nuisance to the neighborhood. Section 4. Na trailer, camper-truck, tent, garage, shack oz• athe;r out-building shall at any tune be used as a z-esidence, storage shed or temporary structure on any paz-t of said property. Section 5. Only passenger automobiles, pickup trucks and station wagons without advertising symbols ar messages painted on any part of said property, ar on any public ways adjacent thereto except within the confines of a pz-ivatc carport or gaz-age. No maintenance or repair work on vehicles shall be done an any lot, common area or on the public ways adjacent thereto. Section 6. loo vehicles shall be parked continuously in one location, except in a private caz~port, garage, ar driveway far a period in excess oftwenty-four (~4} hours. This applies not only to the lots, the said property of the Association, but also to the public ways adjacent thereto. Section 7.All owners are members ofthe Association and entitled to an equal share in the rights and interest and privileges and obligations as such, including the right to use all recreational and other Common Areas owned lay such Association subject to the rules and regulations anal restrictions applicable thereto. Section 8. Installation of radio, television oz• other wireless technology antennas is prohibited outside any building. Section 9. The Association shall have jurisdiction over activities over activities pcrznitted in the Cozrzmon Area. All disputes, complaints or matters regarding the existing or future use of the Common Area and property shall be submitted to the Association Directors for arbitration. ARTICLE VII ARCHITECTURAL C4NTRfJL Section 1. No building, fence, wall, hedge, structure, improvement, obstz~ction, ornament, landscaping or planting, or alteration thereof, shall be placed az• permitted to remain upon ar be removed from any paz-t of said property unless a written request for approval thereof has been approved in writing by the Directors of the Association. Section 2. Lat owners are expressly prohibited from painting, staining ar changing the exterior of any building, garage, fence or wall without permission of the Association. In the event of the repaiz- or rccanstruction of any improvement by a lot owner, the improvement shall be repaiz•ed ar z•econstz-ucted in such a manner to restore the ~~~ iz~zpravement to its original condition. Na substtzntial change shall be za~aclc i~z the pracess ofrepaiz' or z•ccanstz•uctio~r af`any improve:zne~zt without the co~rse:zzt of-tlrc Directors of the Associ~}ticzn. nit'['tCt_,t<, vttt Section 1. lzafarcezxzcnt: The Association, ar az~y owner, ar the owner of any recorded mortgage, deed of tz•ust or like instrument, on any part ofsaid property, shall have the z~ght to enfoz-cc, by any proceeding at law ar equity, all restz•ictians, conditions, covenants, reservations, easements, liens and charges now or hereafter imposed by the provisions ofthis Declaz•atian. Failure by the Association, ar by any owner to enforce any covenant or zestriction herein contained. shall in na event be deczncd a waiver of the right to do so thereafter. Section ~. Sevez•abilitzy: Invalidation of any one of these covenants or zestz•ictions by judgment or cauz-t order shall in no way affect any other provisions, which shall remain in full faz-ce and effect. Section 3. Amendment: The covenants and restrictions of this Declaration shall run with and bind the land, and shall inure to the benefit of and be enforceable by the Association, or the ownez• of any Lot subject to this Declaration, their respective legal representatives, heirs, successors and assigns, for a terra of twenty-five {25} years from the date this declaration recorded, after which time said covenants shall be automatically extended for successive pez-iads often { 10} years each. Any of the covenants and zestrictions ofthis Declaration maybe amended by an instz~zment signed by members entitled to cast not less than seventy-f"zve {'75°/a} of the votes. All such atz~endments shall be recorded in the appropriate Deed Records af,Iacksan County, Qregon to be effective. Section 4. No Right afReversion: Nothing herein contained in this Declaration, ar in any farm of deed which zrzay be used by Declarant, or it's successors and assigns, in selling said property, ar any part thereof, shall be deemed to vest or reserve in Declarant or the Association any right of reversion ar re-cntzy for breach of violation of any one or rrzoz•e of the provisions hereof: Section ~. The provisions contained in this Declaration shall bind and inure to the benefit of and be enforceable by Declarant, The association and the own or owners of any poz-tion of said property, and their heirs and assigns, and each of their legal representatives, and failure by Declarant or by the association or by any of the property owners or their legal representatives, heirs, successors or assigns, to enforce any of such conditions, restrictions and charges herein contained shall in no event be deemed a waiver of the right to da so. Section G. Any oz• all rights, powers and reservations of Declarant herein contained znay be assigned to the association ar to any other corporation ar association which is now azganized az- which n-zay hereafter be organized and which will assume duties of Declarant hereunder pertaining to the particular z~ghts, powers and reservations assigned; and upon such carpaz•atians or association evidencing its intent in writing to accept such. assignment and ~~~ assume such duties, it shall to the extent oi'such assigl~n~ent, have the sai~ie ri~i~ts a~~d owez-s and be subject tc the sa~nc r~~~ii~;atic}~~5 a~~ci duties ~~s are give~z tc~ a~~c1 asst~ta~ec( by the Declarant herein. IN WITNESS WI-IEREQF, the undersi~;ncd has executed this Declaration of Covenants, Conditions and Restrictions for the DAWN I-I(~I'E ESTl~'T`ES I'la~~~~eci L1~~it Development, the day of , 20 Declarant's Nan~c STATE CAF C)REGt~N ~~~ ~ M £ R *.,~f.] ~~ M ~ ....... ... _,. .. .. __ ,~ ....~. ...~.w,n. d ~; ~ ( ~ (j} _. ,. ' ~ ~ . R„ }} ~ t`~ ~ .a,r 3 ? .. S " ~ ~ ~«. J7( r ~ ~ - w a F., ) . ~~~www~~~,,, ~ y S - { ~ ~ w. tar x m. ~ ~ ~° , _ J & T, ~~ i Q a..... .. g ............. .n.~........... _.,...._,....... ..,~,. r ~ 1 ,.......,........ ... ...,........._ .,...,....,.. ~.....~ .... ,..-.a......-._ ... .............. k ..._. ~.,_, ..,_.....,,....,-.w i G - ~~,. , ~ . ~~ . ~~ ~ _ t, ._ t-. _~ f~ r ~ i .. .. a ~.: x. '+, .ter. m~q b i 4 p ... r .. _ d ~/ .......w+. +. k A ~+ 'k I'llOI' Ii) illl~il ~7~ttj a171?3~t?'.'i!I_ thy.' 2ll?t)ilCai;l il?t~i -~;11~?illll 7t) ~Ilt' ~ li~'<I l~l'~(?li~Cl~ Ci~l)V (1~ the j)1~4)~1CSi'C1 =;GV'i'1latlt5_ Ct)i1t1111Oliti tliHC Tl~~i~li'IIt?tlli (,~~`~~~ IZt;~' l,~i~ ,h~~ f)i~l~~,~N l lO1'i': I':S ('~,1~1'.`~ ~l1L~i~~'~~«rl ~_. ~ hC ~I~?~ihC~l7't ,`ihall +'C?':111)A' t;, llh ~li~ I~(:;]lili't_'?]i4:1?t'i (11 tl1 it'CiCt~ }~ilhliC ~l~_~~•~lci~~, ~?~1~' il?il~l;~~s ~i, i}~c~, i,~~~~!~li~: tt~ ti?t~ <ic~Lli>hi~ic~?~t nP~i),-~~,~, ~i IIOi I~ ~~5~!''~'I~I ~`~ Stth~li~:i 7it~;l. I~;vidt~ll<:~; tll~ r;u~ll ~a~lupli~?rlcc ;h~l~~'~~~ :,iihmitt~~ti 1 ~ the City }~ri~~r try Gn:ll 1>1<u al~~>tt~a~ai. _i-~_~_ - -- - _ __ __ Ght~ ~fl`.•1)~(i:tliil ~hul~ l tl?11i)~~'' v' L~~l :i~= ICC~Ci~B~_ ~C211C Hilt ~l~t l~ 1'i'~itl~}1il<17iS~ ti; i1Ct;ilY~ti alU.l 1'i'Clilli'C'I:1~'1115 <ll)hht.;Rhlc' ~{) t]1C C~C~'t;'~ilj~li3l'lll c111C1 ~=c,;?l~truciicl,l i>i ht~ I);1~i, ~ I IOI'I I,S I ~\ I I:S `>uh~hvisi~,r1. ~]?t' <ill(.~~C~ll)i' hli!?1 \' , .`; 11U ft)llllll li) 1)C 21t1t'tlUc?(.; It~l lfit,' ~~~illlilt:il T .';11~ Uc~ t~lt?Er,llcl;t. I 'i~L~ a}~11lic~u?t sll,ll( 1>?t,~ iclt -i ±c~ is;~ci ~~;ac1 c.Icl?ictirl.~ ,? Vt`~l~?4:~~' t)1 `lCC'C tillCl SC,~I]'? Shti I~'ti C):] C;aCh (t)i illlt~ liO~A~ 6~ti~~tl `.Oi:Cl~i~~ `:''ilk ~f.' t1~1~1~r,~l~C(~. ~ ~1i„ ~Ya?~~<clt'Ci,1l ;C~ IICCCI 1"']lt)C~l'lliitl~lt)11 ~(? 3Tli1~tC i:f1C.'. ~ai'Cil<ili <11?~et~ity ttl the ci~~°elt11~1nclii. The 1~?:uisc~ll>~~ r11~1n shall ??~~ ctllnplc~tcc ~,~1d ~tl~l?rp~,~c~i h~ C;ity ~~ta[~fllrior it> ih~; t~L~c~11~tl~aion i>Pt,1C~ z511~ti wa~cii~,~istlr t~slat. -~ ~..~ . ~. j 1:0]~~nning°t~<a? ~I ~;r~;, ~:~,;j~r~1va11Ci3aI6.t~+~d