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HomeMy WebLinkAboutResolution 740 - Snowy Butte Station ModificationPLANNING COMMISSION RESOLUTION NO. ~~ 0 A RESOLUTION GRANTING APPROVAL OF A MAJOR MODIFICATION APPLICATION TO SNOWY BUTTE STATION TRANSIT ORIENTED DEVELOPMENT MASTER PLAN TO ADD THE MICROVELLUM OFFICE PARK SITE DEVELOPMENT PLAN Applicants: Old Railroad Properties, LLC and Microvellurn Asset Management, Inc (37S 2W GOAD, Tax Lots 700 and 774, APN 108132$ and 1098908). WHEREAS, the applicants have submitted an application to add the Microvellum Office Park site development plan to the approved Snowy Butte Station Transit Oriented Development Master Plan {File No. 03036) within the TOD-GC, Transit Oriented Development-General Commercial zoning district. The property consists of approximately 6.41 acres and is identified on the Jackson County Assessor's map as 37S 2W 10AD, Tax Lots 700 and 774, located east of South Haskell Street, in the City of Central Point, Oregon; WHEREAS, on January 15, 2008, the City of Central Point Planning Commission conducted a duly-noticed public hearing on the application, at which time it reviewed the City staff report and heard testimony and comments on the application; and WHEREAS, the Planning Commission's consideration of the application is based on the standards and criteria applicable to Major Modifications in accordance with Section 17.09.300, TOD-GC, Transit Oriented Development-General Commercial zoning district Section 17.b5, Design Standards TOD Corridor, Section 17.67, and Site Plan, Landscaping and Construction Plan Approval, Section 17.72 of the Central Point Municipal Code; anal WHEREAS, after duly considering Applicants' request, it is the Planning Commission's determination that the application does comply with applicable standards, criteria and subject to compliance with conditions as set forth in the Planning Department Revised Staff Report { Exhibit "A") dated January 15, 2008; BE IT RESOLVED, that the City of Central Point Planning Commission, by this Resolution No. ~ ~ ~ does hereby approve the application based on the findings and conditions of approval as set forth on Exhibit "A", the Planning Department Revised Staff Report dated January 15, 2008, which includes attachments, which is attached hereto by reference and incorporated herein. 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'~'~ ~;~~c~-cr~d ~~~~t~r ~~~ z~ca~,-ide~ fs~r f~t~r~ es3~raa~~zer~i~~:ii~~.t ia~d~as~ri~l ~~~ of t.i~ .site, ixca~~s~jex, a :~t~eeifte. ~e~el~aps*nt dtM51~.t1 1iFr`15 ~€3~ _ _. . ,. ~ri~iraal r~:wte~r. 1'he ...... :: ~: ; r rite is c;~rrez~tly ,..... . ~`~ ~ ~~ . d~sea~sa~aa ~atar~c~s~s4 ti~sJ ~> :: prc?j~~~ ~it~~ ~s rs~fe~~rsrd ~.~ .> . ; ~~ ~~ tl~~ ~:~erc~v~lix~rn .. ~ 7> ,: ,. < .. ,; ;.~_ .. ~1a~;r~ti~c~Il~an rsr~i~Ted ada~air~zs~~ti~}e ~~~~ ~I~n ~~prc~~ t~ fc~r ~~tastr~cti~ara caf tine ~t~r~r~te ~~~° ~iic~isa: t~ ~~~ i~~~~:t~c ~~g ~~~ s~a~tia~ tas~ait~~ ~f ~~:tzt. ~~ {t'ii~ f~31~~}. C .. , ,. . ~ ~.. .; ~. . ~ ,, .. ;: _ ..... .......... P~~~ ~ ~f ~ General Project Description Architecture and General Site Plan; The modification is for review of the Office Park, Figure 1 {Attachment B, exhibit 5, sheet 2}. The Applicants are requesting that the project design be included and made part of the approved Snowy Butte Station master plan. The Office Park is intended as a mixed use development of office, commercial, retail, light industrial and potentially residential above some office and/or retail structures. The Office Park design provides building footprints far office and retail buildings intended for purchase and/or lease. The architectural design of the buildings will be similar to that of the Microvellum Corporate building, which is consistent with the design standards established by the master plan {Attachment B, exhibit 4, sheets 9 and 10}. Circulation: The primary access to the Office Park is provided by the private drive extending east from South Haskell Street. To further facilitate vehicular circulation the Office Park has two additional ingress/egress points located at Ash Street and South Haskell Street. The modification application includes site plan, architectural elevations, parking and landscape plans. The City Public Works Department reviewed the proposed development plan and found the proposed access points to be acceptable. The Public Works Department further found that a traffic impact analysis is not .required. Landscaping: The project includes twenty-two percent {22%) landscaping with the following characteristics as submitted in Attachment B, exhibit 5, sheets 3.1 and 3.2: ^ South Haskell Street Frontage Landscaping: A frontage landscape row with street trees and shrubs is designed to City standards. ^ Rear {Railroad) Landscaping: A fifteen {15) foot wide landscape strip is proposed along the easterly property line parallel to the railroad track (Attachment A, Sheet 1). This area is currently occupied by an unimproved berm. The berm will be landscaped similar to the planting design of the berm to the south. ^ Interior Landscaping: The landscape plan is designed to enhance the Office Park entrance while providing entrance stapes for the South Haskell and Ash Streets access paints. The interior design also provides planting areas around each building and parking aisles. The landscape areas separate the parking areas and pedestrian walkway. Landscaped planting strips are designed to encourage the internal vehicular circulation patterns within the site and to connect the commercial development within Phase I and Phase II of the Offce Park. The proposed landscaping complies with the minimum standards of CPMC 17.67. Parking Spaces: The project design for the Office Park will provide 245 parking spaces with the appropriate number of dedicated ADA spaces and exceeds the 160 parking space requirement of Section 17.65.OS0 Table 3 of the CPMC. FINDINGS; See Attachment "G". ISSUES: There are no identifed issues. Page 2 of 4 CONDITIONS OF APPROVAL: 1. The berm, located along the east property line, shall be landscaped and planted similar to the berm south of the subject sate for continuity. 2. Conditions as listed by the Central Point Public Works Department Staff Report dated December 21, 2007 (Attachment C): a. Subject to Municipal Code Section 12.04 five {5) foot side sidewalks shall be required as part of the proposed site plan, along the frontage of property within the right-of--way for South Haskell Street. Additionally, a seven and a half {7.5) foot landscape strip shall be required to be installed concurrently. The configuration of the landscape strip and sidewalk will be in compliance with Public Works Standards and Specifications drawing CP-ST-21A. Both shall be approved and installed prior to the building final an the commercial structure. b. Prior to issuance of the final building occupancy certificate, the Applicants shall submit a landscape plan for the areas designated for landscape strips for approval by the Public Works Director, or his designee. Landscape strips for the proposed development shall be placed immediately behind the proposed sidewalk location. Street trees shall be planted thirty feet on center around the perimeter of the property. The plan shall include construction plans, irrigation plans, details, specifications and species of the trees selected from the City's approved street tree list and are to be planted within the landscape strips. Plantings shall comply with Municipal Code Section 12.36. Tree plantings shall have at least a 1 '/s" trunk diameter at the tune of installation. All street trees shall be irrigated with an automatic underground irrigation system. Maintenance of the landscape row will be the responsibility of the property owners who own the property directly adjacent to the landscape strip. c. The proposed private drive shalt be built to Central Poiift Private Street standards and shall be constructed with the appropriate Public Utility Easements. 3. Conditions as listed by the Central Point Building Department Staff Report dated December 19, 2007 (Attachment D), Fire District 3 dated November 27, 2007 (Attachment E), Rogue Valley Sewer Services dated December 14, 2007 (Attachment F). 4. The Off ce Park design necessitates reciprocal cross-access and parking easements for the two lots within the development as a condition of approval to assure the complex adequately addresses parking and access standards. These easements must be reviewed and approved by the City and recorded with the Jackson County Clerk prior to issuance of any building permits. S. The Applicants shall apply for a sign permit consistent with the provisions of CPMC Sections 15.24, 17.67.050 and 17.60.110. 6. Prior to issuance of any building permits in Phase II, the Applicants shall install f re hydrants in accordance with Fire District 3 requirements. ATTACHMENTS/EXHIBITS: Attachment "A" Microvellum Office Park Site Plan Attachment "B"- Microvellum Office Park Phase I and II Master Plan Modification Attachment "C"- Public Works Staff Report Page 3 of 4 Attachment "D"- Building Department Staff Report Attachment "E"- Fire District 3 Report Attachment "F"- Rogue Valley Sewer Services Attachment "G"- Findings Attachment "H"- Resolution ACTION: Consideration of Resolution Na, ,approving the major modification application to add Microvellum Office Park to the approved Snowy Butte Station Transit Oriented Development Master Plan (File No. 03036}. RECOMMENDATION: Approval of Resolution Na. ,granting approval of the Major Madificatian application to add Microvellum Office Park to the approved Snowy Butte Station Transit Oriented Development Master Plan (File Na. 03036). Page 4 of 4 ~~~ ~~~ ~~~ff~ ~ ~~ ~04~~ `~~a3~a ~-Iua~phC~y,~iEGb? ~v~ur~~~5~ ~~t~~[c~~rrl~f3F C3#r~~£~rr' ~~~i~~~x~t pity ,~ds~tiie~is~~~acz~~ ~~~~~d~~a~c~~~ ~f t~~ a~3~~Q~• r~~~i~~~i~~. ~~~iic,~.~i~~ tc~ ~~i ~ a~~~~r~i~~~~~ ~~~~c~ ~~~ ~i~~ d~~~i~p.~~€ ~i~ t~ the ~~~~~~~€~ ~a~r~' ut~e ~`ti~ r~i~ ~3ri~~~t~s~ ~~~T~l~p~t ~~ ~i ~~ii~ Tics. ~3C~~~~ in ~.c~ar~~~ ~Ta~~ ~~~' ~~~ti~~~. ~ ~.t~9.~~t~, "~'l~~ ~s~j~~t ~at~ i~~~{~1~~~ ~5.~~ r~~ Is~~~~ ~~ ~~u f-i~~~..~ii ~~~~t ~~~~ i~~~~€fii~ci ~~ tl~~ ~~c~~c~~ ~`c~~~~i~~ ,~.~s~~~~r's ~ ~~ ~'~ ~~' ~~.~t~, "~' ~~~~i~ ~~t~d ~~~Y~Tcris~s~~st~~~~~1 f~csr~~n~~°~i~1 ~~x~i~~~ ~i~€:~t~ ~~is~iis~~s: (~l~l ~l~cs ~a•~~~i~s, I.~~_;~ ~~cT ~~c~v~Tl~~~ ~~~~t ~~~~~~~~€_, ~a~, ~~~~t c~~r~ .~,~~~~ia~~~, I..~,~;.. .4P~W/1C S~V~R1 1~4W < \'~ ~~ ~u~~y. ~t~~~ ~~~i~~~ "i'~€~:~t Ci~~~d ~~~°~i~p.~~ ~~~ ~~~€~ ~~ti~ ":l~s~~z• ~sl~z3"~ ~~ ~pr~~T~d i~~ ~t3~~~ '~'~~ 6.~1 ~~~~ ~S~d~~~t ~it~ i~ cl~~~~~d f~~ ~~~~g d ii~a~ n~~f~i~l ~c~~~ ~~~ i~ ~~~~~ ~. t~~ ~-~~l~et~~ ~Fal~ ~4i~f~~ ~~~ ~~ ~~d ~cst S~ ~~ ~~~~~~ ~3~~t~ a'~.~i~~, ~~~~~ :iT~ 'i:'~ a~~~~~~~ I~~~s~~r i~ ~~t~~id~~ ~~~ ~~~ ~,~€~~~Tl~i~~ ir~~~~~T ~~ ~~ phis ~it~, ~.~~~~•v~r~ ~ ~~~~ i~~ ~~~~ls~~~~~t ~~~ ~~~~ ~~Q~ p~~~~~~~ d~:~g ~~~ .~ ~. ., .. x; ,. .. '~~~ .: ;.~ a . :.. _ . ... _, P i . y~ ~~ ~ \ i : . :. .~. ~ t ,. ~..' ~~~~ ~~~~ gth~ ~3Ze~ ~ ~ ~ ~ ~'~"~. ~.~F~l~i ~~~~i~~d ~~~ai~~~~z~'~ si~~ ~T ~t~~ i~£'i,~~ f~21 ~~ C~3'#~~~ ~~~ i~ilc~~x~ t~ ~ i~s~~~~cl. a ~ ~~~~ ~csicsx~ c~€` :~:.at ~~ 'iii (~~ l ~~1~> ,~ i ~•" s ~ ': - .~ ~~ .. . T. .. .. z A: _. .._.. r ~-- '' ~. .. ~ :. ~s~t~r~ ~ ~, ~~ ~~ ~~ as ~~.~ 1 ~' ~ General Project Description Architecture and General Site Plan: The modification is for review of the Office Park, Figure 1 (Attachment B, exhibit 5, sheet 2). The Applicants are requesting that the project design be included and made part of the approved Snowy Butte Station master plan. The Office Park is intended as a mixed use development of office, commercial, retail, light industrial and potentially residential above some office and/or retail structures. The Office Park design provides building footprints for office and retail buildings intended far purchase and/or lease. The architectural design of the buildings will be similar to that of the Microvellum Corporate building, which is consistent with the design standards established by the master plan {Attachment B, exhibit ~}, sheets 9 and 10). Circulation: The primary access to the Office Park is provided by the private drive extending east from South Haskell Street. To further facilitate vehicular circulation the Office Park has two additional ingress/egress points located at Ash Street and South Haskell Street. The modification application includes site plan, architectural elevations, parking and landscape plans. The City Public Works Department reviewed the proposed development plan and found the proposed access points to be acceptable. The Public Works Department further found that a traffic impact analysis is not xequired. Landscaping: The project includes twenty-two percent {22%) landscaping with the following characteristics assubmitted in Attachment B, exhibit 5, sheets 3.1 and 3.2: ^ South Haskell Street Frontage Landscaping: A frontage landscape row with street trees and shrubs is designed to City standards. ^ Rear (Railroad} Landscaping: A fifteen (15} foot wide landscape strip is proposed along the easterly property line parallel to the railroad track {Attachment A, Sheet 1 }. This area is currently occupied by an unimproved berm. The berm will be landscaped similaz to the planting design of the berm to the south. ^ Interior Landscaping: The landscape plan is designed to enhance the Office Park entrance while providing entrance stapes far the South Haskell and Ash Streets access points. The interior design also provides planting areas around each building and pazking aisles. The landscape areas separate the pazking areas and pedestrian walkway. Landscaped planting strips are designed to encourage the internal vehicular circulation patterns within the site and to connect the commercial development within Phase I and Phase II of the Office Park. The proposed landscaping complies with the minimum standards of CPMC 17.67. Parking Spaces: The project design for the Office Park will provide 245 parking spaces with the appropriate number of dedicated ADA spaces and exceeds the 160 parking space requirement of Section 17.65.050 Table 3 of the CPMC. FINDINGS: See Attachment "G". ISSUES: There are na identified issues. Page 2 of 4 CONDITIONS OF APPROVAL: 1. The berm, located along the east property line, shall be landscaped and planted similar to the berm south of the subject site far continuity. 2. Conditions as listed by the Central Point Public Works Department Staff Report dated December 21, 2007 (Attachment C): a. Subject to Municipal Code Section 12.04 five (5) foot side sidewalks shall be required as part of the proposed site plan, along the frontage of property within the right-of--way for South Haskell Street. Additionally, a seven and a half {7.5) foot landscape strip shall be required to be installed concurrently. The configuration of the landscape strip and sidewalk will be in compliance with Fublic Works Standards and Specifications drawing CF-ST-21A. Both shall be approved and installed prior to the building final on the commercial structure. b. Prior to issuance of the final building occupancy certifcate, the Applicants shall submit a landscape plan for the areas designated for landscape strips for approval by the Public Works Director, or his designee. Landscape strips for the proposed development shall be placed immediately behind the proposed sidewalk location. Street trees shall be planted thirty feet on center around the perimeter of the property. The plan shall include construction plans, irrigation plans, details, specifications and species of the trees selected from the City's approved street tree list and are to be planted within the landscape strips. Plantings shall comply with Municipal Code Section 12.36. Tree plantings shall have at least a 1 ;/~" trunk diameter at the time of installation. All street trees shall be irrigated with an automatic underground irrigation system. Maintenance of the landscape row will he the responsibility of the property owners who own the property directly adjacent to the landscape strip. c. The proposed private drive shall be built to Central Paint Private Street standards and shall be constructed with the appropriate Public Utility Easements. 3. Conditions as listed by the Central Point Building Department Staff Report dated December 19, 2007 (Attachment D), Fire District 3 dated November 27, 2007 (Attachmen# E), Rogue Valley Sewer Services dated December 14, 2007 (Attachment F). 4. The Office Park design necessitates reciprocal cross-access and parking easements for the two lots within the development as a condition of approval to assure the complex adequately addresses parking and access standards. These easements must be reviewed and approved by the City and recorded with the Jackson County Clerk prior to issuance of any building permits. 5. The Applicants shall apply for a sign permit consistent with the provisions of CPMC Sections 15.24, 17.67.050 and 17.60.110. ATTACHMENTS/E70-IIBITS: Attachment "A" Microvellum O#~ce Park Site Plan Attachment "B"- Microvellum Office Park Phase I and II Master Plan Modification Attachment "C"- Public Works Staff Report Attachment "D"- Building Department Staff Report Attachment "E"- Fire District 3 Report Attachment "F"- Rogue Valley Sewer Services Page 3 of 4 Attachment "G"- Findings Attachment "H"- Resolution ACTION: Consideration o£Resolution No. ,approving the major modification application to add Microvellum Office Park to the approved Snowy Butte Station Transit Oriented Development Master Plan (File No. 03036}. RECOMMENDATION. Approval o~ Resolution No. ,granting approval of the Major Modification application to add Microvellum Office Park to the approved Snowy Butte Station Transit Oriented Development Master Plan (File No. 03036}. Page 4 of ~ Land Use Plan City of Central Point ~~~ __- 5ettracks: Elt3llties: (~ prov,ded try ~ c~ ~tcentel pars) T.O.D. Commerical ]acksan County, Oregon Otd Railroad Propelfies, Ll_C APPIIcaM' Pmnt- tsr~in Spar-17 min. • -W~-Approz laadaa cxkrtagvntcrnn~ October 15, 2007 Situs Address: l"laskell Street Mantero ~ Associates, Li.C Rar - D min. OtF,~treet ~~ ~57`- Approx. lontion e~datSn%a0nrmd~nin ~ Total Area: 278,91.? Sq. Ft 4497 Brownridge Terrace Stile 10S (541) 779-077, 1 ap.1400 5¢ Fc ftoor~ - 25 spaces ~'"~"g Los ~n ~ 37 2W ~.OAD - 700 774 Zoning: (T.O.IJ.) GC ' 44'apac~spmvided .:: .: VcEticvtarCircuhtion ~~ 7 Applicant i8 the etrthorized 8ggrd of the owner of the aubJact properly. Span dusxne[ona -9'x20' Emaa apace FHO Plmac 9 ~ ~Pedearaian Circu{ation e i ... $CAl_E:.~ "24 ~~ earl F,t.,~:~s.{._,,r.izr~3-F+r~+~u+r+--_+;:~-++_-~.:ri+:,.~~+i:+:;F_..:µ~~~Ftc~-:-~.::;+yr~~...P-~--,.,,+:~;:_,;.F~-:-::+~;v~r+,+r:>:~rwr.,~-~:~++:F++ +r<+~rnf,::;_;<~_r,;,.,-+T_T~tµa:Cen,+~._tr°,FT.,Oregon &•IPace.t~f.Roi+H++a,.,•-...F~-4+rr4 r 7V a.... Q °~F Y~ % iJ I I ~v: d'~ /~ , ~ ~. f I I ~ P'` ~> 1 to `~ ~_: :~1 I I I ~ ,~ ~~ L---- ~~ ~ _ -a. '< _ :: ifs _ u~4.., .-.... .« M .J C.... ~ ~ ~ ~ ~i _ ~ ;i - ~!i t ti <. .. .. ..... .. ... _. ... .. .. ....... ...____~ ) Y..F IPII .- __.__._....._...,_....... ................ .... ~._~_... _. ...._.__..~._... _... ..._.. ._.__________...._......~_. ....._._...... .. .__._.~. ... T i '~ rW~ . ,_.. ~.:: H.4SKELL S'1't~E'T ,_ -- ,... .. rt ,..., .. ..,~-~~ Z a, ~~ ~~ ~ ~ ; r,` ~ ` Exhibit 5 ~: U'• Sheet ~. "~'' saes 1; ;~ ~~° ~i~ Microvellum Office Park Snowy Butte Station Transit Oriented Deveioprnent City of Central Pnlnt, (began Otd Ra€Iroad Pro rues LLC ! Mlerovellum Asset Mana ernent Inc,: €canls SECTION I SCOPE AND NATURE OF THE LAND USE APPLICATIONS The land use matters covered in this application {entitlements for Microvellum Office Park) involve approximately 6.41 acres. The land is presently zoned TOD CG as part of the Snowy Butte Station Transit Oriented Development Master Plan approved by the City of Central Poilat in July 2003. The land is presently owned by Old Railroad Properties LLC. Applicant is an owner of the property. The owners have been working for several months planning for the appropriate mix of conforming urban use opportunities. The property is located centrally within the corporate limits of the City of Central Point, not far from the downtown core area. Applications herewith filed, seek approval by the City of Central Point for the following land use entitlements: ^ Survey _ Replat Tax Lots 54 and SS identified on the Jackson County Surveyor's Map as 37S 2W lOAD, are being reconfigured to dimensions that will support the Microvellum Office Park Plan proposed in the application. No additional partition is sought at this time. The replat contemplates relocating the partition line between Lots 54 and 55 to the center line of Cheney Loop's intersection with South Haskell St. ^ Phase I -Site Plan and Architectural Commission approval for the Microvellum Corporate offices. Tax Lot 1200 (37-2W-10AD) to the corporate limits of the City of Central Point. ^ Phase II -Site Plan and Architectural Commission approval for Microvellum Office Park Master Plan. ^ Old Railroad Properties Inc. applications include: ^ Phase I -- Microvellum Corporate Offices ^ Sheet 1 Land Use Plan ^ Sheet 2 Site Plan ^ Sheet 3 Parking Lot Light Plan ^ Sheet 4 Landscape Plan ^ Sheet 5 Pedestrian Circulation Plan ^ Sheet 6 Vehicular Circulation Plan ^ Sheet 7 Architectural Plans -Floor Plan ^ Sheet 8 Architectural Plans -Elevations ^ Sheet 9 Typical Architectural Material Specifications ^ Sheet 10 Exterior Colar Pallet ^ Sheet I l Trash Enclosure -Photo ^ Sheet 12 Microvellum Sign -Detail Montero R Assoc€ates LLC. Page 1 of 61 octnber 15, 20137 Microvellum Office Park Snowy Butte 5tatian Transit Oriented ©evelapment city o(Central Pont, Dragon O€d Railroad Pro roes LLC I Microveifum Asset Mana ement Inc.: A licants ^ Phase II -Microvellum Office Park ^ Sheet 1 Land Use Plan ^ Sheet 2 Site Plan ^ Sheet 3 Landscape Plan ^ Sheet 4 Vehicular. Circulation Plan ^ Sheet S Pedestrian Circulation Plan ^ Sheet 6 Typical Architectural Features ^ Sheet 7 Typical Architectural Material Specifications ^ Sheet 8 Microvellum Headquarters Color Pallet ^ Sheet 9 Microvellum Headquarters Parking Lot Light Plan ^ Sheet 10 Parking Lot Light Plan ~~ Sheet 11 Parking Lot Light Plan -Bollard Description SECTION 2 PROJECT INFORMATION The following background information pertains to the project -Microvellum Office Park -- a mixed use, commercial Office Park located within Snowy Butte Station Transit Oriented Development Master Plan a transit friendly development: Project Vicinity The property is located on the East side of Haskell Street generally between Ash Street to the North and Tax Lot 54's snuthernraost property line within the City of Central Point's acknowledged Urban Growth Boundary and city limits. The property is situated adjacent to the rail line owned and operated by Central Oregon and Pacific Railroad. The property is now being prepared for a phased construction of buildings contemplated for of future uses allowed under the existing zoning. Project Overview Mlcrovellum Office Park is intended as a mixed use, transit friendly employment development that, upon completion would include: • Commercial /Office /Light Industrial uses on 6.41 acres approved by the City of Central Point as the Snowy Butte Station Transit Oriented Development Master Plan. ^ Right of Way Reservation -~ While the Microvellum Office Park access from S. Haskell St. near its intersection with Cheney Loop shall remain a private street, the structure orientation shall preserve a right of way reservation for use by that City of Central Paint as future city street, should Central Paint determine a future need to connect to State Highway 99. Phase I, as shown on Exhibit 4; Sheet 2 Microvellum Office Plan, is planned for the construction of the world headquarters of Microvellum. Phase T architectural, as shown on Exhibit 4; Sheet 8, is designed conceptually to provide an architectural design template for future structures. While the precise configuration of future structures cannot be known at this time, typical design criteria coupled with City of Central Point municipal code requirements will assure that future structures will comply Montero 8: Associates LLC. Page 2 0€ Si October 15, 2(H17 Microveiiufn Office Park Snowy B3.ttt8 Station Transit Oriented ©@velopment cityotGeRtrai Pant, OFegaR bid Railroad Pro r#ies LLC ! Micravellum Asset Mana emeM tnc.; A ]Icanis with approval granted by the City of Central Point while allowing a margin of design flexibility. Phase II building footprints are intended to provide building envelopes. Future structures would likely require adaptation of the proposed envelopes. Manufacturing/Industrial Uses; Retail; Offices A mixture of office, commercial, retail, light industrial and potentially residential above some office -and / or retail structures as permitted are planned on subject property laud located on the east side of Haskell Street. Any retail located west of the railroad right-of--way will be primarily devoted to the needs of the project and other nearby lands, as the location of the property makes it impractical for many general commercial uses. Project Entry The project site has two existing points of entry: ^ Frazxt the north by way of Ash St. ^ From the center by way of South Haskell St. near its intersection with Cheney Loop. Vehicular Circulation and Access The property is presently served by two accesses, from the north by way of Ash St. and from the center by way of S. Haskell St. near its intersection with Cheney Loop. A new access to the South of the subject site is proposed for construction as part of Phase I as shown on Exhibit 3 (Sheet I) for construction of the Mircavelium Headquarters. South Haskell, Street is constructed to Business/Residential Collector Street standards shown in the Central Point TOD Design Requirements anal Guidelines and is stubbed to the property's south boundary of the Snowy Butte Station Transit Oriented Development Master Plant Internally, the circulation system forms an inner grid to serve the Office Park with the addition of only one additional access to Haskell Street. Pedestrian Access Sidewalks: As the Microvellum Office Park is constructed, the project will be served by sidewalks constructed to the city's TOD standards. The sidewalks will be located along the project property lines that abut City streets and will be separated from the street by a landscaped strip. The landscape strip will accommodate street trees to be planted consistent with applicant's Landscape Plan. See, Exhibit 4; Sheet 5; - SECTION Ili RELEVANT SUBSTANTIVE APPROVAL CRITERIA The criteria governing the land use actions as described hereinabove are set forth below: ~ The owners of property south and abutting the subject property will further extend Haskell Street south to connect with its present terminus at the north boundary of the Cascade Meadows FUD. The portion of Haskell Street within Cascade.Meadows has been constructed. Montero ~ Associates LLC. Rage 3 of 6t Ocfaber ~ S, 2007 Microvelium Office Park Snowy Bute Station Transit Oriented Development City ofCenErai Paint, Oregnn old Railroad Ara Ries LLC ! Micrnvellum Asset Mana emenE Inc.: Ilcants Phase I - Microve~lum Office SITE, LANDSCAPE PLANS AND ARCHITECTURAL ELEVATIONS Criteria -Chapter x7.67 Design Standards -TOD Corridor Conclusions of Law: The Planning Commission reaches the following conclusions of law; 1. There are no standards in TOD 17.67.010 through 17.67.030, although TOD 17.67.030 provides that the TOD regulations govern if there are conflicts between the Central Point TDD Design Requirements and Guidelines and those in Central Point Title 17 {Central Point Zoning Ordinance}. 2. For TOD 17.67.044, the Planning Commission concludes; A. Streets within the project comply with the dimeztsional standards shown in Figure 1 of TOD 17.67.010 and applicant has agreed to stipulate that the streets will be built to the city's TOD standards. See, Section V (Stipulations of Applicant). B. Based upon Exhibit 2, some block perimeters exceed 1,600 feet in perimeter and/or S00 feet in length. The Planning Commission concludes that the existing xailroad right-of--way which occurs along the east boundary of the property, the existence of Daisy Creek along the property's west boundary and existing development patterns prevent observance of the standards for block dimensions? The Planning Commission also concludes that traffic safety concerns prevent the large block (occupied by townhouses) to be divided into smaller blocks by the addition of streets because additional cross streets (between Haskell and Cheney Loop) would occur along an "S" curve on Haskell. The "S" curve is needed to connect segments of Haskell to the north and south. Provision of cross streets on an "5" curve would result in poor sight distance and produce trafftc safety concerns. C. ,Applicant has agreed to stipulate that he will place all utility lines underground. D. Applicant has proposed the extension/connection of Haskell Street (from its present terminus to the north and south}. The extension of Haskell will provide ultimate service from Beall Lane north to central portions of Central Point. Applicant has also proposed the extension of Snowy Butte Road east across Daisy Creek to connect with Haskell and the extension of Rochelle Court north to serve the subject property. Applicant has proposed no connection to Chicory Lane.3 There are no other streets that can practically or reasonably be connected to streets within the pro}ect. z Pursuant to TOD 17.67.040(A}(5} the standards for block perimeters and lengths will be modified far various reasons' which include [existing] railroads and existing development patterns on abutting property which preclude the logical connection of streets or accessways, traffic safety concerns and protection of significant natural resources. 3 While applicant could also have proposed a vehicular connection to Chicory Lane, its representatives were advised by city staff that the city desires to maintain Chicory Lane at very low traffic levels, commensurate with its present function as an alley. The only access to Chicory Lane is emergency access from the proposed church {to be authorized separately under a future cottditional use permit application). Montero $~ Associates LLC. Page 4 of fi# october 15, 2007 Microveiium Office Park Snowy Butte Station Transit Oriented Development City of Central Paint, Oregon Old Raitroad Pro rues LLC ! M€cravellum Asset Mana emenE Inc.: A Itcants 3. For TAD 17.G7.050, the Planning Commission concludes: A. The site design evidences that the individual buildings have a coizipatible relationship with-the context of the surrounding area. B. There are no significant trees or steep slopes on the subject property. Daisy Creek (which defines the west boundary of the project) has been protected by a park corridor for all lands within the TOD Corridor. C. The property is relatively flat and has no topographic constraints. D. To the extent possible, the design of the project has taken solar orientation into account. By orienting streets in a predominantly east/west direction, lots front to the north and south, ensuring a sunny front (or rear) elevation. The front and rear elevations of most dwellings are typically the longest, thereby providing for the most solar radiation. E. There are no existing buildings on the subject property within the TOD Corridor. F. The project's most prominent structure will be the church at the intersection of Haskell Street and Mac Court, and this is one of the subject property's most prominent locations as it is both on Haskell {at an intersection) and visible from. Highway 99. G. There are no important views that a different massing of buildings would preserve. H. With respect to adjoining land uses and adjacent services pursuant to TOD 17.67.050(H) and based upon the findings of fact in Section VI, the Planning Commission concludes: 1. The proposed plan has attempted to place similar uses to those which abut the subject property. To the north, the TOD-MMR areas adjoin other lands zoned by Central -Point for multiple family residential (R-3). Also to the north, the TOD-GC areas adjoin lands zoned by Central Point for ilndustrial use (M-1). To the west, the existing TOD-GC area is across Highway 99 from other lands on the cast side of Highway 99 and which are planned, zoned and developed for a mixture of commercial and industrial uses. To the south, proposed single family dwellings abut existing single family subdivisions.. To the west, existing single family dwellings on individual lots are separated from proposed single family lots/dwellings by Daisy Creek and a planned park along the creek. 2. As proposed, the primary activity areas will be the parks and church. In the case of the planned church, applicant asserts and the City Council concludes that, it will not disturb adjacent residents because virtually all church activity will be conducted indoors and during off-peak periods. As to the parks, while these maybe considered activity areas, they are {in the case of the small "pocket parks") integrated in the planned neighborhoods or {in the case of the park adjoining Daisy Creek) located to the rear yards of the single family .dwellings to which it adjoins and will not disturb the future residents within this project. Applicant also asserts and the Council concludes that the Daisy Creek Park will also not disturb existing residents on the opposite side of the creek because the creek is heavily wooded and provides a suitable and appropriate spatial separation between the plaz>trted park and existing dwellings to the west. Montero & Associates LLC. Page 5 of S1 October 15, 2047 Microvellum Office Park Snowy Butte Station Transit Oriented Development CltyatCentraEPoint.Oregon Old Rallraad Pro rtles LLC 1 M€croveliom Asset Mana ement Enc.: A Ilcants 3. All on-site service areas {including loading zones, outdoor storage areas, waste storage, disposal facilities and similar uses/activities) are located in areas that are not visible from streets or urban spaces. Future Site Plan, Landscaping and Construction Plan review and approval pursuant to ZO 17.72 will ensure that service areas, loading zones and other features controlled by ZO 17.67.050(H){3) are appropriately dealt with before construction. The electrical transformer and utility vaults will be located consistent with the regulations of the city and protocols of the electrical service provider ---~ Pacific Corporation. 4. Applicant has separated the potentially conflicting land uses by placing the former an the residential areas on the west side of Haskell and camxnerciaUindustrial areas an the east side of Haskell. This street separation and on-site screening and landscaping of the commercial/industrial areas will help reduce noise. Appropriate landscaping of the commercial/industrial areas will be required through future Site Plan, Landscaping and Construction Plan review and approval pursuant to ZO 17.72. The most significant source of potential noise in the area is the existing railroad right-of way. Future commercial industrial buildings along Haskell will help attenuate noise to the residential properties further west. 5. Mailboxes will be provided consistent with the regulations of the U. S; Postal Service. 1. Regarding transitions in density and the standards of TOD 17.67.050{n, the Council concludes that the higher density portions of the subject property have minimized impacts upon the existing adjacent single family neighborhood to the west by providing a park buffer strip along Daisy Creek and transitional single family detached housing. The single family housing proposed by applicant is similar in density to housing located within the subdivisions that lie south of the subject property. The multiple family residential areas near the north boundary of the property adjoin other areas zoned R-3 and which permitlrequire multiple family housing. Also regarding TOD 17.67.050(n, no residential structure (aver 35 feet in height) is located within SO feet of any existing low density residential development. Based upon the preceding and the findings of fact in Section VI, the Council concludes that the project is consistent with the requirements of TOD 17.67.050(1). While TOD 17.67.0500)(6) encourages zoning changes to occur mid-black, the same is not mandatory and in this instance is not desirable; the location for zoning boundaries was determined to: 1) accomriiodate a density or land use transition firotn abutting properties, and/or 2) create an appropriate separation between residential and comnnereial/industrial uses. J. Off-street parking, landscaping, lighting and sign requirements relates to the multiple family residential, commercial and industrial uses for which applicant has elected to defer Site Plan, Landscaping and Construction Plan review and approval pursuant to ZO 17.72. That process will ensure that future developrrtent is compatible with the city's TOD standards in general and the TOD parking landscaping, lighting and sign standards in particular. K. Applicant has agreed to stipulate that future multiple family residential, commercial and industrial uses will be consistent with the Central Point TOD Design Requirements and Guidelines. See, Section V. 4. For TOD 17'.67.060 (Parks and Open Space Design Standards), the Planning Commission concludes that the project has a park and other open space (that is spawn on applicant's Exhibit 2 Mantes & Associates LLO. Page 6 at 61 October 15, 2007 Micrnvellum Office Park Snowy Butte Station Transit Oriented ©eveloprnent Cityaf Central Point, Oregon Old Raliroad Pro rties LLC / M€crovellum Asset Mana ement tnc.: A Iicants plans) which comprises 2.27 acres. The parks are located within walking distance of all portions of the project and are suitable for active and passive use by people of all ages. Based upon the TOD park standard of 400 square feet per each single family dwelling and 600 square feet per each multi family dwelling, the project has adequate amounts of park/open space. Future commercial industrial areas zoned TOD-GC, are required to provide 10 percent of the "development's site area" as open space. Future Site Plan, Landscaping and Construction Pfau. review and .approval pursuant to ZO 17.72 will ensure that 10 percent of each non-residential development is devoted to open space. 5. Far TOD 17.67.07(1, the Planning Commission concludes as follows: A. The precise architecture of multiple family residential, commercial and industrial structures will be ascertained through future Site Plan, Landscaping and Construction Plan review and approval pursuant to ZO 17.72 {to which applicant has agreed to stipulate). These buildings can and will comply with the provisions of TOD 17.67.070. B. The architecture of conventional single family dwellings will be subject to the mandatory design standards of TOD 17.67.070 with which applicant is required to comply. 6. Based upon the foregoing findings of fact and conclusions of law and the stipulations of applicant iin Section V, the Council concludes that the application is consistent with the requirements of Criterion 8 because there is d'emanstrated compliance with TOD Chapter 17.67 (Design Standards). SITE PLAN, LANDSCAPING AND CONSTRUCTION PLAN APPROVAL CRITERIA -Chapter 17.72 The following applicable criteria shall apply to the submitted application; For TOD 17.72.010, the PIanning Conatmission concludes: • Bath the Microvellum Office and Office Park substantially meets the purpose of site plan, landscaping and construction plan approval criteria. The structure designs are reasonably compatible with the neighborhood. (Ord. 1436 §2(part}, 1981). For TOD 17.72.020 / 021, the Planning Commission concludes: • Both the Microvellum Office and Office Park are subject to these code sections and the applications submitted meets the applicant's obligation. (Ord. 1745 §1, 1996; Ord. 1730 §1, 1995; Ord. 1717, 1995; Ord. 1702 §3, 1994; Ord. 1684 §63, 1993; Ord. 1615 §§52, 54, 1989; Ord. 1436 §2(part), 1786 §9, 1998; Ord. 1684 §64, 1993; Ord. 1436 §2(part), 1981). Far TOD 17.72,030, the Planning Commission concludes: • Microvellum Offce Phase I -applicant identified submittals as follows satisfies the requirements under TOD 17.72.034 as follows: A. Narrte and address of the applicant - Exhibit 6 Monfero & Associates LLG. October 75, 2pp7 Page 7 of $1 Microvelfurr~ Office Park Snowy Butte Station Transit Oriented Development cuyaf centre! Point, o~egon Old Railroad Pro Rtes t.LC ! Mltrovellurn Asset Mana meet int.: A Ilcants B. Statemet7:t that the applicant is the owner of the property or is the authorized agent of the owner _ Exhibit 7 C. Address and legal description of parcel number of the property Exhibit 6 D, The application shall include an accurate scale drawing of the site, containing, at a minimum,, the following: I , North arrow Exhibit 4; Sheet 2 2. Scale used Exhibit 4; Sheet 2 3. Address and legal description of the assessor's parcel number and tax lot of the property Exhibit 4; Sheet 2 4. Lot dimensions Exhibit 4; Sheet 2 S. Applicable city zoning designation Exhibit 4; Sheet 2 6. Setbacks Exhibit 4; Sheet 2 7. Proposed landscapidg Exhibit 4; Sheet 4 8. Location of all buildings, parking areas, streets, accesses, sidewalks, and other improvements Exhibit 4; Sheet 2 9. Ground and architectural elevations Exhibit 4; Sheet 8 10. Distances between buildings, parking areas, streets, sidewalks and other improvements Exhibit 4; Sheet 2 I l . Surrounding land uses Exhibit 4; Sheet 2 I2, Easements Exhibit I3 13. Adjacent streets Exhibit 4; Sheet 2 I4. Off-street parking calculations ~ Exhibit 4; Sheet 12 15. Existing trees -NIA none on site 16. Pedestrian mutes and sidewalks Exhibit 4; Sheet 5 17. Fencing -NIA none nn site 18. Screening of outdoor trash bins - Exhibit 4; Sheet 11 19. The location of all public improvements and all utilities, including their relation to other utilities in the area; Exhibit 4; Sheet 2 E. Construction plans and such other plans sufficient to show the architecture of all structures and other improvements - Exhibit 4; Sheet $ F. Inasmuch as the proposed uses identified in the application no traffic study is required. (Ord. 1685 §65, 1993; Ord. 1435 §2(part}, 1981}. The subject property abuts the Central Oregon and Pacific Railroad to the East, the abandoned mill property to the North; the Open Space belonging to the City of Central Point to the South; vacant TOD residential parcels designated LMR {Low Mix Residential and MMR {Median Mix Residential}. For TOD I7,72.04f1, the Planning Commission concludes: • Applicant has met the requirements of the following Code Sections I7.72,Q40; A. Landscaping -Proposed Landscaping Plan meets the requirements of this section inasmuch as it replicates the landscaping previously approved for the Open Space portion of the Snowy Butte Station Master Plan which abuts the subject property to the South - Exhibit S; Sheet 4. B. Traffic Flnrv -Public Streets -The proposed site plan contemplates two additional accesses to provide for ingress and egress from the Phase I Micorvellum Ofi'ice. Phase II of the Microvellum Office Park shall .incorporate the proposed accesses into the future design to provide for cross access vehicular circulation. The proposed accesses are depicted on The Phase 1 of the Site plan. There are no S. Haskell St accesses immediately across from the Montero & Assoc€ates 1.t.C. Page 8 of 63 October 15, 211U7 Microvellutr~ Office Park Snowy Butte Station Transit~Oriented Development cnyof Central Pont, nregon old Railroad Pro riles LLC 1 Microvellum Asset Mana ement inc.: A scants proposed accesses. Therefore the proposed access points will not substantially degrade the public traffic flow. Exhibit 5; Sheet 2. The City of Central Point's Public Works Department has determined that no Traffic Analysis will be required for this application. (See Exhibit 11 - City of Central Point Project Scaping Letter) C. Off-site Parl;;ilag -The proposed site plan meets minimum off site parking standards as provided in the Site Development Standards of the City of Central Point (See Exhibit 10 Parking Formula). Freight loading orientation is provided at the rear of the building. D. Sign -The Microvellum Office sign {sec Exhibit 4; Sheet 12) -Microvellum Sign) is compatible with the architectural design of the proposed structure in Phase I. Inasmuch as there are no existing signs in the vicinity, subject application meets the requirements of this section of TOD code. E. Emergency Vehicle Access -The proposed site design provides sufficient emergency vehicle circulation. F. Residential -- N/A; proposed Phase I use does not contemplate residential uses. G. Architectural and Design -Compliance with such architecture and design standards as proposed is substantially compatible with existing and proposed buildings. Under terms of the Snowy Butte Station CC&Rs, all proposed building must be reviewed for reasonable architectural compatibility. The applicant has secured approval of the Architectural Review Committee for Snowy Butte Station. (Ord. 1702 §4, 1994; Ord. 1684 §67, 1993; Ord. 1436 §2(part), 1981). For TOD 17.72,05Q, the Planning Commission concludes: • Applicant has met the requirements of the following Code Sections 17.72.050; A. Off-Site Improvements -Construction and installation of all off-site improvements, including but not limited to sidewalks and site storm drainage shall be constructed before receipt of a Certificate of Occupancy, be constructed at the expense of the applicant and shall conform to the provisions of the Standard Specifications and Uniform Standard Details for Public Works Construction in the City of Central Point, Oregon. B. Waiver of Objection -Inasmuch as said improvements identified i,n Section A either exist or will be made to exist the section is not applicable. C. Deferred Improvement Agreement - Inasmuch as said improvements identified in Section.A either exist or will be made to exist the section is not applicable D, Recordation -Inasmuch as said improvements identified in Section A either exist or will be made to exist and Sections B & C are not applicable, Section D shall not apply. E. Other Conditions -- Applicant stipulates a>t~y other conditions deemed by the city to be reasonable and necessary in the interests of the public health, safety or welfare. {Ord. 1684 §68, 1993}. Monterq 8 Associates LLC. Page 8 of 81 Uctober 15, 2007 Miarovellum Office Park Snowy Butte Station Transit Oriented 13evelopl<nent Clty of Central Paint, Oreyon Qld Railroad Pro rtles t.t.C !Mlcrovellum Asset Mana ement Inc,: A licants For TOD 17.72.080, the Planning Commission concludes: Applicant acknowledges that it has been duly notified of the conditions of section 17.72.080 as follows: The city may refuse issuance of a certificate of occupancy for a change of use until the applicant for a site plan approval has completed all requirements and conditions in accordance with the site plan approved by the Office Park. No person shall use ar occupy a building or property unless such person has complied with the applicable zoning ordinances; any conditions placed on the person's land use application, and have obtained a certificate of occupancy. (Ord. 1684 §71, 1.993). Phase II -- Mlcrovellum Ufl~ce Park The applicant proposes to amend the TOD General Commercial (TOD-GC} portion of the TOD Comdor Master Plan for the Snowy Butte Station Transit Oriented Development previously adopted by the Central Point City Council in July 2003. The sole purpose of the amendment is to pre-plan the 5.41 acres as an Office Park. It is the intent of the applicant to establish a fully approved market ready office park that's vehicular and pedestrian circulation pattern are established. The applicant also seeks to establish an architectural standard for future phases of this development to ensure reasonable TOD compatibility. The applicant does not propose any present or future uses other than those previously approved by the City Council of the City'of Central Point allowed under the existing TOD General Commercial {TOD- GC} zone. TAD Corridor Master Plan Previously Approved July 2003 Submitted. far reference are only those portions of the previously adopted ordinance applicable to the submitted application. SECTION III RELEVANT SUBSTANTIVE APPROVAL CRITERIA TOD Corridor Master Plan -Previously Approved Duty 2003 -See Exhibi# 92 The criteria governing the TOD Corridor master plan, site plan and landscaping are set forth in Chapter 17.56 of the Central Point TOD Design Requirements and Guidelines, dated November 30, 2000 and which provides: 17.6fi.050 Application Approval Criteria A. TOD t7istrict or Corridor Master Plan Montero 8 Associates t_LC. Page 10 of 61 October 15, 2007 Micraveiium Offioe Park Snowy Butte S#atian Transit Oriented Devetapment city of centra€ Point, Dragon Old iiai€road Pro rtes LLC ! M€crovellum Asset r~Eana ement inc.: A €cants A Master Plan shall be approved when the approval authari#y finds that the following criteria are sa#isf€ed or can be spawn to be inapplicable: 1. Sections 17.65.040 and 17.65.050, relating to the TOD District 2. Sections 17.65.060 and 17.65.070, relating to the TOD Corridor 3. Chapter 17.67, Design Standards - TOD District and TOD Corridor 4. Chapter 17.60, General lZegulatinns, unless superseded by Sections 17.65.040 through 17.65.070; 5. Chapter 17.64, Off street Parking and Loading; f3. Site Plan, Landscaping and Construction Plan Approval A Site Plan, Landscaping and Construction Plan application shall be approved when the approval authority finds that the following criteria are satisfied or can be shown to be inapplicable: 1. The .provisions of Chapter 17.72 Site Plan, Landscaping and Construction Plan Approval shall be satisfied; and 2. The proposed improvements comply wi#h the approved TOD District or Con-idor Master Plan for the property; and 3. Chapter 17.67, Design Standards - TOD District and TOD Corridor Oregon Transportation Planning Rule OAR 660-12-060; Plan and t..and Use Regulation Amendments (1) Amendments to functional pions, acknowledged comprehensive plans, and land use regulations which significantly affec# a transportation facility steal! assure that allowed land uses are consistent with the identified function, capacity, and performance standards (e.g. level of service, volume to capacity ratio, etc.) of the facility. This shall be accomplished by either: (a) Limiting allowed land uses to be consistent with the planned function, capacity and performance standards of the transportation facility; . , {b) Amending the TSP to provide transportation facilities adequate to support the proposed land uses consistent wl#h the requirements of this division; (c) Altering land use designations, densities, or design requirements to reduce demand for automobile travel and meet travel needs through other modes; or, (d) Amending the TSP to modify the planned function, capacity and performance standards, as needed, to accept greater motor vehicle congestion to promote mixed use, pedestrian friendly development where multirrtodal travel choices are provided. {2) A plan or land use regulation amendment significantly affects a transportation facility if It: {a) Changes the functional classification of an existing or planned transportation facility; (b) Changes standards implementing functional classification system; (c) Allows #ypes or levels of land uses which would result in levels of travel or access which are inconsistent with the funciioiral classification of a transportation facility; ar (d) Would reduce the performance standards of the facility below the minimum acceptable level identified in' the TSP. Montera 8~ Associates LLC. Page 31 of 61 October 15, 2007 Microvellum Office Paris Snowy Butte Station Transit Oriented Development cltyotcentralPolr~t, oregen Old Railroad Pro rtles LLC ! Microvellum As t Marra ement Inc.: A Iicants SECTION IV EVIDENCE SUBMITTED WITH THE APPLICATIONS Applicant has submitted the following evidence with the jointly filed applications: Exhibit 1. Proposed Findings of Fact and Conclusions of Law (this document} Exhibit 2. TOD Corridor Master Plan, including: ^ Sheet 2.1 ^ Sheet 2.2A ^ Sheet 2.2B ^ Sheet 2.3 ^ Sheet 2.4 ^ Sheet 2.4.1 ^ Sheet 2.5 ^ Sheet 2.6A Concept Development Plan Concept Development Plan Concept Development Plan Land Use Plan Pedestrian Circulation and Transit Plan Pedestrian Circulation Details Water and Sewer Plan Street Tree Plan ^ Sheet 2.6B Street Tree Plan ^ Sheet 2.7 Lighting Plan ^ Sheet 2.7.1 Lighting Fixture Detail ^ Sheet 2.12.1 GC Area Elevation Studies ^ Sheet 2.12.2 GC Area Landscape Concept Exhibit 3. Proposed Zoning Designations Exhibit 7. Aerial Photograph that covers the Subject Property and Surrounding Area SECTION V STIPULATIONS OF APPLICANT Applicant, Investors ll, LLC herewith'- offers the following agreed 'to stipulations that it anticipates will be appended, as conditions to approval of one or more of the submitted land use applications: 1. Street Standards: Streets within the project will be constructed to the applicable TOD standard as set forth in Figure 1 of TOD 17.67.040. In particular: ^ Haskell Street will be constructed to the Business/R,esidential Collector Street standard shown at TOD, Figure ld. Mor~tero 8 Associates LLC. ~ Page 12 of fit October ib, 2007 Microveiiunt Office Paris Snowy Bette Station Transit Oriented ©evelopment city of central Port, Oregon Old Railroad Pro riles LLC! Mlcravellum Asset Mana meet Inc.: A Ilcants • All other residential streets {except McLaughlin Court) will be constructed to the TOD Minor Residential Local Street standard shown at TOD Figure l f or such other street standard deemed appropriate by the city. ^ McLaughlin Court will be constructed to the TOD Courtyard Lane standard shown at TOD Figure 1 g or such other street standard deemed appropriate by the city. 2. Utility Lines: All utility lines will be placed underground, except utility vaults, which will be placed above ground in the vicinity of the sidewalks as specified by Pacific Corporation (the regional supplier ofelectrical service). 3. Building Height: No building within the TOD-LMR zoning designation {where located within 50 feet of existing low density residential development) will exceed a height of 3S or 45 feet respectively. 4. Uff-Street Parking Areas: The off-street parking areas serving the commercial and industrial area located east of Haskell Street, will observe the TOD parking standards and shall specifically incorporate the following: • Landscaped areas within or adjoining parking areas shall have protective curbs along the edges and trees will have adequate protection from car doors and bumpers.4 The parking and maneuvering areas will be paved with asphaltic concrete and the individual stalls will be striped. The stalls will meet or exceed the dimensional standards of the city. • Handicap stalls will be provided in accordance with the Americans With Disabilities Act {ADA) acid standards of the city. 7. Garbage Screening: Any dumpster or garbage receptacle within the commercial and industrial area located east of Haskell Street or serving the multiple family residential area, will be screened with either a 6-foot masonry or wood enclosure, or screened with a 6-foot hedge planting surrounding achain-link fence. 8. Street Trees; Landscaping: The type and general location of street trees will be consistent with the Street Tree Plan {Exhibit 2.6) except as where modified as follows: Street trees will be installed along the frontage of each residential area at the rate of one tree per each 30 feet after dwelling construction and planted not less than 2 feet from the curb. Street trees adjoining the commerciaUindustrial land, will be installed at a spacing of 30 feet at the time of commerciaUindustrial building development. Trees that adjoin the park strip between Haskell Street and the railroad right-of--way, will be installed as per a Applicant proposes the use of rolled curbs in certain areas and seeks permission for the same. Montero & Associates LLC. Page 13 0(61 October 15, 2007 Mlcrcvellum Office Park Snowy Butte Station Transit Oriented Development City of Centro! Polnt, Oregon Old Railroad Pra rties LLC I Microvelfum Asset Mana emenE tnc.: A Iicants Exhibit 2.6 at the time the adjacent project land across Haskell Street to the west is developed. The park along Daisy Creek will be improved as shown on Exhibit 2.6. 9. Lighting: Street lighting will be provided in accordance with Exhibit 2.7. Lighting of the style depicted in Exhibit 2.7.1 will be installed to meet the requirements of TOD 17.67.050(L). 10. Signs: Applicant will apply separately for sign permits, pursuant to the Central Point Sign Code and Central Point TOD Design Requirements and Guidelines. 11. Dwelling Architecture: The architecture for conventional single family detached homes and town homes has been depicted in Exhibit 2.8. However, applicant herewith wishes to reserve the right to make architectural changes and the city will ensure that the same will comply with the applicable mandatory requirements of TOD 17.b7A70 when building permits for each dwelling is reviewed. The architecture for multiple family dwellings (including duplex dwellings) is intended by applicant to be furnished at a later time for review and approval by the city. 12. Landscaping Plans: Applicant will furnish detailed planting and landscape irrigation plans for review and approval by the city at the time building permits are sought far the constreaction o£ Buildings within the commercial/industrial area east of Haskell Street. The detailed landscape plans will be provided incrementally to cover the site for each proposed building. ^ The linear park strip located between Haskell Street and the railroad right-of way on the southerly portion of the subject property. 13. Commercial/lindustrial and Multiple Family Development: Before development, the portions of the subject property within the TOD Corridor and intended for multiple family residential, commercial or industrial development, will unclear-go and receive approval for Site Plan, Landscaping and Constna<ction Plan review pursuant to ZO Chapter 17.72. Development within these areas will be consistent with the TOD regulations. The density of multiple family development within the intended R-3 zone, will not exceed the permissible densities of that zone - 25 units per acre. SECTION VI PROPOSED FINDINGS OF FACT 1. Description, Size and Value: The subject property, once a commercial timber mill, is presently vacant and unused. While .the property was once the site of a timber mill, the mill has been removed and the site is now being reclaimed for future use. The below Table 1 accurately describes the property using the nomenclature of the 7ackson County Assessor: Montero $ Associates LLG. Page 14 of 81 October 15, 2007 Microvellum Office Park Snowy Butte Station Transit Oriented Development City of Central Palnt, Oregon Old Railroad Properties LLC 1 Microvellum Asset Management Inc.: Applicants Table ~ Description, Acreage and Ownership of Subject Property Source: JacEcson County Assessor Records 37-2W-10AD 100 1 ..• 1.77 ~ . . , Investors If, LLC 37-2W-10AD 300 0.50 Investors II, LLC 37-2W-10AD 400 0.93 Investors II, LLC 37-2W-10AD 500 0.75 Investors II, LLC 37-2W-10AD 600 1.85 Investors II, LLC 37-2W-10AD 700 96.95 Investors li, LLC 37-2W-10AD g00 2.95 Investors I[, LLC 37-2W-11C 8400 g_g4 investors II, LLC 37-2W-118C 4500 0.05 Investors If, LLC 37-2W-11BC 4600 0.80 Investors II, LLC 37-2W-10AD 1100 0.77 June L. Miiier c/n Larry J. McDowell 37-2W-10AD 1200 1.06 Larry J. McDowell 37-2W-10AD 1300 0.35 Lany J. McDowell Total 35.79 2. Comprehensive Plan Map and Zoning Designations (Existing and Proposed): Portions of Central Point are within either a TOD District or TOD Corridor. Lands within these have the additional plan map designation of either TOD District or TOD Corridor. The TOD designations determine whether the land has TOD zoning in addition to base zoning. Where TOD zoning exists, it operates in the alternative to base zoning. Most of the subject property is within a TOD-GC zoning district. An amendment to the Central Point Comprehensive Plan (Central Point Ordinance No. 181 S, adopted December 14, 2040) resulted in the placement of the subject property within a Transit Oriented Development ,(TOD) Corridor and applied TOD-GC zoning where the same now exists on the subject property. Proposed zoning districts are shown on Exhibit 5. The below Table 2 summarizes existing and proposed plan and zoning designations (including TOD designations and zones) and highlights where changes are proposed: Monlero & Associates LLC. Page 15 of 81 October 15, 2007 Microvellum Office Park Srlowy Butte Station Transit Oriented Development CltyotCentral Port, Oregon Ofd Railroad Pro ftles LLC 1 Micraveilum Asset Mana ernent Inc.: A Iicants Table 2 Comprehensive Plan and Zoning (Existing and Proposed) Source: City of Central Paint ... •. r~ ... ~. ... -. . • • • • 1 f ~ s~ . - a ~ ~• .- 14D 1.77 Industrial-General TOD Corridor M-2 TOD-GC 30D 0.54 Industrial-Light TOD Corridor M-2 TOD-GC 400 0.93 Industrial-General TOD Corridor M-2 TOD-GC 50D 0.75 Industrial-Ger3eral . TO€7 Corrkior M-2 T01?-GC 800 1.85 IndustriaFGenerai TOti Corridor M-2 TOD-GC '~ 7(x3-GC 744 18.95 Industrial-General TOD Corridor M-2 TOD~C ~~~'';~ ar~d °fOD-F+iN~t BOD 2.95 Industrial-General TOD Corridor M-2 TQD-GC TOp-Mfg 7aD-GG 9404 8.94 Industrial-General TOD Corridor M-2 TbD-GC °'and 7Di~ LAIR s, _,.. ._ 4540 0.06 Industrial-General ~ TOQ Corridor M-2 TOD-GC 46DD 0.90 Industrial~Generai TOD Corridor M-2 TOD-GC 1100 D.77 Fllgh Density Res N!A R~ N!A N1A 12D0 1.06 Indusfial-General `hiigh f)ensKy Res` N!A M-2 R-3 N!A N1A 13D0 D.35 Industrriaal-General :Nigh Csynslty Res :' _...._ NIA R-1-6 R-3 N!A N1A Total 35.79 Proposed Changes to Comprehensive Plan, Base Zones and TOD Zones 3. Water Facilities and Services: There are existing water lines within the rights-of--way of Haskell Street and Rochelle Court which can be extended to supply service to the subject property. The City of Central Point purchases water for its municipal system from the Medford Water Commission. According to Medford Water Commission engineers, the Medford system presently serves a population of ~-/-80,000, including customers outside the corporate limits of the City. The present maximum daily use is 45 million gallons per day (MGD). The present source and distribution system has an existing capacity of 56.5 MGD. There is an additional water source capability of 3 5 MGD available. The present facilities are estimated by the .Medford Water Utility to be adequate until Year 2050. 4. Sanitary Sewer Facilities and Services: There are existing sanitary sewer lines within the rights-nf way of Haskell Street and Rochelle Court which can be extended to supply service to the subject property. The sewer lines are operated by the Bear Creek Valley Mantero & Associates Li.C. Page 1B ot81 October t5, 2W7 Micravellum Office Park Snowy Butte Station Transit Oriented Development Cityo(Gentral Polnt, Oregon Old Railroad Pro rtles LLG ! Microvellum Asset NEana ment tnc.; A licants Sanitary Authority (BCVSA). Sewerage wastes are treated at the Medford Regional Water Reclamation Plant, which is owned and operated by the City of Medford. Uses within the development will be connected to BCVSA sanitary sewer lines. According to Jim Hill of the Medford Engineering Department, sewage wastewater collected and transported by the Bear Creek Interceptor is treated at the Medford Regional Water Reclamation Plant. Mr. Hill serves as the. principal staff person in charge of operations at the regional plant which is located near Bybee Bridge where Table Rock Road crosses the Rogue River. The plant serves the Bear Creek Valley Sanitary Authority (BCVSA) and the cities of Central Point, Jacksonville, Medford, Phoenix and Eagle Point. A portion of the service charges levied on customers are allocated to treatment costs. The Regional Rate Committee as established in the September 23, 1985 Regional Sewer Agreement is authorized to set treatment charges and rates for the regional system. The charges and rate structures are reviewed annually by the Regional Rate Committee, and rate adjustments are made as necessary. Systems development charges are allocated to plant expansion. Monthly service charges levied on customers are allocated to treatment costs, equipment repair and replacement, and plant upgrades to meet changing regulations. The regional treatment plant was constructed in 1969-1970. The present average dry weather plant capacity is 20.0 million gallons per day (MGD). The peak hydraulic capacity is 60 MGD. Plant capacity was doubled between years 1980-1990 through several incremental expansions. A treatment plant facilities plan, developed in 1992, established a capital improvement program to meet growth need to Year 2010. Average dry weather flaw into the treatment plant was 13.2 MGD in 1988, increasing to 14.1 MGD in 1994. Existing 1997 flows are anticipated to be approximately 18.0 MGD. 'The population receiving sewer service in 1988 was 77,475. Sewer connections since 1988 have increased the residential population served by sewers to approximately 94,000. The regional plant has a capacity for a population equivalent of approximately 11 S,Q00, including commercial and industrial flows. The population forecasts by consulting engineers Brown and Caldwell, including analysis of rural as well as urban population densities, estimate the ultimate population that the plant would serve at 190,$00. 5. Storm Drainage: There are underground storm drains within the rights-of--way of Haskell Street and Rochelle Court which can be extended to supply service to the subject property. The subject property also fronts upon and drains to Daisy Creek which is the natural repository for storm waters in this portion of the city. 6. Streets and Traffic: The following facts relate to nearby streets and traff c: A. Access: Access to the subject property is from Haskell Street. Haskell presently terminates just south of Ash Street. If approved, this project will cause Haskell Street to be extended through the subject property to its south boundary. Haskell Street was extended through the Cascade Meadows Subdivision to the south where it is ultimately planned to connect.. There are intervening properties between Cascade Meadows and the subject property's south boundary, through which Haskell Street Ntontero &Assaciates Ll,C. Page 17 of 6t October 15, 2007 Microveiium Office Park Snowy Butte Station Transit Oriented Development Clty of Cents! Palnt, ptegan pfd Railroad Pro rEles LLC 1 Microvellum Asset Mana ement Inc.: A tlcants will need to pass to make a complete connection through to the south part of the city. Access to the subject property also is possible by way of Snowy Butte Road which will have to cross Daisy Creek in order to connect to the subject property. Representatives of the city have indicated that the city will undertake construction of a bridge in the future, Until Haskell Street is extended south to connect with its terminus within Cascade Meadows Subdivision and a bridge is constructed across Daisy Creek to permit Snowy Butte Road to connect to the subject property and Haskell Street, the subject property will have access exclusively from the north by way of Haskell. Na access is proposed by way of Chicory Lane other than emergency access for the proposed church site. B. Street Ownership and Classif cation: Haskell Street is a city street owned and maintained by the City of Central Paint. Haskell is designated as a TOD Business Residential Collector street in the Central Point Comprehensive Plan. C. Traffe Loading: According to the Institute of Transportation Engineers (ITE}, Trip Generation (6th Edition), the following land uses produce average weekday traffic {ADT) in the following ways: ^ ITE 210 (Single Family Residential) 9.57 ADT/unit ITE 220 (Apartments) 6.63 ADT/unit ^ ITE 230 (Residential Candominium/Tawnhouse) 5.$6 ADT/unit ^ ITE 110 (General Light Industrial) S 1.8 ADT/acre ^ ITE 120 (General Heavy Industrial) 6.75 ADT/acre ITE S60 (Church/Synagogue} 9.11 ADT/1,000 Square Feet ^ TTE 770 {Business Park) 159.75 ADT/acre E ITE 750 (Office Park) 195.11 ADT/acre The proposed plan and zone changes will have the following results with respect to traffic loading: Tax Lot ]2U4. The proposed changes in the plan designation from Industrial- General to High Density Residential and the zoning from M-2 to R-3 will produce the potential for 16S additional average weekday vtvhicie trips, With 1.06 acres and M-2 zoning, Tax Lot 1200 (under ITE Category 120) can now produce 7 ADT. Pursuant to ZO 17.28.080, land zoned R-3 can have 2S housing units per acre. With 1.06 acres, Tax Lot 1200 can have 26 multiple family housing units under ITE Category 220. At 6.63 ADT/unit, 26 housing units will produce 172 ADT. The difference between existing and proposed plan and zoning designations is 165 ADT (172-7-165). Mon#ero & Associates LLC. Page 18 otfil October 35, 2007 Microvellurn Office Park Snowy ButEe Station.Transit Oriented ©evefopment ciryarcentralPaint,oreg~n Old Railroad Pra roes LLG ! Microvellum Asset Mana ement Inc.: A scants Tax Lot 1300. The proposed changes in the plan designation from Industrial- General to High Density Residential and zoning from R-1-5 to R-3 will produce the potential for 34 additional average weekday vehicle trips. With 0.35 acres and R-1-5 zoning, Tax Lot 1300 can be divided into only two single family dwelling lots. Under ITE Category 210, Tax Lot 1300 can now produce 19 ADT. Pursuant to ZO 17.2$.080, land zoned R-3 can have 2S housing units per acre. With 0.35 acres, Tax Lot 1300 can have 8 multiple family housing units under ITE Category 220. At 5.63 ADT/unit, 8 housing units will produce S3 ADT. The difference between existing and proposed plan and zoning designations is 34 ADT {S3- 19=34). Tax Lot 700. Change of the existing TOD zone from TOD-GC to a combination of TOD-GC, TOD-LMR and TOD-MMR will produce the potential for 1,500 fewer average weekday vehicle trips. Under the TOD-GC zone, the property can be developed with a variety of retail, office and light industrial uses. ITE Category 770 {Business Park) contemplates a mixture of land uses similar to those permitted in the TOD-GC zone. With 15.95 acres, Tax Lot 700 can now produce 2,708 ADT {16.9Sx 1 S9.7S=2,708) Tax Lot 700 is proposed for a combination of TOD zones. The following are the proposed TOD zones and projected traffic loading: TOD-GC. Approximately 1.7 acres would be retained in the TOD-GC zone. With 1.7 acres, this portion of Tax Lot 700 would produce 272 ADT. . (1.7x1 S9.7S=272) TOD-MMR. Approximately 2.$ acres would be in a TOD-MMR zone. Pursuant to ZO 17.28.0$0, land zoned R-3 can have 2S housing units per acre. With 2.8 acres, this portion of Tax Lot 700 can have 70 multiple family housing units under ITE Category 220. At 6.63 ADT/unit, 70 housing units will produce 464 ADT. {70x6.63=464) TOD-LMR. The balance of Tax Lot 700 would be in a TOD-LMR zone and used to accommodate 1 S single family detached dwellings, 55 townhouses, and land for future parks and public street right-of--way. Based upon ITE Category 210 (Single Family Residential) and 230 (Residential Condominium Townhouse) 1 S single family detached dwellings will produce 144 ADT (1 Sx9.S7=144). The S6 townhouses will produce 328 ADT (S5xS.86=328). The total ADT produced under the TOD-LMR zone is 472 (144+328=472}. In total, the proposed TOD .zones will produce .1,208 ADT (272+464+472T1,208) a reduction of 1,500 ADT if the property remained TOD-GC in its entirety. Montero & Associates LLC. Page i8 of 61 October 95, 2007 MicrovelleEm Office Park Snowy B€lEtte Station TransiE Oriented Development Clty ofCentral Point, aregon bld Railroad Pro rties LLC! Microvellum Asset Mana e~nent Inc.: A E3canls ^ Tax Lot 800. Change the existing TOD zone from TOD~GC to TOD-MMR will produce the potential for 18 additional average weekday vehicle trips. Under the TOD-GC zone, the property can be developed with a variety of retail, office and light industrial uses. ITE Category 770 (Business Park} contemplates a mixture of land uses similar to those permitted in the TOD-GC zone. With 2.96 acres, Tax Lot 800 can produce 473 ADT. {2.96x 159.75--473) Pursuant to ZO 17.28.080, land zoned R-3 can have 2S housing units per acre. With 2.96 acres, Tax Lot 800 can have 74 multiple family housing units under ITE Category 220. At 6,63 ADT/unit, 74 housing units will produce 491 ADT (74x6.63=491). The difference between existing and proposed plan and zoning designations is 18 ADT (491- 473=18). ^ Tax Lot 9400. Change the existing TOD zone from TOD-GC to a combination of TOD-GC and TOD-L1v1R will produce the potential for 798 fewer average weekday vehicle trips. Under the TOD-GC zone, the property can be developed with a variety of retail, office and light industrial uses. ITE Category 770 (Business Park) contemplates a mixture of land uses similar to those permitted in the TOD-GC zone. With 6.94 acres, Tax Lot 9400 can produce 1,109 ADT {6.94x 159.75=1,109) Tax Lot 9400 is proposed far a combination of TOD zones. The following are the proposed TOD zones and projected traffic loading: ^ TOD-GC. Approximately 0.27 acres would be retained in the TOD-GC zone. With 0.27 acres, this portion of Tax Lot 9400 would produce 43 ADT. (0.27x 159.75=43) ^ TOD-LMR. The balance of Tax Lot 9400 would be in a TOD-LMR zone and used to accommodate 6 single family detached dwellings, 5 townhouses, a -church and land for future parks and public street right-of--way. Based upon ITE Category 210 {Single Family Residential) and 230 (Residential Condominium Townhouse) 6 single family detached dwellings will produce 57 ADT. (6x9.57=57) and 5 townhouses will produce 29 ADT. (5x5.86=29) With approximately 10,000 square feet, the church (ITE Category 560) will produce 9 i ADT. s (10x9.11=91) The total ADT produced under the TOD- LMR zone is 177. (57+29+91=177) ^ In total, the proposed TOD zones on Tax Lot 9400 will produce 220 ADT (43+177=220) a reduction of 889 ADT if the property remained TOD-GC in its entirety. Table 3 below summarizes the expected traffic impacts: ~ Most church traffic occurs ost the designated clay of worship (usually Sunday or Saturday). Montera ~ Associates LLC. Page 20 of 61 October 15, 2007 Microvellurr~ Office Park Snowy Butte Station Transit Oriented Developtr~ent City or Central Paint, Oreggn Old Fiallroad Pro rues LLC ! Mlcrgvellum AsseE Mane ement Inc.: A 1lcants Table 3 Projected Traffic Loading {Existing and Proposed Plan and Zone Designations) Source: Craig A. Stone & Associates, Ltd. 700 96,95 ... 2,708 ... 1,208 -1,500 800 2.96 473 491 +18 9400 6.94 1,109 220 -889 1200 1.06 7 172 +165 3 300 0.35 19 53 +34 28.26 4,316 2,144 -2,172 Based upon the foregoing, the Planning Commission concludes that approval of this application wi11 result in a net reduction of 2,172 A.DT over traffic levels that would reasonably be expected if the land were left in the existing base and TOD zones. 7. Public Transit: Public transportation in the region (and area surrounding the subject property} is supplied by the Rogue Valley Transportation District (RVTD}. 8. Bicycle Routes: Haskell Street is a designated bicycle route. Frontage improvements to Haskell Street to the city's TOD standards will include striping for bicycles on both sides of the street. 9. Solid Waste Disposal; Recycling: Solid waste collection, storage and recycling are provided by franchise through Rogue Disposal and Recycling, Inc. 10. Topography: The natural terrain of the subject property is nearly level. ~.1, DeveIopment Standards: Except for Tax Lots 1100, 1200 and 1300, the development of which are governed by the Central Point Zoning Ordinance, the other portions of the subject property are subject to and governed by Central Point's Transit Oriented Development (TOD} standards as set forth in its TOD Ordinance. sECT~oN v~r PROPOSED CONCLUSIONS OF LAW Mgntero 8 Associates LLC. Page 21 of B3 October 15, 2007 Microveflum Uffice Park Snowy Butte Station Transit Oriented f]evelapment City of central Point, Oregon Old Railroad Pro roes Lt.C ! Microveflum AsseE Mana ement tnc,: A (cants The following conclusions of law are based upon the findings of fact in Section VI and the evidence enumerated in Section N, and has been prepared so that they might be adopted by the City Council in support of the pending applications: Criterion 2 Comprehensive Land Use Plan Amendment Scope of Application: The comprehensive plan map amendment involves only Tax Lots 1200 and 1300 which contemplates changing the plan designation from Industrial-General to High Density Residential on an aggregate 1.41 acres. The criteria which govern comprehensive land use amendments are set forth in Chapter 17,96 (CPMC} as follows: 17.96A1U Procedure. The comprehensive land-use plan of the city may be amended by changing the text, khe boundaries of districts therein; or by changing the urban growth boundary, subject to approval by the Land Conserve#ion and Developmenf Commission of the state, whenever the public necessity and convenience and general welfare requires such amendment, by following the procedures of this chapter. 17.96A5U Substantive standards. A. The citizens; advisory committee, the planning commission and the city council, in reviewing a proposed amendment to the comprehensive plan, shall address the public need and justifcation for the proposed change, and shall maEce specific findings, reciting the evidence in support thereof, for each of the state-wide planning goals as the same apply to the proposed change. Conclusions of Law: The proposed plan map' amendment involves two parcels with an aggregate 1.41 acres. The properties are presently occupied by a single family dwelling and are used to park heavy equipment and construction materials. Improvements on the property are in poor condition and the exterior storage of equipment and materials is unsightly. Approval of this application will result in the existing single family dwelling and exterior storage of equipment and materials being removed and replaced with attached multiple family housing, subject to the city's development standards. The City Council finds that it is in the public interest (therefore, there is a public need) to take planning steps which will result in a general improvement and upgrading of the property. With respect to the Statewide Planning Goals, the City Council concludes that there are fourteen Statewide Planning Goals applicable in Central Point and southern Oregon. The Council concludes that the scope and nature of the proposed change involves the applicability of the following goals which are addressed below and the Council concludes that all other goals,aze inapplicable. Goa15 (Natural Resources, Scenic and Hfstorlc Areas, and Upen Spaces) To protect natural resources and conserve scenic and historic areas and open spaces. Local .gavemments shall adopt programs that will protect nature[ resources and conserve scenic, historic, and open space resources far present and future genera#ions. These resources promote a healthy environment and na#ural landscape #ha# contribu#es to Oregon's livability. The following resources shall be Inventoried: a. Riparian corridors, including water and riparian areas and fish habitat; b. Wetlands; Montem & Associates LiC. page-~2 of 89 October 15, 2007 Microveiium Office Rark Snowy Butte Station Transit Oriented Development CityotCenlral Point, aregon Old Railroad Pro roes kt.C ! Microvellum Asset Mana ement Inc.: A Ilcants c. Wildlife Wabltat; d. F=ederal Wifd and Scenic Rivers; e. State Scenic Waterways; f. Groundwa#er Resources; g. Approved Oregon Ftecreatinrt Trails; h. Natural Areas; i. Wilderness Areas; j. Mineral and Aggregate Resources; k. l~nergy sources; 1. Cultural areas. Discussion; Conclusions of Law (Continued): Goal S requires the adoption of programs to protect resources named in the Goai. The only named resources that are applicable in this instance are riparian corridors, wetlands and wildlife habitat connected with the property's proximity to Daisy Creek. Approval of the amendmentlexception will not violate, or threaten to violate, any provisions of Central Point's acknowledged comprehensive plan because ultimate development of the property will be later reviewed by the city (pursuant to ZO Chapter 17.72) against provisions of the comprehensive plan and zoning ordinance which are designed to deal with and protect stream corridors and their associated characteristics. The future review process will ensure appropriate stream setbacks and other protective measures designed to reduce riparian stream impacts. Based upon the foregoing findings of fact and conclusions of law, the City Council concludes that the plan amendment is or will be made consistent with the requirements of Goal 5 {Natural Resources, Scenic and Historic Areas, and Open Spaces). Goa! 6 (Air, Water and Land Resources Quality) To tnaintaln and Improve the quality of the air, water and land resources of the state. All waste and process discharges from future development, when combined wi#h such discharges from existing developments shall not threaten to violate, or violate applicable state or federal environmental quality statutes, rules and s#andards. With respect to the air, water and land resources of the applicable air sheds and river basins described or included in state environmental quality statutes, rules, standards and implementation plans, such discharges shall not {1) exceed the carrying capacity of such resources, considering long range needs; {2) degrade such resources; or {3) threaten the availability of such resources. Waste and Process Discharges -- refers to solid waste, them~lal, noise, atmospheric or water pollutants, contaminants, or products therefrom. Included here also are indirect sources of air pollution which result in emissions of air contaminants for which the state has established standards. Discussion; Conclusions of Law (Continued): Based upon the findings of fact in Section VI (Table 3) approval of this application will result in the production of 199 average daily vehicle trips (ADT). Vehicle trips produce exhaust emissions and attendant pollutants. However, Tax Lots 1200 and 1300 are separated from other developed lands by Daisy Creek which will reduce concentrations of air borne pollutants so as not to adversely affect existing developed lands. Moreover, while Tax Lots 1200 and 1300 will produce up to 199 new vehicle trips, on whole, this project will reduce potential vehicle trips (and associated pollutant discharge) by 2,172 ADT. The City Council also concludes that any form of development will produce some additional levels of land and water pollution which are expected and unavoidable. The Council concludes that development of the property for multiple family residential is not expected to produce more (and it will probably produce less) land and water pollution than continued use and future development of the property for heavy Montera 8 Associates t.LC. Page 23 of 61 October 15, 2l}t)7 Microveliurrt Office Paris Sr3oWy Butte Station Transit Oriented ©evelopmettt CEtyofcentral Pant, Oregon OId Ra#Iroad Pro riles Lf.C / MicrovelEum Asset Mana ement tnc.: A ilcanfs industrial uses. Therefore, the City Council concludes that the proposed plan amendment will not violate (and therefore conforms with) the requirements of Goal 6 (Air, Water and Land Resources Quality). Goa199 {Public Fac!lities and Services} To plan and develop a timely, orderly and efficient arrangement of public facilities and services to serve as a #rameworlc for urban and rural devetopment. Urban and rural development shall be guided and supported by types and levels of urban and rural public facilities and services appropriate for, but limited to, the needs and requirements of the urban, urbanizable, and rural areas to be served. A provision for key facilities shaif be included in each plan. Cities or counties shall develop and adopt a pubffc facility plan for areas within an urban growth boundary containing a population greater than 2,5x0 persons. To meet current and long-range needs, a provision for solid waste disposal sites, including sites for inert waste, shah be included in each pion. Coun#ies shaif develop and adopt community public facility plans regulating facilities and services for certain unincorporated communities outside urban growth boundaries as specified by Commission rules. Counties shalt oat allow the establishment of new sewer systems outside urban growth boundaries or unincorporated community boundaries, or allow new extensions of sewer lines from wi#hin urban growth boundaries or unincorporated community boundaries to land outside those boundaries. Fnr sand that is outside urban growth boundaries and unincorporated community boundaries, county land use regulations shall not rely upon the es#abiishment or extension of a wa#er system to authorize a higher residential density than would be authorized without a water system. fn accordance with ORS 197.180 and Gnai 2, state agencies that provide funding for transportation, water supply, sewage and solid waste facilities shall identify in their coordination programs how they will coordinate that funding with other state agencies and with the public facility plans of cities and Coun#ies. Discussion; Conclusions of Law (Continued): The types and levels of public facilities and services available to the subject property are described in the findings of fact in Section N(A). Nothing in this atnendmentlexception suggests a level of facilities or services different from those already available on or to the subject property. Therefore, the City Council concludes that the amendment will not violate (and therefore conforms with) the requirements of Goal 11 {Public Facilities and Services). Goa! 12 (7"ransportaflon} To provide and encourage a safe, convenient and economic transportation system. A transportation plan shall (1) consider all modes of transportatio» including mass transit, air, water, pipeline, rail, highway, bicycle and pedestrian; (2) be based upon an inventory of local, regional and state #ransportation needs; (3) consider the differences in social consequences that would result from utilizing differing combing#ions of transportation modes; {4) avoid principal reliance upon any one mode of transportation; (5) minimize adverse social, economic and environmental impacts and casts; (6}conserve energy; (7) meet the needs of the fransporta#ion disadvantaged by Improving transportation services; (8) facilitate the flow of goods and services so as to strengthen the local and regional economy; and {9) conform with local and regional comprehensive land use plans. Fach plan shall include a provision for transportation as a key facility. Discussion; Conclusions of Law {Continued): Based upon the Endings of fact in Section N{A), the City Council concludes as follows: Montero & Associates LI.C. Page 24 of 61 October i5, 2007 fiAicrovelfurr~ Office Park Snowy Butte Station Transit Oriented Development City of Central Polnt, Oregon Old Railroad Pro roes LLC 1 Microvellum Asses Mana ement Inc.: A Ilcants 1. The Transportation Element of the Central Point Comprehensive Plan is consistent with the requirements of Goal 12 and has been acknowledged. 2. Goal i 2 is implemented by Oregon Administrative Rules (OAR) Chapter 660, Division 12 -the Oregon Transportation Planning Rule. The provisions in OAR 660-12-065 govern certain land use actions, including amendments to acknowledged comprehensive plans. OAR 66012-065 provides: OAR BS0-'12-1360: Plan and Land Use Regulation Amendments (1 } Amendments to functional plans, acknowledged comprehensive plans, and sand use regulations which significantly affect a transportation facility shall assure #ha# allowed land uses are consistent vrith the identified function, capacity, and performance standards (e.g, level of service, volume to capacity ratio, etc.} of the facility. This shall be accomplished by either: (a) Limiting allowed land uses to be consistent with the planned function, capacity and performance standards of the transportation facility; {b) Amending the TSP to provide transportation facilities adequate to support the proposed land uses consistent with the requirements of this division; (c) Altering land use designations, densities, or design requirements #o reduce demand for automobile travel and meet travel needs through other modes; or, {d) Amending the TSP to modify the planned function, capacity and performance standards, as needed, to accept greater motor vehicle congestion to promote mixed use, pedestrian friendly development where multimodal travel choices are provided. (2) A plan or land use regulation amendment significantly affects a transportation facility if it: {a) Changes the functions! classification of an existing or planned transportation facility; {b} Changes standards implementing functional classification system; (c) Aflaws types or levels of land uses which would result in levels of travel or access which are inconsistent with the functional classification of a transportation facili#y; ar (d) Would reduce 'the performance standards of the facility below the minimum acceptabke level identified in the TSP. 3. The City Council concludes that the subject plan amendment/goal exception does not significantly affect any transportation facility because, based upon the evidence, the amendment/exception: A. Does not change the functional classification of any existing or planned transportation facility. B. Does not change the standards that implement the functional classification system. • C. Does not allow types or levels of land uses which will result in levels of travel or access .which are inconsistent with the functional classification of any transportation facility. While Tax Lots 1200 and 1300 will produce up to 199 Montero ~ Associates LLC. Page 25 of 61 October 15, 2607 Microvellum Office Park Snowy Butte Station Transit Oriented Development C€tyaf Central Po€nt, Oregon Old Fta€lroad Pro roes LLC 1 M€crovellum Asset Mana emenE Inc.: A Ilcants additional vehicle trips from what is permitted under the present lndustrial- General plan map designation, on whole, this project will reduce potential vehicle trips by 2,172 ADT. D. Does not reduce the performance standards of the facility below the minimum acceptable level identified in any adopted Transportation System Plan {TSP}. 4. Based upon the foregoing findings of fact and conclusions of law, the City Council concludes that the application is consistent with Goal 12 {Transportation}. In all respects, the City Council concludes that the plan map amendment conforms to all applicable Statewide Planning Goals. Based upon the foregoing findings of fact and conclusions of law, the Council concludes that the map amendment complies in all respects with Criterion 2. Criterion 3 Zoning Map amendment Scope o#' Application: The proposed zone changes only involve the following Tax Lots: ^ Tax Lot 704. Change the existing TOD zone from TOD-GC to a combination of TOD- GC, TOD-LMR and TOD-MMR. ^ Tax Lot 844. Change the existing TOD zone from TOD-GC to TOD-MMR. Tax Lot 9444. Change the existing TOD zone from TOD-GC to a combination of TOD- GC and TOD-LMR. ^ Tax Lot 1204. Change the base zoning from M-2 to R-3. ^ Tax Lot 1340. Change the base zoning from R-1-6 to R-3. ZO 97.88.Q40(D}: If from the facts presented and the findings and report and recommendations of the planning cart3mission as required in Section 17.88.040, the city council determines that the public health, safety, welfare and convenience will best be served by a proposed change of zone, ""' " . Concinsions of Law: Based upon the foregoing findings of fact and conclusions of law, the Council concludes that the application is consistent with the requirements of Criterion 3 with respect to changing the zoning on Tax Lots 700, $00, 9400, 1200 and 1300 as contemplated in these applications for the following reasons: 1. The zone changes for Tax Lots 704, 804 and 9400 from TOD-GC to a combination of TOD-LMR, TOD-MMR and TOD-GC will facilitate the cleanup of an old mill site, including the disposal of toxins and woad debris. It will also facilitate making business/industrial sites available for future employment uses, including offices, manufacturinglfabrication and service commercial. The business sites that will become Mantes & Associates LLC. Page 2$ of 61 October 15, 2W7 Microvellum Office Paris Snowy Butte Station Transit Oriented Development cltyetcer,trat Palm, Elregon bld Railroad Pro rEles LLC 1 Microvellum Asset Mana ement lno.: A Icants available as a result of these zone changes, will be "shovel-ready" -that is, the sites will be cleaned up and supplied with all needed infrastructure and frontage improvements, which will enable future employers to make immediate use of the TOD-GC properties. Moreover, utilization of the TOD-LMR and TOD-MMR lands will facilitate the construction of needed hciusing, parks and site for a future church. Revenue from the sale of housing will economically facilitate the delivery of shovel-ready employment sites. The City Council finds that these factors support its conclusion that the public health, safety, welfare and' convenience is well served by the proposed zone changes. 2. Tax Lots 1200 and 1300 are presently occupied by a single family dwelling and are used to park heavy equipment and stockpile construction materials. Improvements on the property are in poor condition and the exterior storage of equipment and materials is unsightly and inadequately fenced or screened. Approval of this application will result in the existing single family dwelling and exterior storage of equipment and materials being removed and replaced with new attached multiple family housing, subject to the city's development standards. The City Council finds that the public health, safety, welfare and convenience will be improved by changing the zoning on Tax Lots 1200 and 1300 and facilitating its redevelopment as contemplated in these applications. 3. Based upon the foregoing findings of fact and conclusions of law, the Planning Commission concludes that the application is consistent with the requirements of Criterion 3 because the public health, safety, welfare and convenience will best be served by the proposed change of zoning designations. ~x**~*>E:*>k*~~~*~>k~x~~~>k**~x~~x~~>k*>k*>K*>k>k>k~*~>E:*~>E: Criterion 4 TOD Gorridor Master Plan Scope of Application: While the master plan covers all of the subject property, the below standards and criteria relate only to those portions of the master plan which are within the TOD Corridor. All of the subject property (except Tax Lots 1100, 1200 and 1300) are within the TOD Corridor. The below standards and criteria do not relate to Tax Lats 1100, 1200 and 1300. ZO 1 T.66.050 Application Approval Criteria A. TOD District or Corridor Master Plan A Master Pian shall be approved when the approval authority finds that the following criteria are satisfied ar can be shown to be inapplicable: 1. Sections 17.65A40 and 17.65.05Q, relating to the TOD District Conclusions o#' Law: TOD 17.65.040 and 17,55.050 ----- Criterion 4 -relate to land within a TOD District. None of.subject property lies within a TOD District. The property is within a TOD Corridor {which has its own specific regulations and guidelines). Therefore, the provisions of Criterion 4 are inapplicable. Monfero B..Assoc€ates LLC. Page 27 of &i Octat~er 15, 2047 Microvelium Office Park Snowy Butte Station Transit Oriented Development Clty of Central Po€nE, Oregon Old Railroad Pro rues LLC I MicraveElum Asset Mana emern tnc.: A ticants Criterion 6 2. ZO 17.65.070, relating to the TOD Corridor A. Permitted Uses Permitted uses in Table 4 are shown with a "P". These uses are allowed if ihey comply with the applicable provisions of this title. They are subject to the same application and review process as other permitted uses identified in this title. B. Limited Uses Limited uses in Table 4 are shown with an "L". These uses are allowed if #hey comply with the specific limitations described in this chapter and the applicable provisions of this title. They are subject to the same application and review process as other permitted uses identifiied in this title. C. Condi#ianai Uses Candifional uses in Table 4 are shown with a "C". These uses are allowed if they comply with the applicable provisions of this title. They are subject to the same application and review process as other conditional uses identified in this title, Conclusions of Law; The Council reaches the fallowing conclusions of law: 1. The subject property (except Tax Lot 1100, 1200 and 1300) lies within a designated TOD Corridor. 2. Proposed uses within the TOD-LMR, TOD-MMR and TOD-GC districts are governed by TOD Table 4 (TOD Corridor Land Uses) and Table 5 (TOD Corridor Zoning Standards) in terms of permissible use, lot size/density. ~. The uses intended by applicant are also permitted within the TOD District Standards as set forth in TOD 17.65.050. S. Based upon the foregoing findings of fact and conclusions of law, the Council concludes that the application is consistent with the requirements of Criterion 6. Criterion 8 4. ~O Chapter 17.67, Design Standards _ TOD District and TOD Corridor Conclusions o#' Law: The Council reaches the fallowing conclusions of law: 3. There are no standards in TOD 17.67.010 through 17.67.030, although TOD 17.67.030 provides that the TOD regulations govern if there are conflicts .between the Central Point TOD Design Requirements and Guidelines and those in Central Point Title 17 (Central A+fontero 8 Associates LLC. Page 28 of t33 October t5, 2007 Microveltum Office Park Snowy Butte Station Transit Oriented i7evelopEnent cityoFCentra[Polnt, Oregon Oid Railroad Pro roes LLC 1 M€crnvcliuns Asset Mana ement Inc,: A scants Point Zoning Ordinance). 4. For TOD 17.67.040, the Council concludes: E. Streets within the project comply with the dimensional standards shown in Figure .1 of TOD 17.67.O~i0 and applicant has agreed to stipulate that the streets will be built to the city's TOD standards. See, Section V (Stipulations of Applicant). F. Based upon Exhibit 2, some block perimeters exceed 1,600 feet in perimeter and/or 500 feet in length, The City Council concludes that the existing railroad right-of--way which occurs along the east boundary of the property, the existence of Daisy Creek along the property's west boundary and existing development patterns prevent observance of the standards far block dimensions.6 The Council also concludes that traffic safety concerns prevent the large block {occupied by townhouses) to be divided into smaller blocks by the addition of streets because additional cross streets {between Haskell and Cheney Loop) would occur along an "S" curve on Haskell. The "S" curve is needed to connect segments of Haskell to the north and south. Provision of cross streets on an "S" curve would result in poor sight distance and produce traffic safety concerns. G. Applicant has agreed to stipulate that he will place all utility lines underground. H. Applicant has proposed the extension/connection of Haskell Street (from its present terminus to the north and south). The extension of Haskell will provide ultimate service from Beall Lane north to central portions of Central Point. Applicant has also proposed the extension of Snowy Butte Road east across Daisy Creek to connect with . Haskell and the extension of Rochelle Court north to serve the subject property. Applicant has proposed no connection to Chicory Lane. There are no other streets that can practically or reasonably be connected to streets within the project. 6. For TOD 17.67.050, the Council concludes: L. The site design evidences that the individual buildings have a compatible relationship with the context of the surrounding area. M..There are no significant trees ar steep slopes on the subject property. Daisy Creek (which defines the west boundary of the project) has been protected by a park corridor ~ Pursuant to TOD 17.G7.1340(A)(5) the standards for block perimeters and lengths will be modified for various reasons wb.ich include [existing] railroads and existing development patterns on abutting property which preclude the logical connec#ion of streets or accessways, traffic safety concerns and protection of significant natural resources. ~ While applicant could also have proposed a vehicular connection to Chicory Lane, its representatives were advised by city staff that the city desires to maintain Chicory Lane at very low traffic levels, commensurate with its present function as an alley, The only access to Chicory Lana is emergency access from the proposed church (to be authorized separately under a future conditional use permit application). #antero & Associates LLC. Page 29 of 61 OCEOber 15, 2007 Microvellum Office Park Snowy Butte Station Transit Oriented ©evelopment CltyotCentral Point, aregon Old Raliroad Pra dies LLC! !~€Icrovellum Asset Nlana ement tnc.: A licants for all lands within the TOD Corridor. N. The property is relatively flat and has no topographic constraints. O. Ta the extent possible, the design of the project has taken solar orientation into account. By orienting streets in a predominantly eastlwest direction, lots front to the north and south, ensuring a sunny front (or rear) elevation. The front and rear elevations of most dwellings are typically the longest, thereby providing for the most solar radiation. P. There are no existing buildings on the subject property within the TOD Corridor. Q. The project's mast prominent structure will be the church at the intersection of Haskell Street and McLaughlin Court, and this is one of the subject property's most prominent locations as it is both on Haskell (at an intersection) and visible from Highway 99. R. There are no important views that a different massing of buildings would preserve. S. With respect to adjoining land uses and adjacent services pursuant to TOD 17.67.Q50(H) and based upon the findings of fact in Section VI, the Council concludes: 6. The proposed plan has attempted to place similar uses to those which abut the subject property. To the north, the TOD-MMR areas adjoin other lands zoned by Central Point for multiple family residential {R-3). Also to the north, the TOD-GC areas adjoin lands zoned by Central Point for industrial use {M-1): To the west, the existing TOD-GC area is across Highway 99 from other lands on the east side of Highway 99 and which are planned, zoned and developed for a mixture of commercial and industrial uses. To the south, proposed single family dwellings abut existing single family subdivisions. To the west, existing single family dwellings an individual lots are separated from proposed single family lots/dwellings by Daisy Creek and a planned park along the creek. 7. As proposed, the primary activity areas will be the parks and church. In the case of the planned church, applicant asserts and the City Council concludes that, it will not disturb adjacent residents because virtually all church activity will be conducted indoors and during off-peak periods. As to the parks, while these may be considered activity areas, they are {in the case of the small "pocket parks") integrated in the planned neighborhoods or (in the case of the park adjoining Daisy Creek} located to the rear yards of the single family dwellings to which it adjoins and will not disturb the future residents within this project. Applicant also asserts and the Council concludes that the Daisy Creek Park will also not disturb existing residents on the opposite side of the creek because the creek is heavily wooded and provides a suitable and appropriate spatial separation between the planned park and existing dwellings to the west. S. All on-site service areas (including loading zones, outdoor storage areas, waste Montero 8 Assoclates LLC. Page 30 of 61 goober 15, 2007 Microrreilum t3ffite Paris Snowy Butte Station Transit Oriented Development G#tyofCentral Point, Oregon Ofd Railroad Pro rtIes LLC 1 M~roveilum Asset Mana ernent fns.: A Icants storage, disposal facilities and similar uses/activities) are located in areas that are not visible from streets or urban spaces. Future Site Plan, Landscaping and Construction Plan review and approval pursuant to ZO 17.72 will ensure that service areas, loading zones and other features controlled by ZO 17.67.050({H){3} are appropriately dealt with befoxe construction. The electrical transformer and utility vaults will be located consistent with the regulations of the city and protocols of the electrical service provider -Pacific Corporation. 9. Applicant has separated the potentially conflicting land uses by placing the former on the residential areas on the west side of Haskell and commercial/industrial areas on the east side of Haskell. This street separation and on-site screening and landscaping of the conunerciaUindustrial areas will help reduce noise. Appropriate landscaping of the commerciaUindustrial areas will be required through future Site Plan, Landscaping and Construction Plan review and approval pursuant to ZO 17.72. The most significant source of potential noise in the area is the existing railroad right~of way. Future commerciaUindustrial buildings along Haskell will help attenuate noise to the residential properties further west. 10. Mailboxes will be provided consistent with the regulations of the U.S. Postal Service. T. Regarding transitions in density and the standards of TOD 17.b7.050{l}, the Council concludes that the higher density portions of the subject property have minimized impacts upon the existing adjacent single family neighborhood to the west by providing a park buffer strip along Daisy Creek and transitional single family detached housing. The single family housing proposed by applicant is similar in density to housing located within the subdivisions that lie south of the subject property. The multiple family residential areas near the north boundary of the property adjoin other areas zoned R-3 and which permitlrequire multiple family housing. Also regarding TOD 17.67.050{I}, no residential structure {over 35 feet in height) is located within 50 feet of any existing low density residential development. Based upon the preceding and the findings of fact in Section Vl, the Council concludes that the project is consistent with the requirements of TOD 17.b7A50(I). While TOD 17.67.050(I}(6) encourages zoning changes to occur mid_block, the same is not mandatory and in this instance is not desirable; the location for zoning boundaries was determined to: 1) accommodate a density or land use transition from abutting properties, and/or 2) create an appropriate separation between residential and commerciaVindustrial uses. U. Off street parking, landscaping, lighting and sign requirements relates to the multiple family residential, commercial and industrial uses for which applicant has elected to defer Site Flan, Landscaping and Construction Plan review and approval pursuant to ZO 17.72. That process will ensure that future development is compatible with the city's TOD standards in general and the TOD parking landscaping, lighting and sign standards in particular. Montero 8 Associates t.LC. Page 31 of 61 October 15, 2047 Micruveiium Office Park Snowy Butte Station Transit Oriented Development Cityo(centre[ Polnt, Oregon pld Ra€€road Properties LLC 1 Microvelfum Asset Manacgement fnc • Applicants V. Applicant has agreed to stipulate that future multiple family residential, commercial and industrial uses will be consistent with the Central Point TOD Design Requirements and Guidelines. See, Section V. 7. For TOD 17.67.060 {Parks and Open Space Design Standards), the City Council concludes that the project has a park and other open space (that is shown on applicant's Exhibit 2 plans) which comprises 2.27 acres. The parks are located within walking distance of all portions of the project and are suitable for active and passive use by people of all ages. Based upon the TOD park standard of 400 square feet per each single family dwelling and 600 square feet per each multi family dwelling, the project has adequate amounts of park/open space. Future commercial/industrial areas zoned TOD-GC, are required to provide 10 percent of the "development's site area" as open space. Future Site Plan, Landscaping and Construction Plan review and approval pursuant to. ZO 17.72 will ensure that 10 percent of each non-residential development is devoted to open space. $. For TOD 17.67.070, the Council concludes as follows: C. The precise architecture of multiple family residential, commercial and industrial structures will be ascertained through future Site Plan, Landscaping and Construction Plan review and approval pursuant to ZO 17.72 (to which applicant has agreed to stipulate). These buildings can and will comply with the provisions of TOD 17.67.070. D. The architecture of conventional single family dwellings will be subject to the mandatory design standards of TOD 17.67.070 with which applicant is required to comply. 6. Based upon the foregoing findings of fact and conclusions of law and the stipulations of applicant in Section V, the Council concludes that the application is consistent with the requirements of Criterion 8 because there is demonstrated compliance with TOD Chapter 17.67 (Design Standards}. Ctiferion 9 4. ZQ Chapter 97.60, General Regulations, uniess supercedt:d by Sections 97.65A4i3 through 17.65.070; The relevant standards and criteria of Chapter 17.60 (General Regulations) are cited and addressed below: 17.60.0'!5 Paving of open area. In all commerciai and industrial zones, all open areas utilized by vehicles, or uses as sales or storage area, shall be surfaced with pavement or otherwise treated so that no dust is created by the uses. This requirement shall be applicable to ail development whenever a site plan is required or a change in use occurs. 17.60.030 Accessory btaiid#ngs. Accessary buildings shall comply with all requirements for the principal use except where specifically modified by this title and shall comply with the following limi#ations: ManEero ~ Assoc€ates LLC. Page 32 0€ 61 OcEober 15, 2Q07 Microveilum Offce Park Snowy Butte Station Transit ONented Development Cityef Cenira[ Polnt, ore9~n Old 12a€Iroad Pro rEies LLG! Microvellum Asset Mara ement Inc.: A Ilcants A. Regardless of the side and rear yard requirements of the district, in a residential {R) district a side ar rear yard not adjoining a street may be reduced la Three feat, measured from the fur#hest protrusion or overhang, for an accessory structure erected more than fifty-true feet from the street right-of-way line Qn which the lot fronts, other than alleys, provided the structure is detached. and separated Pram other buildings by ten feet or more. 17.60.110 Clear-vision area - lWstablishment. A ciear vision area shall be maintained an the tamers of all property at the intersection of two skreets or a street and a railroad. A ciear vision area steal! contain nn planting, fence, wall; structure ar temporary or permanent obstruction exceeding three and one half feet in Neigh#, measured Pram the top of the curb, or where no curb exists, #rom the established street centerline grade, except that trees exceeding this height may be located in this area, provided ail branches and foliage are removed #o a height of eight feet above grade, C4I>tClusions of Law: Based upon the foregoing findings of fact and conclusions of law, applicant's plans (Exhibit 2} and stipulations (Section ~, the City Council concludes that the application is consistent with the requirements of Criterion 9, except where the governing provisions of the Central Paint TOD Design Requirements and Cruidelines govern. Criterion 70 5. ZU Chapter 17.6Et, Off-street Parking and Loading; Conclusions of Law: The Council concludes as follows with respect to TOD 17.67.030 which provides that the TOD regulations govern if there are conflicts between the Central Point TOD Design Requirements and Guidelines and those in Central Point Title 17 (Central Point Zoning Ordinance}. The Council concludes as follows with respect to the off-street parking and loading requirements of ZO Chapter 64: Based upon the evidence in applicant's plans {Exhibit 2) each single and multiple family dwelling will have sufficient vff street parking to comply with the requirements of ZO 17.64.040 and TOD Table 3. 2. The multiple family residential, commercial and industrial buildings will have adequate .off-street parking and loading areas based upon the TOD standards set forth in TOD Table 3 and which govern in the event of conflicts between those and the ZO standards in Central Point Title 17. Future Site Plan, Landscaping and Canstnxction Plan review and approval pursuant to ZO 17.72 {to which applicant has agreed to stipulate} will ensure the TOD off- street parking standards are observed. For the proposed church, the TOD standards require 1 parking space per each 100 square feet within the "main assembly area". See, TOD Table 3. The church's main assembly area has approximately 5,800 square feet, which requires 58 off-street parking stalls. Exhibit 2.10 shows substantially more than 58 parking spaces. 3. Based upon the foregoing findings of fact and conclusions of law, the Council concludes that applicants plans are consistent with the requirements of ZO 17.64 {except where the same have been altered by the TOD standards in TOD 17.650). Therefore, the applications are consistent with Criterion 10. Montero E, Associates LLC. Page 39 of 89 Oc#ober'E5, 2407 Microvellurn Office Park Snovry Butte Station Transit Oriented Development cityotCentral Point, nregon O€d Railroad Pro rites LLC 1 Sufic:ove€lum Asset Mana ement inc.: A €Icants #>k*~**~k*~k*>K~k~k~k#*~k*#*~k~k**~k~k*ak**>K~k*~k**~k*~k~k~k*~k Criterion 9 ~ fi. ZO Chapter 17.70, Historic Preservation Overlay Zone; and Conclusions of Law: The Council concludes that the subject property is not within the Historic Preservation Overlay Zone and that there are no historic sites ar structures located within or upon the subject property. Therefore, the Council concludes that the application is compliant by reason of inapplicability. *>kx~>k~*>k~*>k*>K>k~~>k>k~x~~x*~***~*~x~*>~*>~*>K~x>k~x>K>k>~*~ Criterion 73 ZO 17.fifi.050 Application Approval Criteria 13. Site Plan, Landscaping and Construction Plan Approval Conclusions of Law: The Council concludes that applicant has permissibly elected to defer Site Plan, Landscaping and Construction Plan Approval for the multiple family residential, commercial and industrial portions of the project and has agreed to stipulate to the same at a later date. For these portions of the project for which compliance has been deferred, the Council concludes that the applicant can and will comply with all provisions of the Central Point Municipal Code and Central Point TOD Design Requirements and Guidelines. In all other ways, the Council concludes that the provisions of ZO Chapter 17.72 (Site Plan, Landscaping and Construction Plan Approval) have been satisfied, that the proposed improvements comply with the TOD Cornidar Master Plan for the subject property, and are consistent with ZO 17.67 (Design Standards) for the TOD Corridor. Therefore, the Council concludes that the application is consistent with the requirements of Criterion 13. Criterion 74 17.66.fl50 Application Approval Criteria C. Land Division A Land Division application shall be approved when the approval authority finds that the following criteria are satisfied or can be shown to be inapplicable: 1. The provisions of Section 1fi -Subdivision Ordinance; and 2. The proposed Land Division complies with the approved TOD District or Corridor Master Plan for the property. 3. Chapter 17.67, Design Standards - TOD District or Corridor Montero & Associates LLC. Page 34 aE 61 October 15.21107 ,~.: Microvellulm Offce Park Snowy Bute Station Transit Oriented Development CltyorCentral point, Oregon Old Ralfroad Pro riles LLC ! M€crovelEum Asset Mana ement inc.: A licants Conclusions of Law: The Council herewith incorporates and adopts the findings of fact and conclusions of law far Criterion 4 through 13 (inclusive). Based upon the foregoing findings of fact and conclusions of law, the evidence enumerated in Section IV and stipulations of the applicant in Section V and the tentative subdivision plat at Exhibit $, the Council concludes that the application seeking approval for a Tentative Subdivision Plat is consistent with all of the requirements of Criterion 14. Dragon Transporfafion Planning Rule f Criterion 75 OAR 660-12-060: Plan and t_and Use Regulation Amendments (1) Amendments to functional plans, acknowledged comprehensive plans, and land use regulations which significantly affect a transportation facility shat! assure that allowed land uses are consis#ent with the identified function, capacity, and performance standards (e.g. level of service, volume to capacity ratio, etc.) of the facility. This shall be accomplished by either: (a) Limiting allowed land uses~to be consistent with the planned function, capacity and performance standards of the transportation facility; (b) Amending the TSP to provide transportation facilities adequate to support the proposed land uses consistent with the requirements of this division; (c} Altering land use designations, densities, or design requirements to reduce demand for automobile travel and meet travel needs through other modes; or, (d) Amending the TSP to modify the planned function, capacity and performance standards, as needed, to accept greater motor vehicle congestion to promote mixed use, pedestrian friendly development where rnulramodal travel choices are provided. (2} A plan or land use regulation amendment significantly affects a transportation facility if it: (a} Changes the functional classification of an existing or planned transportation facility; (b) Changes standards implementing functional classification system; (c) Allows types or levels of land uses which would result in levels of travel or access which are inconsistent with the functional classification of a transportation facility; or . (d) Would reduce the performance standards of the facility below the minimum acceptable level iden#ified in the TSP. Conclusions of Law: See, proposed Findings of Fact and Conclusions of Law for Criterion 2 - herewith incorporated and adopted -- as the same relates to Goal 12 (Transportation) wherein the provisions of the Oregon Transportation Planning Rule {OAR 660-12-060} are addressed. Montero l~ Associates LLC. page gg of 61 October 15, 2047 ;. Microvellum Office Park Snowy Butte Station 'I•ransit Oriented Development Cltyaicentral Point, Oregon Old Railroad Pro rEles LLC ! Micmvellum Asset Mana errant lnc,: A licants SECTION VIII ULTIMATE CONCLUSIONS The Central Point City Council ultimately concludes that the proposed land use applications seeking annexation of the subject property, amendments to the comprehensive plan map, zone changes, approval of a TOD Master Plan (including the approval of a conditional use), and the approval of a tentative subdivision plat, are compliant with all of the relevant substantive standards and criteria contained in the Central Point Municipal Code and TOD Development Review Guidelines and other standards in state and federal law. End of Relevant Approval Criteria previously approved in July of 2003 for the TOD Master Ptan for the Snowy Butte Station Transit Oriented Development Montero & Associates LLO. Page 36 of 81 October 't 5, 2007 Microvellum Office Park Snowy Butte Station Transit Oriented Development cityaf Central Point, Oregon Old Railroad Properties LLC ! Microvellum Asset Management Inc.: Applicants TOD Corridor Master Plan -- Proposed Amendment Scope of Application: The Microvellum Office Park application seeks modification of the Snowy ' Butte Station Master Plan adopted by the City of Central Point in July of 2003 to designate parcels 700 and 774 as an Office Park. For purposes of this application, new findings shall be li;tnlited to those re aired for said re-desi nation. All of the subject property is within the TOD Corridor. The below standards and criteria shall apply to Lots 700 and 714. Chap>rer 17.65 TOD DISTRICTS AND CORRIDORS For TOD 17.65A10 / 17.65A20117,65.03U, the Planning Commission concludes: No changes are sought, all provisions will continue to be met, therefore the Planning Commission concludes that the application is consistent with the requirements of Sections TOD 1'7.65.0101 17.65.0201 17.65.030 For TOD 17.65A40, the Planning Commission concludes: Inasmuch as the subject is not within the TOD District, the Planning Commission concludes 2017.65.040 is not applicable For TOD 17.65.050, the Planning Commission concludes: While the subject properties are within the TOD Corridor, pursuant to Section 17.65.450(F)(3) the TOD District Parking Standards as provided on TABLE 3 applies to the subject property; Microvellum Office Park -Site Plan complies with the Conceptual Design TOD District Parking Standards as provided on TABLE 3 Applicant stipulates that, future phases of the Microvellum Office Park shall be in substantial conformity with the Microvellum Off ce Park Site Plan {Exhibit S; Sheet 2) and will comply with the requisite TOD District Parking Standards as provided on TABLE 3; Ttherefore the Planning Commission concludes .that the application is consistent with the requirements of Section TOD 17.065.050 Table 3 TO© District and Corridor Parking Standards Use Categories Minimum Required Parking Residential Dwelling, Single-Farrtiiy 2 spaces per unit. Large and standard lot . Zero lo# line, detached Attached row houses Mantero R Associates LLC. Page 37 of S1 October 15, 2007 Microvellum Office Park Snowy Butte Station Transit Oriented ©eveloprnent City of Central Point, Oregon Otd Railroad Pro roes LLC 1 Microve[ium Asset Mana ement rnc.: A Ilcants Dwelling, Multifamily 1.5 spaces per unit. Plexes Apartments and condominiums Dwelling, Accessory Unit 1 space per unit. BoardinglRooming House 1 space per accommodation, plus 1 space for every 2 employees. Family Care 1 space for every 5 children or clients (minimum 1 space); plus 1 space for Family day care every 2 employees. Day care group home Adult day care Home Occupation Shall meet the parking requirement for the residence. Residential Facility 1 space per unit. Residential Home 1 space per unit. Senior Housing 1 space per unit. Commercial Entertainment 1 space per 250 square feet of floor area, except for theaters which shall provide 1 space per 4 seats. Professional Office 1 space per 400 square feet of floor area. Retail Sales and Service Sales-oriented 1 space per 500 square fee# of floor area. Personal service-oriented '1 space, per 500 square feet of floor area. Repair-oriented 1 space per 500 square feet of floor area. grive-through facilities Parking as required by the primary use. Quick vehicle service 1 space per 750 square feet of floor area. Vehicle sales, rental and 1 space per 1,000 square feet of floor area. repair Touris# Accommodations 1 space per guest unit, plus 1 space for every 2 employees. ' Motellhotel Bed and breakfast Inn Industrial Manufacturing 1 space per employee of the largest shift. Industrial Service 1 space per employee of the largest shift. G Ight Heavy Wholesale Sales 1 space per employee of the largest shift. CIV1C Community Services Number to be determined as part of site plan or conditional use review. Hospital 1 space per 500 square feet of floor area. Public Facilities Number to be determined as part of site plan or conditional use review. Religious Assembly 1 space per 100 square feet of Hoar area for the main assembly area. Schools 2 spaces per classroom. Utilities Number to be determined as part of site plan or conditional use review. Montera ~ Associates LLC. Page 38 of 69 October 15, 2007 Microvellum Office Bark Snowy Butte Station Transit Oriented Development ClEyaf Central Point, Oregon Old Railroad Pro rites LLC 1 Microvellum Assef Mana ement inc.: A Ilcants 'Open Space Parks and Open Space Number to be determined as part of site plan or conditional use review. (turd. ~ ~~7 §4(part), 2006; ord. ~ s1 ~ §~ (part), Exh. B(part), {zooo). 17.65.©7U Zoning regulations--TOD corridor, Far TOD 17.65.Ofi0, the Planning Comm.issian concludes: Future Phases of the Microvellum Off ce Park are planned to provide for Commercial and industrial uses, as specified in Section TOD 17.65.060(B){2). The uses are primarily intended for office, canunercial, retail, light manufacturing and limited residential8 activities. The Microvellum Office Pazk Site Plan (Exhibit S; Sheet 2) evidences building orientation cazztplementary to pedestrian travel and transit. The proposed designation to Office Park does not seek ariy deviation from the land use standards identified in Tahle 4 TOD Corridor Land Uses under the GC Zoning District designation; therefore the Planning Commission concludes that the application is consistent with the requirements of Sections TOD 17.65.060 Table 4 TOD Corridor Land Uses Use Categories Zoning Districts LMR MMR EC GC Redden#ial Dwelling, Single-Fatally Large and standard lo# Zero lot line, detached P P L~4 P N N N N Attached row houses P P N N Dwelling, Mul#ifamily Multiplex, apartment p p L1 L1 Accessory Units P9 P1 C N Boarding/Rooming House N C N N Family Care Family day care Day care group home P C P C N N N N Adult day care C C N N Home Occupation p p p N e L'I--Only permitted as residential unifs above ground floor commercial uses. Mantero & Associates LLC. Page 39 of 61 t3ctoE~er 15, 2Q07 Microveffum Office Park Snowy Butte Station Transit Oriented Development Cltyof Central Point, Oregon Old Railroad Pro rties L[.C ! Microvellum Asset Mana ement Inc.: A Iicants Residential Facility P P N N Residential Home P P N N Senior Housing N P L9 N Commercial Entertainment N N P P Professional Office C L3 P P Retail Sales and Service Safes-oriented Persorlaf service-oriented Repair-orien#ed Drive-through facilities ~ Quick vehicle service C C N N N l.3 C N N N P P p P P P P p P P Vehicle safes, rental and repair N N N P Tourist Accommodations Motellhotel N N P P Bed and breakfas# inn C C P P Industrial Manufacturing N N N P Industrial Service Light N N N P Heavy N N N C Wholesale Sales N N N P Civic Community Services C C N N Hospital C C C N Public Facilities Religious Assembly Schools C C C C C C C C N C N N Utilities C C C C Open Space Parks and Open Space p p p p ~~--IVOi permtnea. P--Permitted use. PI--Permitted use, one unit per lot. C--Conditional use. LI--Only permitted as residential units above ground floor commercial uses. L2--School athletic and play fields only. School building and parking tots are not permitted. L3--Ground floor business within a multifamily building. Maximum floor area of ten thousand square feet per tenant. ~--Only permitted as a transition between adjacent Power density zones and/or when adjacent to an environmentally sensitive area. For TUI7 17.65.0'70, the Planning Comrrtission cozteludes: Montero & Associates LE.C. rage 40 of 61 October i5, 2007 Microvellurrt Office Park Snowy Butte Station Transit Oriented Development cltyof Central Point, Dragon Old Railroad Pro rues E.t.C 1 Microvellum Asset Mana ement Inc.: A Iicants Table 4 TOD Corridor Land Uses identify those lazzd uses either permitted, conditional or limited. Permitted uses are designated with a "P"; uses which require additional "conditional" findings is designated with a "C" and residential use {Ll) within the GC Zoning District only allows residential units above ground floor camrnercial uses. ' The uses are primarily intended for office, commercial, retail, light manufacturing and limited residential activities. The Microvellum Off ce Park Site Plan evidences building orientation complementary to pedestrian travel and transit. The proposed design standards as praVided by the Microvellum Office Park Site Plan {Exhibit S;Sheet 2) and {Exhibit 5;Sheet 3} evidences building orientation consistent with Table S TOD Corridor Zoning Standards; therefore the Planning Commission concludes that the application is consistent with the requirements of Sections TOD 17.65,070 Table 5 TOD Corridor Zoning Standards S#andard Zane Districts LMR MMR EC GC Density-Units Per Net Acre {f) Maximum 12 32 NA NA Minimum 6 14 NA NA Dimensional Standards Minimum Lot Area or Land ArealUnit Large single family 5,000 SF NA NA NA Standard single-family 3,000 5F NA NA NA Zero lot line detached 2,700 SF 2,700 SF NA NA Attached row houses 2,000 SF 1,500 SF NA NA Multifamily and senior housing 2,000 SF 2,000 SF 1,000 SF NA Average Minimum Lot or Land Area/Unit Large single-fami[y 7,500 SF NA NA NA Standard single-family 4,500 SF NA ~ NA NA Zero lot line detached 3,000 SF 3,000 SF NA NA Attached row houses 2,500 SF 2,OOfl 5F NA NA Multifamily and senior housing 2,000 SF 2,000 SF ~ 1,000 SF NA Minimum Lot Width Large single-family 50' NA NA NA Standard single-family 50' NA NA NA Zero lot line detached 30' 30` NA NA Attached row houses 2~4' 22' NA NA Multifamily and senior housing . NA NA NA NA Minimum Lot Depth 50' S0' NA NA Montera 8 Associates I.LC. Page 43 aT 61 octaber 15, 2007 Microvelium Office Park Snowy Butte Station Transit Oriented Development CEty of CentraE Patnt, Oregon old RalEraad Pro rttes LLC! Mforovellum Asset Mara ement Enc.: A Ilcants Building Setbacks Front {min./max.) 30'115' 90'115' 0' 15' Side (between bldgs.} (detachedlattached) 5` detached 5' detached 0' 0' 0' a#ached {a) (c) 0' attached (a) (c) 10` (b) 15' {b) Corner (rninJmax.) 5'110' 5'110' 5'110' 15`130' Rear 0' 0' '! 5' 15' 10' (b} 15' (b} Garage Entrance {d) {d) (e} (e} Maximum Building Height 35' 45' fi0' 60' Maximum Lot Coverage (g) 80% 80% 100% 85% Minimum Landscaped Area (i} 0% of site 15% of site 20% of site area 20% of si#e area area area Housing Mix Required housing types as listed under ~ 16 units in development: NA NA Residential in Table 3. 1 housing type 1fi-40 units in development: 2 housing types > 40 units in development: 3 nr more housing types (plus approved master plan). EVf1--tvnF appttcatJte Notes: {a) The five-foot minimum also applies to the perime#er of the attached unit development. {b) Setback required when adjacent to a residential zone. (c) Setback required is ten feet minimum between units when using zero Int fine configurations. {d}Ten feet behind building facade facing street. (e) Garage entrance shah not protrude beyond the face of the building. (f) Net acre equals the area remaining after deducting environmental lands, exclusive employment areas, exclusive civic areas and right-of-way. (g}Lot coverage refers to all impervious surfaces, including buildings and paved surfacing. {h) Parking lot landscaping and screening requirements still apply. (i) Landscaped area shall include Ilving ground cover, shrubs, trees, and decorative landscaping material such as bark, mulch or gravel. No pavement or other impervious surfaces are permitted except for pedestrian pathways and sea#ing areas. Chapter 17.66 APPLICATION REVIEW PROCESS FOR THE TOD DISTRICT AND CORRIDOR For TOU 17.65.020, the Planning Commission concludes: Inasmuch as the subject properties lie within the TOD Corridor of the City of Central Point and pursuant to Code Section 17.65.020 (Ord. 1 S 15 § 1(part}, Exh, B{part), 2000) these TOD District regulations "may" be applied; therefore the Piaru~ing Commission concludes that the application is subject to the requirements listed in Code Section 17.65.020 tNontera 8 ASSOCtates Lt_C. Page 42 of fit October 15.2007 Microvellum Office Park Snowy Butte Station Transit Oriented Development c€tyotcentra€ Past, Oregon Old Fta€lroad Pro riles LLC ! MlcrnveElum Asset Mana ement fnc,: A €Icants Far '1'OD 27.65.030, the Planning Commission concludes: Applicant is herein requesting approval of a Site Plan, Landscape Plan and Typical Architectural Design for buildings planned as future phases of the Microvellum Office Park. Code Section 17.65.030(A)(2)(3) provides that modifications to adopted TOD Site Plan, Landscaping and Construction Plan Approval shall be subject to review and approval of the Planning Commission . For TOD 17.66.040, the Planning Commission concludes: Inasmuch as the subject properties are TOD General Commercial and any potential fitture residential uses are governed under Cade Section TOD 17.65.060 (L1} this section is not applicable; therefore the Planning Commission concludes that the application is subject to the requirements listed in Code Section 17.66.040. For TOD 17.66.050, the Planning Commission concludes: Applicant has complied with the requirements applicable to the subject properties of Sections 17.65.040 and 17.65.050, relating to the TOD district; 2. Sections 17.65.060 and 17.65.070, relating to the TOD corridor; Applicant has met the requirements of Code Section 17.64; Subject properties are not within the Historic Preservation Overlay Zone and therefore are not subject to Code Section 17.70; Applicant does not contemplate any uses subject to Code Section 17.76 "Conditional Uses", but stipulates that should market conditions result in a use subject designated on TOD Land Use Table 4 as conditional, applicant shall comply with any applicable portions of Code Section 17.76 "Conditional Uses"; Applicant shall meet the requirements of Code Section 17.67 Design Standards TOD Corridor See Exhibit 5; Sheet 11 "Architectural Typicals" (Ord. 1$15 § 1(part), Exh. B(part), 2000); therefore the Planning Commission concludes that the application is subject to the requirements listed in Code Section 17.66.050. For TOD 1,7.66.060, the Planning Commission concludes: Applicant stipulates to the approval authority may apply reasonable conditions of approval to ensure that the applicable standards of this code are satisfied, provided that applicant does not waive any right otherwise provided as a matter of law, (Ord. 1$15 § 1(part), Exh. B(part), 2000); therefore the Planning Commission concludes that the application is subject to the requirements listed in Code Section 17.66.060. Montero & Associates LIC. Page 43 of 6t October 15.2007 Microve!€um Office park Snowy Butte Station Transit Oriented Development C€ty of Central Paint, Oregon Qid Railroad Pro rues LLC 1 Microvelium Asset Mana ement Inc.: A ficants Chapter 17.67 DESIGN STANDARDS--TOD DISTRICT AND TOD CORRIDOR For TOD 17.d7.010 / 17.0&7.020 / 17.057.030 the Plarning Commission concludes: Applicant seeks no madif cation, with the exception of the accessesg (See page 4 Section TOD 17.72.040(B} requested under Phase I, Microvelium Off ce of the TOD Master Plan as formerly approved1° ); therefnrc the Planning Commission concludes that the application is subject to the requirements listed in Code Sections 17.6'7.010 17.67.020 and 17.67.030. For TOD 17.67.040 the Planning Commission concludes: TOD Master Plant previously approved satisfies Code Section 17.67.040 (A); TOD Code Section 17.67.040 (B) is satisfied as follows: • Section B(1)(a) Microvelium Way, contemplated as the "right of way reservation" that creates the natural extension of the North leg of Cheney Loop shall be constructed as a private street, • Section B(2) provides that with the exception of the accesses for the Microvelium Office, the rest of the accesses to public streets shall be limited to Micorvellum Way and Ash St.; • Section B(3) is met through the planned Office Park design. Cross access and circulation plans for both vehicle and pedestrian use are provided for; • Section B(4} is met through the planned Office Park design. The driveway accesses to the Microvelium Office (Phase 1 } shall be constructed with concrete colored compatible with the proposed building. • Section C(1} is met through the planned Office Park design. Buildings are "clustered" to optimize pedestrian access to planned structures. • Section C(2/3/S) is met through the planned Office Park design. Pedestrian accessways are differentiated through contrasting though complementary materials. Pedestrian scale lighting bollards designate pedestrian paths after hours. • Sections C(4) is met through the planned Office Park design. Planned signage shall be complementary to the pedestrian scale lighting constructed to enhance pedestrian safety; Therefore the Planning Co;fxlsmission concludes that the application has met the requirements under is subject to the requirements listed in Code Sections I7.67A40(B). For TOTS 17.d7.OS0 the Planning Coznrnission concludes: TOD Code Section 17.67.050 is satisfied as follows: 9 See page 9 TOD 17.72.O~10(B) 1Q Approved by Planning Commission resolution 592 August 19~', 2003 ~ ~ Approved by Planning Commission resolution 592 August 19'}`, 2003 AAantero ~ Associates LEC. Page 44 04 81 Qctober 15, 2007 Microvellum Office Park Snowy BlJtte Station Transit Oriented Development Clty of Central Point, Oregon old Railroad Pro Ries LLC! Microvellum Asset Mana ement 1nc.: A Iicants • Section A & B Microvellum Office Park Site Plan (Exhibit 5; Sheet 2) optimizes structure orientation to both site and future proposed additional structures is met through the planned Office Park design; • Section C Microvellum Office Park Site is virtually flat. Therefore topographic consideration has been accommodated. • Section D Microvellum Office Park structures are oriented predominantly to aptizrzization transit use, site density and other TOD considerations. Solar orientation. options are limited. • Section E There is no existing structures on the subject site. Site is virtually flat. Therefore topographic considerations have been accommodated. ~ • Section F New Prominent Structures -There are presently no proposed Prominent Structures planned for the office park. Should such be proposed in the future, applicant will re required to submit proposed plan for evaluation by the City of ~~ Central Point; • Section G View Preservation -The site is bordered by berm protected Central Oregon & Pacific Railroad Tracks and 5. Haskell St. Other than proposed street orientation consistent with the TOD design goals, no opportunities for view preservation exist. • Section. H Adjoining Uses and Adjacent Services -The proposed office park Site and Landscape plans {Exhibit 5; Sheets 2 and 3) evidence compliance with TOD Code Section 17.57.OS0 (H)(1,2,3,4,5) as follows: The proposed office park is located on the East side if S. Haskell St. while future residential development is currently under construction on the West side of the street. The residential structures adjacent to the office park are located at a minimum 99 feet away. The proposed structure orientation is designed to minimize adverse impact to these adjacent urban uses by incorporation of the following design features: o Mechanical equipment, service areas, loading zones and outdoor storage areas, waste storage, disposal facilities shall not be located on site within clear view of the adjacent urban uses unless screened from view by either landscaping or compatible visual attenuating screen. a Other than those transformer and utility vaults already installed, said utility equipment will be Iocated either on walls that do not face S. Haskell St or shall be screened froze view by either landscaping or compatible visual attenuating screen. o Maii delivery facilities shall be coordinated with U.S. Postal Service for installation of mail receptacles under its EMU installation standards. Every effort will be made to comply with sub-section 5. Mantero S~ Associates LLC. Page 45 of 61 Octabar 15, 2007 M~crovellum Office Park Snowy Butte Station Transit Oriented Development Cltyef Central Point, Oregon Old Ra€Iroad Pro rt€as LLC 1 Micra~ellum Asset Mana ement Inc.: A Icants Section I The following transition design strategies are incorporated into the site design to satisfy Code sub-sectiaz~ l: n 1) Other than potential residential units above commercial structures, no residential is contemplated. As such TOD Code Section 17.67.050 ()){1) does not apply; 0 2) S. Haskell St. {99 ft) shall serve as the requite buffering under this section; n 3) No residential is contemplated. As such TOD Code Section 17.67.OS0 {1)(3) does not apply; 0 4) lnasxnuch as S. Haskell St. provides a minimum of 99 ft. separation from planned residential structures TOD Code Section 17.67.050 (n{4) does not apply; 0 5) potential residential units above commercial structures will provide and additional residential type to the planned residential mix of residential types single family, apartments, ADU, duplex, six-plex); n 6) no zone changes are contemplated, TOD Code Section. 17.67.050 (n{6) does not apply; shall serve as the requite buffering under this section; 0 7) applicant designation complies with TOD Code Section 17.67.050 {I)(7) previously approve; + Section J The following parking lot location standards incorporated into the site design to satisfy Code sub-section J: a Section J (1) parking lot location shall be satisfied as follows: • Parking orientation under Sections A & B for structures facing S, Haskell St. shall be oriented to the side or rear of the structures; + Parking orientation under Seetion C far buildings that adjoins streets or accessways on two or more sides, off-street parking shall be oriented between the building and the pedestrian routes. (See Exhibit 5; Sheet 5) • Parking orientation under Section D shall not be located within twenty feet of a street corner. 0 Section J (2) parking lot design {See Exhibit ~; Sheet 3)shail be satisfied as follows: • Parking design Section A -all perimeter and interior landscaped areas have protective curbs along the edges, Trees shall be oriented within planters to provide sufficient vehicle overhang spacing to provide adequate protection from car doors and bumpers. Montero & Associates E.I.G, ~ Page 4fi aF81 October 15, 2407 Microvellurr~ Office Park Snowy Butte Station Transit Oriented ©evelopment Cityaf Central Paint, Oregcn old Railroad Pro rttes Lt_C! Microvellum Asset Mana ment Inc.: Icants • Parking design Section B -qualifying portions of the parking spaces shall be landscaped instead of paved. Landscaping shall comply with the Landscape Plan previously approved far adjacent Central Point Open Space. • Parking design Section C - as future phases of the off ce park are developed, associated vehicle areas shall be paved. • Parking design Section D -all parking areas shall be striped in conformance with the city of Central Point parking dimension standards • Parking design Section E -proposed parking orientation shall, to the extent practical, miriimize the impact of automobiles on the pedestrian environment, adjacent properties, and pedestrian safety. • Parking design Section F -parking lots are proposed to be divided into smaller areas, using, landscaping or special parking patterns. • Parking design Section G -all parking areas are planned for ground level surface parking; o Section J (3) -additional residential parking standards; Jnasmuch as, other than second floor residential above commercial structures, there are no residential unit planned, TOD Code Section 17.b7.050 {J)(3) is not applicable; o Section J {4} _ parking structures. No parking structures are contemplated, consequently, TOD Code Section 1'x.67.050 (J){4) is not applicable; • Section K The following landscaping standards incorporated into the landscape plan {See Exhibit 5; Sheet ~i) shall satisfy Code sub_section K: o Section K (1) Landscape design (See Exhibit 5; Sheet 3)shall be satisfied as follows: • a) Landscaped buffers ~- are incorporated into the design to provide for sufficient screening while still preserving views to allow areas to be watched and guarded by neighbors. • b) Landscape screening - in addition to masonry dumpster, screening compatible landscaping is used buffer unsightly uses and to separate such incompatible uses. o Section K (2) Parking Lot Landscape and Screening (See Exhibit 5; Sheet 3) shall be satisfied as follows: o Section a) parking lot landscape are screened with landscaping; tutontero 8, Associates 11.C. Page 47 of 61 October 15, 2007 Microvelium Office Park Snowy Butte Station Transit Oriented Development Clty of Central Point, Oregon Old Railroad Pro roes LLC ! Microvellum Asset Mena ernenl Inc,: A pants ^ Trees are planted on the parking area perimeter and are spaced at thirty feet an center. ^ Live shrubs and ground cover plants shall be planted in the landscaped area, ^ Each tree shall be located in a four foot by four foot minimum planting area. ^ Shrub and groundcover beds shall be three-feet wide minimum. ^ Trees and shrubs must be fully protected from potential damage by vehicles. o Section b) surface parking lot landscaping adjacent to a street meets the standard as follows; • i.) Afive-foot-wide planting strip between the right-of-way and the parking area is planned. The planting strips shall be planted with evergreen hedges of no less than thirty-six inches and no more than forty-eight inches in height at maturity. Hedges and other landscaping shall be planted and maintained to afford adequate sight distance for vehicles entering and exiting the parking lot; o Section c) Inasmuch as no gaps along building frontage are contemplated, TOD Code Section 17.67.OS~ {IC)(2}{c) does not apply. Should future structure orientation create gaps tkat exceed sixty-five feet, applicant will submit said plans far review, modification and subsequent approval by the City of Central Point; o Section d) parking area interior landscaping - ~TOD Code Section. 17.67.OS0 {K){2){d) (i) is met by the submitted Landscape Plan (see Exhibit S; sheet 4) as follows: Standard 1. Interior landscaping must be provided at the rate of twenty square feet per stall. At least one tree must be planted for every two hundred square feet of landscaped area. Groundcover plants must completely cover the remainder of the landscaped area. {A) All landscaping comply with applicable standards. Trees and shrubs are fully protected from potential damage by vehicles; (B) Interior parking area landscaping are dispersed throughout the parking area and trees are grouped and dispersed; {C} Perimeter landscaping joins perimeter landscaping; Mon#ero & Associates LLC. Page AS of 61 October i5, 2007 Microvellum Office Park Snowy Butte Station Transit Origin#ed Develapmertt city orCeniral Pant, Oregon Otd Railroad Pro rties LLC 1 Mlcrovellum Asset Mana emenE Inc.: licants (D) Parking areas locate their interior landscaping around the edges of the parking area. a Section K {3) Landscaping Near Buildings - {See Exhibit 5; Sheet 3) shall be satisfied as follows: • Section a -Landscaping shall serve as a screen or buffer to soften the appearance of structures ar uses such as Barking lots or large blank walls, or to increase the attractiveness of common open spaces. o Section K (4} Service Areas -All service areas, to the exte_ nt practical, {See Exhibit S; Sheet 2) shall be satisfied as follows: • Loading zones, waste disposal or storage areas are fully screened from public view by masonry enclosure buffered by landscaping (See Exhibit 5; Sheet 9) o Section K (5) Street Trees -Street trees shall comply with the previously approved Street Landscape Plan (See Exhibit 5; sheet 9) Section L The following lighting standards incorporated into the site plan landscape plan (See Exhibit 5; Sheet 11) shall satisfy Code Section 17.67.050 (L)(1)(a,b,c Code sub-section. L: o Section L (1) Minimum light levels -All parking lot light shall comply with Street Trees -Street trees shall comply with the previously approved Street Landscape Plan (See Exhibit S; sheet 9) o Section L (2) Public Right of Way Fixture Design -Public Right of Way fixtures were installed as a part of the approved Snowy Butte Station Transit Oriented Development project; a Section L (3) On Site Lighting - On site lighting shall ~be accommodated by pedestrian scale lighting fixtures (See Exhibit 5; Sheet i 1). "Bollard" scale fixtures have been selected to provide for public safety while minimizing light pollution in adjacent residential areas. Section L(3) requirements shall be deemed to be met by the following: • Sub-section a) Accessways through surface parking lots shall be provided by 41"bollards (See Exhibit 5; Sheet 13); • Sub-section. b} location of exterior lighting of buildings, signs, walkways, parking lots, and other areas shall avoid casting light on nearby properties; • Sub-section c} "Bollard" scale fixtures have been selected to provide for public safety while minimizing light pollution in Montero & AssociaEes I.t.C, Page 49 of 61 October 15, 2(107 Microvellum Oftlce Park Snowy Butte S#at€an Transit Oriented Development CltyofCentralPoint, Oregon Old Railroad Prp roes LLC ~ Microvellum Asset Mena meat Inc.: A Iicants adjacent residential areas. Additional pedestrian-oriented site lighting including step lights, well lights and bollards shall be provided along all courtyard lanes, alleys and off-street bike and pedestrian pathways; . • Sub-section d) In addition to lighting streets, sidewalks, and public spaces, additional project lighting is encouraged to highlight and illuminate building entrances, landscaping, parks, and special features; • Section M Signs for the office park shall comply fully with the Central Point Sign. Code, Chapter 15.24. The sign {See Exhibit 4; Sheet 12} shall be constructed upon a masonry base and be stone veneer clad architecturally compatible with the general architectural theme of the structure design. It shall be illuminated with ground installed low voltage spot lights. therefore the Planning Coznmissioz~ concludes that all requirements of Code Sections 17.67.050 are met. For TOD 17.b7.Ofi0 the Planning Comt:nission concludes: TOD Code Section 17.67.060 is satisfied as follows: The Snowy Butte Station TOD previously approved by the City of Central Point provides all parks and open space, therefore the Planning Commission concludes that all requirements of Code Sections 17.67.060 are met. For TOD 17.67.070 (A}(R) Building Design Standards -the Planning Commission concludes: Section (A) General Design Requirements12 -has been satisfied based upon the following: o Subsection i -Structures in future phases of the office park, shall to the degree practical, seek to incorporate building design industry standard such as the U.S., Green Building Council's LEEDS program. o Subsection 2 -Structure orientation in future phases of the office park (See Exhibit 5; Sheet 2) along pedestrian routes are designed to encourage use by pedestrians by providing a safe, comfortable, and in#ere~sting walking environment. o Subsection 3 -Structure orientation in future phases of the office park (See Exhibit 5; Sheet 2) are designed to provide convenient, direct and identifiable 'z In addition #o the Site Plan and Architectural review process for the City of Central Paint, all proposed structures in the Snowy Butte Station Transit Oriegted Development, are subject to pre-submittal review and approval by the Snowy Butte Station Architectural Review Committee. Montero & Associates LLC. Page 50 of b1 October 15, 2007 Microvellum Office Park Snowy Butte Station Transit Oriented Development ~clry of cenEral Polnt, oregon • Old Raliroad Pro rues 1.l.C ! M~roveltum Asset Mena emenE Inc.: A Ilcartts ' building access shall be provided to guide pedestrians between pedestrian streets, accessways, transit facilities and adjacent buildings. o Subsection 4 -Structures in future phases of the office park, shall to the degree practical, seek to incorporate building design industry standard such as the U.S., Green Building Council's LEEDS"' prograzxi that includes adequate . operable windows or roof lights for ventilation and summer heat dissipation, All Entire phase structures shall comply with all applicable TOD 17.67.070 codes for Commercial and or optional residential strictures within a Commercial zone. * Section (B)(2) Architectural Character - is determined to be zx><et based upon the following: a Subsection 1 (a) -General Architectural Character -The Microvellum Corporate Office will be the first structure constricted in the office park. It is likely that it will be the most prominent structire to be built. As such, its general architectural character will establish a pattern or identity from.which future development. Structures ira future phases of the off ce park, shall to the degree practical, canforrn to architectural standards compatible with stricture designed for Phase 1 of the Microvellum Office Park ( See Exhibit S; Sheet 8}; .__ o Subsection I (b) -Prominent BuildinEgs -The Microvellum Corporate . __ Office will be"the first structure constricted in the office park. It is highly likely that it will be the most prominent structure to be built. As such, its general architectural character will establish a pattern or identity from which future development; o Subsection 1 (c) -Architectural Elements "TYPICALS" -Strictures in future phases cif the office park shall, to the degree practical, conform to the following "TYPICAL" architectural standards:. (i) Building Forms: Inasmuch as the office park is adjacent to a residential neighborhood, building forms will be required to be reasonably compatible to said residential strictures. b'uture phase structures shall be determined by the TOD 17.67.070 Building Design Standards as applied to the stricture envelopes as depicted on the Microvellum Office Pant - Site Plan (See Exhibit S; Sheet 2); (ii) Building height; Future phase strictures shall be determined by the TOD 17.67.070 Building Design Standards; no building within the TOD- LMR zoning designation (where located within SO feet of existing low density residential development) will exceed a height of 3S or 4S feet respectively. {iii). Rooflines - rooflines shall be sibstantially compatible with that proposed on the Microvelluzx~. Corporate Office (See Exhibit 4; Sheet 8). Montero 8 Associates f.f.C. Page 5i of 61 October 15, 2007 Mit:rovellum Office Park Snowy Butte 5tatitlrt Transit Oriented ~evslopEnent CttyofCentratPalnt,oregon flid Railroad Pro rues t_LG !Microvellum Asset Mana ement Inc.: A Ilcants No roof shall be flat; all roofs shall be constructed with Architectural grade composition asphaltic /fiberglass shingle roofing materials. All roofing shall be of dark earth tone roofing color; (iv). Special Billilding Fea#itres -Future phase shall be substantially compatible with that proposed on the Microvellum Corporate Office {See Exhibit 13}; articulated lateral surface, traditional architectural themes, canopies, awnings, etc; (v}. Window Size, Orienta#inn anti Detailing - ~ Windows shall be substantially compatible with that proposed on the Microvellum Corporate~ Office {see Exhibit 13); colored frames, traditional window styles, complementary trim treatments; (vi}. Materials Rod Color -Materials and color shall be reasonably compatible with the Microvellum Corporate Office (See Exhibit 4; Sheet ~); St'din~ - "Elastomeric" stucco, cementis horizontal lap siding, stone veneer, cedar siding or the equivalent; Raoffn~ -Architectural grade composition asphaltic /fiberglass shingle roofing materials. All roofing shall be of dark earth tone roofing color; Windows - Woad, vinyl, vinyl clad wood or the functional equivalent; Exterior Accent -All structures shall incorporate a complementary stone or brick exterior accent equal to a minimum of 10% of the nan- penetration surface that faces and public street; Exterior Colors -All exterior colors shall be "earth tones" deemed compatible with the adjacent structures by the Snowy Butte Station Architectural Review Committee; (vii).Btrilding's Site RelAtinnsllip to the site, climate, topography and surrounding buildings; future phase structures within the Microvellum Office Park shall give orientation priority in the following order; 1) transit, pedestrian circulation, vehicular circulation and solar. For TOD i 7.G7A70 the Planning Commission concludes: • Section (C)(3) Bnilding Entries -Residential - inasnnuch as no residential uses other than those allowed under Sections TOD 17.65.060 (Table 4)(LIO Section 17.67.070 does not apply to this application. For TOD 17.G'7.070 the Planning Commission concludes: Section {D) has been met by the following: Mantero & Associates LLG. Page 52 of 61 Qctober 75, 2007 Microvellum Office Park Snowy Butte SEation Transit Oriented Development Cttyo[Central PoInE. Oregon a1d i2ailroad Pro rues LLC ! Mlcrovellum Asset Mane ement fnc.: A (cants • Section (D)(1) Building Facades shall comply with TOD 17.67.070 (a,b,c,d,e,fg,h,i~j,k,1) • Section (D){2) Commercial -High Mix C©mmerciaUResidential shall comply with TOD 17.67.070 {a,b,c,d (i, ii, iii, iv, v}} therefore .the Planning Commission concludes that all requirements of Code Sections 17.67.070 {D1)(D2) have been met; For T[7D 17.67.070 the Planning Commission concludes: • Section (D)(3) Residential -inasmuch as no residential uses other than those allowed under Sections TOD 17.65.060 (Table 4)(LIO Section 17.67.070 does not apply to this application. Therefore. the Planning Commission concludes that all requirements of Code Sections 17.67.070 (D3) have been met; For TOD 17.67A70 the Planning Commission concludes: • Section {E)(1} Commercial and Higl>E Mia~ ResidentiaUCommercial Roofs -shall comply with TOD 17.67.070 (E)(1){a)(l>,) • Section (E){2} Residential Roofs -inasmuch as nv residential uses other than those allowed under Sections TOD 17.65.060 (Table 4)(LIO Section 17.67.070 does not apply to this application. therefore the Planning Commission concludes that all requirements of Code Sections 17.67.070 (E}(1) have been >nnet; Therefore the Planning Commission concludes that all requirements of Code Sections 17.67.070 (E 1)(E2) have been met; For TOll 17.67A70 the Planning Commission concludes: • Section (F)(1) Commercial and Higlt Mix Residential/Commercial Roofs -- shall comply with TOD 17.67.070 {~{1){a)(l>t) • Section (F}(2) Residential Roofs -inasmuch as no residential uses other than those allowed under Sections TOD 17.65.060 (Table 4){LIO Section 17,67.070 does not apply to this application. Therefore the Planning Commission concludes that all requirements of Code Sections 17.67.070 {F)(1)(2) Dave been met; For TOD 17.b7.070 the Planning Commission concludes: • Section (G) Service Zones -shall comply with TOD 17.67.070 (G)(1)(2}(3)(4) Therefore the Planning Commission concludes that all requirements of TOD Code Sections 17.67.070 {G)(1){2}(3)(4) have been met; Montero & Associates LLC. Page 53 of 61 Oc#aber 15, 2(3U7 Microveilum Office Park Snowy Butte Station Transit Oriented ©eveinpment CltyofCentra~ Point, Oregon Oid Railroad Pro roes LLC !Microveilum Asset Mana ement inc:; A ilcants For TOD 17.67.07'4 the Planning Commission concludes: Section (A) Parking Structures -inasmuch as no residential uses other than those allowed under Sections TOD 17.65.060 (Table 4)(LIO Section 17.67.070 does not apply to this application. Therefore the Planning Commission concludes that all requirements of TOD Code Sections 17.67A70 {H) have been met; SECTION V STIPULATIONS OF APPLICANT Applicant, Old Railroad Properties LLC herewith offers the following agreed to stipulations that it anticipates will be appended, as conditions to approval of one or more of the submitted land use applications: 1. Utility Lines: All utility lines will be placed underground, except utility vaults, which will be placed above ground in the vicinity of the sidewalks as specified by Pacific Corporation. (the regional supplier of electrical service). 2. Building Height: No building within the TOD-LMR zoning designation (where located within 50 feet of existing low density residential development) will exceed a height of 35 or 4S feet respectively. 3.Off-Street Parking Areas: The off street parking areas serving the commercial and industrial area located east of Haskell Street, will observe the TOD parking standards and shall specifically incorporate the following: Landscaped areas within or adjoining parking areas shall have protective curbs along the edges and trees will have adequate protection from car doors and bumpers.'3 The parking and maneuvering areas will be paved with asphaltic concrete and the individual stalls will be striped. The stalls will meet or exceed the dimensional standards of the city. Handicap stalls will be provided in accordance with the Americans With Disabilities Act (ADA) and standards of the city. 4. Garbage Screening: Any dumpster or garbage receptacle within the commercial and industrial area located east of Haskell Street or serving the multiple family residential area, will be screened with either a 6-foot masonry or wood enclosure, or screened with a 6-foot hedge planting surrounding a chain-link fence. 5. Street Trees; Landscaping: The type and general location of street trees will be consistent with the Landscape Plans; Microveilum Office - Phase I (Exhibit ~1; Sheet 3) Microveilum Office Park Phase II (Exhibit S; Sheet 3). Street trees adjoining the commerciallindustrial land will be installed at a spacing of 30 feet at the tune of each building within the commerciallindustrial building development. is Applicant proposes the use of rolled curbs in certain areas and seeks permission for the same. Monfero 8 Associates LLC. Page 54 of 61 dctober 15, 2007 Microvefium Office Park Snowy Butte Station Transit Oriented Development Cltyof Centraf Paint, oregan Ofd Rellroad Pro rues LLC 1 Microvellum Asset Mane ement Inc.: A Ilcants 6. Signs: Existing Design Requirements and Guidelilnes provide that each parcel zxaay have 1 ground mounted sign. Pursuant to the Phase 2 Master Plan, applicant proposes one office park sign to be ' installed at the entrance of the Office Park. Even through the sign shall be installed on the proporery ' line of both Lots 700 & 774, applicant stipulates that this sign shall be recognized as the gound mounted sign for Lot 700. Both Lots 700 and 774 shall have interior site directional signs installed at a later date. Said directional signs shall be substantially obscured from visibility from S. Haskell St. Applicant shall rely upon this application for all sign permits applicable to the Office Park pursued in the future, pursuant to the Central Point Sign Code and Central Point TOD Design Requirements and Guidelines. 7. Building Architecture: Phase I architecture shall generally comply the Microvellum Office Building as depicted on Exhibit 4; Sheets 2, b, 7, 8, 9 & 10. Phase II architecture shall generally comply with the Architectural Typicals as shown on Exhibit S; Sheets 2, 3, 4, 5, 6, 7, S, 9, 10 that are herein submitted by applicant to serve as design criteria to be applied to future structures. Applicant shall submit actual plans for future buildings for review and approval by the city. $. Timetable for Development: Applicant herewith agrees to stipulate that engineering and or construction will continence within six months of final approval of the project for Phase I. Construction of future phases shall commence as market conditions support and shall comply with all relevant approval criteria. SECTION VT PROPOSED FINDINGS OF FACT The following facts are found to be true with respect to this matter: 1. Ownership and Authorization for Applications: The property is owned in fee simple by Old Railroad Properties LLC. An authorized representative of Old Railroad Properties has duly executed a power of attorney that enables Michael Montero, Montero & Associates, LLC, in its or his name, to seek and acquire the land use permits sought in this document and to function as the authorized agent for Old Railroad Properties ILLC. See, Exhibit 7. 2. Description, Size and Value: The subject property, once a commercial timber anill, is presently vacant and unused. While the property was once the site of a timber mill, the mill has been •removed and the site is now being reclaimed for future use. The below Table l accurately describes the property using the nomenclature of the Jackson County Assessor: Montero 8. Associates ELC. Page 55 of 63 October 15, 2007 Microvellum Office Panic Snowy Butte Station Transit Oriented Development ~clty of central Polnt, Oregon Old Railroad Pro riles LLC ! Miunve[€um Asset Maria ement Inc.: A scants Table ~ Description, Acreage94 and Ownership of Subject Property Source: Jackson County Assessor Records Table 2 3. Streets and Traffc: The following facts relate to nearby streets and traffc: Access: Access to the subject property is obtained from 2 locations along the East side of South Haskell Street as well as one location from Ash St. Phase z- Microvellum Office shall be served by a new Haskell St. access as depicted on Exhibit 4; Sheet 5. Phase II - Microvelluzxt Office: Park shall employ the proposed Phase 1 access as well as a private street to be constructed at the location generally identified an Exhibit 5; Sheet 4 as "future right of way reservation" and a series of drive aisles as further described on Exhibit ~; Sheet 4. a. Street Qwnership a>taEd Classification: The private street to be constructed as part of Phase II shall be a private St. owned and maintained by Old Railroad Properties LLC. Ea Post re-plat acreages See Exhibit 14 Montero 8 Associates LLC. Page 58 of'61 October 95, 2007 Comprehensive Pian and Zoning (Existing and Proposed) Source: City of Central Point Microvellum Office Parit Snowy Butte Station Transit Oriented Deveiapment city of central Point, oregon Old Railroad Pro rtles LLC 1 Mlcroveliuin Asset Mana ement inc.: A Iicants i b. Traffic Loading: According to the Institute of Transportation Engineers {ITE}, Trip Generation {6~' Edition}, the following land uses produce average weekday traffic (ADT) in the following ways: Existing -Specialty Retail (structure sq.ft. as proposed) ITE 30.15 ADT / 1000 sq.ft. Proposed Designation - Off ce Park ITE 195.11 ADT/ acre The proposed Office Park uses are contemplated to provide a mix of uses. According to the ITE manual, Office Parks experience lower average daily trips where the mix of uses promotes multiple site visits to be accomplished without additional auto trips. According to the ITE Manual the following results with respect to traffic loading are contemplated: Tax Lot 700. The proposed use, Office Park, shall reduce the existing allowable traffic loading. The difference between existing and proposed plan and zoning designations is 468.G9 ADT (33.607 sq.ft (structures) @ 30.15 Trips / 1,000 sq.ft. (structures) - 2.87 @ 195.11 / Acre = - 453.28). Tax Lot 774. The proposed use, Office Park, shall reduce the existing allowable traffic loading. The difference between existing and proposed plan and zoning designations is 468.69 ADT (33,607 sq.ft (structures) @ 30.15 Trips / 1,000 sq.ft. (structures) - 3.53 @ 195.11 /Acre _ - 338.63). The proposed use, Office Park, shall reduce the existing allowable traffic loading. Table 3 below summarizes traffic impacts resulting from proposed Office Park designation: Table 3 Projected Traffic Loading . (Bxisting and Proposed Plan and Zone Designations} Source: Craig A. Stone 8 Associates, Ltd. ... . ... • . . 700 2.67 1,013.25 * 559.97 -453.28 774 3.53 1,013.25' 674.62 -338.63 6.41 2,026.50 "' 1,234.59 -781.91 Based upon the foregoing, the Office Park concludes that approval of this application will result in a net reduction of X9.1.91 ADT over traffic levels that would reasonably be expected if the land were left iln the existing base and TOD zones. c. Public Transit: Public transportation in the region (and area surrounding the subject property} is Montero E. Associates Lt_C. Page 57 of 83 October i5, 2007 Microvellum Offce Park Snowy Butte Station Transit Oriented Development Cltyof Central Po€nt, oregnn Old f2allroad Pro roes LLC ! Microvellum Asset !Nana ement Inc.: A !!cants supplied by the Rogue Valley Transportation District {RVTD}. d. Bicycle Routes: Haskell Street is a designated bicycle route. Frontage improvements to Haskell Street to the city's TOD standards will include striping far bicycles on both sides of the street. 4. Solid Waste Disposal; Recycling: Solid waste collection, storage and recycling are provided by franchise through Rogue Disposal and Recycling, Inc. 5. Topography: The natural terrain of the subject property is nearly level. 6. Development Standards: The development of the subject property shall be governed by the Central Point Zoning Ordinances as well as by Central Point's Transit Oriented Development {TOD} standards as set faith in its TOD Ordinance. SECTION VII PROPOSED CONCLUSIONS OF LAW The following conclusions of law are based upon the Endings of fact in Section VI and the evidence enumerated in Section N, and has been prepared so that they might be adopted by the Planning Commission in support of the pending applications: A. Microvellulm Re-Plat -- City of Central Point -- Community Development Department is in support of the proposed re plat necessary to affect the proper alignment for the proposed Microvellum Office Park. B. Microvellum Office Park _ Phase I Microvellum Headquarters C, Microvellum Off ce Park - Phase II Future Office Park development. The business sites that will become available as a result of these zone changes will be "shovel-ready" - that is, the sites will be cleaned up and supplied with all needed infrastructure and frontage improvements, which will enable future employers to make immediate use of the TOD-GC properties. The City Council finds that these factors support its conclusion that the public health, safety, welfare and convenience is well served by the proposed zone changes. Based upon the foregoing findings of fact and conclusions of law, the Planning Commission for the Gity of Central Point concludes that the application. is consistent with the requirements requisite for modification of the previously approved Snowy Butte Station Master Plan to designate the subject property as an office park because the public health, safety, welfare and convenience will best be served by the proposed change of designation. SECTION VIII ULTIMATE CONCLUSIONS The Central Point Planning Commission ultimately concludes that, based upon the submitted findings, site plans, landscape plans and architectural design standards for Phase I and Phase II of the Microvellum Office Park, the proposed designation of the subject property as a office park are compliant with all relevant substantive standards and criteria contained in the Central Point Municipal Code and TOD Development Review Guidelines and other standards in state and federal law. Montero & Associates LLC. Page 58 of t31 October 15, 2407 Microvellum Office Park Snowy Butte Station Transit Oriented Deveiopment city orCentrat Paint, Oregon Old Fta[lroad Pro roes LLC 1 Microvellum Asset Mana ement Inc.: A licants Respectfully submitted on behalf of applicant Old Railroad Properties LLC.: Montero & Associates LLC Michael A. Montero Urban Development Consultant Dated: October 15, 2007 l ;~.. S Montero ~ Associates LLC. Page 59 of tiQ Qctober 15, 2tx)7 Micro~ellum Office Park Snowy Butte Station Transit Oriented Development C€tyotCenfial Polnt, Oregon b]d Rallrgad Pro rt€es LLC ! Mlerovel€um Asset Mana errant €nc.: A Icants SECTION IX APPLICANT'S EXHIBITS l through 12 Exhibit 1. Proposed Findings of Fact and Conclusions of Law (this document} Exhibit 2. Final Plat (Existing} Tax Lots 54 and 55 Exhibit 3. Re-Plat (Proposed} Tax Lots 54 and 55 Exhibit ~. Phase I -Concept Microvellum Headquarters Building Plan, including: ^ Sheet 1 Land Use Plan ^ Sheet 2 Site Plan ^ Sheet 3 Parking Lot Light Plan ^ Sheet 4 Landscape Plan ^ Sheet 5 Pedestrian Circulation Plan ^ Sheet fi Vehicular Circulation Plan © Sheet 7 Architectural Plans -Floor Plari ^ Sheet 8 Architectural Plans -Elevations ^ Sheet 9 Typical Architectural Material Specifications ^ Sheet 10 Exterior Color Pallet ^ Sheet 11 Trash Enclosure --Photo ^ Sheet 12 Microvellum Sign ~- Detail Exhibit S. Phase.Il -Concept Microvellum Office Park Plan; including: © Sheet 1 Land Use Plan ^ Sheet 2 Site Plan ^ Sheet 3 Landscape Pian ^ Sheet 4 Vehicular Circulation Plan ^ Sheet 5 Pedestrian Circulation Plan ^ Sheet 6 Parking Lot Light Plan ^ Sheet 7 Parking Lot Light Plan --Bollard Description Exhibit 6. Powers of Attorney (authorizing Montero & Associates LLC.} Exhibit 7. Corripleted Application Forms Exhibit 8. Site Location Exhibit 9. Aerial Photograph that covers the Subject Property and Surrounding Area Exhibit 10. Off-Site Parking Formula Exhibit 11. Tentative Minor Land Partition -- Staff Letter -~ City of Central Point 912712007 Exhibit I2. City of Central Point -Staff Report (revised) ~ 10/4/2007 Moz3tero & Assoc€ates LLC. page 6D of 6D October 15, 2007 Final Rlat Existin ~~ City of Central Point ~"'~$T" aensiacr<a Frontm 15'min. ' i~#Ilities: (As provid ed by the City o4 Central Point) Tax Eats 54 & 55 Jackson County, Oregon Old fteiEroad Properties, LLC AppiiCant: Side = 0 rnin, Rear = 0' mtn. -w----- Approx. billion existing wateftine October 15, 20flT Situs Address: Haskell Stree# Montero & Associates. LLG o~$tteet Parking -st-~- -- Approx. ]ovation exiStirsg starrndrain 37 2W i OAQ-TQfl,T74 Toni Area: 58,846 Sq. Ft. 4487 Brownridge Terrace Suit 105 1 sp.1404 Sq. Ft tlaor area = 25 spaces ~ 49 spaces provided Parking bt !€ghts Zoning (T.O.D) GC (547 } 778-0777 Space dfinens;ans = 9• x 20' ~ VahieulasCirculati0n Excess spaces PBO Plisse IE Pedestrian Crrcuiation p +~,, r ~ t ~/ `~~ g '~ ~''~,~. ip o%o i~LIS T,1~Sly! ~ B g8 ,rcnc ~,rtan. 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Landscape Legend Jackson County, Oregon A E€cant: side-tr min, -w- Approx. locntion existing waceriine PP Rear - 0' miu. -ST----- Approx. location existing s[ocmdrain ~CtO}JeT ~5 Z~fl7 Situs Address: Hasieeii Street Montero & Associates, LLC Qff-street Parkin ~ 4497 BroWnFidge Tefrace Suite 1 D5 1 sp. / 400 Sq. Fr. floor ag - 25 spaces ~ Parking t.at t.igl=ts Total Area: 58,845 Sq. Pt. 541 779-777 /-r- ~7 ~7 ~7 ~ ~ 49 spaces provided ,._ _- Vehicular Circulation 3 ~ 2W 1 OAD - (~~~ ! (4 tuning: (T.O.D.) GC ~ • Applicant is the authorized agent of the owner Spac<dimensions -9'x20' cniarrpRmi . ~ Pedes[rian Circulation SCALE:.5"=24' SYMBOL COMMON NAME PhC.IE E{: ';l!I I'.:; I ,t;iAP~.f. _,;::~. r,.. ~ Y i 'i BOTANICAL NAME SYMBOL COMMON NAME BOTANICAL NAME 3 I-'lf,fi;E',€k ~:Hlllf~i':':1`.• PFIi ~4t'~.f'LE. ~FF~' "~;ll}~I';~? %t" ? I f fLE. LF.~'lf !, ]i fi. 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SetbaCk5: l.ItilitiES: (AS provided by the City of Central point) Z..andsca e Le end ~~" Old Railroad Properties, LLC Front-;s n,in. aCtWOt~l COtItt OI'E On Side - 0' min. -w- Approx location existing waterline ~r ~ Applicant: Rcar-a nan. -5'F~~Approx. location txis[inq stom,dtain October Z5 2007 Situs Address: Haskell Street Montero & Associates, LLC Off-street Parkin t 4497 Browniidge Terrace 5ttfte 105 ; s . ~ gppS . Ft. Root area - 25 s ces x Parktnq;.ot Lighcc Torat Area: 58,$46 Sq. Ft. (~1? 779-0771 p R ~ ~:,...., 49 spaces provided ~-__. Ve;iicu[ar Circulation GRtn zsOR'n[ 3 7 2W LOAD - 700, 7 74 Zoning: (T.O. E7.) GC • Applicant is the authorized agent of the owner Space dimens=ons ^ 9'x2ff ~`a Pccistrian Circulation $CALE:.S"'24' SYMBOL COMMON NAME BOTANICAL NAME {-'r'i[:I~ i;- '. E fi E'~,~'I' Iri~:f-'~.~. ~'.i. ~.1-' I ~ i.Ei I+'. ?:i I'i II`,I ~~~(_`:~fE.F'il ~'[=C1 f-',111:1 i.Ll-'1~. i:u:r:.iGEa11,~L!~. -:j_~~J(°,, _ !. E-Ili if 'E. f~l ~l,r. f'Ic. ~'I`} i A! 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Q t .i r• '~ ~M1 :~3% .4 4 ~ ~ ,~ :r E35 \ w s E? ~' ~ i~ 5 ~' . =mar ~ f_ .r~i ~..... 3 O ....... ....-....- 3-- .. . ... .... .....~.. _~. ,.~ ~. ~ ......y. - ~ l -w.~ 1 Et{ ~. ~.. ~., NfF. S. t3 : 3 tii { ~ ~. .......`'.^Hb ~..~. ......- ~- ~-.r~r_.-•:a»..»a roc-.• rn:,~•z.-~.~rmrx: :n...~.tr _ ~j•~ ... .._ -~.~--:~n..n.....,, n~..~.....^>:ear.~~i^~-ror ~. S.sa .$-:.~"x .~' ~ l ' __ .. .... .._ K ~~ ~, Y• 7' f,...,.~.., ~ i I ~ a, 4 Bollard Description October 15, 2007 37 2W 10AD-700,774 'r •I sr~ a ' ,~ ~~ ~~ ~~ a~D City of Central Point ~1e" .IaCICSOn +^iDf7rlt ,Ore pn pfd Railroad Properties, LLC y ~ Appffcant: Sittts Address: Haskell Street Montera ~ Associates. Lt.C Total Area: 58,846 5q. Ft. 4497 t3rownridge Terrace Suit 905 ~Oning (T.Q.p) GC (541y 779-0771 Setlrack3 ' l3tilltles: E:ront = 15 min, Side = Q' min, (AS pronded tsy the Ctty of Centrat Pant} Rear = p' min. -w----- Approx. k~catlon existing watertlne Off~treet Parking --St---- Apprex. location ex'sstir~ s4omrdrain t spl4n0 5q. Ft Boor area = 25 s paces ~ Parking tot lights 49 spaces provided Space dimensidns = 9' x 2D' ~ Vehicular CircutaEidn Excess spaces F80 Pheae tt PedesMen CircWation w ~ V ~ r- r ~ n m s ~""' ~ D ~ ~ ~_ ... , ae ~w~ ~~~ eq p~7 ~ #~ it a .mr ~S I a/+ ~ ~ L .: -~ a ~_ u: a, ~ :~ m 8 °my a` n p ~ z ~ ~ ~ ~' u~ ca I~ ~*` ~~ `air ~~ DC~= ~ ra' z O g o ~,v ~aa ~ vc ~o o ~ ~= X ~~ ~ ~" r ~ d~ m 0 2 ~r ~~;moo Zm• ~ ~ W ~~~ W 00 0 r~ r ~~ O~o Grid NortFt N r^~r ^ • I 0 ~~ tD A~ ~11~ f~Xlllbit ~ Sheet 7 LIM)~TED SPECIAL POWER OF ATTORNEY AUTHORIZATION TO ACT on behalf of the applicant of reap property described as Tax Lots S4 and SS~identified on the Jacl~son County Surveyor's Map as 37S 2W 10AD. LET IT BE KNOWN that Mantes & Associates LLC {Montero) is the duly authorized representative of Old Railroad Properties LLC and Microvellum Asset Management Inc., the applicants of the above described real property, and, by this instrument, do hereby authorize Montero to perform all acts procedurally required to obtain a modification to the Master Plan of the Snowy Butte Station - A Transit Oriented Development and approval of the Site and Architectural design permit approval through City of Central Point Planning Department. THIS LIMITED AND SPECIAL POWER OF ATTORNEY shall be used for anly~ the limited and special purposes above described and shall not be used to buy, sell or convey any part or any interest whatsoever in this or any other land owned by the above property owner. THIS LIMITED AND SPECIAL POWER OF ATTORNEY has been expressly authorized by the undersigned applicant and shall expire on December 31, 2007, but may be extended by the mutual consent of the parties. Done and dated this~~ay of Qctober, 2007. Old Railroad Properties LLC and Microvellum Asset Management inc. y: David Pee Authorized Representative EXHIBIT 6 CENTRAL POINT ' ~ STFE PLAN APPLYCATION City of Central Poixrt Planning 1?epartment DATE STAMP FDA OFFICE USEOTILY APPLICANT INFORMATI[]i~t: Name: ~L.,D ~ re~~A ~ GLL' ' /~/~o~~t-u.~ Address: ~'s',o Z. f 5/ G.J. ~ City:, /;9~f~ State: s,r~, Zip Code: 9 --- Telephoue: lusiness: ~4~5 /GGb ____ •,.,.,„,_ Residence: E-]mail Address: AGENT Il~`ORMATION: Name: /~ dl~l'T~,P.t~ - Address:. ~ 97 Telephone: Business: E-mail Add>Etess: ~ State• ,~ ' .Zip Cade: 779~Ys77~ _Residence• wlr.~~..~ .-.~~eses~.~r~~1 r QAM OWNER OF RECORD: (Attach Separate Sheet If More Than One): Name: G~L~ ~./4~i4. a ~ . G ~ e City: .G Telephone: Business: ~7s~ ~ PROJECT DESCRIPTION: Type o€Development: ~~ ~~- Mixed use: C7 Yes ©No p, a ~??~ Township: 37~~ age: I o Section: ~ ~ Te:c hot(s): 7 Address• ~'or~I•rM ~•{K~.ew ~Y' Zoni><:g District• "7"0~ C Project Acreage: G ~ ~•/ Nturkbcr of Dwelling Units: -~ •r Non-Sale Area Sq. Footage 9Ga7+ Sale Area Sq. Footage ra =Gross Fr. Area 9, G~ 7 Number of Pariung Spaces: Has apre-application meeting been held? ~ Yes ©No ~ If yea, pre-application File Na.: d S t ~ Note: For acme Type li Applications, a pre application meeting may ve required. For alt Type 111 Appilcations, a pre-applicatioa meeting Is regpired, REQuIREU su>~MITTALS: C] Application Form C7 Application Fee (See Cnrrent Fee Schedule) , ^ [,egal Description p Wrltton Findings of Fact denoting comgliance with Chapters 17.65, 17.66, 17.67 and i 7.72 as applivabie (Type [i, see Section 17.,0530Db, CPMC) (Type III, see Section 17.05.4D0(B.2h, CPMC) p Site Plan, Architectural ElevaElons, and Landscape and Irrigation Plan Drawn to Scale {S copies) [,] Written Authority from Property O4vner if Agent in appiicatlon process p 't'hree {3) reduced copies (&'/x x 11) of the Site Plen, Architectural Ete~ations and Landscape snd Irrigation Plan ^ Malting labels for all properties within 140 foot perimeter of protect I HEREBY STATE THAT Tf1E FACTS RELATED 1N T1tE ABOVE APPLICAT101V Ai~1D T1iE PLANS AND DUCUINENTS SU1314IITTEA I#EREWITH ARE TRUE, CORRECT, AND ACC[JRATI; TO THE BEST OF MY KNOWLEDGE, 1 certify that I am tike: ^ Praperiy Owner or la Authorized Agent of Owner of Project Site Signatture: Date: . o[ State Cantle before sn site work ns. ' FOR PLANNING DEPARTMENT USE_UNLY Application Accepted Aa Complete on:_ _ Land Use Case Flie Na. X20° Day for Land Use or Lhnlted Laud Use Aeciskon: Wetlands Cheelu if any wetlands oxlst ou fire site, it la the applicant's reaponsihit{ty to apply For a permit to the Divlsivn llcpflloflt7EE'ARTIrEfi~F[V!1.ANNI3+141PormsV.apd Uso ApQAcaSlans~Sitn Plan APPtlratbn,dac . Rmtscd August 1,?.087 :,- ~: ~~ -- a. ~, ~: v# ~ ~' s :~ ;~ c I A c c ~ > `~ C (J ~ ~ C: ~a ~ ~. ~' :~' A: .! C: +i a £,: ~` 3 <~ C ^. 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Q>~ ~~~ c~.~ ~ ~ ~ is U7 c,~ ~ ~s ,~.``~~~ ~J,J -~t~' ~~ ~~' ~ ~" ~~~ Microveilum Office Park Off Street Parking Formula EXHIBIT 10 TOD - Tabie 3 Parl<ir~g Standards Spaces Spaces Buildings Space / 100' G~'A GFA Required Planned PHASE T Micravellurn Office Building 1 4 9,607 24 49 Planned Tctal -Phase 1 1 ~ 9,607 24 49 PHASE ll Office Buildings 9 4 41.607 104 145 Personal Services / Comrt~ercial 4 S 16,OE)0 32 57 Proposed TQtais -Phase Il 13 57607 136 202 Df~ice Park -Totals Prii'posed 14 67,214 ] 60 251 Qver--all parking ratio {GFA /spare) 264 City of Central Point, Oregon 140 So. Thfrci 5t., Central Roint, Or 97502 541.564.3321 Fax 541.664.6364 www.ci.centra!-polnt.arus September 27, 2007 Mike Montero Old Railroad Properties, LLC 802 Nadia Way Medford, Oregon 97504 CENTRAL POINT Tom Humphrey,AlCP Community Development plrectorl Assistant City Adminlstratar RE: Tentative Plan Minor Land Partition, Replat lots 54 and 55 of Snowy Butte Station Phase 2, Tax Lots: 700 and 774, 37 2W lOAD, File 08140. Dear Mr. Montero: The City of Central Point Planning Department review of the proposed tentative plan for the above-referenced tax lots has determined that the application is conditionally approved. Accordingly, the Minor Land Partition, Replat is approved subject to the conditions set forth in the attached Staff Report dated September 27, 2007. if you have any questions or require additional information, please do not hesitate to contact me at {541) 664-3321 ext. 293. Sincerely, ff Connie Clune Community Planner cc: Cae1 Neathamer PO Bax 1584 Medford, OR 97501 Planning Department k STAFF REPORT CENTRAL POINT REVISED STAFF REPORT October 4, 2007 Tom Humphrey,AiCP, Comrr-umty pevelo~ment C}irector/ Assistant City Administrator AGENDA ITEM: File No. 48140 Consideration of a Tentative Plan approval for a Minor Land Partition, Replat to create two parcels. The subject site in the Transit Qriented Development Corridor General Commercial {TOD-GC) zoning district on property located on the east side of Haskell Street and identified on the Jackson County Assessor's map as 37S 2W 10 AD, Tax Lots 700 and 774, APN 1081332$ and 10983018. Applicant: Old Railroad Pr©perties, LLC; Agent: Neathamer Surveying, INC. STAFF SOURCE: Connie Clune, Community Planner BACKGROUND: The applicant is proposing to partition, as a replat, lots 54 and 55 of Snowy Butte Station Phase 2, (recorded plat 32-14). ORS 92.010 (12) defines "Replat" as the act of platting the lots, parcels and easements in a recorded subdivision or partition plat to achieve a recarifiguration of the existing subdivision or partition plat or to increase or decrease the number of lots in the subdivision. Genera[ Pro,~ect Description: Parcel 1 is 2.87 acres and Parcel 2 is 3.58 acres. Access to the subject property is via Haskell Street. The proposed division is in preparation of a business park development. The park will provide individual commercial buildings in succession as the market dictates. FINDINGS: _- See attached Attachment "A" ISSUES: There are no issues to discuss regarding this application. ATTACffiVIENTS: Attachment "A" -Findings Attachment "B" -Public Works Staff Report, Attachment "C" --- RVSS Comments Planning Department ACTION: Planning Department Conditions of Tentative Approval: 1. Conditions noted by the City of Central Point Public Works Revised Staff Report dated September 14, 2007 {Attachment B), a, Waterline Protection: Prior to final plat approval, a waterline easement shall be recorded over the existing waterline as shown on the tentative plan. The easement shall include language prohibiting the construction of any permanent structures over the easement. b. Access Management; The only point of access to South Haskell street shall be from the what is proposed for the business park master plan. No new full movements shall be allowed onto South Haskell Street from either parcel without a master plan amendment. 2. Conditions noted by the Rogue Valley Sewer Services (Attachment C). Tentative approval for the replat to create two parcels is granted subject to conditions of approval and those conditians found in Attachments B and C. Tentative approval shall be valid for one year from this data. RECOMMENDATION: Upon meeting the conditions of approval, the Applicant should file an application for Final Plat with the City of Central Point Planning Department within one year from this date. Approve File No. OS 140 as per the revised staff report dated October 4, 2007. ; Att~chmcnt "A" FINDINGS OF FACT AND CONCLUSIONS OF LAW File No: Q$140 INTRODUCTION In the matter of an application requesting Tentative Plan approval far a Minor Land Partition, Replat to create two parcels. A Minor Land Partition request is a Type II application review. The subject property is in the Transit Oriented Development Corridor General Commercial {TOD-GC} zoning district and is recognized as such in the City of Central Point Comprehensive Plan. The applicant is proposing to partition, as a replat, Lots S4 and S5 of Snowy Butte Station Phase 2, (recorded plat 32-14}. Parcel l is 2.8'7 .acres and Parcel 2 is proposed at 3.58 acres. This request is in Iieu of a lot line adjustment between Lots 54 and SS. CPMC IG.36.030 Requirerrtents. A, All major and minor land partitions may, as a condition of approval, provide for improvements including curbs, gutters, asphalt streets, sidewalks, underground utilities and such other improvements as shall be deemed appropriate and necessary by the city council as a.condition of approval, with all such improvements to meet the standards required for subdivisions under this title. Findiung; Haskell Street is a public street and unproved to City of Central Point road standards. Existing utilities, easements, right-of--ways and other improvements are illustrated on the submitted tentative plan map. Ca~;clusion: Application complies. B. In the case of major partitions, all streets or roads shall be improved to meet the standards required for subdivisions under this title, and shall be dedicated to the city in the same manner as subdivision roads and streets. Finding; The submitted application is a minor partition for the purpose of a replat for Lots 54 and 55 Snowy Butte Station Phase 2. Access is via South Haskell, a public street. Ingress and egress to South Haskell Street is from a current shared access located approximately long the proposed property line. Conclusion: Application complies. C. Partition improvements shall be constructed prior to approval of the f nal partition plat unless, in the city's sole discretion, deferral is allowed. In all cases of deferral, the applicant shall either execute an agreement for improvements and comply with the bond requirements of Section 1 b.12.070 and 16.12.080 of this title, or shall execute a deferred improvement agreement, which shall be in a form and contain such terms as are specified by city and shall be recorded and be binding upon and run with the land and hind the applicant and all successors in interest. Page l of 3 Finding: The City of Central Public Works Department conditions of approval, Attachrr>,ent "B" of the Staff Report dated September 27, 2007, are conditions of tentative approval. The applicant and agent have been provided a copy of said conditions. Conclusion: Application complies. CPMC .17.63.040 B. Employment (T4D). 2. GC-General Commercial. Commercial and industrial uses are primarily intended for this district. Activities which are oriented and complementary to pedestrian travel and transit are encouraged. Residential uses above ground floor commercial uses are also consistent with the purpose of this zone. Finding: This application does not propose uses at this time and is pertinent to the replat partitioning of the property only. Future uses will be per the Snowy Butte Master Plan. The proposed development of the subject site is as a business park that will provide individual commercial buildings in succession as the market dictates. Review of the proposed uses in conformance with Section 17.65.070 and Table 4 will be done during the Site Plan Review application process. Conclusion: The replat partition is a permitted use in the TOD GC-General Commercial zoning district. 17.65.070 Zoning regulations--TOD corridor, D. Density. The allowable residential density and employment building floor area are specified in Table S. E. Dimensional Standards. The dimensional standards for lot size, lot dimensions, building setbacks, and building height are specified in Table 5. F. Development Standards. 1. Housing Mix. The required housing mix for the TOD zoning districts is shown in Table 3. Z. Accessary Units. Accessory units are allowed as indicated in Table ~4. Accessory units shall meet the fallowing standards: a. A maximum of one accessory unit is permitted per lot. b. The primary residence and/or the accessory unit on the lot must be owner-occupied. c. An accessory unit shall have a maximum floor area of eight hundred square feet. d. The applicable zoning standards in Ttrble 5 shall be satisfied. Tabfe 5: Standard GC Density-Units Per Net Acre (f) Maximum NA Minimum NA Mlnlmum Lot or Land ArealUnit Large single-famlly NA Standard single-family NA Zero lot line detached NA Attached row mouses NA Multifamily and senlar housing NA Average Minimum Lot or Land ArealUnit Large single-family NA Standard single-family NA zero lot line detached NA Page2of3 Attached raw houses NA .Multifamily and senior housing NA Minimum Lot Width t.arge single-family NA Standard single-family NA Zara lot line detached NA Attached row houses NA Multifamily and senior housing NA Minimum Lat Depth NA Finding: The 6.4 acre site was generally identified in the Snowy Butte Master Plant as the site for a mix of office and light manufacturing, retail and other pem~.issible uses as evidenced by recorded plat 32-14. The proposed repIat of the two parcels will not reduce the overall area designated in the master plan for this use, rather the repIat is an adjustment of the recorded lot line of Lots 54 and 55, Finding: The Minor Land Partition, Replat application proposes the creation of two parcels meeting the la# area and width requirement of the GC zone district. Parcel 1 is 2.87 acres and Parcel 2 is proposed at 3.58 acres. Finding: The parcel size and shape provide that commercial structural development can met the setback requirements. Conclusion: Each parcel of the proposed Minor Land Partition, Replat application meets the development standards of the GG-General Commercial zone and the Snowy Butte Master Plan. CPMC 17.66.050 Application approval criteria. C. band Division. Aland division application shall be approved when the approval authority finds that the following criteria are satisfied or can be shown to be inapplicable: 1. The provisions of Title 16--Subdivisions; and 2. The proposed land division complies with the approved T4D district or corridor master plan for the property; and 3. Chapter 17.67, Design Standards--TOD district and TOD corridor Finding: The application for the Minor Land Partition, Replat conforms to the criteria of CPMC Title i 6, Sections 16.10 and 16.36 and ORS 92.180. Finding: The proposed repIat partition complies with the TOD corridor and Snowy Butte Station. master plan as previously stated. Finding: The proposed repIat partition provides parcel size, shape, and access that facilitate commercial development of the site. Specific business park and commercial development design for each parcel will be reviewed during the Site Plan Review to assure conformance with Section 17.67, Standards- TOD corridor. Conclusion: Application complies. i Snowy Butte 5tanon A Transit Oriented Development:, page 4 Page 3 of 3 Public Works Department A~~y~ .~~1 ~~AAt1I`1~ P~~IV~ ~7r~gon ATTACHit~~lyT ".. Bob Pierce, Director Stephanie Waol$tt, Engineering Tech Il PUBLIC WORKS STAFF REPORT September I4, 2Q07 AGENDA TT'EM: Two Lot Partition for 37-2W-10.A.D, TL 700 and 77~ Applicant: Old Railxoad Properties, LLC, $OZ Nadia Way, Medford, OR 97504 Zoning: TOD-GC, General Commercial Traffic: No traffic study is wazYanted for this development. A Traffic Study was completed for the parent subdivision which included this property developing as a business park. Existin Infrastructure; ', Water: There is an existing 12-inch in South Haskell Street. Storm Drain: There is an existing 12-inch storm drain in South Haskell Street Street Section: South Haskell Street is a residential collector with a paved width of Forth-six feet. fssues: None. Engineering and Development Plans and Permits: The Central Point Public Works Department is charged with management of the City's infrastructure, including streets, waterworks, and storm water drainage facilities. Irz general, the Department's "Standard Specifications and Uniform Standard Details For Public Works Construction" shall govern how public facilities are to be constructed. The Developer is encouraged to obtain the latest version o£these specifications from the Public Works Department. 7n general, the plan submittal shall include plan anal 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. A Public Works Permit will only be issued after the Department Director approves the final construction 940 South 3'd Street • Centro! Point, OR 97502 •549.fi64.3329 • Fax 549.664.6384 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 inspectiozts fees and bond for any uncompleted improvements {as determined by the Public Works Director). Conditions of Approval: ! 1. Waterline Protection: Prior to final plat approval, a waterline easement shall be recorded that over the existing waterline as shown on the tentative plan, The easement shall include language prohibiting the construction of .any permanent structures over the easement. 2. Access Management: The only point of access to South Haskell street shall be from the what is proposed for the business park master plan. No new full movements shall be allowed onto South Haskell Street from either parcel without a master plan amendment. 940 South 3rd Street • Cen#ral Point, OR 97502 •549.664.3321 • Fax 547.6fi4.fi384 @912@1207 11:44 541-664"71 R1lS PAGE 01l~1 ~ ?. gS .x,.,. September 2t7, 2007 ~V~~~ ~~~~~~ ~~ x~ ~~ V~~~~~~~ [AC.uinn: f~8 Wcsf Vifas ~C4'Id. Ccnrr93 Pint, QR -MailingAddresc, P_E}. RQ;c :;i3Q, Cc:ntrs! Point. [aR 7501rSypp4 "fct, (Sq]) CX~d-63E)(t. F9x {i$]) GCad•7173 www.CtVSS.ux Cc3ntuc Ciune FAX 664-6384 City o£ Ccntr~ Paint Planning Department . l5S Sc-uth SeE;ond Street Cez~tx~i Faint, Oi`egon 97502 R,~: Oid ~tail.raad properties 1'a,rtiti~xt, 3'7 zW 1.t1~.A, File # C~8~.4U DearConnie, Thera axe sE3rvice latexals extended to cacl~ of the proposeEi parcels and an S" sE;wer xAtain stubbed to the property near ~~ prE7posEd boundary line generally as shown on the pkans. The propased partitian will ~E)t affect tliE;se faci.~itic.s. Future deveiopt~~;ent can be servEsd by ct7nnecting to the existing service laterals. Such connections wifl require a permit frarr, DVS which wil,i be Issued iEpan payrncnt a~ related ' deve,lopt~ent chaz'gcs. Feel £~:ee to caili me if. yat~ need additional information. Sincerery, E Carl Tap~rt, P.E, District Engineer i K,:1Df1T,A,IAGENCIES~,CFN'TFTIPLANNGIPARTiTION12t~~i1Q8]40 01 A RAiL.ROAD.DOC ~ ~ ~3~ ~~~~~f ~,~~~~~- ~~t~i~~a~, ~ar~~~:r~ ~~~~~~ ~~~~s ~~~~aaa~° ~:~~ ~4~"~ .~~. ~: ~ppliaafi: ~~c~ ta~~~oad ~a~p~~~fi~~s, LLB` ~, ~~~cav~l~~€ ~s~~fi ~aa~~~a~~ai, ~rac, ~:~a~a€~t; '~~L~~C, ~F~r~Z ~"c~ga~axa~a~.i~~ ~~~a fi~~ ~~~ is ~a~~~a~ai~ ft~~ t~a~s c3~:v~~c3p~aa~a~~nt< ,~ 'f'ra-~i~ ~~a~d~F ~~~ ~c~a~~l~~~d ~'c~r ~ p~~:~ai ~t~bd€~~~~n v~rh~~~a i~a~~~c~ t~€~ p~°ap~z~y de~~~~p~aD~ a bax~ia~~s~ p~r~. ~~~~fi~a~~ Ixa~~~fi~~~: ~~~ a~t~fii~~ ~ ~at~d fi~a~n ~~~fih ~~~~~1~ ~~t. ~+'~~~r - ~r~ ~ ~ztisfiin~; I~w~n~~a wat~a~a~ ~bafi is ~~t ~ifih€€a t~a~ ~ c~~tb~ prapr~~~d pr€v~fi~ c~~iv~. ~~aer Tb~a~ is ~x~~fiirz~ s~<~r gax ~c~aat~~ ~~~~1 fi~'e~fi Sfia~a~ca ~.r~.in ~ T~r~ a~ ~~ ~~i~tin~ ~~~iaacb ~tc~a~a~ dr~a~aa ~.~~~ in ~f~~~t ~~~~~~ ~fi~~~~ ~~~~; '~`~a~a~ ~a~ tai ~~saa~s ~it~a fi}a~ pac~pa~~~d d~~~~~prraeaafi. _ _ __ ~~ ~e~fi~ ~a~fi ~"i~~l€€~ ~r~ U~paa~~at :~ ~~~ ~~~~1~ €aa~at~~~~~aa~~afi ~£ fi~~ ~~,~r'4 ia~:~'~€~~a~ttar~, i~a~ludia~ ~ats, a~fi~~vas~'~4 mad ~tc~~ ~~~fi~r da~~a~s~~ ~'aa~~lfii~~, Ira ~~a~~1, fi~~ ~~art~€a~aat'~ z~~fi~ndd ~~i~at~~aas ~~d ~aa~f~~a~a ~fi~axdrd I~~fiaa~l~ °~~ ~aab~a~ ca~~s ~s~at~fi~~cta~aa'° ~ta~~i ~t~v~ k~~~r paa~l~~ f.x~tifi~~~ ~€~ ~~s b~ c~aa~as~t~d. ~ ~~v~l~per is ~:aaaaa~~d fi~ ~bfi~z~ fibs ~~t~~fi ~l~r~~~a~ ~~fita~~~ spa;~~~~t~ca~s ~'~~~ fi~ ~k~tc '~r'~a~~s ~sp~affa~a~fi. Ifia ~~~a~a~~~ fi~~~ p~~a~ ~~abfi~.I ~h~l~ ~~~~€~d~ p~~a~ ~a~r~ p~~~l~ ~t~z- ~fia~~, ~~fi~€~, sfiora~a i~~~ ate ~~~€~~y ~~~v~rs, ~~€~rm d~~n~,~$ ~~lc~l~di~saa~x sfi~ dr~€a~.~~ ~~~~fia ~~ap, ~a~s~aa zatr~l pig, ~tlifisr ~~d t~a~fi~~d~ ~~~~~y ~a~t~~~t~r~s ~nc~ ~ppra~~:al~. 'T~ P#aara araay ~~s€~ n~laad~ ~.pplc~b~~ fia~.~ ~fia~d~~s, ~~~1 d~s~i~t~c~~,~ c~ ~ fi~~~ ~a~at~r~l p~~~. ~. Paa~~i~ o~ ~'~~~fi ~ral~ o~a~~ b~ is~~ec~ ~.i~~r fi~ac~ ~~p~t~a~a~fi ~~r~~t~a~ appa~~~e~ fi~~ ~n~l ~~~a~fru~fi#c~n dra~~~g~. .~5.~~ app~°cav, fihe f~~s ~~~fi~d tb~ d~~r~€.~~fira~~fi mill b~ ~~1~a~l~fi~~ . ~fi~~~b~d fic~ fi~ paxbl~ ~~~r~~ p~~ra~ifi> .~.~~ ~:~ a ~~u~r ~~ b~ p~~d ~za ~C€I~ ~fi ~b~ ~ia~~ tb~ ~'~b~i~ `r~~~s ~av:ea~~~ ~~ ~s~~.e, ~~c~pt ~i~ ~s~ ~~a~p~c~.~~ f~~~. ~.~~~~ ~jt c~sxap~~fi~ca~a d~~i~3~; fi~a~ ~a~a~~ p~~fi a~ppli+c~t~c~a~ pr~~~, ~b~ I~~bli~ ~~~r~~ l~a~p~~to~ ~it~ a~~t~a$~~t~ ~~ ~ppa~p~t~ ~c~aaa~t ~~ i~a~p~~fi~~x~ fi~~~ ~c~ ~es~ fi~~ d~iF~ic~pe~< ~3~~~~~ fih~ ~ra~ pl~~ ~pp~~c~~fi~~:~ ~~ pr~r~c:~~~~~ ~ d~~~~c~p~x ~~t p~.y €~~ r~~~~~ inscfiiaa~ f~~~ ~xg~ bc~~aei ~ra~ ~v aa~.~a~.p~~t~~i ia~p~~~ ~~~ ~.ct~~z~z~d ~~~ fibs ~'a~bl~~ "~~~~~ ~i~tcar~< Conditions of Approval: 1. Sidewalks and Landsca Stri :Subject to Municipal Code Section 12.04 five (5) foot side sidewalks shall be required as part of the proposed site plan, along the frontage of property within the right of way for South Haskell Street. Additionally, a seven and a half (7.5) foot landscape strip shall be required to be installed concurrently. The configuration of the landscape strip and sidewalk will be in compliance with Public Works Standards and Specifications drawing CP-ST-2lA. Both shall be approved and installed prior to the building final on the cammereial structure. 2. Street Tree Plan: Prior to issuance of the fnal building occupancy, the applicant shall submit for approval by the Public Works Director, or his designee, a landscape plan for the areas designated far landscape strips. Landscape strips for the proposed development shall be placed immediately behind the proposed sidewalk location. Street trees shall be planted thirty-feet on center around the perimeter of the property. The plan shall include construction plans, irrigation plans, details, specifications and species of the trees selected from the City's approved street tree list and are to be planted within the landscape strips. Plantings shall comply with Municipal Code Section 12.36. Tree plantings shall have at least a 1 '/z" trunk diameter at the time of installation. AlI street trees shall be irrigated with an automatic underground irrigation system. Maintenance of the landscape row will be the responsibility of the property owners who own the property directly adjacent to the landscape strip. 3. Private Street -The proposed extension of Cheney Loop shall be built to Central Point Private Street standards and shall be constructed with the appropriate Public Utility Easements. 140 South 3'~ Street • Central Point, OR 97502 •541.6fi4.332~ • Fax 549.664.6384 I ~~ ;~ `T•~ir~i ~~r~e~ aw~~~t~at i^"QiE~~. ~R 9~~fl~ ~~ 1.b~~v3~2 € ~a~ ~~ # .&, I b f f ~~:>: a.~€I~a~ ~ ~arr€~a~~ ~'~t~e~ e~d~r, ~vildis~g ~3ff~~i~E ~'a Ia~~~~~ ~~~~~~~t ~'~:..~~~:`~.'~'a ~. ~~~:r~~. ;~~~~~~~~ LLB'. ~~~.a '~Yh~ ~~a.~`f a'~pc~ i~ t~s r~~~~: ~v~~~a~.~~s~ Ica a~ ~~;~~~i~~~ €~~~i~~i~~ ~n~i ~~ ~.~l~~a~~~: ~`~~~r~l ~c~~~~ ~'1~~~n ~~rnm~~%can. 1 Building Dept. Staff Report, Page 2 BUILDING DEPARTMENT COMMENTS 1. Applicant, agent and contractors must comply with all current State of Oregon adopted codes, and apply for all permits through the Central Point Building Department. 2. If a private storm drain system is proposed it must be reviewed and a permit issued by the Central Point Plumbing Department. 3. Any private street lighting must be reviewed and permitted by the Central Point Electrical Department. 4. Provide the building department with a Geotechnical report as required by OSSC Appendix J and chapter 18 of the OSSC. A written report of the investigation shall include, but need not be limited to, the following information: a. A plot plan showing the location of all test borings and/or excavations. b. Descriptions and classifications of the materials encountered. c. Elevations of the water table, if encountered. d. Recommendations for foundation type and design criteria, including bearing capacity, provisions to mitigate the effects of expansive soils, provisions to mitigate the effects of liquefaction and soil strength, and the' effects of adjacent loads. e. When expansive soils are present, special provisions shall be provided in the foundation design and construction to safeguard against damage due to expansiveness. Said design shall be based on geoteehnical recommendations. 5. Grading/excavation permits are required in accordance with OSSC Appendix J and chapter 1 S and regarding any f 11 material placed on the site. Fills to be used to support the foundation of any building or structure shall be placed in accordance with accepted engineering practices. All private storm drain work must be permitted and inspected by City Building Department (prior to backfill). A soil investigation report, and a report of satisfactory placement of fill (including special inspections of placement of fill and compaction) acceptable to the Building Official, shall be submitted prior to final of the grading/excavationpcrmit. Building permits will not be issued until grading/excavationpcrmit is finaled. Exception: 1. The upper 1.5 foot of fill placed outside of public rights-of--way. 2. The upper 1.5 foot off 11 that does not underlie buildings, structures, or vehicular access ways or parking areas. 2 940 S Third Street • Central Point, QR 97502 •549.fifi4.3329 • Fax 549.fi64.9fi9 9 Building Department Staff Report, page 3 6. To move or demolish any existing structures located on the property, call the Building Department for permit requirements. 7. Notify the City Building Department of any existing wells, or septic systems located on the property. 8. Any development (any man-made change} to improved or unimproved real estate located within the flood hazard area of the City of Central Point shall require a Development Permit as set forth in the Central Point Municipal Code 8.24.120. 9. Dust control, and track out elimination procedures must be implemented. A comprehensive erosion control plan must be submitted and approved by the Building Department prior to start of work. 10. Application for building permits will require four sets of complete plans indicating compliance with Oregon Structural Specialty Code (2007), The International Fire Code {with the State of Oregon Amendments-2007}, NFPA 13, Oregon Mechanical Specialty Code (2007), Uniform Plumbing Code {with Oregon Blue Pages-amendments). Plan check may take from 3 to 8 weeks, depending on completeness when submitted.....ifrcquested, plan check my be initiated simultaneously with Planning Dept. evaluation (Plan Check Fee must be paid prior to start of plan check). A complete code analysis should be a part of the submitted plans. 11. Fire District 3 will determine fire hydrant locations, as well as access to buildings. 12. Property lines must be established and pinned by a Licensed Oregon Surveyor prior to any building inspections. 13. No work is to start until Grading and Erosion Control Plans are approved and permit issued. Any changes proposed shall be submitted in writing by the Applicant, or Applicant's contractor to the Building Department for approval prior to start of work. If questions, please call Todd Meador.....664-6325, ext. 228. 3 740 S Third Streef • Central Point, OR 97502 •541.664.3329 ®Fax 541.664.1691 i ~ .. "' Jackson County Fire District No. 3 8333 Agate Road White City o.R 97503-io75 (54i) BZI~-71vo (voice) (s4s) sZS-assf: {ra~c) tntyeirrar~,riaA~Aa~arl~ae~a-- soltl~s-~aso November 27, 2407 Connie Clune Planner Central Point Comments for Microvellum Business Park Phase i ATTACHMENT " • Can you have the developer provide fire hydrant location information • i will review a closer to flnaf plat and make add#donal comments if needed then Mark Moran DFM A ~ `fACHMENT "...~_" ~~ s~w~~ ROGUE VALLEY SEWER SERVICES Location: 138 West Vifas (toad, Centra] Point, QR -Mailing Address: P.O. Box 3 f 30, Central Faint, OR 7502-0405 Tel. (541) 664-6300, FAx {541) fi64-717 ] ww V ns ~~, ~ f;:-: d fir, _.~ ~! f UAL ~ i 2007 December 14, 2007 Connie Clune FAX 664-6384 City of Central Paint Planning Department 155 South Second Street Centra! Point, Oregon 97502 Re: Site Plan review for Microvelfum Business Park, File # 08160, 08149 There is a sewer service laterals stubbed to the subject property from Haskell Street. Connection to the sewer will require a permit from RVS, which will be issued upon payment of related development fees. The property is within the NPDES Phase 2 stormwater Quality management area and must comply with relevant stormwater quality guidelines. We encourage the applicant to design the site so that landscaping features can also be used for water quality protection. Rogue Valley Sewer Services requests that approval of the proposed development be subject to the following conditions: 1. Applicant must obtain a sewer permit and pay all related development charges prior to the start of construction. 2. Applicant must submit a stormwater plan to RVS for approval prior to the start of construction, Feel free to call me if you have any questions regarding this project. Sincerely, ^- Carl Tappert, PE District Engineer K:IDATAIAgencieslCENTP'IIPLANNG1SitePtanReview12fl0810$150 Microvellum Site Plan.doc Attachment "G" FINDINGS OF FACT AND CONCLUSIONS OF LAW File No: 0$149 INTRODUCTION In the of the major modification application to add the Microvellum Office Park site development plan to the approved Snowy Butte Station Transit Oriented Development Master Plan (File No. 43036) in accordance with CPMC Section 17.09.304. The project site involves 6.41 acres located an South Haskell5treet and identified on the Jackson County Assessor's snap as 37S 2W lOAD, Tax Lots 700 and 774, APN 148132$ and 149$9418. The subject property is located within the TOD-GC, Transit Oriented Development-General Commercial zoning district. Applicants: Old Railroad Properties, LLC and Microvellum Asset Management, U~.c; Agent: Montero & Associates, LLC. CPMC 17.09.300 Major modifications. A. Major Modification Def ned. The community development director shall determine that a major modification(s) is required if one or more of the changes listed below are proposed: 1. A change in land use; Finding: The approved Snowy Butte Station Transit Oriented Development Master Plan {Master Plan) did not provide the development site design for the proposed Office Park and an application for modification to the master plan has been submitted. Finding: The 6.41 acre project site is within the TOD-GC, Transit Oriented Development-General Commercial zoning district and is designated as such in the approved master plan far Snowy Butte Station. 2. An increase in density by more than ten percent, provided the resulting density does not exceed that allowed by the land use district; Finding: Microvellum Office Park (Office Park) is designed as a mixed use site with offices, retail and possible second floor residential. The proposed density and uses are in conformance with the TOD-GC zoning district, CPMC Section 17.65. 3. A change in setbacks or lot coverage by more than ten percent, provided the resulting setback or lot coverage does not exceed that allowed by the land use district; Finding: Microvellum Office Park is designed to meet setbacks and the lot coverage of the zone. The design does not exceed that allowed by the land use district. 4. A change in the type and/or location of accessways, drives ar parking areas afj`ecting off- site traj~c; Page 1 of 13 Finding: The project site fronts the east side of South Haskell and Ash Street to the nart A pnvate rive east of -ouf~ Haskell will provide primary access to - - - -- Microvellum Office Park. The private drive will be constructed to City of Central Point private street standards (Applicants submittal Attachment "B" page 5b}. Two additional ingress/egress points are located at Ash Street and South Haskell Street. S. An increase in the jlaar area proposed for nonresidential use by more than fifteen percent where previously specijied,~ Finding: The approved Snowy Butte Master plan did not specify the size and architectural design of the buildings within the Office Park. The submitted modification application provides the building footprint locations, the private street, landscape plan and the architectural prototype for structures within the Office Park 6. A reduction of more than ten percent of the area reserved for common open space; or Finding: The Office Park is designed with landscaped pedestrian areas with out reducing the common open space of the original master plan. 7. Change to a condition of approval, or a change similar to subsections (A)(.1) through (6) of this section, that could have a detrimental impact on adjoining properties. The city planning offacial shall have discretion in determining detrimental impacts warranting a major modification. Finding: The inclusion of the site development design for the Microvellum Office Park to the Snow Butte Station Planned Transit Oriented Development Master Plan adds information to the original approved plan. Conclusion: It has been determined that a major modifications application is required for the addition of the Microvellum Office Park site development plan to the approved Snow Butte Station Planned Transit Oriented Development Master Plan as provided in CPMC 17.09.300 (A}. CPMC 17.09.300 B. Major Modification Applications; Approval Criteria. An applicant may request a major modification using a Type II or Type III review procedure, as follows: 1. Upon the community development director determining that the proposed modification is a major modification, the applicant shall submit an application form, filing fee and narrative, and a site plan using the same plan format as in the original approval. The community development director may require other relevant information, as necessary, to evaluate the request. 2. The application shall be subject to the same review procedure (Type II or III), decision-making body, and approval criteria used far the initial project approval, except that adding a conditional use to an approved project shall be reviewed using a Type III procedure. Page 2 of ~.3 3. The scope of review shall be limited to the modification request. For example, a request to modify a parking lot shall require site design review only for the proposed ... .. parking~at and any changes to associated access; ~crcu7ation, pathways, lighting, trees, and landscaping. Notice shall be provided in accordance with the applicable notice requirements for Type II or Type 17I procedures. 4. The decision-making body shall approve, deny, or approve with conditions an application for major modification based on written findings on the criteria. Finding: The Applicants submitted an application for review by the Planning Commission a Type III major modification of the Snowy Butte Transit Oriented Development Master Plan in compliance with section 17.09.300 (B). The Applicants seeks the addition of the site development plan for the Microvellum Office Park to the approved master plan (see Attachment "B"}. Conclusion: Application complies CPMC 1 ~: 65.050 Zoning regulations--TOD drstricz ~. Permitted Uses. Permitted uses in Table .1 are shown with a "P." These uses are allowed if they comply with the applicable provisions of this title. They are subject to the same application and review process as other permitted uses identified in this title. Finding: The subject property is located within the TOD-GG, Transit Oriented Development-General Commercial zoning district. Professional offices, retail and multifamily residential above ground floor commercial are designated as permitted uses, Section 17.65.050 TOD Table 1. Finding: Comrriercial and industrial uses are primarily intended far this district. Activities which are oriented and complementary to pedestrian travel and transit are encouraged. Conclusion: The application complies. CPMC Y7.65.070 (F). Development Standards. The applicable zoning standards are specified in Table S. Finding: The development standard for TOD-GC and the project are compared for compliance in Table 1 below. Table 1: CPMC 17.65.050 Standards TOD-GC zoning district Re aired Pro'ect Front setback 1 S ft. 15 ft. Side setback ad' to residential 0 ft./ 15 ft l5 ft. NA Corner setback 15 ft./30 ft. 15 ft. Rear setback 0 ft. 40 - b5 fl. Page 3 0£ 13 ad' to residential 10 ft. NA Buildin Hei t 60 ft. 35-45 ft. Lot Covera e 85 % ~'8 Landsca e 15 % 22 Conclusion: The application complies. CPMC 17.66.030 (,2). Site Plan, Landscaping and Construction Plan Approval. The provisions of Chapter 17.72, Site Plan, Landscaping and Construction Plan Approval, shall apply to permitted and limited uses within the TOD district and corridor. For development or land division applications involving more than five acres of land or forty dwelling units, a master plan approval, as provided in this chapter, shall be approved prior to, or concurrently with, a site plan, landscaping and construction plan application, Finding; A Site Plan for the proposed Microvellum Office Park design plan was submitted as a Type lIl Major Modification application to be reviewed by the Planning Commission and added to the approved Snowy Butte Station Transit Oriented Development Master Plan {File No. 03036). Conclusion: The application complies. CPMC 17.66.050 Application approval criteria. B. Site Plan, Landscaping and Construction Plan Approval. A site plan, landscaping and construction plan application shall be approved when the approval authority f ads that the following criteria are satisfied or can be shown to be inapplicable: 1. The provisions of Chapter 17.72, Site Plan, Landscaping and Construction Plan Approval, shall be satisfied; and 2. The proposed improvements comply with the approved TOD district or corridor master plan for the property; and 3. Chapter 17.67, Design Standards--TOD district and TOD corridor. Finding: The Office Park development site plan and building elevations have been submitted as part of this application. Land area and dimensions, parking spaces, and proposed uses have been evaluated utilizing the site plan and TOD district criteria of CPMC Section 17.65.050 and 17.67. Findings addressing Sections 17.72 and 17.67 are included in, Attachment "G" of the staff report dated January 15, 2008. Finding: Conditions of approval that must be met prior to issuance of a certificate of occupancy are listed and found within the staff report dated January 15, 2008. The Applicants will receive written notice of any conditions of approval. Finding; The proposed Office Park, to include improvements, complies with the approved TOD corridor master plan for the property. Conclusion: The application complies. CPMC 17.67.040 Circulation and access standards. Page 4 of 13 A. Public Street Standards. Finding: The subject property is located on South Haskell Street, an improved City of ~ ~ ~ -- Central Point collector street. The approved Snowy Butte Station Transit Oriented Development Master Plan {Master Plan} recognizes this site as part of the commercial and industrial use for this development. The approved vehicular, bike and pedestrian design has been implemented with the infrastructure in place. Finding: Access to the subject property is obtained via three {3) ingress/egress points, The primary point of access for the Office Park is the private drive. This private drive is located in the center of the property and will align with the existing street, Cheney Loap, to the west. Finding: Utilities are available and adequate to service the proposed development. Finding: The utility lines are underground and are maintained with this design. Finding: These items are reviewed by the Public Warps Department during the civil drawings approval process for compliance with City code. Approval of the on-site civil improvements shall be determined by the City Public Works Department. Conclusion: The application complies. CPMC I7. b7.050 Site design standards A. Respect for Existing Facilities and On-Site Features. I. Adjustments should be made during land division and site design to improve the overall relationship of a development or an individual building to the surrounding context. Finding: The Applicants' architect has designed a building that will be compatible with the design of the Master Plan. Finding: The replat of Lots 54 and 55 of Snowy Butte Station, Phase ll subdivision {file Q814~) was done to enhance the design of commercial area and to facilitate the future Office Park. Conclusion: The proposal complies. 2. Buildings should be clustered to preserve natural areas. Finding: No identified natural areas are located on or near the subject site. Conclusion: The application complies. CPMC 17.67 050 (B). Natural Features. 1. Buildings should be sited to preserve significant trees. Page 5 of 13 Finding: The site is void of vegetation. A landscape plan {Applicant submittal Exhibit 5 Sheets 3.1 and 3.2) provides perimeter and parking aisle plantings with street trees. e berm located on the east property will be lan3seaped in conformance with and extension of the berm to the south ofthe project site. Conclusion: The application complies. CPMC I7.67.OS0(C). Topography. Finding: The project site is level with no unusual topographic features to consider. Conclusion: NIA 2. New buildings proposed for existing neighborhoods with awell-defined and desirable character should be compatible with or complement the architectural character and siting pattern of neighboring buildings. Finding: The proposed design of the buildings within the Office park is camplcmentary to the adjacent, newly constructed residential neighborhood to the west of South Haskell Street. The subject area is a newly planned development. Conclusion: The application complies. CPMC I7.67.OS0(F). New Prominent Structures. 1. Key public or civic buildings, such as community centers, churches, schools, libraries, post offices, and museums, should be placed in prominent locations, such as fronting on public squares or where pedestrian street vistas terminate, in order to serve as landmarks and to symbolically reinforce their importance. Findings: The proposed office/retail buildings are privately owned. No civic or public structures are located within the proposed site. Conclusion: The application complies. CPMC I7.67.OS0 (G). Views. The massing of individual buildings should be adjusted to preserve important views while benefiting new and existing occupants and surrounding neighborhoods. Findings: The subject site is not identified as having important views. The private drive is designed to enhance the entrance into the Office Park. The westerly view for the residential units west of South Haskell Street has been preserved. Conclusion: The application complies. CPMC I ~ 67.OS0 (H). Adjoining Uses and Adjacent Services. Page 6 of 13 1. YVhen more intensive uses, such as neighborhood commercial or multifamily dwellings, are within ar adjacent to existing single family neighborhoods, care should be taken to minimize the impact of noise, lighting, and traffic on adjacent~divellings: 2. Activity ar equipment areas should be strategically located to avoid disturbing adjacent residents. 3. All on-site service areas, loading zones and outdoor storage areas, waste storage, disposal facilities, transformer and utility vaults, and similar activities shall be located in arx area not visible from a street or urban space. ~4. Screening shall be provided for activities areas and equipment that will create noise, such as loading and vehicle areas, air conditioning units, heat pumps, exhaust fans, and garbage compactors, to avoid disturbing adjacent residents. S. Group mailboxes are limited to the number of houses on any given block of development. Only those boxes serving the units may be located on the block. Multiple units of mailboxes may be combined within a centrally located building of four walls that meets the design guidelines for materials, entrance, roof form, windows, etc. The structure must have lighting both inside and out. Findings: The buildings' design and orientation are in beeping with the approved master plan. The landscaped perimeter, street trees and landscaped parking area provide a physical space or buffer between the residential neighborhood and the proposed project. Finding: The proposed structures are substantially compatible with existing and proposed buildings. Under the terms of the Snowy Butte Station CC&Rs, all proposed buildings must be reviewed for reasonable architectural compatibility. The Applicants have secured approval of the Architectural Review Committee far Snowy Butte Station {Attachment B, Applicant submittal page 9). Conclusion: The application complies. CPMC17.d7.050 (I). Transitions in Density. 1. Higher density, attached dwelling developments shall minimize impact on adjacent existing lower density, single family dwelling neighborhoods by adjusting height, massing and materials and/or by providing adequate buffer strips with vegetative screens. 2. Adequate buffer strips with vegetative screens shall be placed to mitigate the impact of higher density development on adjacent lower density development. 3. New residential buildings within fifty feet of existing low density residential development shall be no higher than thirty-five feet and shall be limited to single family detached or attached units, duplexes, triplexes or four plexes. 4. New commercial buildings within fifty feet of existing low density residential development shall be no higher than forty f ve feet. 5. Dwellings types in a TDD district or corridor shall be mixed to encourage interaction among people of varying backgrounds and income levels. 6. Zoning changes should occur mid-block, not at the street centerline to ensure that compatible building types face along streets and within neighborhoods. When dissimilar building types face each other across the street because the zoning change is at the street Page 7 of 13 centerline or more infill housing is desired (for instance, duplexes across the street from single dwellings), design shall ensure similarity in massing, setback, and character. 7, Density should ~be increased incrementally, to buffer existing neighborhoods frorri incompatible building types or densities. Sequence density, generally, as follows: large lot single dwelling, small lot single dwelling, duplex, townhomes, courtyard multifamily apartments, large multifamily apartments, and mixed use buildings. Finding: The approved Snowy Butte Station master plan identified the subject site as commercial with medium density residential, TOD-MMR across South Haskell Street thus providing a buffer to the lower density residential further west. The proposed office buildings are a considerable distance from an existing lower density residential area along Gienn Way. Finding: No increased residential density is proposed with this application. Conclusion: The proposal complies. CPMC 17.67, OSO (.~. Parking. Finding: The project design for the Off ce Park will provide 245 parking spaces with the appropriate number of dedicated ADA spaces and exceeds the 160 parking space requirement of Section 17.65.450 Table 3 of the CPMC. The following table provides a comparison of the required number of parking spaces and the proposed number of spaces with this project. Table 2: Parking Use Minimum regcired arkin Project rovides Professional Office 51,214 s . #t. 1 sp per 400 s . ft. of floor 128 190 Re#ail Safes and Service 16,000 s . ft 1 sp per 500 s . ft. of flcar 32 55 Total 960 245 Conclusion: The application complies. CPMC 17:62: 050 (%). Landscaping. 1. Perimeter Screening and Planting. a. Landscaped bufj`ers should be used to achieve sufficient screening while still preserving views to allow areas to be watched and guarded by neighbors. b. Landscaping should be used to screen and buffer unsightly uses and to separate such incompatible uses as parking areas and waste storage and pickup areas. ,2. Panting Lot Landscaping and Screening. 3. Landscaping Near Buildings. Landscaping shall serve as a screen ar buffer to soften the appearance of structures or uses such as parking lots or large blank walls, or to increase the attractiveness of common open spaces. Page $ of 13 4. Service Areas. Service areas, loading zones, waste disposal or storage areas must be fully screened from public view. _. ._ S. Street Trees. Street trees shall be required-along 7~oth sides of all public streets with a spacing of twenty feet to forty feet on center depending on the mature width of the tree crown, and planted a minimum of two feet from the back of curb. Trees in the right-of- way or sidewalk easements shall be approved according to size, quality, tree well design, if applicable, and irrigation shall be required. Tree species shall be chosen from the city of Central Point approved street tree list. Finding: The Applicants have provided a landscape plan representing approximately 22% of the project site (Attachment B, Exhibit 5, Sheets 3.1 and 3.2). .The landscape area exceeds the minimum landscaping requirement of 15% for this site. Finding: A berm, paralleling the east property line, provides a scene or buffer separating the project site from the Central Oregon and Pacific Railroad. Planting of the beran is illustrated on the submitted landscape plan. The berm shall be planted similar to the planting of the berm to the south for continuity as a condition of approval. Finding: The landscape plan illustrates an enclosed, screened trash area, {Attachment B, Exhibit 4, and Sheet 11 }. Finding: Landscape rows have been designed around the office buildings. Finding: A review of the planting diagram finds street trees are provided on South Haskell Street meeting provisions of Section 12.36. Additional trees are incorporated within the perimeter landscape plan. The additional landscaped area{s) and street trees will be included in the landscape and irrigation plan submitted far approval by the City Public Works Department prior to issuance of a building permit. Conclusion: The application complies. CPMC X 7, 67.OS0(L). Lighting. 1. Minimum Lighting Levels. Minimum lighting levels shall be provided for public safety in all urban spaces open to public circulation. a. A minimum average light level of one and two-tenths footcandles is required for urban spaces and sidewalks. 2. Fixture Design in Public Rights-of Way. a. Pedestrian scale street lighting shall be provided including all pedestrian streets along arterials, major collectors, minor collectors and local streets. b. Pedestrian street lights shall be no taller than twenty feet along arterials and collectors, and sixteen feet along local streets. 3. On-Site Lighting. Lighting shall be incorporated into the design of a project so that it reinforces the pedestrian environment, provides continuity to an area, and enhances the drama and presence of architectural features. Street lighting should be provided along sidewalks and in medians. Selected street light standards should be appropriately scaled to Page 9 of 13 the pedestrian environment. Adequate illumination should be provided for building entries, corners of buildings, courtyards, plazas and walkways. ._ _ a. Accessways through surface parking lots shall be ive7l lighted with fixtures no taller than twenty feet. Finding: Street lights have been installed as per the approved master plan {Exhibit 2.7.1, Lighting Fixture Detail). These light are situated to illuminate the sidewalks far pedestrian safety. 1F~nding: On-site lighting has been incorporated into the landscape design of the project. The site plan provides for additional parking lot and landscape lights (Applicant Exhibit 5, Sheet 7) to include accessways and walkways. Conclusion; The project can meet the criterion. CPMC 17.67, OSO (M}. Signs. 1, The provisions of this section are to be used in conjunction with the city sign regulations in the Central Paint Sign Code, Chapter 15.24. The sign requirements in Chapter 15.24 shall govern in the TDD district and corridor; Finding: The rendered view of the Microvellum Office Fark sign {Attachment B, exhibit 4, sheet 12) depicts a monument sign designed to be located along the private drive. The sign will identify the proprietors within the Office Park. A specific sign plan will be presented and reviewed by the City Planning Department prior to issuance of a building permit to insure that the standards of Section 17.b7.~50(M} are met. Finding: A sign permit will be required. Sign standards and permit requirements are found in Section 15.24 and 17.67 of the CPMC. Conclusion; Compliance with CPMC 15.24 Sign Code and 17.b7.050(M) will be monitored during the sign or building permit process. CPMC 17.72.020 Site plan approval required: (A) A site plan application conforming to the requirements of Section 17.72.030 shall be made: 1. Far all construction requiring issuance of a building permit; or Finding: An application and supporting documents will be submitted that provide the information necessary for review far each of the proposed commercial office buildings prior to issuance of building permits. Conclusion: A Site Plan Review for each of the proposed structures is necessary. The necessary application will be submitted prior to issuance of construction permits. Page 10 of 13 CPMC 17.72.030 (A) - (E) Infornaatian Required, This section of the code addresses all of the necessary information to make a decision for approval or denial of the site plan app ~cahon. ....------ -.. - - Finding: The Applicants have provided aII of the necessary information as outlined in the above referenced code. Conclusion: The proposal complies. CPMC T 7.72.040 Standards. In approving, conditionally approving, or denying the plans submitted, the city shall base their decision on the following standards; CPMC T 7.72.(140 (A). Landscaping and fencing and the construction of walls on the site in such a manner as to cause the same to not substantially interfere with the landscaping scheme of the neighborhood, and in such a manner as to use the same to screen such activities and sights as might be heterogeneous to existing neighborhood uses. The Planning Commission may require the maintaining of existing trees for screening purposes and for sound and sight insulation from existing neighborhood use; Finding: The landscape plan {Exhibit 5, Sheets 3.1 and 3.2) replicates the landscaping design previously approved for the Snowy Butte Station Master Plan. The landscaping far the project is expected to integrate with the existing landscaping of the surrounding development. Finding: The subject site has a planted berm along the east property line providing a buffer between the project site and the railroad. Conclusion: The proposal complies. CPMC 17.72.040 (B) Design, number and location of ingress and egress points so as to improve and to avoid interference with the tra,~c flow an public streets; Finding: The project is designed with one primary access point, a private drive that shall be built to City of Central Point street design standards. Two {2) additional ingress and egress paints serve the Office Park. One is from South Haskell Street and the second from Ash Street. The access paints provide ingress/egress for the parking areas. Finding: The Applicants state that Phase 11 of the Microvellum Office Park design will incorporate the two proposed access points into the future design to provide cross-access vehicular circulation. Finding: The three (3) proposed access points are not expected to degrade the public traffic flow. Finding: The City of Central Point Public Works Department has determined that a Traff c Analysis is not required for the project. Page 11 of 13 Conclusion: The application complies. CPMC 17.72.040 (C) To provide off street parking and loading facilities and pedestrian and vehicle flow facilities in such a manner as is compatible with the use for which the site is proposed to he used and capable of use, and in such a manner as to improve and avoid interference with the traffic flow on public streets; Finding: As discussed in the findings above, CPMC 17.b7.050 (7), the Applicants have provided parking for the proposed project. The Applicants propose 245 parking spaces, to include the required ADA accessible parking spaces, thus meeting CPMC Section 17.65.050 Table 3 requirements. Conclusion: The application complies. CPMC 17.72.040 (D) Signs and other outdoor advertising structures to ensure that they do not conflict with or deter from traffic control signs or devices and that they are compatible with the design of their buildings or uses and will not interfere with or detract from the appearance or visibility of nearby signs; Finding: As discussed in the above Endings, the rendered view of the Microvellum Office Park sign (Attachment B, Exhibit 4, Sheet 12) depicts a monument sign designed to be located along the private drive. The sign will identify the proprietors located within the Office Park. A specific sign plan will be presented and reviewed by the City Planning Department prior to issuance of a building permit to insure that the standards of Sections 15.24 and 17.67.050{M} are met. Finding: A sign permit will be required. Sign standards and permit requirements are found in Section 15.24 of the CPMC. Conclusion: Compliance with CPMC 15.24 Sign Code and 17.67.050{M) will be monitored during the sign permit and/or building permit process. CPMC 17.72.040 (D). Signs and other outdaar advertising structures to ensure that they do not conflict with or deter from traff c control signs or devices and that they are compatible with the design of their buildings or uses and will not interfere with or detract from the appearance or visibility of nearby signs; Finding: As discussed in the previous finding above, the rendered view of the proposed monument sign {Applicant Exhibit 4, Sheet 12) illustrates an identification sign located along the private drive entry to the Office Park. A specific sign plan will be presented and reviewed by the City Planning Department prior to issuance of a sign permit to insure that standards of Sections 1.5.24 and 17.67.050(M) are met. Conclusion: The application complies. Page 12 of 13 CPMC I7.72.040(E). Accessibility and sufficiency of fire fighting facilities to such a standard as to provide for the reasonable safety of life, limb and property, including, but not limited ta-suitabre gates, access roads and fire lanes so that all buildings on the premises are accessible to f re apparatus; Finding: Fire District No. 3 reviewed this project in conjunction with the Site Plan review of the Microvellum Office building (08150} as evidenced by written comments dated November 2'7, 2007. The review and comments have been included in this staff report dated January 15, 2008. Finding: The project site has public street access and internal or on-site circulation, with adequate width necessary to accommodate fire vehicles. Conclusion: Fire District 3's review and comments can be addressed by the Applicants as specified by said fire authority. In addition, Fire District 3's requirements can be monitored during the building permit review process. CPMC 17.72.040 (F). Compliance with all city ordinances and regulations, including Section 16.20.0$0 pertaining to the maximum number of single family dwellings or dwelling units allowable on cul-de-sac streets, and applicable state laws; Finding: No single-family dwellings are proposed with this application. Conclusion: Not applicable CPMC 17.72.040 (G). Compliance with such architecture and design standards as to provide aesthetic acceptability in relation to the neighborhood and the Central Point area and its environs. The architecture and design proposals may be rejected by the planning commission if found to be incompatible with the existing architectural or design characteristics of adjacent properties or uses. In addition, the planning commission reserves the right to establish additional height, setback, buffering, ar other development requirements that may be necessary to ensure land use compatibility and ensure the health, safety, and privacy of Central Point residents. Finding: The design of the proposed structures is substantially compatible with existing and proposed buildings. Under the terms of the Snowy Butte Station CC&Rs, all proposed buildings must be reviewed for reasonable architectural compatibility. The Applicants have secured approval of the Architectural Review Committee for Snowy Butte Station (Applicant submittal page 4). Conclusion: The application complies. Page 13 of 13 ATTACHMENT" ~ " PLANNING COMMISSION RESOLUTION NO. A RESOLUTION GRANTING APPROVAL OF A MAJOR MODIFICATION APPLICATION TO SNOWY BUTTE STATION TRANSIT ORIENTED DEVELOPMENT MASTER PLAN TO ADD THE MICROVELLUM OFFICE PARK SITE DEVELOPMENT PLAN Applicants: OId Railroad Properties, LLC and Microvellum Asset Management, Inc (37S 2W lOAD, Tax Lots 700 and 774, APN 1081328 and 10989018). WHEREAS, the applicants have submitted an application to add the Microvellum Office Park site development plan to the approved Snowy Butte Station Transit Oriented Development Master Plan (File No. 0303b) within the TOD-GC, Transit Oriented Development-General Commercial zoning district. The property consists of approximately b.41 acres and is identified on the Jackson County Assessor's map as 37S 2W iOAD, Tax Lots 700 and 774, located east of South Haskell Street, in the City of Central Point, Oregon; WHEREAS, on January 1 S, 2008, the City of Central Point Planning Commission conducted a duly-noticed public hearing on the application, at which time it reviewed the City staff report and heard testimony and comments on the application; and WHEREAS, the Planning Commission's consideration of the application is based on the standards and criteria applicable to Major Modifications in accordance with Section 17.09.30p, TOD~-GC, Transit Oriented Development-General Commercial zoning district Section 17.65, Design Standards TOD Corridor, Section 17.b7, and Site Plan, Landscaping and Construction Plan Approval, Section 17.72 of the Central Point Municipal Code; and WHEREAS, after duly considering Applicants' request, it is the Planning Commission's determination that the application does comply with applicable standards, criteria and subject to compliance with conditions as set forth in the Planning Department Staff Report (Exhibit "A") dated January 1 S, 2008; BE IT RESOLVED, that the City of Central Point Planning Commission, by this Resolution No. does hereby approve the application based on the findings and conditions of approval as set forth on Exhibit "A", the Planning Department Staff Report dated January 15, 2008, which includes attachments, which is attached hereto by reference and incorporated herein. Planning Commission Resolution No. (1/15/2008) PASSED by the Planning Commission and signed by me in authentication of its passage this 15`~ day of January 2008. Planning Commission Chair ATTEST: City Representative Approved by me this 15~' day of January, 2008. Planning Commission Chair Planning Commission Resolution No. (?/1/2008)