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HomeMy WebLinkAboutResolution 655 - Scenic Meadows (Grout)~,,,. PLANNING CC~MMISIC~N l:l ~>C!L[. I'Ic~N N~ t. A R~SC~LUTIJN GRAT~}Tl'tiG T1~;NTA"["1VI ['LAN :'~i'}'1tC~ VAL 1~t7R A PLANNEI? UNIT DEVELC71'~~ll''~tT I~NJWN A N~i~ ~ } 11;IZi~} 1 C1~'i{=X11"IyS (•~1(~I,lic,t~it' I'~Tttl Grout). (37 2~~' U:si1C' I ,,.. Lot. 100,4)900) l~ci~itals 1. Applicant(s) hasfhave submitted applicatian Ibr tentative: t~~~t kit land division ate a 0.85 acre parcel located on p~•opertlF iile~itiied by .lacksan County as Ma}~ 372W03AC-100, 9900 in tl~c City of Central Faint, Oregon, 2. On, June 21, 2005, the Central Paint Pl~tnt~il~g Commission conducted a dt~ly~-nati~;cci }aublic hea.~in an the applicatian, at which time it rcvic~~ cc1 the City .staff ~~c~ports and hea~~tl Pestin~otl}~ and comments on the application. l'~aw, therefore; BE IT RESOLVED $Y THE PLAI'1NING COMMISSION Ol~' TIIE CITY OF CENTRAL PI.JiIV T, 411t.~1J L.114', A.~J 1~VI.rL/V VY w.7'. Section 1. Criteria Applicable t~,_Dccisic~~~_ The following chapters ofthe Central. Paint Municipal Cade apply to this applicatian: A. C'hxptcr 17.2.0, R-1, Residential din` I~ 1 ~imily C-strict B. Cl~~~pter 17.68, P}ann~ci Unit Develapinent C. Chapter 16.10, Tcr~tative Plans ~ectian 2 Finding and. Conclusions. The Planning Commission hereby adapts by refere~ice X11 findings of fact set Earth in the City staff reports, and. carzcludes that, except where addressed iii the conditions ofapproval, the applications and prol?asa} comply with the requirements of the following chapters of the Central Paint Municipal Cade; A. Chapter 17.20, relating to uses, lot size, lot coverage, setback and builclin~ height. ~. Cb~~la~cr 17.68, relating to approval process, common ownership and. maintenance. C. C}~apter 16.10, relating to required information on plat, processes and the assignment of canditio~as by the City pertinent to the applicatian. Planning Caminissi~~c~ Resolution No. `: (06f21f2005} Section 3. Conditional Ahpr<~va1. Ti~~ a~~plic~ii.ioa~~ ~fc,r tcntuiiy%~~ 1an~t partition here%n is herelay approved, subject to the eo~~cliti«~a~ :yet lurlh ~>n l~~:xhil~ii ""~~", i~ciaaz, the c~f'(ieial st<<(`f~rc~~r~zt attached hereto by reference ineorh~>ratc~~d l~ereit~, imjx~sc~1 uricle~~ a~rtlac>z~iiv ~.~i~~;t'MC C1~~i~ifc~ l f~.36. Passed by the Planning Con~a» ti~ic ~~~ at~cl sired ley me in autllc n i i~:aiic~n c~i"its t~~sa~c this 21st day of June, 2005. Plaz~.7i!~ ~('or~,~~;~~.;,~,;~~r'i~~~ir ATTEST:. ,, _..~ _~._ .. Approved by me this 21st day of June, 2005. .~ Plannu~;~ C:}aliliii.i~i~>,1 Chair Planning Commission Resolution No. ~ (06f21 (2005} EXHIBIT" A " PLANNING llEPARTMrNT STACF RtiPQRT MEETING DATE: dune 21, 2005 TO: Central Paint Planning Commission FROM: David Alvord, Community l'Ianner SUBJECT: Public Hearing - To cansider a Preliminary Development Plan and Tentative 21 lot subdivision kcnown as the Northern Heights PUD. The subject property is located west of North Third Street and north of Crown Avenue in an R-1-8 zoning district {372W03AC Tax Lots 100 azzd 9900). Applicant: Paul Grout P.O. Box $210 Medford, OR 97504 Owner/Agent: Same as applicant Summary: The applicant has submitted a preliminary development plan to create a PUD and subdivide two existing tax lofts into 21 lots; 201ots will be residential and one lot will be designated as open space. Authority: CPMC 1.24.OS0 vests the Planning Commission with the authority to hold a public hearing and render a decision on any application for a Preliminary Development Plan and Tentative Subdivision. Notice of the Public Hearing was given in accordance with CPMC 1.24.060 (Attachment A). Applicable Laws CPMC 16.10.010 et seq. -Tentative Plans CPMC 17.20.010 et seq. - R-1, Residential Single-Family District CPMC 17.6$.010 et seq. _ Planned Unit Development (PUD) 11CpchslldavidalNorthern Heights revised report.doc ~~ C~ 13ack~rourtsd: The property is planned for single-family residential and zoned accordingly at R-1-8. The density requirements for the R-1-8 zoning district allows for a maximum density of 5 units per acre. The minimum lot size is 8,000 sq. ft. with a minimum lot width of GO feet for interior lots and 70 feet for corner lots. The applicant is presenting a tentative development plan far a 21 Iot Planned Unit Development to be known as Northern Heights. One of the lots is designated as open space. The project area is located west of North Third Street, and north of Crown Avenue and the Royal Heights subdivision, and south of Scenic Middle School. The property has previously been the subject of a Quick Response grant study from LCDC/ODOT for amixed-use, high density development. After public comment the mixed-use development concept was rejected. Project Description: The applicant is proposing that the property be developed as a 21 lot Planned Unit Development, with lots ranging in size from 3,950 square feet to approximately 6,000 square feet. Lots 1 through 10 have a typical Iot width of SO feet and a depth of 118 feet. Lots 11 through 13 are approximately 40 feet in width with a depth of 118 feet. Lots 1'~ through 20 are smaller lots with widths averaging 60 feet and tat depth varying from 63 feet to 81 feet. With the exception of the Open Space lot, all lots are designed for single -family dwellings, if the project were to develop in accordance with the standards of the R-1 ~8 district for lot area and width, a maximum of 14-15 lots would be permitted. The project will have public access from Third Street to Crown Avenue. It is proposed that a new public street, running east/west, will be constricted connecting Third Street and Crown Avenue. The proposed public street will be 44-feet wide; with a 32-foot curb-to-curb section, and afive- foot sidewalk and three-foot landscape buffer on the south side of the street. The sidewalk and buffer will be located along the entire length of the south side of the proposed public street. The landscape buffer has been condensed from S feet to 3 feet to increase the maneuvering area and accessibility of emergency vehicles, should they be needed in the future. The Tentative PIan also shows that the entrance to the PUD from Crown Avenue has been reduced from 50 feet to 32 feet, the reduced width will slow traffic coming into the project area as well as coming out of the project area onto Crown Avenue; the same is true for ingress and egress traffic from North Third Street. The proposed public street will be constructed to modified City standards with the exception that sidewalks will not be provided on the north side (Scenic Middle School), and lots fronting this street will extend to the curb-line of the street. Three of the lots will front on, and take access from, Crown Avenue. The remaining 17 lots will front on, and take access from the proposed public street {not yet named). 11CpchslldavidalNorthern Heights revised repart.doc A The applicant has stated that he intends on constructing two-story hames iza dais development. No request has been made for modifications to the setback requirements. Asix-foot privacy fence and hedge will be installed along the sautla and west property lizaes to furtlacr alleviate any concerns that neighbors may have with pz-ivacy issues. Discussion: The applicant believes that unique conditions exist that supports the use of a PtJD rather than a conventional subdivision (refer to Attachment B). In summary tlae unique conditions are: 1. An unusual feature of importance to the people of the area ar the community as a whole exists on the site. 2. The property is of irregular shape with limited access, or has unusual dimensions or characteristics which would make a conventional development unreasonably difficult and expensive. CPMC 17.8.010 states that the purpose of the planned unit development is to "gain more effective use of open space, realize advantages of large-scale site planning, mixing of building types or land uses, improved aesthetics and environmental preservation by allowing a variety of buildings, structures, open spaces, allowable heights ands setbacl~s of buildings and structures." The applicant also believes that, because of the relatively small size of the proposed development (3.81 acres) that a PUD is the best option to allow development of these two parcels because of its proximity to Scenic Middle School and surrounding neighborhoods; and that the wider streets and 6,OOD sq. ft. lots would be more compatible with the neighborhoods that have been in existence far many years. CPMC 17.68.020 states that "A P UD ... may be on a tract of land of more than one acre but less than five acres if the planning commission frnds, upon a showing by the applicant, that a PUD is in the public interest...and the developments would compliment each other without significant adverse impact on surrounding areas. " (CPMC 17 68.020 (c) ). The project entails the development of 20 residential lots. Based on the Institute of Transportation Engineers (ITE) Trip Generation base figure of 9.55 average trips per day per residence, the project would potentially create 191 total average trips per day per residence. provide two separate routes for vehicular ingress and egress. Examples of projects that require a traffic analysis are; developments of 150 or more single family hames, 220 multi-family units or office buildings of 55,000 square feet or mare or a shopping center that is a minimum of 15,500 square feet. (ODOT's Guide to Development Impact Analysis). The applicant has not provided a landscape plan. The city will require a landscape and irrigation plan to be submitted prior to the recording of the fznal plat that will include trees and shrubs acceptable to the City's tree list. 11C~ehslldavidalNoriherrt ECeighis revised repor[.doc r ~~ The Public Works and Building Departments have provided their comments, recommendations and requirements far this application (Exhibits F and G). Rogue Valley Sewer Services was notified of this application and has submitted correspondence. 3ackson County Fire District Number Three met with the City and the applicant and the agency is satisf ed with the proposal. However, because of the overall length of the proposed street, Fire District Three will require two new fire hydrants to be installed within the project area. One hydrant will be located at the entrance to the development Pram North Third Street and a second hydrant will be installed at the Northwest corner of the lot that has been designated as open space at the entrance to the development from Crown Avenue. The applicant will need to provide the District with a complete set of plans and meet any requirements that may be assigned. Findin s of Fact and Conclusions of La~v: The applicant has compiled a list of findings (Exhibit B) as they are listed in CPMC 17.68.040 In reviewing these Endings of fact and conclusions of Iaw as submitted by the applicant, the planning commission shall f nd whether or not the standards of this chapter, including the following criteria (CPMC 17.68.040) are either met, can be met by observance of conditions, or are not applicable. A. That the development of a harmonious, integrated plan justifies exceptions to the normal requirements of this title. B. The proposal will be consistent with the comprehensive plan, the objectives of the zoning ordinance and other applicable policies of the city. The proposed PUD is consistent with the residential designation far the Property as set forth in the Comprehensive Plan. With regard to compliance with the zoning ordinance the planning commission has the discretion to determine whether or not the proposal complies wfth the intent of the underlying district. The intent of the R-1 district is to "stabilize and protect the urban low density residential characteristic of the district while promoting and encouraging suitable environments for family life ". The question to the planning commission is whether or not this project is in keeping with the character of the immediate neighborhood. C. The location, size, design and operating characteristics of the PUD will have minimal adverse impact on the livability, value or appropriate development of the surrounding area; Previously, it was noted that development of the property as a standard R-1-8 subdivision would allow for 14-IS lots. The maximum density permitted in the R-1-8 district is 191ots. The proposed PUD offers 20 lots. The public facilities servicing the Project are sufficient to accommodate the additional units. The Planning, Public Works and Building Departments have reviewed the tentative plan for the proposed subdivision and the findings of fact and believe that with modifications, the project could meet all City standards and requirements found in Exhibits E, F & G 11Cpcits lldavidali~arthern Heights revised reparf.doc ~~~ D. That the proponents of the PUD have demonstrated that they arc financially able to tarty out the proposed project, that they intend to start construction 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 The applicant has provided suffrcient information to verify that they are financially capable of completing the Project. E. That traffic congestion will not likely be created by the proposed development or will be obviated by demonstrable provisions in the plan for proper entrances, exits, internal traffic circulation and parking As noted previously the additional traffic generated by the PUD vs. a standard development approximates an increase of 60 average daily trips, ar 6 trips during peak hour. The existing street system can adequately accommodate the additional traffrc. F. That commercial development in a PUD is needed at the proposed location to provide adequate comtnereial facilities of the type proposed Not applicable G, That proposed industrial development will be efficient and well organized with adequate provisions for railroad and truck access and necessary storage Not applicable H. The PUD preserves natural features such as streams and shorelines, wooded cover and rough terrain There are na natural features on this site warranting preservation. Not applicable. L The PUD will be compatible with the surrounding area Consideration of this criteria is subject to the discretion of the planning commission, and involves alignment with criteria A, B, C, and E As designed is it the planning commission's finding that the Project is compatible with the characteristics of the immediate neighborhood,• which is single family residences on 8, 00~ sq. ft. lots. J. The PUD will reduce the need for public facilities and services relative to other permitted uses for the Land. As proposed the PUD will not have any impact on the need for public services 11CpchslldavidalNorthern T~eighis revised repart.doc C .~ Recornme~dation: Staff recommends that the Planning Commissian take the follawing action: 1. Adopt Resolution No._, approving the tentative PUD plan subject to the recommended conditions of approval (Attachments }; or 2. Deny the tentative PUD plan; or 3. Continue the review of the tentative PUD plan at the discretion of the Commission. Attachments• A: Notice of Public Hearing B: Applicant's Findings of Fact and Conclusions C: Tentative Plan D: Development Schedule E: Planning Department Conditions of Approval F: Public Works Staff Report G: Building Department Staff Report H: Correspondence from other agencies 11CpchslldavidalNorthern Heights revised repart.doc ! _ .~ Cify of Cenral Point ~~~"~`~~_ PLANNING DEPARTMENT ~~ ~ ~~ Tom Humphrey, AICP Vvv I^^ ~~11 Community DeveEapment D9rector Ken Gerschler Community Planner Dave A[vard Community Planner Lisa Morgan PEanning Technician Notice of Public Hearing Date of Notice: May 3'l, 2005 Mee#ing Da#e: June 21, 2005 Time: 7:00 p.m. (Approximate} Place: Central Point City Hall 1 a5 S. Second Street Central Point, Oregon NATURE OF MEETING Beginning at the above time and place, the Central Point Punning Commission will review Tentative Plan and Planned Unit Development applications. The purpose of this application is to create a Planned Community comprised of 20 individual tax Iots. The property is located within an R-1-8, Residential Single Family zoning district. The property is identified on the Jackson County Assessor`s map as 37 2W 03AC, Tax Lot{s} 100 & 9900. The property is located north of Victoria Way, south of Scenic Middle School, east of Comet Way, and west of Crown Avenue. Pursuant to ORS 197.763 {3} {e}, failure to raise an issue during this hearing, in person or in writing, with sufficient specificity to afford the decision-makers and the parties an opportunity to respond to the issue will preclude an appeal based nn that issue. NOTICE TO MORTGAGEE, LIENHOLDER, VENDOR OR SELLER: ORS CHAPTER 295 REQUIRES THAT IF YOU RECEIVE THIS NOTICE IT MUST BE RPOMPTLY FORWARDED TO THE PURCHASER. This notice is being mailed #o property owners within a 200 foot radius of subject property. CRITERIA FOR DECISION The requirements for a Minor Partition application review are set forth in Chapters 16.36 & 17.2D of the Central Point Municipal Code, relating to Genera( Information and conditions of the project approval. ZCC C'.,,,~1, C,,.,,,.., ,3 Cs,.,,,.a a !'s,._.~_,.1 n..:~.+. nr~ nrrrnn .. ~rn~~ rr~ ~-+n, .. ,-~. ~r a,. ~.. rnn. PUBLIC COMMENTS ~ . Any person interest in commenting on the above-mentioned land use decision may submit written comments up until the close of meeting scheduled for Tuesday, June 21, 2005. 2. Written comments may be sent in advance of the meeting to central Point City Hall, 155 South Second Street, Central Point, or. s~r~o2. 3. issues which may provide the basis for an appeal on the matters shall be raised prior to the expiration of the comment period noted above. Any testimony and written comments about the decisions described above will need to be related to the proposal and should be stated clearly to the Planning Commission. 4. Copies of all evidence relied upon by the applicant are available far public review at Gity I-iali, 155 South Second Street, Central Poin#, Oregon. The City Fife Number is 45053. Copies of the same are available at 15 cents per page. 5. For additional information, the public may contact the Planning Department at (541) 664-3321 ext 292. SUMMARY OF PROGE©URE At the meeting, the Planning Commission will review the applications} and technical staff reports. The Commission, will hear testimony from the applicant, proponents, opponents, and hear arguments on the application(s). Any testimony or written comments must be related to the criteria set forth above. At the conclusion of the review the Planning Commission may approve or deny the applications} as submitted. City regulations provide that the Central Point City Council be informed about all Planning Commission decisions. -~. The intent of the proposed PUD is to blend the best use of 3t-1-$ (single family) zoning with the surrounding neighborhood and to design a development that promotes esthetic appeal, functional design and family living by using the follo«'ing criteria: • Build single family housing that best blends with the surrounding neighborhood by using the flexibility offered by the PUD ordinance. • Maintain the five-units-per-acre density sought in R-1-S zoning. • Build upscale two-story, architecturally interesting housing in lieu of simple entry-level, single-family designs. • p'ormalize and maintain an existing child drop-offpnint for Scenic Middle School, create open space benefiting the PUD and the surrounding neighborhoods, and address backyard privacy by installing perimeter fencing, controlled setbacks, architectural review, and reduced lighting permitted through flexible PUD ordinance requirements. Chapter 17.6$,020 requires only one of four conditions be met for use of a PUD. This application meets tFVo of the four conditions. An unusual physical feature of importance to the people of the area or the community as a whole exists on the site, which can be consezved and still leave the Iand owner equivalent use of the Iand by the use of a planned unit development. Tn this case, the neighborhood residences have been using this property as an access and drop-off point for their children attending Scenic Middle School. Additiana113r, the surrounding neighborhoods have been accustomed to backyard privacy and the open space next to their homes. Through use of the planned unit development, access can be maintained for children entering Scenic Middle School, seclusion can be provided for neighboring homes by installing asix-foot privacy fence, and open space can be created to provide a community or child gathering area. The property is of irregular shape with limited assess, or has unusual dimensions or characteristics which would make conventional development unreasonably difficult and expensive. Because of the narrow dimensions of this parcel, the standard practice of taking access off t<vo sides of a street as a technique for efficient and cost-effective lots cannot be used because the parcels do not have sufficient depth fora 20-foot driveway and home while still maintaining the setback requirements of Chapter 3'7.20.050. n_ Circulation Plan -Summary The circulation in and around the new Central Paint neighbarhood is intended to be simple and direct for pedestrians, bicyclists and cars alike. On the site a new neighborhood lane run along the north edge, adjacent to the middle school. This new lane will connect Crown Avenue with Noz-~h 3r`~ Street. The new street will provide a car and pedestrian pathway linking Crown Avenue and North Third Street with the Scenic Middle School. A A nr'tt C~ ~UU~ J; ~'tt"I'I ht' LYi~!~.KJt E ;~~'lJL! ~b. 1 - '~'~ ~ ~ Agri125, 2005 . :.: David: Al~ard ~ ~ . , . ~ :pity of Central Point ' . Planning Division Re: Northern Heights PUD . Dear David, - . ~ . '~lt•is my ~nderstanding~that yourequire, prior ta-preiizninary:platt approval; a letter.~from - ~ . :. us indicating that the borrower and proj ect are pre,~}ualif~ed fcsr stilidivision f~an~ing, : - . Paul Grout has contact our bank~coneeining financing for the•NortherrE: Heights-PUD. Oiir . initial discussions and preliminary revie~v ofPaul's financial statements indicate ~aat this praject-and his financial condition meet the requirements for financing by Peopie's.$ank of Commerce. ~ ~ - Althaugh.a cfl~plete loan application has.not been received far this project and.a corami#rierit:letterhos not:been given, theBorrower-and project meet our`requiremerits . . - ..for suliclivtSian f~nancmg. I expect ta:have,a complete loan application within the next - week that.will riiove this praject~froni the pre-~i}ualification state to the loam commitrrient= - ~ stage., If you have any questions or I can be of any further. assistance,.pleaseflll free #a contacf me at 774=~bS4. . Keri Trautman . .: ... ~ . ~ . President ... ~ . _.. . 54t-716-535 • Fax541~77~7666 .: .... ~ " - - . .. ,.: ::. . ~ ; .:. .... . ~ - ~ ., :750-Biddle Road ~ .Medford, ©R 97SQ4 . ~ ~ ~ ~ .. A TEi~1TATiVE PUD PLAN °F sI;RVEr an rirra~~euuE /~/ NORTWERN WEIGI-I~'~ PUD \ ~ \,/ LAND SI:RVEYfNf, V V INCARPORATEP located in tl'N: KESeRr K. 6RAt-f}{AW L.s. 22'71 P.O. 9O 3044 CE iJORTI-FEAST I/,4 OF SECTION 3~ TOWidSNIF' 37 SOUTH, RANCxE 2 WEST NTRAL FpNT, OREGG*I 975rY1 ,s41;444-7516 CELL, 441-4492 i~11LL,Af'SE"i""i-E f1ERIDiAN, C!'i-Y DF CENTRAL POINT, JACKSON COUNTY, OREGON SURVL'Y FQi~ GROUT F ASSOCIATF5, LFL PAUL GkWT~ R6rdSTERE.D AGENT A,O. 60:~ 8210 I-IEDPOftD, OREGlN 97501 LATE= APRIL 23, xa7 ' _ 91T J9 ,wpRF75, 1754 THIRD 9TR~Cf NpRTl~ CF]~~RA(, PAINT, GREGCH q'1502 ~ NOfES, 37-ZW-69AC TAX L~7'S 100, 9900 GROSS AREA, 3,@ A`RF9 CEXIRaL POPST SC11Q')L CISTRICT ROGUE VALLEY SEWER SERVICES ZCtiED, R-S, 3Z-I-6 ~CCHTRL`L. R7tNT it46b 5Ef RR SPIKE ' ELEVATION 124E.E9 I scENlc nlLraLE 3CfY17L ~Z ~$k a~ ~~ ~~ $~ E 1022.09' RPlARl7 Neq'38' E svli.t ) I' Burr SHE 97.68' 60.74' 50.72' 60.71' S0.7d 50.i 92' ~ r__~__7 r__4.__} r__s.__~ r__ I 1 1 1 I I ! '.__~ r__.c__7 r__s I I i ~~ ~I ~ . ~ ~l . .I ~ ~ ~I ~I~ ~ !.! ~ ~I . ~1 ~ tl ~~tt i ~ _ HH j N ~pp ~ N j 9 j N N N N ! i N N ry 9 ~ O ~ 9 6 I I ~I [ I ~I I I ~y I I I I l e R 4cm r><a, rT. 42,88' 60.87' 50.83' S0.8d ____,pyT..___.~ 404i SQ. FT ---'tf--'a r-tlr--~ r--,ff-', r--rr-7 u I~ ~ i i t i R G' ~ ~ i ~ ~ ~ 17,9 '- I; 12 so. PT. ~ II J R ass--- soar so.a~' so.aa -----loz,6 J.T REGCRD. 989'46'27'W 7 989'40' 24'W Iffi.07 ~; i VICINITY MAP (NO 3C'ALE) 1. 50.44, - - SO.G3' 66.62' .r ! I ~~; _~~ ~ Ali ~$II ~I~ t~ #i~ ~ ~__J L__ Y__J . L__ ~__~ l__ ~_,J - ~ 49.04' 90.74' 50.72' 50.71' 50.70' 50.68` 30.47' 60.bG' ia.64' 50.69' 50,67 arr 569'44'17'W 465.87 !PLAT RECORb. 589'40'10"W 404A0') ROrAL HEIGHTS FJ(1'M91GN No, 4 ~aCAI,E~ I' ,. 60' CONTOUR INTERVAL ~ I' <rl.nr ~o~rwsi-w~ I I I I I y I C 1 ~ 1 I rn i I ~ i ROYAL HEIGH78 EYTEN9ICN No, S DATUM 8Wu°9 blsG IN SOUTHWEST GARNER CP' HEADWALL GlF NFyI SCENIC AVENUE &tIDGE DYER 4RIpFIN CREEK. THE ELEVA710N OF THIS BRA53 DISC WA9 ESTAbLIgHED BY '119 OP~ICE fN OCTOt'JHt OP 2003 F'Rt7M PREl+K7(15 VERTKAL CONTRA IN THE AREA. BRA58 DISC fLEVATlp1 - 1234.02'. R£GSSTEREU PROFESSIONAL LAND 5iiRVEYOR OREGON +AY i~, IWI KERRY K~2BRAp5NAW E71P. 1 x-sl -06 tfAP No.. 37-2W-y9A4 TL's 100, 9900 ~J' W~~T ~ ~F }~f 0 ~~ ~I N. 9O' ~i x I 1 31:'t MAG NAIL 30' ~ ElEVATEaJ .. 1243.64 fIEI~ IN DEVELOPMENT SCHEDULE NURTHERN HEIGHTS 'iUD llEVELOPMENT SCHEDULE: Applicant will start development of NORTHERN HE]GE3TS within 30 days of Central Point Planning approval of this application. Land Development is expected to take no longer than 30 days. The development schedule is expected to be as follows: 15` application approval in June of 2005, 2° developn~entlcanstructioza beginning in June-July of 2005, and 3rd final plat approval with home construction/comznon open space landscaping corzzplete in April-May of 200b. .. /~ ATTACHMENT E PLANNIRNG DEPARTMENT RECOMMENDED CONDITIONS OF APPROVAL l .Prior to final plat approval, the applicant shall submit to the City a copy of the proposed covenants, conditions and restrictions {CC&Rs} for Northern Heights PUD within one year's time, or .lone 21, 2005. 2..The applicant shall comply with all requirements unposed by affected public agencies and utilities as they pertain to the development of the Northern Heights PUD. Evidence of such compliance shall be submitted to the City prior to final plat approval. 3.The applicant shall comply with alI federal, state and Iocal regulations, standards and requirements applicable to the development and construction of the Northern Heights PUD. 4.Street shown on Tentative Plan shall be named prior to recording of Final Plat. S.Applieant shall submit a landscape plan to the city prior to recording of Final Plat that will include trees and shrubs acceptable to the city's tree Iist. Each plant and tree will need to be of adequate size and irrigated to ensure they will thrive. b.Minimum setback requirements on Tots will be 20 feet far the front yard; 1 S feet for the rear yard and 5 feet per, fl'aor for side yards. 7.No structures, including covered porches, patios, decks or balconies shall be closer to any property Tine than what minimum setback requirements for this PUD allow. $.A six-foot privacy fence and hedge will be installed along the south and west property lines to assure privacy for the existing neighborhoods. 11CpchslldavidalNorthern Heights revised report.doc t 1J _ ~ Hi~~i - Public Works Department PUBLIC W4. May 23, 2005 TO: Planning Department FROIVI: Public Works Department 'ORT ~EN~'RAL PC?IN`~' ~_ - , Bob Pierce, Qirect Matf Samitore, Dev. Services Covr SUBJECT: Tentative Subdivision for 37 2W 03AC, Tax Lots 100 and 9900 Northern Heights Planned Unit Development Applicant Grout & Associates, LLC P.O. Box 8210 Medford, OR 97501 Prapertv Description/ R-1-8 Zanina Purpose Provide information to the Planning Commission and Applicant (hereinafter referred to as "Developer") regarding City Public Works Department (PWD} standards, requirements, and conditions to be included in the design and development of the proposed. Gather information from the Develaper(Engineer regarding the proposed development. A City of Central Point Public Works Department Staff Report is not intended to replace the City's Standards & Specifications. Staff Reports are written in coordination with the City's Standards & Specifications to form a useful guide. The City's Standards & Specifications should be consulted for any information not contained in a Public Works Staff Report. Existing Infrastructure 1. Streets: North Third Street is a designated a Collector in the City's Transportation System Plan. The Right-of way is currently sixty feet. The City will be using the existing right-of--way when Third Street is eventually widened. 2. Water: 'There is an existing six-inch water line in North Third Street and in the Scenic Middle 155 South Second Street ~ Central Point, OR 97502 ~ 541.fifi4.3321 « Fax 541.fi64.6384 r~~/ School Property. 3. Storm Drain: There is an existing thirty-inch storm drain facility in Comet Avenue there is also an existing 10 inch storm drain facility to the south of the subject property on North Third Street. lWorthern Heights Planned Unit Developments Special Requirements l . Storm Drainage Infrastructure: The developer shall develop a facility plan for the storm drain collection and conveyance system, which provides for non-off from and run-on onto the proposed development. The system will need to be publicly maintained. 2. Public Utilt~asement: A ten-foot wide public utility easement will need to be dedicated behind the right-of--way on the Final Plat. 3. Public Street: The applicant is proposing a 44' wide city street. The curb to curb face of the street will be 32' wide. There will be a landscape row and sidewalk along the South side of the proposed public Street. Public Works suggest eliminating the l' buffer along the North side of the development and shifting the curb as far North as possible. This will allow for a street with a curb to curb face of almost 34 feet which is near the standard residential street standard. Public Works will support parking o:a both sides of the street because of the wider street and only access along the southerly side. 4. Street Naming: Prior to Final PiJD approval the developer shall submit a name for the proposed public street. 5. Street Tree Plan: Prior to issuance of the final plat, the applicant shall submit for approval by the Public Works Director, or his designee, a landscape plan for the areas designated for landscape rows. Street trees shall be planted thirty-feet on center around the perimeter of the property. The plan shall include construction plans, irrigation plans, details and specifications far the trees to be planted within the land- scape rows. Plantings shall comply with Municipal Code Section 12.3b. Tree plantings shall have at least a 1 %" trunk diameter at the time of installation. All street trees shall be irrigated with an automat- ic underground irrigation system. Maintenance of the landscape row will be of the property owners who own the property directly adjacent to the landscape row. 6. Third Street Landscaping: Since the City is not requesting additional right-o£ way for the North Third Street the Public Works Department is requesting that the setback area adjacent to the lot bordering N. Third Street be landscaped and maintained by the homeowner with street trees planted 20 feet on center. The area will not be allowed to be fenced. Standard Specifications ar~d Goals 755 South Second Street ~ Central Point, 4R 97502 ~ 541.6fi4.3321 6~ Fax 541.664. fi384 .~. //... 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 far 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. Central Point Public Works is committed to working with the Planning Department and developers to assure that all developments are adequately served by public facilities. Public facilities not awned or maintained by the City of Central Point include: Power {PP&L}, Gas (Avista), Communications (Qwest), and Sanitary Sewer (RVSS}, In working together it is the Department's expectation that the developer will feel free to call on the Department whenever the standard specifications are not, in the developer's opinion, adequately meeting the needs of the development. The Department will listen to the developer's concerns and work with the developer to achieve the best outcome. However, the Department is not obligated to assure a profitable development and will not sacrifice quality for the sole purpose of reducing cost to the developer. It is always the developer's obligation to provide the public improvements necessary, as determined by the Public Works Department, to serve the development. The Department and the developer also have an obligation to assure that public facilities are constructed so that other properties axe not adversely impacted by the development. Development Plans -Required Information Review of public improvement plans is initiated by the submittal of 3 sets of plans that are at least 95% complete. The plans shall include those of other agencies such as RVSS. Following plan review, the plans will be returned to the Developer's engineer including comments from Public Works Staff. In order to be entitled to further review, the Applicant's Engineer must respond to each comment of the prior review. AlI submittals and responses to comments must appear throughout the plans to be a realistic attempt to result in complete plan approval. Upon approval, the Applicant's Engineer shall submit (4} copies of the plans to the Department of Public Works. In general, the plan submittal shall include plan and profile for streets, water, storm drainage and sanitary sewers, storm drainage calculations, storm drainage basin map, erosion control plan, utility and outside agency notifications and approvals. The plan may also include applicable traffic studies, legal descriptions and a traffic control plan. Public Works Permit A Public Works Permit will only be issued after the Department Director approves the final construction drawings. After approval, the fees associated with the development will be calculated and attached to the public works permit. All fees are required to be paid in full at the time the Public Works Permit is issued, except Public Works Inspection fees. After project completion during the final plat application process, the Public Works Inspector will calculate the appropriate amount of inspection time to assess the developer. Before the final plat application is processed the developer must pay the relevant inspections fees and bond for 155 South Second Street fi~ Centraf Point, OR 975Q2 e 541.664.3327 « Fax 541.664.6384 ~ •~- any uncompleted itnpravements {as determined by the Public Works Director). Northern Heights Planned Unit Develapment -~ Plans Three sets of plans at 9S°!o complete stage are to be subrrzitted for review by the Public Works Depart- T11ent. 2. Once approval is achieved the Developer shall submit four sets of plans to the Public Works Depart- ment for construction records and inspection. 3. The Developer's i/ngineer shall document changes to the approved drawings made in the field. A my- lar and digital copy of the final "as-built" drawings will be required before the final plat application is processed. Northern Heights Planned Unit Develapment -Protection a. f Existing Facilities The locations of existing facilities shall be spawn on all applicable construction drawings for Public Works projects as follows: 1. The exact locations of underground facilities shall be verified in advance of any public works construc- tion, in cooperation with the public or private utilities involved. 2. All existing underground and surface facilities shall be protected from damage during design and con- struction of public works projects. 3. Any existing facilities not specifically designated for alteration or removals, which are damaged during construction, shall be restored or replaced to a "same as" or better than condition, at the expense of the Developer. 4. Suitable notice shall be given to all public and private utility compazues in advance of construction for the purpose of protecting or relocating existing facilities. Northern Heights Planned Unit Develapment -Water Connection 1. Water system designs shall consider the existing water system, master plans, neighborhood plans and 155 South Second Street ~ Central Point, OR 97502 ~ 54 9.664.3321 P Fax 54 9.664.6384 JQ .- approved tentative plans. The Developer, Engineer and Contractor shall provide the necessary testing, exploration, survey and research to adequately design water system facilities, which will connect to and be a part of, or an extension of the City water system. All requirements of the Oregon State Plumbing Specialty Code and the Cregan State Health Department, as they pertain to Public Water Systems, shall be strictly adhered to. 2. The City of Central Paint Public Works Standards & Specifications should be consulted for specific information regarding the design and construction of waxer system related components. Northern Heights Planned Unit Development -Streets 1. The Developer's street designs shall consider the needs of people with disabilities and the aged, such as visually impaired pedestrians and mobility-impaired pedestrians. Every effort should be made to locate street hardware away from pedestrian locations and provide a surface free of bumps and cracks, which create safety and mobility problems. Smooth access ramps shall be provided where required. All de- signs shall conform to the current American Disabilities Act (ADA) or as adopted by the Oregon De- partment of Transportation (ODOT), Oregon Bicycle and Pedestrian Plan. The determination of the pavement width. and total right-of--way shall be based on the operational needs for each street as determined by a technical analysis. The technical analysis shall use demand volumes that reflect the maximum number of pedestrians, bicyclists, parked vehicles and motorized vehicle traffic expected when the area using the street is fully developed. Technical analysis shall take into consideration, transportation elements of the Comprehensive Plan, TOD, neighborhood plans, approved tentative plans as well as existing commercial and residential developments. All street designs shall be coordinated with the design of other new or existing infrastructure. Northern Heights Planned Unit Development -Storm Drain 1. It shall be the responsibility of the Developer's Engineer to investigate the drainage area of the project, including the drainage areas of the channels or storm sewers entering and leaving the project area. if a contiguous drainage area of given size exists, the engineer may use information that has formerly been established if it includes criteria for the drainage area at complete development under current zoning and Comprehensive Plan designations. if the City does not have such information, the engineer shall present satisfactory information to support his storm sewerage design. The engineer shall also be re- quired to provide all hydrology and hydraulic computations to the Public Works Department that aze necessary to substantiate the storm sewer design. The storm water sewer system design shall be in con- 155 South Second Street ~ Cenfra! Point, OR 975Q2 ~ 549.664.3329 ~~ Fax 541.664.6384 .~ /A.~ formance with applicable provisions of Oregon. DEQ, DSL and ODFW and United States COE and consistent with APWA Storm Water Phase 11 requirements. 2. The City of Central Point Public Works Standards & Specifications should be consulted for specific in- formation regarding the design and construction of storm drain related components. Northern Heights Planned ~Tnit Development -Required Submittals 1. All design, construction plans and specifications, and "as-built" drawings shall be prepared to accept- able professional standards as applicable, the Developer shall provide copies of any permits, variances, approvals and conditions as maybe required by other agencies, including, but not limited to Oregon De- partment of Fish and Wildlife {DFW), Oregon Department of Environmental Quality (DEQ), Oregon Division of State Lands {DSL), Oregon Department of Transportation (ODOT) approval for storm drain connection and easement, landscape berms, U.S. Army Carps of Engineers (ALOE), affected irrigation districts, Bear Creak Valley Sanitary Authority {RVSS), and Jackson County Road and Paris Services Department {JC Roads), DSL and ACOE, as applicable (wetland mitigation}. 2. Fire District No. 3 must approve all streets and water improvement plans in writing prior to f nal review by City PWD. 3. During construction, any changes proposed shall be submitted in writing by the Developer's Engineer to the City Public Works Department for approval prior to installation. 955 South Second Streef ~ Central Point, QR 97502 ~ 549.664.3329 ~ Fax 541.6fi4.6384 s ~~ a ~xHf~ 1~ CITY OF CENTRAL POINT BUILDING DEPARTMENT STAFF REPORT APPLICANT: Name: PAUL GROUT, Location: North aid St.- Northern Hei hts PUD City: CENTRAL POINT State: OR_ Zip code: 97502 OWNER: Name: SAME PROJECT DESCRIPTION: Plannin„g_fife no. 05053 - 20 lot.,Nortl-~ern Heights PUD BUlLD1NG DEPARTMENT COMMENTS: 1. Applicant, agent and contras#ors must comply with ail curren# S#ate of Oregon adopted codes. 2. If a privafe storm drain system is proposed it mus# be reviewed and a permit issued by the Central Point Plumbing department. 3. Any privy#e street lighting must be reviewed and permitted by the Central Point Electrical Department. 4. Provide the building department with a Geotechnical report as required by OSSC Appendix J and chapter 18 and Chapter 4 of the ODSG. 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. Descrip#ions and classifications of the materials encoun#ered. c. Elevations of the water table, if encountered. d. Recommendations for foundation type and design criteria, including bearing capaci#y, 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 presen#, special provisions shall be provided in the foundation design and construction to safeguard against damage due to expansiveness. Said design shall be based an geo#echnical recommendations. 5. Grading) excava#ion permits are required in accordance with OSSC Appendix J and chapter 18 and ODSG chapter 4 regarding any fill material placed on the site. Fills #o be used to support the foundation of any building or structure shall be placed in accordance wi#h accepted engineering practice. -1- 9 /~- CITY 4F CENTRAL PINT BUILDING DEPARTMENT STAFF REPORT Northern Heights PUD A soli investigation report and a report of satisfactory placement of fill (including special inspections of placement of fill and compaction) acceptable to the Building Official steal! be submitted prior to final of the gradinglexcavation permit. Bui{ding permits will not be issued until gradinglexcavation permit is finalled. Exception: 4 . The upper 4. 5 foot of fill placed outside of public rights-of- way. 2. The upper ~ .~ #oot of fill that does not underlie buildings, structures, or vehicular access ways or parking areas. 6. To move or demolish any existing structures located on the property calf the Building Department for permit requirements. 7. Notify the City Building Department of any existing wells, or septic systems located on the property. 8. Any development (any man-made change) to improved ar 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 Gentrai Point Municipal Code 8.24.420. This is not a plan review. This report is preliminary and compiled solely for use ly the Central Point Planning Department for use in preparing the Planning Department staff report. The Planning Commission meeting is scheduled for Tuesday, June21, 204, or July 5, 20D6. Central Point Building Department By: Lois D Dated: ,June 3, 2005. -2- ,~Z- ~ ~.~:~, ,~ackson Coun~c~ ire ~is~r-ic~ ~o. 3 ~=~_, 8 3 3 3 ~a~e ~oac~ :. Yf s~ ~_. ~tiTte ~ity ~~ 97503_075 (54~) sz6~~too{~o,~~) {~4~) ~z6-~-g66 {'fax) May 17, 2005 Ken Gerschler -Planner City of Central Point Re: Northern Heights PUD Fire Safety requirements • Is the street width truly going to be 32 feet drivable width? • Curbs shall be painted yellow on the corners of Crown Ave and the PUD travel lane Designated turn around shat( be pasted with approved "ND PARKING ANY TIME" Signs The curbs shall be painted Red and maintained annually by the property owners group. All parking laws will apply and be enforced in this private street development. • "No Parking" "Any Time" signs shall be installed on the school side of the street as shown on the plat map signed by FD #3 and dated 511712005. • Install and approved Fire Hydrant at the entrance N 3~d street. • Install Fire Hydrant at the entrance of crown and the PUD street This PUD development will be responsible to move the existing fire hydrant located behind the Middle School and relocate it to the an area approved by the fire district and school district. This hydrant was a requirement of the sc Dols development and can not be altered. Mark o n ~~- DFM r~/~,r" s. ... Y F ~. /)J.;--_ TENTATIVE 1'UD PLAN of • SURVEY 8Y. T/%1BERUNE t~ORTi-~~Rl~! NEIGI-ITS PUD ~ ~/ LAND SURVEY#NG located in the f ~/U INCCRPORA7ED ~~A~. $~ ~''I L.°' znl 3dORTHIrAST #/4 OF SEGTIQN 3, TOl~lN5H1P 3'7 SOUTH, RANGE 2 WEST, Cs.l~o"TC.f-iL~a~u-s i~l1LLAi"IETTE MERIDIAN, CITY OF CENTI7A1~ POINT", JACKSON COUNTY; OREGON `.:JRV>'~' FOR, GADVT R A89CKIATF.S [SL HAUL GROUT, R3TGIST~RtSJ AGPM Y.O. BOx 0210 tsEDFCRDr 4RFrGLN 47rr01 f]ATE. APRIL 25, 2005 SITUS ADDR~ 1754 7Fi1RD 9TRLLT NORTH _ , ` GF?3}•RM. AOfItT GIYIF.Oli 97902 ', rya ,a fem. ' 37-2W-03AC TAK LOTS 100, 4sIW ~y~ GR095 ARFl., 3.4:t Al33F9 _ ~ ,: (: GEN7'72AL PJIHT 9C330CL D15TR3GT ~• ~ +-; v. :.. . ... , ^~ RfX~LIE VALLEY SPYlfsr 9ERV3CE9 ~ , ~ ~ ' 7L.TICD, R-I, R-E-0 . a , _ v rC~Y>zA g01HT ~1C0 T AR SPIKE 5 ~ k i2~.0.1~ ELCVAYIGIJ , ~ 'v ~" C^ `t F ' ,. G'C~ ~ ':m O F D- h AG20 $~, ~~.. L---W.bf.S 'SE4~5'0 RDYAL HEIGNi9 DtTE11310N Na. A SCALES If - ~, GOtJTDUR INTERVAL - !' q o iT.,~C/d,. ~q., 0 ROYAL HEIGHT'S D(TEN5ICN No, 3 1 ~ I € m i E ~ I 1 C)ATIJM 8fL499 L»9G IN SCUTHWEyT G~JN02 OY' c!F?pWALL OR NFYS 9CE}31G AYENIfE BRIpGB OVER GRIFl'INi CREEK. TSEE E1kYAYIpJ OF THI$ gRA53 plyC SJAS ESTABLI°NED BY 75319 OFFICE 3N CGTGBP.R 4F 2043 FRCtI PREVILL15 V6RTIC/J. GR3TR01. IN THtt ALiEA, E+RASS DISC ELES/ATION . i13G.02'. ^L4T I rn , p s~ 4. ~ ~r:.~'"''~r'~J~YY la t ( ,;a e'`+ r ~~~' G °i ti~ ~~'~ ~ ~ ` ti .:s I ~ '; ~w '~i.:r ..~.r-- ~ i ~" I +----c«+TROL So.67 30' ~ ELEVATIO~n 1 1 ~. 1 I~ REGISTERED PROFESSIONAL LAND SURVEYOR DREGON JULY la, +aa+ KERRY K~Z~RADSNAW txr. 53-s5w~ c A95ESSOR`5 T4AP No.~ 37-2M1-03AL TL's wo, woo SI-I~~T I OF I G.Wra~a+~ Flka~Ga~l.m SofU~a Xf'7L~uo~k~9nwt.duy r Faa,` °~ E ~ f h~ C ~ _ 4)~'/,' `. `~ ~~~ s ~ ~w~ h.. . ,; ';. ..~_. May 9, 2005 Ken Gerschler City of Central Point Planning Department 155 South Second Street Central Point, Oregon 97502 FAX 664-63$4 Re: Northern Heights PUD, Flle # OSU53-PUD Dear Ken, The subject properly is within the RVS service area and the Stormwater Quality boundary managed by RVS. The subject property is currently served by a connection to the $ inch sewer main on North 3~d Street. This sewer main has adequate capacity to serve the proposed development but may not have adequate depth. There is also a sewer main on Victoria Way which can be extended to provide service if the main an 3'~ Street is not deep enough. All new sewer mains must be designed and constructed in accordance with RVS Standards. 1. The sanitary sewer system must be designed and constructed in accordance with RVS standards and must be accepted as a public system by RVS prior to final plat approval. 2. The applicant must demonstrate compliance with RVS stormwater quality requirements prior to final plat approval. If you need additional information, please call me at 664-6300. Sincerely, "'~ Carl Tappert, P.E. District Engineer K:IDATAIAGENCIESICENTPTIPLANNGIPUD105053-PUD NORTHERNHEZGHTS.DOC ~~ ~~ Location: 138 West Vilas Road, Central Point - Mailing Address: 1'.Q. }3ax :1130, Central Point,OR 97502-0005 Tel. (541) (64-£300 ar (541} 779-414-~ l'AX (54]} C64-7E71 ~v~~~~e~.RVSS.us r'~ ~r