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Home My WebLink AboutResolution 711 - Gebhard VillagePLANNING COMMISSION RESOLUTION NO. `~ E ~ A RESOLUTION GRANTING FINAL DEVELOPMENT PLAN APPROVAL FOR GEBHARD VILLAGE, A PLANNED UNIT DEVELOPMENT (Applicant: Gebhard Village, LLC} (37 2W 02AA, Tax Lot 2800) Recitals 1. Applicant has submitted application for a final development application for a Planned Unit Development known as Gebhard Village, property identified by 3ackson County as Account 10195726 in the City of Central Point. 2. On, December 5, 2006, the Central Paint Planning Commission conducted a public meeting on the application, at which time it reviewed the City staff reports and heard testimony and comments on the application. Now, therefore; BE IT RESOLVED BY THE PLANNING COMMISSION OF THE CITY OF CENTRAL POINT, OREGON AS FOLLOWS: Section 1. Criteria A licable to Decision. The following chapters of the Central Point Municipal Code apply to this application: A. Chapter 17.24, R-2, Residential Two Family Zoning District B. Chapter 17.68 -Planned Unit Developments Section 2. Finding and Conclusions. The Planning Commission hereby adopts by reference all finding of fact set forth in the City Staff reports and concludes that the applications and proposed Planned Unit Development comply with the requirements of the following chapters of the Central Point Municipal Code: A. Chapter 17.24, relating to uses, lot size, lot coverage, setback, building height and perzx~itted uses. B. Chapter 17.68, relating to Planned Unit Developments. Section 3. Conditional Ap rp oval. The application for final development plan for a Planned Unit Development is hereby approved, subject to the conditions set forth in the Staff Report dated December 5, 2006 {Exhibit "A"} attached hereto by reference and incorporated herein. Planning Commission Resolution No. -1 ~ ~ (12/0512006) .Passed by the P1<rn~>>n_~ ~"o~nt~~issiota and si~ui<l 1>y nee ita a1~1t~l~:niicntiotl o~fits passage this S~~' day of ~D~~~.t..»~cr, 20C1(~. ~ ~_ _. ~'~~,4i i1~~i'.' ~ ': ,?:111.1s1C)Il (.'hair ATTEST': m ~. City representative Approved by the this Sty' day of L?eceber, 2C10G. g ~ ~C'Itin~~it~~ C~~n~~~7isi<~u Chair Planning Commission resolution ~o. t (i21C1512~Q6) ~'f~r+r~in~; C.p~rm+n •; ~ ~ ~ r~ '[ '~~ ~~ ~J __4J ~a ~~~~ ~..lE~'~ 1 ~ ~ _ ~~ 1 j 4~;~~ ~ r~* !S1~~rl];rn~~ilii;'y,f~~~~, ~7 ;~f]+El ~~ it ~orT1!'Y'~i11=a ~)~JC''C•~7t"YP:'~]l ~ IfP.CTrJI,% !II it r,o7. {~i~)1'Rr ~.~Ir~ ~'+~-3 Yllllli'~~fd L;i4" PLANNING C(.~It~~~~~~~~(-~ 1~~~~'~i'I' Decenrl~cr 5, ?l:?(X~ A,PPLI~C.~TIC?N ITEM: l~'II,1? I"~(.~. fl~t6G1 ~ct~k~a'!z~d ~'itla~~!c~ !'[1) 1+irl<il I)eveto~~mee~t t~"l~rl ~.__ - __..__... .__.m ._. ..._. ~`inal Devclc~pment Plan review far a de~~clr~}~trrci~t l.nr~~~~n ors (~chlra~cl Vi11a<~c. 1'r~r}surly is idt`rilili~;d on the Jaek~or'_ County Assessor"s map as 37 2W t~2,1:h. ~(<r~ I,c,t 2~fjf), ~kPl~,'ii 101~~~ ;''?~. Applica~rts: Gabbard Village, LLC STAFF SUURCE: _ .. Lisa Morgan, Planning Te~~}~ r~ i c i a BAC [~ ~ +C"li_~ i~dl~ e Gebhartl Vill~xge, A PI ed C1nit Development was granted approval by Planning Commission Resolution No. 65~, dated. July 5, 2005. Administrative extension granted. on December 26, 2005, extending the expiration date to July 5~ 2006. Planning Commission formally granted approval for the second written request by oration on November 7, 2006, extending the expiration date to January 5, 2007. The applicant is now ready to proceed with the final development plan for approval. ~~ L~d!)IN+GSs The Planning Commission reviewed the final development plan on December 5, 2006, and approved the final developll~cn plan subject. to the following additional conditions: l) Planning Staff has final approval authority for the attached single family homes and that dormers on rear elevations shall be a requirement of staff approval. 2) The two (2) open spaces areas shall be fenced for sti~i~ay reasons. Peneirrg materials shall compliment the architectural character ofthe project aid not obstruct ~ icti~- of landscaping. (Chain link fencing is not acceptablej. 3) Attached single farr~ilti homes in groups of 4 to 6 shall have different exterior paint colors to add emphasis to the individual units. 4) Site Plan Review is not. required. All necessary exhibits for site plan review have been submitted as part of the final development plan. Gabbard Village Final I~veiopmenC Plan Page l oft ISSUES: The agent for the applicant accepted that no building permits would be issued prior to the recording of the final plat, per staff's recommendation. ATTACHMENTS/EXHIBITS: Attachment "A" -Originally Approved Site PIan Map Attachment "B" -Final Development Site Plan Attachment "C" -Landscape Plan Attachment "D" -Elevations Attachment "E" -Applicant Narrative dated July 21, 2006 Attachment "F" -Public Works Memorandum dated November 28, 2006 Attachment "G" ~-Approved Resolution ACTION: Resolution No. 711 granted approval of the final development plan for Gebhard Village an December 5, 2006, per the Planning Commission and Staff Reports dated December 5, 200b including all attachments and exhibits. 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I\~C: _. ,~ , ,. _G ~_ ~ / / \ 2740 Jdcksonti>illc Hrvl• N _ ~' ndd 012 9i.i0I a\~cdEord ~ / : 1i asz: Gr131~ARD DR. , - _~ Pl~anc:5~kI-245-944$ I'ax:541-245-<,859 ti!~ `O '.."I ~.', ~ ~~C~; a•I` Cf r -~,~ z. =i`~ I~ i~ 'C 7 n rv;~ -ilk ~;',.~. ofCi ~v ~I~ '~I o~~ v~ O I~ I `~ C' ~Z I~ vE ~-{ ~ I 1 t'„ ~ y Y ~ rnfOrN[: E `: - ,~ = ~ z - G~~HL~~ `r~L~ f~ GE L.__. ~,%~~ Exic Axtner Co~u[t~[Fazon, I~iC. • ~~Y' v . , ~~ 2l4~ ~1C~:50f1~'IIEC E"Ew'S' ~ 1/ ! ~ ~ :1dd«~: ~ i /`'•.._.~_,lyicdfnrd, p[t 97$(EI GEBE-{ARD t~It. I~Exonc j4I-24$-9443 Eax: i4I-24S-ci889 -~~n ~iU o-;~ -'i:. ~iC7 i ~' ~ ,~~( uf~ i u !~ ~; '' Y,~H .hiy f;~/~ ~:~ ._-~ ',C_' :, 'ice .~! "I vE i~ i~--4 } C:, yl~ -[~- °I`'1 ~'s',.'I -~^; °l _~9 ',I "^~ ~~ !~ '~ 'z ~~ w ?~ G ~ = - s ^v ~ ~' V ° G ~ ProFncc. GEI3HARD VILLAGE cT~~ ~~~~~~~ c~~s«ztt,~~, 1tiC. ` N ~ s gdA ~ ~, /'`1 ~ Mec~fo~d OfZ 975QI rcu: GEBI~3~1RD RD. , 1'kionr. 541-245-9443 Fax: 541-24~-G839 ATT~CHMEfVT' " ~ " July 2I, 2006 GEBI-TARO VILLAGE FINAL P.U.D. PLAN NARRATIVE Submitted as part of tl~e Final PUD Plan submittal requireme~~ts for Gebhard Village, I,.I,.C, by Eric Artner Construction, Ittc., agent. TABLE of CONTENTS: A. PLANNING DEPARTMENT CONDITIONS OF APPROVAL B. PUBLIC WORKS CONDITIONS OF APPROVAL C. BUILDING DEPARTMENT COMMENTS D. ROGUE VALLEY SEWER SERVICES CONDITIONS OF APPROVAL E. JACKSON COUNTY FIRE DISTRICT #3 COMMENTS F. APPLICANT REQUEST A. PLANNING DEPARTMENT CONDITIONS OF APPROVAL: CONDITION #I: Tlais approval is contingent rtpon tlu:_finul decision by the Central Point City Council to amend the Comprehensive I'1cm and zone designations for nrc:dium dcrrsit~> developnzeru. APPLICANT RESPONSE: Tlie Central Point City Council approved the requested amendment to the Comprehensive Plan and the requested zone designation change. CONDITION #2: The applicant shall comply with all federal, ,state trod Incal regulations, strrladar'd,S arld requirement applicable to the project area. It is the respnn.sibility of the applicant to provide the city,vith written pr°oof that all of the effected agencies and depar•trnents are satisfied with the conrlitinns of approval. These agencies include Jrrck.son County Fire District No. 3, Rague Vallet~ Setiver• Services, Jackson Cnurzty Roads, City Building and Public Works departments. APPLICANT RESPONSE: The preliminary plans were submitted to the city for review and approval by the agencies listed. Each agency provided a list of "Conditions of Approval" or "Cornznerzts". These are itemized below with the Applicant's responses, CONDITION #3: The applicant shall sign an agr•eernerrt to participate in lire traffic plan for the urea prior to the City signing the final plat rnap. APPLICANT RESPONSE: Applicant agrees to sign the agreement, CONDITION #4: ~ final plat application shall be fried it>ithirr one )lem• of fire Planning Commission appr-aval or tlae tentative plan approval shall become rrrrll acrd void. APPLICANT RESPONSE: App]icant acknowledges this City requirement. CONDITION #5: 14 landscape plan for the common open space and street planter strips shall be submitted prior to the City's review of the final development plan. APPLICANT RESPONSE: Landscape Plans were submitted as part of the Tentative Plan and P.U.D. applications and were deemed adequate at that tune. 'The plans are also included with this submittal. B. PUBLIC WORKS DEPARTMENT CONDITIONS OF APPROVAL: CONDITION #)<: Right-of tivay Dedication: The Developer shall dedicate tx>eraty feet of frontage of Gebhard Road for widening of the road to Collector's standards. APPLICANT RESPONSE: The Applicant will dedicate the required Right-of Way. Please refer to attached Tentative Plat. CONDITION #2: Gebhard Road Improvements: Developer° will be responsible for constr°ucting curb, gutter and sidewalk and additional paving width to Gebhard Road for the subject pr operty. A draining submitted by CES NWfor the White Hawk Estates PUD also applies to this development. The developer° will be responsible for constructing the `interim' Ie~1e1. APPLICANT RESPONSE: The Applicant agrees to provide half street plus an additional 12'-0" of in3provements along the Project's Gebhard Road frontage. CONDITION #3: Bass L ake Drive and Crescent I ake Drive r•ightal=ivrry:I'Ite developer is proposing all public stt°eets within the development. The proposed rig>!tt-of-ivrtj113a,s.s Lake and Crescent I ake Drive i,s only frfty- two feet. The Pufilic Works Director approved a .rtr~c:et detail to the standards and .specificatioats that accommodates Municipal Code Section I2.3G. IOQ.D regarding street tr•eer (Sce Attrrclred Detail). '!'hc Public Works Departrnertt is requesting that the right-af--way be x~idened to,frfty- five feel to accanmodate this standard. APPLICANT RESPONSE: Upon discussions wit}z the Public Works Dcpartznent it was determined that the current configurations of Bass Lake Drive and Crescent bake Drive wez-e satisfactory as follows: a. Bass Lake Drive; Because of the many driveways intersecting both sides of Bass Lake Drive it was determined infeasible to provide an street parking on this street. The agreed upon 35'-0" right-of way includes (2) 10'-0" travel lanes, (2) 6" curbs, (2) 5'-0" sidewalks and (2) 2'-0" water meter strips. b. Crescent Lake Drive: The cur•ent 52'-0" right-of way includes (2) 10'-0" travel lanes, (2) 8'- 0" parking lane, (2) 6" curbs, (2) 5'-0" sidewalks and (2) 2'-6" planter strips. Note that due to the rmany driveways intersecting the street at this location an 8'-0" planter has been added in lieu of parking along the street frontage in front of the townhomes. City approved street trees will be planted within the planter strips and shall be maintained by the Home Owner's Association. CONDITION #4: Open Space.' The developer is proposing open space for the Planned Unit Development tltat is corxsistent with the City's Transit Oriented Development r•equirentertts for open space dedication. The open space areas will be approximately 95 feet by I SS feet or 14, X25 .square feet per open space area. The Public Works Department is requesting that a Honre Owners ,4ssociation be formed to maintain tlae areas. If the developer wishes to dedicate these areas to the City of Central Poirot the parks must be fully constructed with art irrigation system and an improved and installed landscape plan. ~ldditiotxally, the developer shall maintain the areas fot• hvo years prior to the City taking over- maintenance responsibility. APPLICANT RESPONSE: A Home Owner's Associations will be created to oversee the maintenance of all comznom area landscaping, including the open space indicated above. CONDITION #5: Bicycle/Pedestf~inn_Path: A Bicycle/Pedestrian path shall be designed and i~astalled with the developer of the White Hawk Estates PUD for Beebe Road from Hamrick Road to Wltite Hawk Estates along the North side of the Street. The bicycle/pedestrian path shall be designed and installed when the development of the ttvo properties is at 50% build out. If the City acrd/or the development community has reached an agreement to fund and construct Beebe Road to a standard Collector Street prior fio the SO% build out this cortditiorx is void. APPLICANT RESPONSE: The Applicant agrees to participate in the cost of construction for the path. The design and cost of the path is pending action by White Hawk Estates. CONDITION #6: Gradin Pet7rxit: The City of Central Point Building Department requires grading permits for all new subdivisions. Developer will rxeed to provide a valid grading plan as part of construction documents and receive a permit f orn the building department prior to construction. APPLICANT RESPONSE: The Applicant agrees to provide a grading plan as part of the construction documents. CONDITION #7: Street Tree Plan: Prior to issuance of a building permit, the applicant ,shall subsrit for approval by the Public Works Director, a landscape plan for the areas designated far landscape rows.lhe plan shall include construction plans, irrigation plan, details and specifications.for the trees io be plrzrrted within the landscape row. Plantings shall cornpl}~ with Municipal Code ,S'ectiorr 12.36. Tice plarrtirrgs s{roll have at least a 1 %"trunk diameter at the time of installation. All street trees shall be irrigated with rrn automatic underground irrigation system. The curr°ent .site plan does rrot indicate ir~ces planted at 20 --- 4(1 feet orz center°. APPLICANT RESPONSE: See attached Landscape Plan. The landscaping designated for the landscape rows will be maintained through the Honae Owners Association and tl~e irrigation far these areas will be served by (2) separate water meters, equally dispersed throughout the development. C. BUILDING DEPARTMENT COMMENTS: COMMENT #1.: F(pplicarrt, agent artd contractors must comply with all curr•errt State of Oregon adopted codes, and apply for all permits through the Central Point Building department. APPLICANT RESPONSE: The Applicant agrees. COMMENT #2: If a private starrrt drain system is proposed it must be reviewed and a permit issued by the Central Paint Plumbing Department. APPLICANT RESPONSE: The Applicant agrees. COMMENT #3: Any private street lighting must be reviewed and permitted by the Central Poirot Electrical department. APPLICANT RESPONSE: The Applicant agrees. COMMENT #4: Provide the Building Department with a Geotechnical report as required by OSSC Appendix Jand Chapter 18 and Chapter 4 of the ODSC. A written report of the investigation shall include, but need riot be limited to the following information: a. ,4 plot plmr showing the location of all test borings and/ar excavations. b. Descriptions and classifcatians of the mater°ials encountered. c. E'levalions of the water table. 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. YYlzen expansive soils are present special provisions hall be provided in the faurrdation design and construction to safeguard against damage due to ezpansiverzess. Said design shall be based on geoteclrnical reconzrrzendatians APPLICANT RESPONSE: The Applicant agrees to provide the City Building Department with a Geotechnical report meeting the above referenced requirements. COMMENT #5: Grading/excavation permit are required in accordance witlt OSSCAppendix.I and Chapter 18 and ODSC Chapter 4 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. A soil investigation report and a report ofsatisfactory placement offill {including special inspections of placement offill and can:pactiorz) acceptable to the Building Official shall be submitted prior to final of the grading/excavation perra7it. Building permits will not be issued until grading/excavation per~rrit is firzalled. Exception: 1. 7'he upper 1.5 feet offill placed outside ofpublic r°iglzt-of-ia~ay. 2. The upper 1.5 feet offrll that does riot tvtderlie buildings, structures, velticrrlrrr• access nr• par°king areas. APPLICANT RESPONSE: The Applicant agrees. COMMENT #6: To move or' demolish arty existing str•uctur°es located on the property call the Building Department forpermit requirements. APPLICANT RESPONSE: The Applicant agrees. COMMENT #7: Notify the Ciry Building Department of an}~ existing ~~ell or Sept is systems krcated on the property. APPLICANT RESPONSE: The Applicant agrees. COMMENT #8:.~ny development (mty ratan-made change) to unproved ar urtirnpraved real estate located within the,lood hazard area of tlae City of Central Point shall require a Development Permit as set forth in the Central Poirrt Municipal Code 8.24.120. APPLICANT RESPONSE: The Applicant agrees. D. ROGUE VALLEY SEWER SERVICES CONDITIONS OF APPROVAL: CONDI'T'ION #1: The sanitary sewer system must be designed and constructed in accordance ~vith RVS standards and must be accepted as a public system by RVSpr•ior to final plat approval. APPLICANT RESPONSE: The sanitary sewer system has been designed per RVS standards. CONDITION #2: The applicant must demonstrate compliance with RVS stor~mvater quality requirements prior to final plat approval• APPLICANT RESPONSE: The storm water system has been designed per RVS standards. E. JACKSON COUNTY FIRE DISTRICT #3 COMMENTS: COMMENT #I: Fire Hydrants shall be located approximately 300 feet spacing and pre-approved by the Fire District. Submit to scale a plan with hydrant location. APPLICANT RESPONSE: Hydrants }nave been paced with a maximum of 300' spacing between them. COMMENT #2: What are the actual street lvidths? It appears with this plant these are easement tividtlts. APPLICANT RESPONSE: The street widths are as follows: a. Bass Lake Drive: 20'-0" paving width. b. Crescent Lake Drive: 28'-0" paving width w/ parking on one side and 36'-0" w/ parking on two sides. c. Heart Lake Drive: 20'-0" paving widt}~. d. Johnson Lake Drive: 2&'-0" paving width w/parking on one side. e. Alley: 20'-0" paving width. 6 COMMENT #3: Inside radius must be R-28' to meet current F"ire Cnrle standcn•dc rf'the alley~t~ays access garage components of the buildings, APPLICANT RESPONSE: Current radii are 25'-0" and meat city standards. COMMENT #4: Gebhard Road Heart Lame drive shall have mr appr•nverl grrte.fvr emergency vehicle access. Lots 23 -- 34. APPLICANT RESPONSE: T'he Applicant agrees to install an ernergerrcy gate per tlris condition. COMMENT #5: The Fire District shall approve rrn parking, fr•e Irrrre signage and cur°b painting. APPLICANT RESPONSE: The Applicant agrees. COMMENT #6: Street ividtlr pray need to be at Iea.st 28 - 32 feet if any tlrr•ce story buildings arc proposed. Exception tivould be to install NFPrI approved residential sprinkler systems err the required buildings. Tlris can be evaluated on an individual basis of building groups. APPLICAN`T' RESPONSE: There are no three story buildings proposed. F. APPLICANT RE VEST: The Preliminary P.U.D. plan was submitted as a single phase project. The Applicant requests the Plam~ing Commission to consider allowing the development to occur in (2) phases. Please see the attached preliminary final plat for the locations of the phases. Please note that all of the street and utility improvements on Gebhard Road would occur during the first please. Permitting the construction of the Project in two phases will allow tl~e Applicant to frr~al plat one phase at a time and thereby allow the Applicant to sell individual units within that completed plrase prior to the completion and final platting of the remaining phase. This will benefit the Project in two ways; first it will allow a progressive "saturation of purchasing" to occur rather than a single build out and a single sale. It is always beneficial to a project of this kind to sell units as they are completed as it helps generate a positive momentum that can carry a project to a successful completion. Secondly, it is beneficial to the financing of the project. It would be extremely burdensome to hold on to the completed units for the length of the Project before one could be sold. The Applicant would also like the Commission to consider allowing the Applicant to receive building permits on buildings prior to the final plat. This will create a more efficient construction schedule enabling construction to continue from the street and utility infrastructure to the buildings without the several week delay caused by the drawing, surveying and recording of the final plat. In order to alleviate city concerns regarding the completion of the phase once it has been started the Applicant is open to discuss bonding options. 7 Public Works Department ~:r ,~ CENTRAL POINT ATTA~HM~NT " ~ '" Bob Pierce, Director Matt Samitore, Development Services I'ublrc L~orks Departmen t INTEROFFICE MEMORANDUM TO: PLANNING DEPARTMENT FROM: MATT SAMITORE SUBJECT: GEBHARD VILLAGE CNIL IMPROVEMENTS DATE: NOVEMBER 28, 2006 Planning: The Civil Improvement Drawings for the Gebhard Village PUD have been approved for construction by the Public Works Department. Construction can start immediately pending authorization from RVSS and Jackson County Roads. 955 South Second Street ~ Central Paint, CR 97502 •549.664.3329 F Fax 549.664.6384 ~t~`~"A~HN~~N~` ~~~(~ ~~~ PLANNING COMMISSION RESOLU'T'ION NO. A RESOLUTION GRANTING FINAL DEVELOPMENT PLAN APPROVAL FOR GEBHARD VILLAGE, A PLANNED UNIT DEVELOPMEN'T' (Applicant: Gebhard Village, LLC) (37 2W 02AA, Tax Lat 2800} Recitals 1 _ Applicant has submitted applicatian for a final clcvelopn~€e~~t applicatian for a Planned Unit Development known as Gebhard Village, property idetltified by .lackson County as Account 10195726 in the City of Central Point. 2. On, December S, 2006, the Central Point Planning Commission conducted a public meeting on the application, at which time it reviewed the City staff reports and heard testimony and comments on the application. Now, therefore; BE IT RESOLVED BY THE PLANNING COMMISSION OF THE CITY OF CENTRAL POINT, OREGON AS FOLLOWS: Section l . Criteria Applicable to Decision. Tl~e following chapters of the Central Point Municipal Code apply to this application: A. Chapter 17.24, R-2, Residential Two Family Zoning District B. Chapter 17.68 _ Planned Unit Developments Section 2. Findin and Conclusions. The Planning Commission hereby adopts by reference all finding of fact set Earth in the City Staff reports and concludes that the applications and proposed Planned Unit Development comply with the requirements of the following chapters of the Central Point Municipal Code: A. Chapter 17.24, relating to uses, lot size, lot coverage, setback, building height and perrnitted uses. B. Chapter 17.68, relating to Planned Unit Developments. Section 3. Conditional Approval. The applicatian for final development plan for a Planned Unit Development is hereby approved, subject to the conditions set forth in the Staff Report dated December 5, 2006 (Ex.hibit "A") attached hereto by reference and incorporated herein. Planning Ca~1~~r-issian Resolution No. (1210512006} Passed by the Plan~~ing Caznanission anti signet] by the in authentication of its passage this 5`h day of December, 2000. Planning Conimissio~i Cllair ATTEST: City Representative Approved by me this 5`~' day of December, 200b. Plan~iing Commission Chair Planni~lg Commission Resolution No. {12/0512006)