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Resolution 720 - Clark - Vilas - PUD
PLANNING COMMISSION RESOLUTION NO. '~ ~ A RESOLUTION GRANTING PRELIMINARY APPROVAL FOR A PLANNED UNIT DEVELOPMENT TO CREATE 53 ZERO LOT LINE SINGLE FAMILY LOTS Applicant: Heritage Development, Inc. (37 2W O1BA, Tax Lots 500 & 700) File No. 07032 WHEREAS, Applicant has submitted an application for a Planned Unit Development to create 53 zero lot line single family lots within an R-2, Residential Two Family zoning district on two parcels with a combined approximate gross acreage of 7.I.1 acres on properties identified on Jackson County Assessor's map as 37 2W 01BA, Tax Lots 500 & 700, in the City of Central Point, Oregon; and WHEREAS, on March 6, 2007, the Central Point Planning Commission conducted aduly-noticed public hearing on the applications, at which time it reviewed the City staff reports and heard testimony and comments on the application; and WHEREAS, the Planning Commissions consideration of the application is based on the standards and criteria applicable to R-2, Residential Two Family zoning district section 17.2, Planned Unit Developments, section 17.68, and Conditional Uses, section 17.76 of the Central Point Municipal Code; and BE IT RESOLVED, that the City of Central Point Planning Commission, by this Resolution No. ~7 ~ does hereby approve the application based on the findings and conclusions of approval as set forth on Exhibit "A", the Planning Department staff report which includes attachments, which is attached hereto by reference and incorporated herein. PASSED by the Planning Commission and signed by me in authentication of its passage this 6~ day of March, 2007. Planning Commission Chair Planning Commission Resolution No. `t ~--y {03062007} ATT "T. ,. ., ~:~ J~~~~areseritt~Liv~.~ Approved by me Phis ~,rz, day of Iv~rch, 2007, I'I~11T111I~ ~1~~11I~1I',`;i~?ii ~ ~1~11I` ~'lartnin, Cam~•nissian I2esolui:ian Na. ~ ~^.~, (03062007 ,i. } ~~ ~ ! _" =_~ ,~~ Ir " ~ - n 4 tL ~ I i I~. ~i 1t1~~I.,~~...1 I i~,~~rr~:~~~ c'~ 'tl(~ Cor~rs.icl~r~rtit~n of part ap~~lic.~~rtiora roc- ~ ~>:~ 1vt Planr~c~d t 1nii. 1 ~c°~,~clc~)?rrrc~rat lc~t-<ticci ira tl~t° 1z Z..f,~"c ! ~~itra~i{~ z~~rrir~r~t distr•irt lirc~tt.t:d orr. ilic sordt~la siclr, c~f`~%ii~is l~<r<rcl aplartr~;irr3aic,~lr~ >OtJ ic~•i 1~,~~~~;~ ui-"1"~r1>(~ l~r,cl; l~c~r~ci az~~l iclenriiiccl crz~ tlic: (~rcl>sacr C_;ottrri~ ;, ~;+;s5crr ~s r»~i)> ~~s ~7~ti~' Ui l_3/~, "I ti:~ 1:<~i<> 5{)t) t31r(i "7{1#7, ~~Ftr~iE°a~tr~o ~1 c ~ i,~;~~ ~'r~, ~;~R~~~~r~€~~~: l r:~•, _ __. Lis~c lu1<>~~r~jrx, I'larua~rr~~ 'J'cc~hrric;zan `I°hc ~}al~licarat lags submitted art ah)~Ii~c.<tic~n 9i>r a i'i~rz~netl ~CJrait ~3c~~clohmcrct. '1 o)~.ct~i~~i. tlrc: subjcc~i hrc~hcr'tics total '~.I1 gross ~a~;a'c~r~,c (I'Y~r~hcr~t~) f~rac) <~t'c 1oc~rtc:cl r,~~ithi~a t~~7 (~ v"'~ l:c~;i~lcrrti<rl Two l~~rrx~ily~ rc>nirar~, tjisir~ict» ~~ , ~;~ a resin t or ~i~e lr~r~~~ Intl rapt°~•cr~".~ ~~~:r1~1-~~~~.~r•~.ir{3~~ i~l~il~c hropcr~v an 1 lhc, ~3~~cd t<> E~j~o~~~i ~~ )(Y~,•c>~a>.l~ ~~ui~>lii~. str~;c.~i ~:tcc,css tllc <+.ia~~lic~;ra1 i~ t~~,~t,~~ ir1`~ +,ic~,-clol~,~ra~rat oftlac: 1'r~c~tx rty ;:ls <s I'Ja~~7~{~.i (,r~ii I }c~r c~ic~)~~,~~;rat (I'rojcci). t~~rrb,ity« .~s ~. star~dar"d subclivisicarr ~~ithi.ra tlac• t~-~:~' zc>rain~ disiricC thr~ 1'r-tr[~rcrCy tx~tiCc~ he de~e3{rC~c~l ~,~itl~ a r:raa.~ir7rurir ca':?1 l~rt~;a <ar~ 8? d~~c;lli~?t~ ~~rrifs. ~1s ~r I'l~rr~rrcc) tlni~ I~c~~r;lt~)yrr~4:~ri~ tlrf~ Pri>per-ty c.c~ulct yi~a.d ,_~ ~~n~~~;irtlr~raa ~tf 85 la~its. 'l.'Irc ~t7t~71ic~~nt is ~roposira~ a n~~3~iiaa_u~~a ca~('S3 Jo#s (l~i)7.~~rc 1). "Tla~ dif't~er~~;ricc in ~ihe ~.ot~~l ttn%t yield bct~~ccn what is allo~~°cd ara~ v~,~hta-t is I"~~~~1>c~scci is ~~ fr~iacti~~ia cry' the ~rupcrti~;s ra~tr~r•ot~v wid~h and need to prt~vicic ~~cic~lliac ptrl7lic access.. T~~s>~;r~e "l~lac Project's clesig,r~ 'dill ~ccor7u~~udate 53 single-~" ily det~~iac~d cl~-elli~~ units on S3 lots. '1'}ac cl~~~clliaa~;ti ~~, ill be zero lot Dirac; units having one sidcr: yard. with a ~' sicl~: ~'iircl setl~acl~ c~rr tta~: o~ircrsitc prc:,l7crty Ii1ac;. ~~~~c~~~t~cs~~s« Approval of the pr°oi7oscd desirY z'c;cltrir°e:s e:~cci~tior~r~ to tlac iollc~ti~;~ira~ =;t~rrtclar•cis: 1. ~: r~~ •i:i~~~ ~'~.~~•a~l~{~ ~A)~ Lot t~.re~a. l'lrc I:Z-2 cli strict t•~clur~cs; a raairairur~m ls_~t ~ ~, { ~" ~ 1. G,OQt7 sq. ft. on wl~lich ~ ~1~~~10~ raaayr lie sited, for• ~rra avora~e per ~}zit ~z°c~ oi"3~OC?0 sti. Vii. "i 1~c~ p~o~osod I'rc~jcct h.~~ aaiirai~run~ lot size of 3.,tQ0 sc). ~tt. an which i~; allc~~wed one; sira~te~--fan~ril~~ caot~.clicci Page 1 of 5 era let lice dwelling unit, '1"e let area. azad density arc c:a~asistcnt with filar raainiaaauraa pcr° dwelling unit requirerraent5 afthe ~~- district, 2. etics x.7,2 ,OS (), Lot idt "1,h~ g- district r°cuires a irainaa~~aa l~~t width c>f"~+~ feet an urich ~ duplex may e sited, far a average per urtait width of fit) f ect. °l"lac pre~p~ased l~raje;ct has a miaaimuna let width of 35 feet an wlaicla i5 allawed ane siraglc-f~raaily detached rare Icat line dwelling unit, Tla prapased lat. dinaaasians are. cansisterat with tlac nainiraattna per dwclliaag unit let ditraensia~as of tlae ~- district. ecto I x,36, 0 _ iag of, Flag lets arc pe fitted pravided that earls flag pale is a an~nimu of 20 feet an wzdt. '1$lae 1'ra~ect prapa5es the use of fans" (4) flat; pales 5crvrrag a fiatal of eaglat (8} single-famal~r detached d~xrllang unat5. The prapased flag pales raaeasure a man~maxan of 1 C~ feet an wzdtla. The flag `~w ~a pale design lass been reviewed y ..... .... '"" ,".. ..... m ~ ~ . the Fire Dz5trict and faund to lae . ~ ~ ~ acceptable as driveways, " ~ .` Abutti g Lan >Cfsesz Tlxere area ~ " varaety of developments atY the east ~~~, a ~~~~ '" ' ~ ~ r. [: side af+~eratral Paint, Directl a ~ # 5autla aftlxe Pre"act is central aint ~ ~~.. ~~,.-..pax+~~,;„ ~ .$~ k~' ~. ~ µ East a staaad d subdi~risiara of ~ _ _....._-~ ~ .~. i ~„ v~.~" are t '" .__ single-family d+etaclzed Names. ~, r ~ ~ `• ~authwest of t~eratral Paint Last is a ~°' ~ ~ ~~.~ Planned tTnxt l~evelapment ,, .~.~ .. ~ „~; h ~ ,.;1~ currently under canstructiaza wrtla & Y q ft „ ~~ ~ .,~~ w., ,.~,. ~~ attached. Bangle fanarly Names ~ a ~ ~ . . the west, there are twa ~, a raved ~ w ~ .. n X ~ ~ ry ~' r ~ . Y ; ~~ m. Pl d t.,Tnit lr?evela ant with , ~ mrxed laausing, efer° to Figure 1, ~ w K, . w~ ~~ .~ ~ ° s~ ~~". Along tlae west side afthe Project a fear (4) feat high fence is prapased. The design and materials used have zaat beeaa identified. at this time. Page 2 of ~ ~i; ~ ~ j~(~r,'~_~~I~)~IC~~1.lIl)~l !'O[)Ic1JTl': Cr;~IPdl~'9J~ tti t-I~ fi'i: 6iI(i i ~,'~C.`; tJl ~1C)ii`,(11i! ~31t)j7O;;~ it '.u (,"~Ji~' til'i i~~~. ~ ~iC: i,}~)It"t).~ vi"t~}JJ~(.:{'lldT~ii,~ f~"`'J'~P1 1;~, t;Y'CI~.~~i~: li'iii.ti ~li<~~31It'. i ~ Vdl'I~1 <1 Cf)!t!})J11C111OI14)i lt)t1f ~ii~~al i II_l ~;il}51~~~ 1111I~`, :lli~ jl(f~J'(7'~'~~ ~i~ iii'i Olilfl((l.+;s~.: +~li' ~~v'3(Illi (~~ ~~ti ~t)i5 ~tiJ(1 \~'(~~ ~1<7~~t; :e ~~.{.'I'U DUI ~lllC ;. 1 C;~ci; QIJ f~L'7( ll.l ('., a,. •.~ 'r--.' .y ~li. c(II~JIi"I'1C)II . !~+ ;.`: ~)ffl~~;l`;~ii ;i~+ j~;~.~tliJ~J('(( iIti ~~I(; ~7I~J1': lt' YIII111tI11!)~if a('(' ,'. iir ~U(5 ~.i~~ `:~.''i ~) ~; I ~ I1(3 ~~~, ~~i~'~ l~~l~l ~7c ilI?Ilillf )Ile(3 ~l~ t~1C' lil(.!)VI(~iICS~ i;ii,liCli~, t~~ li('I',` i~i~Ii 2it'c a ~,i iH°.~l1iP~~, ~~i~(~1i 1lii ~ ~5~, J~~(„(~ ~. ~it(1 II~}~11d(C'1)c3C1CC i )ICllr}lhr'allt,t~~:III ~r; i aI~ t li i3~ t)(j 131(' ~l17i11 ~)~<lt. ~~liit~ Ill i~1C ~~O` ii:.irif;. f~t)l3UlP.1{7Y),. gill{i I~t,'S~i~IC'11OI)S {('{ ~riS~,)~5~. ~'~ i-i~„ ~ ! ~~~ ` i. ~r t~ 1;~(;#~ l(}i ~~~ill )~~,i~~c c(I~~etci~ ~}>n'hi13~f itll~ i.~~~t~ (:;I1~,; ~Iil({ Flu ~1<.i<liti<Irr;l t~~:~(} (~~n;II ~i. ~ ~, ~~, ~?~a:t.:~ i~,i liiG Cli'iZ?Cr.G'd%1~''. ~~lc (~tfV~<~; tlIl31lii1111)f ~"fCiYS~lllf? ]"c(IltJt't`lllta}1`< 1;, Ll~'{) t'i)`, ri.~(f SI)It( f:5 ~}4;~` i' ~ ris; 'i,~, i !`l~ !fi l~1OUi2,)i Ill(' Sir'(,('~t. 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SIC~i; (~l'()`,Slil2?; J~~tl'~;~';'c 1 i)i'11'C. /~ c()li~~; r) ti1~3111i7et~~ t~r~ltet~etc ~iici('striali ~I(~~~.;~,~,~~j.11~ is ~~t°op(~st°t1 hi.~.~~~°t~t~~~ f.ots 1 O )-1, [ "/ <~r~lc~ ~{) i«r ~z(,;c~;ss ii~t~~,a the i_ii'Vt',~()J:)I1"lC`,111 IC?'' ~Q11 .~(?))t<',S ~~ill'~<. (~1i4 ?l( r3(~~(I'1il.ll ~J~CCt:~:S 1~'i~~ 17 C; (~(;(11(;3tt;(~ riS it ~}ll~)~7( clC:i.:(}5 i C;~iti(°I11CTl~~ n'l~iilllt;rlail(:c cif the ~ecie~l~it~rr. a,c< <. ~_ t_~±~~etll~~tli ~~~ill i"~c~ ih(; rc~~po~l~il~ilit~` of tl~c fig!}l.~itil~~~ ~~j"<I~lc~t~, ~~~~~Iler~. ~4"lP~'~~~I~'Q~~~ '~'h( Iu ah~ ~~~~r~I zs,~u~s ~~ be rs~t~%~e~ v~~it11 t11~_ ~,~"c~~~:~<,:~d d~v~~lt~~~~~al~;r~.t G3.Z1(~ ~Ihe ~issoci~rtcri ~}~~~~11i~~ficlxts. A.ecc--u~ -" 'i:~)ic~ sucec~~siill it~li~l(~I71~ni~~iic~rl o~"the prc-posecl devel(~~~x~e,~l. ~~~i11 ~~:; Go~~tir~~~;r~t up~z-i ~cquirill~ ~? ~~oz~i.iot; ~~,~~tl .l~~~e~ 1'ar~ tt~ make ~ c+~~.nec~ic~n io T~ort~l. h/(ot~nt~ii~~ l~a~c 3 o~'S ~_~~~(,.i4~~, T1:1(~ ' „r~ ~~'O(y~4,[1)i`;;iiO43 <441(f f'iiy ~,.~(>ta44t;i1 v~i11 llr4v(~ ~u ~~rai4i ;Y1,~~1(n~~a~~ .ii~l~ t'IY+. ;'~ i ~lr .'~1! iO F1.C<~11'3i~ Itii i~; ~ ;<i(~; ~:irltj fi3 ('OY1t1C('1 lU 1`v[)I')1 4~'~i)!Ilil.~ifi ,''a,1~'31i,1r,. • ,.. ~. Ou4~;t )tL.IC'' I.OII'~1C)_ i I ~~_Ii'rlflfl('llc!`;,`r~(U1'v7iTl.`~1,:.Ilii 1',~4taril,t)~~ ,:~~,. ~,., ~fl `.,{j ~~~ii`t°~.:, .1 .;~4'u-~" i-( 1S 4-a ~'t ... ,~. •~i ,y" t~ltii 11I ~('!'il('41113 ~1Y t3 ~i(.'C`; ,-'t'~i': `=i'(1 i{a ~il~s ,~' 1~C~lv~~~~4t.~t41 (?1 il),e ~ 1;~;Gr;~fl_Oa1S - ~ ii;_' 1"~1~14li11i11:! ~'O1411114~SS4i141 1111451. illl(1 ~~4i11 l~l(' 4'Ct14!(':~li ,i i ~ ~ ,11510 ~ ~i!il)~7~`r' 4r~'I{~) 'tl~l(, irli(:~1)i ~~f il~l~ i `-<? (li~;lric~t. ~ ~?i1G1~;4YC)I1 O1 ~SU~ c1i ~'4i1{' ~~{)141! ~(~)) ~lCll' i1~IC[7[<ill' ~>1~(; 1111"(11{_'1'llt)9~i~1) It? (~li ~ t'.li :i`, ~){)iiii ~ i[;i• fhe I'1•c)I;~rty ~~'i]I i_Y)~ai)ac,~c c~~l.,t!~~~(~st <;c)aaracciivii~. (lnr~~(~v{~r, :>44Ci4 F4 (~{>n~~ ~~~it,41 v:~ill ,I<°~~.~~;~; t~.l~thl~ d(.wc~1tY7.rrl~l:~nt fir47ii14? (Yi~ilt(: in(114s(ri<ll dr14u1~, fa il~(~ c~lsi, ~:~J4ir~li 1~4~i,,,„ .~~~ ~~~lu;r<~443 us+~ ci~t)f:1i(~f 1, i~~~c;t°tz ~esad(~41ii~11 ~+11(1 it~clu~ar~i~41 ir<1[~f~ic~, 1. .E'~i<)~`t(1 I'iat~tl a',1a14Y1c~c9 111~i~~ l~t;vclcallr~a(°rYi a~)~~~l~ur"G~l) X111 ru~u~s5tlr~~~ ~ii[I(; (~la~l~ili(~~~i.~~~~ ~; 4r44asi la~~ `1tCt;i.'-5s~~1I1V ft3S{).~~,~1:'Cl anci a~?~)S'(3t'('.Cl ~~?~ ~ i ~, i~('1{~ i i~~l)i-Oi'-~b'atir „ phi.' ('41.x, ~ ~(.l4Ut;1~ 1,, 171:(,' Ail' If) ('(ilp i 1~('~1t1)'(.11)t~'1115 i0i' Sp~tt'li~~ay/~`Ltg~t" 1~11~~' ~ l)i.ll'j {")('1' 1.17 t' <9~~~7,i'(?l't':'~ { t~ '~l'r?1J112i1'~' ~~~~,4)ilt'(~ ~ X1341 2. Tl~e ~ial~lit;at7f Yrll.tsi Sul~l~tittllc halal (_I<,t'c;tOi~l~l)cnf i)It1Yt r~a~~eele ~ ,:~; ~ ~~ alsi(n4 lYa~i(„ i(a ~il~~ Si:k ~~J m+~~~tl~ c~pirati~lll. 3. I~Zc) t)fllc°.' c~~;c,el~fiUii~, (~fhel~ than thc~s4~ adc1Y~(rtisL(l in the appli~attcln. ~~Fill be ~rarate~ti. . _ ~:7~) 1Cflilt sl"la[I ti7.l')Vl; f~7.C 1'1r(~l~)OSf'CI ~'?t:'IICS~CIa(1 ~)alh (1'a'~ tC~ 4~_`!?:i i ~tl?3 ~~(~ll(~'~il Jilll ! CIUI t i ~! i ~ i1'OT21 ~'ehictl?{~r'(1-<li ijr; in CtYtnl~i3lY~(~(~ ~}ifll. {"J'I1~<~ 17.(r;.I3t} ($). A.ttime ofissn ce t~f`l~ttik~in`~ j-,c~Yn~fs 1`or c~otlsft~tc;fion o:1`inciiti'iclua) (~~~c°iia141~;t; rt11 ~~ro1xY;~(~cl dwellin~>r ;;hall he ~o~`cq~tal C)1' 1etfc.;r~ architcefltt-gal ciesi~ll ~ thc)s(; i1J74slrafr~ci ial ~(Iliti a}>lilicztfioll, L~ssc:,Y' c.}u<tlii}' ~7rt~pt~sals ~~~ill t~of be ~:tcc(~~~7f~;d, fi. 7~1~e. clesi~;n ol'fl>e ulfet~scctit~n r>i' ~Ltgar I'inc! Co~tl•t anc~ I'~Tr~rtl) l~fiountairt~ _'~, ~, ta~tte i~ st~hj~:ct fo ftat~fhcr 1(wie~~,' and a}~l~)rc~ti'a3 ii~% the ~ify~ i)ri(~~ fo sltht7~itial oi~f`inal debt:?r~~,illcnt glans. "l~h~, objc:~t'.fir'e o_i~fhis r~evie~,~r i~ ttl asstt~~c th~ti 1~~.e desibri of tlZe; it3te.~~secticY>il 1s sa.lc; f~lz' 1~c~7117. pecl<:sf~ian and v~~hicnlar• tlse. "7. Prior'w i~l.~_aI dcvt~l_ca~nZe.at Mart ~~e~,'i1~ti~,~ t11~ ahZ~licaz~t sl~lall c;~rxlply with all cotlditicY1~15 c)~` f.)'Ye Tcl~tz~titi"e I'Iat~ a}~i~licafioti (File t~. ~'T(l~5}. T'ric~z• to t``ii~al developnze~lti a.hh~•oval tl~c ai~pli~;ax>t shall s~t71l1it tc~'the. ~C%f~ Cf>v~llallfs, Coll.tiiiiolls, a4lcl ~[4es~irici~ions llel~l~~l~fralin~ l~~a.it7fen.a7~_ce ~r eot~~txacm. tt~eas4 arellifecitta~~3l c.ca7lf~t~Is ne;~;c;ssa7~Y tc~ assu~~e ~;or~~l)Jit3Y,lce ~~%itll. 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M ' ~'~ fi ~~ ddd .~.~..p ~~ u, ~. 3 x, a 'P ., ~ { a .~N ;~ ~ ~ ~wa N _.~.. .,~ . Y s 4', ~~ ~ ~ . ~ . ~, -, .... ~': m.' ',~ :.~ ., ~ ~ , y ~ ~ ~ ~ Y ~ ~ ~ ~ , ~ J N~ i~ N :, ~i~1~~ r ~..~ . ., :., u., ~ ~~ ~. ~ n ~ ~ V i M~ ~ .~, r ~ Y ', i . ~. w ' .. \ • .... ~ , ~ '', .,WYW:s:'sM' ~, a ~ :w'M M~ ~ an ~,Y - ~ ~'~' ~ ~ 1 r u ~,~ w. ~. M '. .,r ~a~r ~e n ~ p fvn / v ~ v'A x. 4 J " ~~. ~ .~ "~ vP 6 ' ' wa ~ ~ . . ~~.. r A'il, ~„ ~~ # .., _ .. N, " . . i YII. ~ 1 ~ &. r ` i ~~ m x ~ + r I ~ ~~~ ~- tt .,, . :x@ .~`~T~A~H ~ ANT "~..,~ BEFORE THE PLANNING COl~lIM15SION 1=0R THE CITY OF CENTRAL POINT, OREGON IN THE MATTER OF AN APPLICATION } FOR A PLANNED UNIT DEVELOPMENT ) ON PROPERTY LOCATED SOUTH OI" J WEST VILAS ROAD AND WEST OF TABLE ~ ROCK ROAD; THE SUBJECT SITE IS ) FINDINGS OF FACT DESCRIBED AS ASSESSOR'S MAP NO. ) AND T.37S-R.2W-SEC. O'IBA, TAX LOTS 500, ~ CONCLUSIONS & 700; DALE CLARK, HERITAGE DEVELOP- ) MENT CORPORATION, THE APPLICANT; } PARKWAY SUBDIVISION, A PLANNED ~ UN17 DEVELOPMENT, PROJECT. 1 RECITALS: Owners- Dale Clark Dennis Patterson Heritage Development PO Box 1410 3365 Snowy Butte Lane Eagle Point, OR 97524 Central Point, OR 97502 Consultants- Richard Stevens & Associates, lnc. PO Box 4368 Medford, OR 97501 Property Description- ~ 37-2W-01 BA, Tax Lots 500 & 700 Acreage- 7.11 gross acres Zoning- R-2, Residential Two-Family District Land Use- Detached Single Family Residential NARRATIVE: The purpose of this Planned Unit Development application for Parkway Subdivision is to establish a detached single family dwelling project. The project includes requests to deviate or take an exception from the Code for side yard setbacks and exceptions to the lot area and lot width standards for fhe land use designation present, R-2 Residential Two- FamilyDistrict via the Planned Unit Development (PUD) process. The purpose of this PUD application is to identify the residential lots with the requested exceptions within the subject property. The intent of Parkway Subdivision is to provide for-entry level housing on narrow lots for the future residents of Central Point. This process affords bath the City and the Developer assurances that the land use modifications are agreed upon and established by a review process. The attached site plans adequately defines the proposed residential uses for the property. The proposed development for detached single family homes on narrow lots, with the requested exceptions, is to provide for zero lot line dwellings. These dwellings wi[I have a zero side yard setback on one side of the lot with a minimum of 5 feet to the other side yard setback. This style ofdevelopmentstill provides usable private backyard outdoor living area, to assure that the livability of the neighborhood is maintained. The differing styles of homes proposed on the lots have considered the placement or design of windows on the house to support privacy for the occupants. The applicants have submitted a landscape plan, in conjunction with this PUD application, The applicant will provide landscaping in accordance with the Central Point Parks Department for the street scope along West Vilas Road, Parkway Drive and Sugar Pine Court. The nature and planned use of the proposed Parkway Subdivision PUD is to provide for a detached single family residential deveiopment within an R-2 zoning district. The ownership of Parkway Subdivision a PUD is held by Dale Clarkwith Heritage Development Corp and Dennis Patterson. The proposed development schedule is to construct the project with two separate phases, starting in 2807. The engineering and design will include the entire area, while the improvements and construction will be conducted per respective phase, as soon as the infrastructure is in place for the development. The total net acreage for the Parkway Subdivision PUD site consists of 7.11 acres. There will be maintenance of the common areas (private minimum access} that will be the responsibility by owners of property that are served by these access ways, and the costs will be accrued with the mutual access and maintenance agreements that will run with the PUD. A copy of the Homeowners Association and CC&R's are attached for review and will be submitted with the Final PUD Plan for compliance. 2 CHAPTER 17,.24, CPMC: '17,24.010: The purpose of the R-2 district is to promote and encourage a suitable environment forfamily life at a slightly higher density than that permitted in the R-1 district, and also to provide opportunities for the development of lower cost duplex and attached dwellings. Where this district is applied to areas of existing single-family homes, the intent is to presence the low density neighborhood character, promote continued home maintenance and rehabilitation, and allow replacement housing at slightly higher densities that is compatible with the overall character of the neighborhood. S€absection 17.24.030(G}identifies that Planned Unit Developments are a Conditional Use within the R~2 district. The demonstration of compliance with the CPMC are addressed below for this PUD application. APPROVAL CRITERfA: The application procedures and applicable approval criteria fora Planned Unit Development within the R-2 district are listed in Sections 17.68 and 17.76 Central Point Municipal Cade (CPMC). The criteria are: CHAPTER 17.76, CONDIT[QNAL. USE PERMIT: '17.76,010, Purpose: In certain districts, conditional uses are permitted subject fo the granting of a conditiana! use permit. Because of their unusual characteristics or the special atfributes of the area in which they are to be located, conditional uses require special consideration so that fhey may be properly located with respect fo fhe objectives ofthe zoning title and their effect on surrounding properties. 17.76,040, REQUIRED FINDINGS; 17.76.fl4fl~A): That the site for the proposed use is adequate in size and shape to accommodate the use and to meet ail other development and lot requirements of the subject zoning district and alI other provisions of this code. 3 Discussion: Parkway Subdivision area totals 7.11 gross acres of land that is suitable in size for residential development. The proposed development is a zero lot line development for single family dwellings on narrow Lots. This is similar to a duplex development with the addition of a boundary line to separate the dwelling units. There are exceptions to the Code that are being requested and discussed below, all other provisions of the Code can be met. The proposed deveopment does meet the density requirements and is suitable for residential uses as outlined within the Comprehensive Plan. I"INDING: The City of Central Paint can find that the size of Parkway Subdivision area is suitable for the proposed development as zero lot fine single family dwellings. With the requested exceptions the project meets alC other standards of the Cade. 17.7~.04Q~B): Thaf the site has adequate access to a public street or highway and that fhe street or highway is adequate in size and condition fo effectively accommodate fhe traffic that is expected fa be generafed by the proposed use. Discussion: The subject property has direct road frontage on West Vilas Raad, along the northern boundary. The proposed Parkway Drive will eventually connect with North Mountain Avenue via. Sugar Pine Court, to enhance street circulation in the neighborhood. There is sufficient street capacity to accommodate the proposed 53 dwelling units on the subject site. 1r1NDING: The City of Central Point can find that there is sufficient street capacity on ~lVes# Vilas Raad and North Mountain Avenue to provide adequate access for the project site and the development of 53 single farn'rly dwelling uni#s. 1 T.'16.040(C) That the proposed use wNl have no significant adverse effect on abutting property or fhe permitted use thereof. Discussion: The proposed development of the site for residential purposes will not have a significant adverse impact on surrounding lands. The location ofthe site with the R-2 district is bound by R-1 zoning ~a the north {across West Vilas Raad), south and wes#, excluding Tax Lot 604 James Clark property. Tax Lot 600 is also zoned R-2 and contains a single family dwelling. With the proposed Parkway Drive along the eastern boundary, Tax Lot 600 can feasible be redeveloped. The land towards the west is planned to be a new City park "Don Jones Park". The proposed uses on the subject property are identical in charac#er to the existing urban residential uses. With the similar uses proposed, no impacts on their permitted uses are anticipated. The property east of the project site, along West Vilas Raad is zoned C-1 a commercial zone in the City. The other properties to the east and along a portion of the southern boundary are zoned M-1 an Industrial zone. Any future development of these lands will not be adversely impacted from the subject site and design of the project. In addition, Parkway Subdivision is proposing a 6 foot solid vinyl fence along the common boundary along with an evergreen vegetative screen. These commerciallindustrial lands have frontage along Table Rock Road and West Vilas Road to create a commerciallindustrial street system. This will keep the commercial truck traffic separated from the residential neighborhoods. These commerciallindustrial Sands can be developed consistent with the Central Paint Municipal Cade provisions. FINDING: The City of Centro! Point can find that the proposed residential uses will not have a significant adverse effect on the abutting properties ability to develflp consistent with the Code provisions. 77'.78.040(D) Thatfhe esfai~lishment, maintenance oroperalion oflhe use applied forwill comply with local, slate and federal health and safety regulafions and therefore will not be detrimenfai to the health, safely or general welfare of persons residing or working in the surrounding neighborhoods and will nol be defrimenfal or injurious fo fhe properly and improvements in the neighborhood or fo fhe general welfare of fhe community based on fhe review of fhose factors listed in subsection (C) of fhis section. Discussion: The proposed use of the site is for detached single family dwellings. The proposed Parkway Subdivision will comply with all safety and health regulations through the engineering standards and requirements far public water, sanitary sewer and street circulation. 5 Appropriate measures have been included in the site plan to ensure that the health, safety and general welfare of residents and businesseslemployees will not be significantly impac#ed, particularly to the east of the site. These include fencing and an evergreen vegetative screen. ' FINDING: The City of Central Point can find that Parkway Subdivision PUD will have the engineering and design consistentwith local, state and federal regulations. In addition the project does include buffering measures to unsure that the general health, safety and welfare are protected for the community as a whole. 17.76,040(E) That any conditions required f©r approval of the permit are deemed necessary to protect the public health, safety and genera! welfare... Discussion: The applicant is agreeable to any reasonable conditions for approval of the PUD application, in the event that evidence is presented to warrant the condition to mitigate the concern. FINDING: The City of Central Point can find that the applicant is willing to accept reasonable conditions, consistentwith the Code provisions to mitigate any warranted concerns for public health, safety and general welfare. CONCLUSIONS: The City of Central Point concludes that the size of Parkway Subdivision being 7.'11 gross acres is suitable for the proposed develvpmentas zero lotline single family dwellings. With the requested exceptions to the Code development standards, the project meets all otherstandards ofthe Cade forthe R-2 district. The City concludes that there is sufficient street capacity on West Vilas Road and North Mountain Avenue, with improved street connectivity, to provide adequate vehicular access for the project site and the development of 53 single family dwelling units, The City concludes that the proposed residential uses within Parkway Subdivision will not have a significant adverse effect on the abutting properties ability to develop consistent with the Code provisions. 6 SECTION 17.88, PLANNED UNIT DEVELOPMENTS: Section 17,68,010 Purpose: The purpose of planned unit developmenf {PUD) is to gain mare effective use of open space, realize advantages of large scale site planning, mixing of building types or land uses, improved aesthetics and enviranmenfal preservafion by allowing a variefy of buildings, structures, open spaces, allowable heights and setbacks of buildings and structures. A PUD should have a harmonious variefyaf uses, utilize the ecanomyofshared services artd facilities, and reduce municipal costs of operating and maintaining services while insuring substantial compliance with fhe district regulations and otherprovisians of fhis code. Discussion: The purpose of this PUD application is to allow for zero lot line detached single family dwellings on narrow lots within the R-2 district. The project will provide for several styles and sizes of single family dwellings. The square footage of the dwellings will range from approximately ~ 550 to 2250 square feet. This provides for a varied residential neighborhood development that will not look like a typical tract home subdivision. The standard size lots fronting on the planned Dan .Jones Park will be accessed by minimum access easements (private drives). Additional off street parking is also provided far each lotto accommodate visitors to the future residents. These common areas will be maintained by the individual owner of the property that ensures that the maintenance will be provided by the home owners thru the CC&R's. With the development of the site to provide detached single family dwellings on narrow lots, when considering the density requirements far the R-2 district, exceptions to the lot area, lot width and the side yard setback standards are being requested with this application. The density of this project and all other developmen# standards for the R-2 district are in compliance with the zoning district and only the design of the project as a zero lot line detached single family residential development justifies the PUD review. The use of public street right of ways, Parkway Drive and Sugar Pine Court, that will include landscaping, bicycle lanes and sidewalks will be constructed by the developer of the project. The minimum access way will be maintained by the owners of the properties being served. The provides an economy of shared facilities for the project, and no additional casts to the City for maintenance. 7 Finciing: The City finds that the purpose of this PUD application for Parkway Subdivision, is consistent with this section of the Code, with the exception to the dwelling setbacks, lot area and lot width standards. The provision of private access ways, that wilt be maintained by the property awners, does not impose a financial respansil~ility onto the City and the shared facilities also provides for an economy of scale. Section 17,68.020 Size: A PUD shall be on a tract of land five acres or larger. Discussion: The subject property within the project area contains approximately 7.11 acres, which does meet the minimum 5 acres requirement. The proposed PUD does satisfy 17.68.020. Findin The City ofCentral Pointfinds thatthe subjectsite does contain greater than Q acres to qualify for a Planned Unit Development. CONCLUSION: The City of Central Point concludes that the site consists of 7.11 acres and that the purpose of the application for detached zero lot line single family dwellings on narrow lots justifies this PUD application, in compliance with Section 17.68.010- 020 CPIVIC. Section 17.fi8.040, Criteria; ,4 PUD shat! be permitted, altered or denied in accordance with the standards and procedures of this chapter. 1n the case of a use existing prior to the effective dale of the ordiraartce codified ir1 this chapter, and classified in fhis chapferas a PUD, a change in the use orin lot area, or an alteration of structure steal! conform with the requirements for PUD use. To approve or deny a PUD, fhe pfannr`ng commission shall find whether or not fhe standards of this chapfer, including the following criteria are either met, can be met by observance of conditions, or are not applicable. 8 A.) That the development of a harmonious, integrafed plan justifies exceptions to the normal requiremenfs of fhis title; Discussion: The site plan identifies the most efficient development of the land that integrates the available land for residential purposes with buffers toward east buffering the commercial and industrial lands. In addition the project is minimizing the wall effect with a 4 foot fence toward the west adjacent to the park land, with the existing surrounding. land uses. The proposed de#ached dwelling units are two story with up to ten differing styles of homes, to ensure #hat window placement and livability are preserved. The exceptions requested is to the lot width and lot area standards of the Code. Lots numbered as 9-25, 26-27, 30-33, 36-39, 42-45, ~8-53 do not meet the minimum lot width being 64 feet, and the minimum lot area standards being 6,000 square feet for the R-2 zoning dis#ric#. The R-2 zoning district typically allows for duplex development within the minimum 6,000 square foot lots. The narrow lots vary in size from 3923 - 5979 square feet, each lot containing a single dwelling unit, if the development area was to a conventional duplex subdivision, this would allow for the same or similar number of dwelling units with the development of streets that would not need an exception to the lot width and lot area standards of the Coda. Afl other standards of the Ordinance for development will be in compliance. Another exception being requested is the side yard setback standards of the Code for the R-2 district. The R-2 standard prescribes that a minimum of 5 feet be provided per story. These lots are proposed to be developed with zero lot line detached single family dwellings on one side of the lot with a minimum of 5 feet side yard setback on the opposite side. Finding: The City finds that the development of Parkway Subdivision is not practical as a standard subdivision with the R~2 district providing for duplex lots. The applicants desire to provide entry level housing for the first. time home buyer with detached two story single family dwellings. This proposal is consistent with the existing land use pattern towards the south and west while providing street connectivity. Livability Lands to the north and south are currently developed to urban low density residential standards, similar to the subject proposal. Land to fhe west is planned for a City park consistent with the R-1 district. The proposed uses on the subject property are identical in character to the existing urban residential uses. With the similar uses proposed, no impacts on livability are anticipated. The lands to the east are zoned for commercial and industrial uses, there will be no impact on livability. Value- The value of the surrounding properties may increase with the development of the site due to the improvements on the subject site along with the enhancement of the street circulation. Parkway Drive can provide alternative access to West Vilas Road from the residential development to the south. The proposed use is consistent with the planned surrounding area, thus, no impacts on value are contemplated. Appropriate Development The properties to the north, south and west arelor can be developed appropriately #o urban standards consistentwith the zoning standards. Lands to the east are currently developed to Jackson County standards and are planned for City Commercial and Industrial uses to Table Rock Road, Any future development of these lands will not be adversely impacted from the subject site and design of the project. These lands have frontage along Table Rock Road and West Vilas Road to create a commerciallindustrial street system. This will keep the commercial truck traffic separated from the residential neighborhoods. These commerciallindustrial lands can be developed consistent with the Code provisions. Finding: The Gity finds that lands to the north and south are developed to urban residential standards, consistent with the Code; the land to the west is planned as a City park consistent with the R-~ zoning and Code; the lands to the east and a portion of the southern boundary are currently developed to County standards, and are planned for commercial and industrial uses. The development of the subject property will not have a significant impact on Livability, Value or Appropriate Developmentto the surrounding [ands. 11 D.} Thaf fhe proponents of fhe PUD have demonstrated that fhey are financially able to carry out fhe proposed project, that fhey ir7terrd fo start corrstrucfion wifhir7 six monfhs of fhe final approval of the project and any necessary district changes, and intend fo cornplefe said consfruction within a reasonable time as deterrniraed by fhe commission; Discussion: The developer for the project, Dale Clark, has received financing approval to construct the project in its entirety. It is anticipated to have final PUD plan and final plat by springlsummer of 2007. At which time construction far Phase ~ of Parkway Subdivision would occur during the summerlfall of 2007 with completion of the project by the end of 2009. Finding: The City finds that Dale Glark the developer for the project has approval far financing to start and complete the projectwithin a reasonable time frame. E.} Thaf traffic congestion will not likely be created by the proposed development or will be obviated by demonstrable provisions in the plan for proper enfrances, exits, internal traffic circulation and parking; ^iSCUSSion: The development of the project will not have a significant impact on the transportation system in the area. Parkway Subdivision will construct 53 new dwellings that will generate approximately 508 ADT based on the ITE Manual 7"' Edition. It is anticipated that approximately 50°Io of the trips wilt travel west along West Vilas Road to Pine.Street. The balance of the trips generated may go east along West Vilas Road to Table Rack Road. There will be no significant impacts on the local transportation system in the vicinity. Finding: The City finds that the generation of approximately 508 average daily trips will not have a significant impact on the local street system and that there is sufficient capacity existing to accommodate the development. 12 F.) That commercial develaprnenf in a PUD is needed at the proposed location fo provide adequate commercial facilities of the type proposed: Discussion: Not applicable. There are no uses proposed that deviate from the underlying R--2 two family residential zoning. The proposed uses are for residential purposes exclusively. Finding~ The City finds that the proposed use for the project is strictly residential and that this standard is not applicable. G.) That proposed industrial development will be efficient and well-organized with adequate provisions for railroad and truck access and necessary storage; Discussion: Nat applicable. There are na uses proposed that deviate from the a nderlying R-2 two family residential zoning. The proposed uses are for residential purposes exclusively. 'Findi'ng: The City finds that the proposed use for the project is strictly residential and that this standard is not applicable. H.) The PUD preserves natural features such as streams and shorelines, wooded cover and rough terrain, if These are present: Discussion: There are no natural features present on the subject property. There are also.no wetlands present on site. The existing irrigation ditch- will be realigned and piped underground consistent with the Irrigation District standards. Finding: The City finds that Parkway Subdivision does not include a natural feature within its boundaries. ~3 I.) The PUD will 6e compatible wifh tine surrou~~di~7g area; Discussion: This PUD application is not proposing any non-permitted uses. The only proposed use is single family residential, consistent with the surrounding Comprehensive Plan designation and the R-1 zoning to the north, south and west. The proposed uses are identical and compatible with these surrounding existing and planned uses. The lands to the east and a portion of the southern boundary will be separated from the residential development with a f fioot solid vinyl fence with an evergreen Photinia hedge to screen and mitigate any potential conflicts. The proposed street circulation can also provide a separation of residential neighborhoods and traffic from the industrial uses and traffic. Finding: The City finds that the proposed use is single family residential, consistentwith the R-2 zoning districtand surrounding residential uses to the north, south and west. The proposed landscaping and ~ foot solid fence will ensure that the residential uses are screened from the commercial and industrial uses to the east. J.) Tire PUD will reduce need far public facitii`ies and services relative to other permitted uses for the land. Discussion: The permitted uses for the R-2 district are: Single-family dwellings; Single-family manufactured home; Onetwo-family dwelling; Publicand private schools; Churches; Public parks and recreation facilities. This PUD is proposing zero lot line Single family dwellings. There will be no greater demand on the public facilities than the permitted uses listed. Findinca: The City finds that the proposed use being single family residential is a permitted use and that there will be no greater demand to serve the site with public facilities. ~9 CONCLUSIONS: The City of Central Point concludes that this PUD application far Parkway Subdivision is in compliance with Section 17.68.040 CPZO, in that this proposal is consistent with the Comprehensive Plan designation for the site and thatthe uses are also consistent, including the requested exceptions, with the zoning ordinance and policies of the City of Centro! Point. The City concludes the project is consistent with the R-2 zoning district for density. The exceptions to the Code are the Lot area, Lot Width, and setbacks for the R~2 district. All other development standards of the Ordinance will be met. The proposed use is compatible with the surrounding uses and zoning districts, thus, no adverse impacts on surrounding lands are contemplated. 17.68A50, Preliminary Development Plan: A preliminary development plan shall contain a written statement and maps and other information on the area surrounding the proposed development to show the relationship ofthe planned unitdevelopmentto adjacent uses, both exisfing and proposed. Discussion: Submitted with this application are the site plan maps and detail plans with the applicable standards for development. The standards found in Chapter 17.57, Fences, will be addressed during the review and permitting processes. All proposed uses and [ovations for the development of Parkway Subdivision are in compliance with the applicable Chapters. The site plans clearly reflects the proposed uses and locations for development consistent with the Central Point Municipal Code. The submitted Preliminary PUD plan along with these Findings of Fact have addressed the applicable standards of the Code and Section 17.68.050 CPMC. IrINDING: The City finds that this application with the submitted site plans and maps far Parkway Subdivision a PUD has addressed the site plan standards of the Ordinance and has identified the applicable information required for review. l5 CONCLUSION: The City of Central Point concludes tha# the applicant for Parkway Subdivision PUD has identified the existing and proposed uses on the submitted site plans and has prepared 1"indings to demonstrate compliance with the Code criteria for review, consistent with the standards of Section '17'.6$.454 CPMC, SUMMARY AND CONCLUSIONS: The City of Central Paint can conclude that this application for a Planned Unit Development has addressed the applicable approval criteria as outlined in Chapters ~ 7.24, '17.68 & ~ 7.76 CPMC and that this application is in compliance with the Central Point Municipal Code, Central Point Comprehensive Plan, and state law. With the attached documents, site plans and information before the City of Gentrai Point, the applicant respectfully requests approval of this application for a Planned Unit Development far Parkway Subdivision. Respectfully Submitted: Dale Clark Heritage Development Corporation 10 FINDINGS OF FACT AND CONCLUSIONS OF LAW File No. 07032 INTRODUCTION; In the matter of consideration of a Planned Unit Development application in preparation of a Tentative Plan Application to create 53 single family residential IOts. CPMC 17.68.01Q -Purpose. 't'he purpose of a planned unit development (Pi.ID) is to gain more effective use of open space, realize advantages of large-scale site planning, mixing of building types ar land uses, improved aesthetics and environmental preservation by allowing a variett~ of buildings, structures, open spaces, allowable I~eights and setbacks of buildings and structures. A PLiD should have a lzarmonious variety of uses, utilize the economy of shared services and facilities, and reduce municipal costs of operating and maintaining services zvhile insuring substantial compliance with the district regulations and other provisions of this code. Findings: The applicants' purpose for filing a PUD application is to vary from the standard Iot size requirements for detached homes and side yard setback requirements for the R-2, Residential Two family zoning district. Though, "Padlots" (attached single family homes) are allowed to vary from the minimum lot area requirements provided that the parent parcel meets the minimum Iot area. The applicants' intention is to create a similar type development as a "padlot" with detached two-story zero lot line single family homes more like what you would find in the Twin Creeks Master Plan area. The applicants' have provided ten different house plans far future residents to choose from that will fit specific lots. Though the project area does not provide any open space within the development, it does provide for a pedestrian crosswalk and pathway with access to Don hones Park. There are also common areas that will be maintained by the Homeowners Association, or by individual property owners that are benefiting from uses such as minimum access ways, particularly Lots 45, 4f, 47 and 49; Lots 39, 4Q, 41 and 42; Lots 33, 34, 35 and 36; and 27, 28, 29 and 30. There are not any natural or environmental features to preserve. There is existing irrigation that runs through the property. The applicants will work with RRVID regarding the relocation of these irrigation lines. \\Serverzilla\pl\2007 Land Use Files\07Q32 -Clark - Vilas -PUD\FINDINGS OF FACT.doc Page 1 of 8 CPtVIC 17.68.020 -Size of Elie planned unit development site. A PLlD shall be an a tract of land five acres or larger, Findings; The proposed site consists of 7.11 gross acreage. Conclusion: The size of the site meets this criterion. CPMC 17.68.030 Appiicafian and review. (A) Applications and review of PIdD's shall conform to the provisions of Clzapter 17.05 of this code and alI applicable laws of the state. 'I7ze application sluzll be accompanied by a filing fee as set by Citl~ Council. In tl7e event the Cih~ incurs expenses in processing the proposal which exceed the amount of the filing fee, payment to the City of expenses in excess of the filing fee shall be a condition of final acceptance of tl~e PI.ID by the Cih,~. Findings: The provisions necessary as outlined in CPMC 17.05 to process the applications have been followed. As a condition of approval, the applicant shall pay the City for any expenses that exceed the application fees associated with each application. Conclusion: The applicants have met or will comply if City expenses exceed the application fees in this criterion. {B) For any use which is permitted or conditional in another zoning district, tyre PLID application may include an application for a zoning amendment, as provided I Chapter 17.10 of this code, or the PLID approval may include a condition to allow the use. Findings: The applicants have not requested a zone amendment. A Planned Unit Development is a conditional use within the R-2, Residential Two Family zoning district. They are seeking approval as a PUD to vary from the side yard setbacks in the R-2 zoning district and allow zero lot line homes. Conclusion: This would be achieved through the approval of a Conditional Use Permit application to allow a Planned Unit Development. (C) Where use is made of the PLID process, no building permits shall be issued until the Planning Commission has approved the PLID as provided in this chapter. Findings: As a PUD, preliminary approval could be granted, and the final development plan is required to be brought back to the Planning Comrr~ission for final approval. No building permits can be issued until this approval has been granted and the tentative plan is recorded with Jackson County. \\Serverzilla\pl\2007 Land Use Files\07Q32 -Clark - Vilas -PUD\FINDINGS OF FACT.doc Page 2 of 8 Conclusion; The process for final development plan approval o£ a PUD as well as the final plat application for the Tentative PIaz~ will ensure that no building permits will be issued until these stops have been completed. (D) An applicant may confer prior to application for a P~.ID z~~ith city staff in apre- application conference, Findings: As a Type ill application, the applicants were required to go through a pre-application conference. This meeting was held on November 9, 200. Conclusion: The applicants have satisfied this criterion. (E) The Commission shall act upon the application within ninety days from the date of accepting the completed application, excluding such time as may be necessary to complete any amendments initiated by the applicant. In taking action, the commission may deny a Pr.l'D, may grant a Pr.,ID as submitted, or may grant a PAID subject to conditions as provided in this chapter. Any PL.ID authorized shall be subject to all conditions imposed and shall be excepted from other provisions of this title only to the extent sped fled in the PI.ID approval. Findings: The applications were deemed complete on December 20, 2006. Conclusion: The applications are being reviewed by the Planning Commission within the 90 day period. CPMC 17.68.(?40 - Criteria to grant or deny a PLID. A PLID shall be permitted, altered or denied in accordance xcrifh tlxe standards and procedures of this dzapfer. In the ease of a use existing prior to fhe effective date of the ordinance codified in this chapter, and classified in this clucpter as a PLiD, a change in tlTe use or in lot area, or an aiferation of structure, shall conform with the requirements for PLID use. To approve or deny a PLID, fhe Planning Commission shall find whether or not the standards of fhis chapter, including the following criteria are either met, can be met by obseraance of conditions, or are not applicable. \\Serverzilla\pl\2007 Land Use Files\07032 -Clark - Vilas -PUD\FiND1NGS OF FACT.doc Page 3 of $ (A) ~ That the development of a harmonious, integrated plan justif-ces exceptions to the normal requirements of this title; Findings: The R-2 zoning district minimum lot size requirement for interior lots is 6,000 square feet. The project site consists of 7.x.1 gross acres. With a minimum lot size of 6,000 sq. ft. for interior lots and a low density designation on the Comprehensive Map, the allowed number of gross lots would be 52. These 52 Iots could have 2 units per Iot, or a duplex per lot for approximately a total of 10~ dwelling units. The applicants' are praposing 53 zero Iot Iine single family lots. Asa "padlot" development, the parent parcel has to meet the minimum lot size requirement of 6,040 sq. feet for interior Iats, with 7,000 sq. feet fox corner fats. These two tax Iots individually exceed the minimum lot size requirements for the R-2 zoning district. The "padlots" would be exempt from the minimum lot area requirements provided that the parent tax Iots meet the minimum Iot area. The applicants are proposing a PUD with zero Iot line Iots to encourage affordable, entry Ievel housing offering individual ownership as an alternative option to what could potentially otherwise be rental occupied units. The difference between the PUD the applicants are proposing and a "padlot" development is: the side yard setback requirements of 5' feet per story; and detached homes are not allowed as part of a "padlot" development. Conclusion: The applicants are requesting flexibility from the side yard setbacks to allow creation of zero Iot Iine Iots for detached two-story homes, with a 5' side yard on the opposite side yard, and to vary from the minimum lot area as required in the R-2, Two Family zoning district. The applicants' proposal is consistent with the direction in which the east side of Central Paint is developing. Additionally, this proposal as a PUD would minimize the number of passible units than i£ processed as a "padlot" development, or a tentative plan to create approximately 52 lots with a duplex on each lot. They would not have been required to go through the Conditional Use application process for either of the other options. (B) T'he proposal will be consistent with the comprehensive plan, the objectives of the zoning ordinance and other applicable policies of the city; Findings: The proposal is consistent with the Iow density designation of the comprehensive plan and with the exception of varying from the minimum side yard setback, is otherwise consistent with the intent and purpose of the R-2 zoning district. \ \ Serverzrlla\ pl\ 2007 Land Use Files\ 07032 -Clark - Vilas -PUD\ FINDINGS OF FACT.doc Page 4 of $ Conclusion: The applicants have agreed to any additional reasonable conditions necessary to ensure the proposal meets any other applicable policies or standards that would be required. (C) The location, size, design and operating characteristics of the PLID will have minimal adverse impact on the livabilih~, value or appropriate development of the surrounding area; Findings: As previously discussed, the location of the proposed project is in an area where there are a variety of housing options from standard subdivisions to other PUD's either under construction or have received preliminary approval. As a proposed PUD, the applicants' are proposing ~3 detached single family lots rather than creating approximately 52 standard R-2 lots with a potential of 10~ units based on the gross acreage. A PUD would have the minimal adverse irr~pact on the livability by offering detached single family homes, therefore should not have an effect on the value and is appropriate with the development in the surrounding area. Conclusion: This proposed development meets this criterion. {D) That the proponents of the PLID have demonstrated that they are financially able to carry out the proposed project, that they intend to start ronstruction within six months of the final approval of the project and any necessary district changes, and intend to complete said construction within a reasonable time as determined by the commission; Findings: The applicants have stated that they have already received financing approval and have provided a development schedule. The project if approved would be developed in two (2) phases. Conclusion: The applicants have met this criterion. {E) That traffic congestion will not likely be created by the proposed development or wilt be obviated by demonstrable provisions in the plan for proper entrances, exits, internal traffic circulation and parking; Findings: There is not likely to be traffic congestion with successful connectivity to North Mountain Avenue. However, whether or not this can be achieved is yet to be determined. There are a few issues as discussed with the review of the preceding Conditional Use Permit application (City File No. 07033} regarding connection to North Mountain Avenue. If the connection to North Mountain Avenue cannot be accomplished, the applicants would be required to modify their proposed street design for internal circulation. \\Serverzilla\pl\2007 Land Use Fiies\07032 - Clark ~ Vilas -PUD\FINDINGS OF FACT.doc Page 5 of S Conclusion: Access to North Mountain Avenue would have to be resolved prior to submitting the final development plan and final plat applications for approval. (F) That commercial development in a P2.i-D is needed at the proposed location to provide adequate commercial facilities of the hype proposed; Findings: The R-2 zoning district is for residential use. There are not any commercial uses proposed for this development. Conclusion: The project area is Located in an area with commercial uses adequate to serve and near the proposed development. Examples would be an existing neighborhood convenience store and the Mountain View Plaza with a variety of services. {G) That proposed industrial development will be efficient and well--organized with adequate provisions for rail-road and truck access and necessari~ storage; Findings: Not applicable. Conclusion: Not applicable. (H) The Pi.ID preserves natural features such as streams and shorelines, wooded cover and rough terrain, if these are present; Findings: There axe no natural features present on this site. Conclusion: Nat applicable. (I) The PLID will be compatible with the surrounding area; Findings: As previously discussed, the project area is located in an area where similar uses are currently under construction or have received preliminary approval for other PUDs in the immediate vicinity. Conclusion: The application is compatible with the surrounding area. Q) The AUD will reduce the need for public facilities and sen3ices relative to other permitted uses for the Iand. Findings: The demand or need for any additional public facilities would not be greater than the other permitted uses in the zoning district. Conclusion: The application meets this criterion. \\Serverzilla\pl\2007 Land Use Files\07032 -Clark - Vilas - PUD\FlND1NGS OF FACT.doc Page 6 of $ CPMC Z7 &8.050 -Preliminary development plan. A preliminany development plan shall contain a written sfaternent and maps and other information on the area surrounding the proposed development to show the relationship of the planned unit development to adjacent uses, both existing and proposed. The plan s1zaII include the following: A. A map to scale showing street systems, Iot or partition lines and other allocations of land for management or use; B. Measurements of areas proposed to be conveyed, dedicated or reserued for public streets, parks, parkways, parking, pedestrian ways, playgrounds, school sites, public buildings and similar public and semipublic uses; C. A plat plan to scale for each building site and common open space area, showing the approximate Location of buildings, structures, Iandscaping and other improvements and indicating the open spaces around buildings and structures; D. Elevation and perspective drawings of proposed structures; E. A development schedule indicating: 1. The approximate start date of construction, 2. The stages in which the project will be built and the approximate start date of each stage, 3. The anticipated rate of development, 4. The approximate completion dates for each stage, 5. The area, location and degree of development of common open space that will be provided at each stage; F. Agreements, provisions or covenants which govern the use, maintenance and continued protection of the planned unit development and any of its common open space areas; G. The following plans and diagrams either separately or contained on the. fzgures contained in subsections A through D of this section: 1. An off-street parking and loading plan, 2. A circulation diagram indicating proposed movement of vehicles, goods and pedestrians within the planned unit development and to and from thoroughfares. Any special engineering features and traffic regulation devices needed to facilitate or insure the safety of this circulation pattern shall be shown, 3. A landscaping and tree plan, 4. An economic feasibility report or market analysis, 5. A solar orientation plan showing the general orientation of buildings and roof slopes to each other, to streets, and to the landscaping and tree plan; H. Other pertinent information shall be included as the planning commission fznds necessarly to determine any appropriate and desirable requirements that may differ from those ordinarily applicable under this title. (Ord. 1b15 §68, 1989). \\Serverzilla\pI\2007 Land Use Fires\07032 -Clark -Vitas - PUD\FINDINGS OF FACT.dac Page 7 of $ Findings: The applicants' have submitted all of the required plans, development schedule, landscaping and tree plan, addressed off-street parking the proposed street ,and pedestrian pathways to the adjacent park. Conclusion: The applicants' have met this criterion. \\Serverzilla\pl\2007 Land Use Files\07032 -Clark - Vilas - PUD\FINDINGS OF FACT.doc Page 8 of 8 Public Works Department ;~~; CENTRAL POINT Care~;;~;~; PUBLIC WORKS STAFF' REPORT February I5, 2007 AGENDA ITEM: ~TT~~~~INi~~ ~6 A g~ ~ 9) Bob Pierce, Direcfor Matf Samitore, Dev. Services Coord. Fifty Three Lot Residential Subdivision for 37-2W-O1BA, Tax Lots 500 and 700 Applicant: Heritage Development Inc., 3365 Snowy Butte Road, Central Point, OR 97502 Zoning: R-2, Residential Two Family Zoning Traffic: Based on the Institute of Transportation Engineers (ITE} Trip Generation Manual, a S3 lot subdivision will generate approximately 53.53 peak hour trips (PHT). The City has recently updated the City's Transportation System Plan {TSP). The recent analysis shows that the intersections of Beebe/Hamrick Roads and Meadowbrook/Biddle Roads to be failing in the PM Peak. A signalized intersection is scheduled to be installed at the intersection of Beebe/Hamrick Road as part of the North Valley Subdivision land-use application. The secondary access point onto North Mountain Avenue must be approved by City Council because the proposed street access proceeds through Don Jones Park. The access cannot be granted without City Council approval. The Council may impose financial ar other obligations upon the developer for this access. Infrastructure: Water: There is an existing $-inch ductile iron waterline in North Mountain Avenue and a i2-inch ductile iron in West Vitas Road. Storm Drain: There is an existing 15" HDPE storm drain line in West Vitas Road and a 24" in North Mountain Avenue. Street Section: W. Vitas Road is improved with no sidewalks. North Mountain Avenue is an unproved city street. 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. In 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 of these specifications from the Public Works Department. In general, the plan submittal shall include plan and profile for streets, water, storm drainage and sanitary sewers, storm drainage calculations, storm drainage basin map, erosion control plan, utility and outside agency notifications and approvals. The plan may also include applicable traffic studies, legal descriptions and a 940 South Third Street ~° Cenfaa! Painf, OR 97502 •549.664.3329 • Fax 549.fi64.fi384 City of Central Point, 4regan 140 So.Third 5t., Centrai Point, Or 97502 547.654.3323 Fax 547.b54.5384 www.ci.central-poi nt.ocus CENTRAL POINT Building Department Lois DeBenedetti, Building D~ficial BUILDING DEPARTMENT STAFF REPORT DATE: 12127106 TO: Planning Department Planning file: 07025 FROM: Building Department. SUBJECT: Clark Tentative Plan Name: Heritage Dev. Co. Address :3365 Snowy Butte Ln. City: Central Point State: Oregon Zip Code: 97502 Property Description: 37S-2W-O1BA- TL 7001800 PURPOSE: The staff report is to provide information to the Planning Commission and the Applicant regarding City Building Department requirements and conditions to be included in the design and development of the proposed project. This is n©t a plan review. This report is preliminary and compiled solely for use by the Central Point Planning Commission. 1 Gty of Cents! Paint, Oregon 144 Sa.Third St.,Central Point,Ur 97502 541.664,3321 fax 541.664.6384 www.ci.central-paint.ar.us A CENTRAL POINT Building Department Lois i]eBenedetti, Building Official BUILDING DEPARTMENT COMMENTS: 1. ~ Applicant, agent and contractors must comply with all current State of Oregon adopted codes, and apply for all permits tl~urough the Centxal 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 Centxal 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 andlor 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 geotechnical recommendations. 5. Grading/excavationpeanits are required in accordance with OSSC Appendix J and chapter 1 S and regarding any fill 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 Dept (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/excavationpeanit. Building permits will not be issued until grading/excavation permit is finaled. Exception: 1. The upper 1.5 foot of fill placed outside of public rights-of way. 2. The upper 1.5 foot of fill that does not underlie buildings, structures, or vehicular access ways or parking areas. City of Central Point, Oregon 14D So.Third 5t., Centrai Paint, Or 97502 541.664.3321 Fax 541.664.6384 www.ci.central-pnint.nr.us :~,.. CENTRAL PCj~1~T 2 Building Department irois DeBenedetti, Builcl'sng Official 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. S. 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 Cade 8.24.120. 9. Dust control, and track out elimination procedures must be implemented. 10. Application for building permits will xequire three sets of complete plans indicating compliance with Oregon Residential Specialty Code (2005). 11. Fire District 3 will determine fire hydrant location, as we11 as access to buildings. The International Fire Code (2003} with Oregon Amendments {2004} will be implemented as part of the plan Check code requirement for this proposed building. 12. Froperty lines must be established and pinned by Lic. Qregon Surveyor prior to any building inspections. Any changes proposed shall be submitted in writing by tl~e Applicant, or Applicant's contractor to the Building Depal;-tment for approval prior to start of work. Feb a6 Q7 08:53a grin Si11s (541 773-5420 ~•~ ~~ 1 ,/"'t~ f~ 1111 ~ 1 ~~ t~ `~--~ ----~ ~.ogue River Valley irrigation Dis~ict 3139 D4e~rirnan Read Medford, QR 47501 (541} 773~6T27 Tax (54l} 773-542 V~ebsitc: ~vWw.myid.c~r~~ February S, 2007 City 4~ Central Point Planning I3epaztrxaent 1Q©South Thiz~d St. Central Point, OR 97502 Attn: Lisa Morgan Re: Paxkvray Subdivision, 37-2W-•41 T'ax Lots, 700 aztd 500 -~ ~ ~O ~' ~ Rogue River Valley Irrigation District has art irrigation facility knowxt as our Upton. Lateral that traverses through #his proposed developrn.ent. A sub-latez'al branches ofEaf the main lateral part way thru this property. Rogue River Valley has been assured by the developer that these facilities will be piped to our specificatiazt and that easements specific to the Rogue River Valley will be issued. As of this date we have not seen an engineered set of irrigation pipeline plans, ar any speci~tcs to the easements. I understand that due to the tapograpkty of this development lacatxon, a siphon ti~rill zzeed to accoznmadate this zelocation and piping ol'the districts facilities. Rogue River Valley Irrigation I?istrict xequests that the developer must have an approved piping plan signed offby the irrigation district prior to carnmer~cement of this project, This lateral in a very important conduit to travel irrigation waters to the north end of oux irrigation boundaries. Easements far the irrigation f~.cilities need. to be speoif c to the Rogue River Valley Irrigation District. This will insure our future apez•ations and zt~aintenance a~'this district facility. Please keep the district posted on this approval from the City of Central Point. Thank you, ~Ll~ _• Jeff Lzcher Ma~aager; RRVII~ ~iAI~/l~~i~~~1J~i?!~`FI I ~:~7 J~,~'YSOhd i~OUNT' I~OP~DS ~,r:~ i~l~;,.5=x1 77~i ~~'fi F, CSC+1!i~i`~ ='- JACKSON COUNTY R~«<t~ January 12, 2DQ7 ~.~~as Erir.lVicrnnysr, P~ 7}npic de D~reelapurerrt Errgr)~eer 240 Aatalove Road Whl[e City, OR 97543 Ph4[iF; {641) 774-623Q Fax: (545) 774.6238 f II Bf t'1 By61Q~1~ a C iSCa nC 6UnF)'. a f ~ www.jscksoncouniy.arg Attention Lisa Morgan City of Central Poin# Planning 14Q South Thlyd Street Central Point, OR 976Q2 RE: Subdivision off West Vilas Road - a county~rnaintained road. Planning File: 07'D2~, A residential partition. Dear Lisa: Thank you Ivr the opportunity to comrr3ent on this application far Parkway Subdivision. The residential subdivision will have fifty three lots and located on the south side of West Vilas Read. Roads and Parks has the following comments: 1. The applicant steal[ submit construction drawings to Jackson County Roads and i'arks and obtain county permits if required. 2. The appli>ant shall obtain a road approach permit from Roads and Parks far any new or impravecl road approach to West Vilas Rvad. We recommend na direct driveway approaches to West Vilas Road. 3. Please nuts that West Vilas Road is.a county arterial read and has a variable right-of-way with an Average Daily Traffic count of 14,767 as of July 2DOS, one-hundred-yards west of Table Rack Read. 4. Jackson County Reads and i~arl<s recommend thirty foot t~diuses at West Vilas Road. The applican# shall provide a sight distance analysis for the intersection of West_ Vilas Road and Parkway prive. ~. Jackson County Roads and Parks has concerns about the parka[ road at the intersection with West Vlas Rvad, Tf~e width of the road would cause safety cori~cerns. 6, The City 4f Central f oin# should provide fnr future eastlwest road connectivity. 7. if county storm drainage facilities era utilized, the applicant's registered engineer sha[I verify that the drainage system has adequate capacity to accept additional runoff from this devebpment. Jackson County Roads and Parks shat! review, comment and approve the hydraulic report including the calculations and drainage plan. Capacity improvements or on site detention, if necessary, shall be installed at the, expense of the applicant. Sincerely, Eric Niemeyer, PE Traffic & Development Engineer I,lEnginee ringl[7evelopmentlG171ES1GNTRLP7107628.wpd ATTACH M ~ [~T' "..:~.,._.. 9Y ,7ackson County Fire District No. 3 -_ b 8333 Agate Road s ~~~ a ~ White City OR 97503-1075 ~: i -~ ~.;;,r. ,,;,¢~,f~ ,_ (541) 826-7100 (voice) (541) 8Z6-4566 (fax) .- ",~:,r'"'" ~~`'"~~=~~=.,:<" InternafionallyAccredifed - 2005-ZOIO January 4, 2007 Attn: visa Morgan Planner City of Central Point Project # 07025 Clark Tentative Plan • Connectivity of street access will be required for this development. Exception: All buildings are provided with approved NFPA automatic sprinkler systems. • Signage and Curb paint plan to designate No Parking zones will be approved by the Fire District and City. • Fire Hydrants shat{ be provided every 300 feet, and have a Fire Flow capability of 1500 GPM @ 20psi minimum. • Vehicle impact protection will be utilized if a hydrant is located near a possible vehicle impact zone. • Maintain at least 3 feet clearance to aft hydrants this will include landscape materials. • Hydrants setback will be within 10 feet of the curb face. • Street radius minimum R-28' • All other Fire Codes shall apply to this project. Mark Moran DFM ~~'~'A~~-I X11 ~~T `~ --~- ~~ Lisa Mor an from: Roger Roberts [RobertRR@jacksoncaunty.org] Sent: Wednesday, December 27, 2006 6:19 PM To: Lisa Morgan Subject: Proposed Parkway Subdivision Your file no. 07025. I have reviewed the notice of the planning action application for the above project. The proposed subdivision name is already in use. ORS 92.090 states: " 41) Subdivision plat names shall be subject to the approval of the county surveyor or, in the case where there is no county surveyor, the county assessor. Na tentative subdivision plan or subdivision plat of a subdivision shall be approved which bears a name similar to or pronounced the same as the name of any other subdivision in the same county .... " The project will need a different name. The developer and/or surveyor should check with this office for the acceptabif ity of a proposed name, and the name can be put into reserve for that development. Also, the iproposed street name is the same as an existing street in Medford. The developer needs to use a street name that will not cause confusion in the event of an emergency situation. Again, this office will review the proposed street name and, if found acceptable, it will be placed on a reserve list far that development. Raper Roberts Jackson County Surveyor 10 50. Oakdale Rm 318a Medford, Or 97501 Tel 541-774-6192 I'ax 541-774-6193 RabertRR@jacksoncou nty.org ~i11Et2:~ 2Q~1 r Q9: ~6 btu' ,~{~t 54J.-~~54 r'l. 1 k=JS F~~CE ~~. f (:iii ~ar'1~i~llVl~{~dT ~~ f~ » I~~~~~_ 11~~~~ i ~~1fY~~ a7~~Y ~~~~ cation: 138 Wcat Vilas Rnssd, Cnnrnl Paint, OR -lvfsitit~g Addrevs; P,O. Bnx 313D, Crntral Poitlt, Oft 75t}2~pDS Tat.(S4I)G64-6301~,Fnx(541)f(,47t71 wv,v,~,RVSS.us bece~:xbcr ~9, 24Q5 Lisa Morgan FAX 554-5384 City ol'Cent~-al Point Plalnning Departnie~t 155 SoutT~ Second Street Central Point, Cregoz~ 47502 Re: lPsirkwap Su~divisxoln, File #07025 Dear Lisa, Sewer sezvice ~©x the proposed develapzaie~t will requu-e a rx~ain ~izze extcnsiazz from the exxstiz~g sewer on No:~fh Mountain ,A,vcnue. ~"l~.is sewer maiy~. ~~ust be dcst.grted and corAStzuctcd in accordance with. RVS standards. ~}.7e property is within the NI.'DES Phase 2 Stgxmwater Quality managetnezat area attd trust comply wrtIi relevant stonmwatca; quality guideliztes. Fcel..f;ee to call me if. yqu have arty questions regarding sewer se;rvi.ctw 1'c~z this project. Sincerely, '_` j ~_ a;rl Tappert, P.E. bistt7ct EzagineEr 1~.:1D.P~'PAIAGENC~ESICENTPTIPLANNG1SUBpZVZSxpN12p0710'~p2S 1?~.1Z~WAY SUBD1VTStON.DQC c~C' ~~1 ~ C'I~o r L 1S f~ i T`pC~ii~ENT " L. qs PLANNING COMMISSION RESOLUTION NO, A RE5OLUTION GRANTING PRELIMINARY APPROVAL FOR A PLANNED UNIT DEVELOPMENT TO CREATE 53 ZERO LOT LINE SINGLE FAMILY LOTS Applicant: Heritage Development, Inc. {37 2W O1BA, Tax Lots 500 & 700) File No. o7a~z WHEREAS, Applicant has submitted an application for a Planned Unit Development to create 53 zero lot Iine single family Tots within an R-2, Residential Two Family zoning district on two parcels with a combined approximate gross acreage of 7.11 acres on properties identified on Jackson County Assessor's map as 37 2W 01BA, Tax Lots 500 & 700, in the City of Central Point, Oregon; and WHEREAS, on March 6, 2007, the Central Point Planning Commission conducted adult'-noticed public hearing on the applications, at which time it reviewed the City staff reports 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 R-2, Residential Two Family zoning district section 17.24, Planned Unit Developments, section 17.68, and Conditional Uses, section 17.76 of the Central Point Municipal Code; and BE IT RESOLVED, that the City of Central Point Planning Conunission, by this Resolution No. does hereby approve the application based on the findings and conclusions of approval as set forth on Exhibit "A", the Planning Department staff report which includes attachments, which is attached hereto by reference and incorporated herein. PASSED by the Planning Commission and signed by me in authentication of its passage this 6+~ day of March, 2007. Planning Conunission Chair Planning Commission Resolution No. (03062007} ATTEST: City Representative Approved by me this b~ day of March, 2007. Planning Commission Chair Planning Commission Resolution No. (03Qb2007)