Loading...
HomeMy WebLinkAboutResolution 584 - Kensington Court PUD~~ >> ~~ ~ f PLANNING CDMMISSfDN R~SOLU7-lON ND. 5s4 A >~~.SOLUTION GRANTING >"INAL DI/V~ LOPM>~NT P~~fi,N APPROVAL ~DIZ A ~FPLANN~D UNIT D~V~LOPMENT13 AND SUBDIVISION KNOWN AS KENSINGTON COURT (Applicant(s): Jim ~. Scott Cochran (Map 37 2111 t 3 ,Tax Lots 300 ~ ~-oo) ecitals /~pplicant(s~ has/have submitted an application ~or ~inal Plat approval ~or a Planned nit Development and Suhdivisian on a 3 .g~ acre Parcel located in ar near the intersection o~ Pittview Avenue and ~'jursell ~oad , in the Cite. o~ Central Point, Drego n. 2. Dn, August 5, 2003, the Central Point Planning Commission considered a ~inal Development Plan application, at which tune the commision reviewed the City sta{F reports and recommendations ~or approval on the application. Now, therefore: P~~.1T R~.SOLV~D ~YTI~1E PLANNING CO1vINtISSION Oli TNT.. CITY O>~ C~.NTRAL POINT, OR~.GON, AS 1=0LLOW5~ ,~jeCtion 3 . AfJAroval ~riteria. The requirements ~or approval o~ ~inal development plan applications are set ~orth in CPMC Title 1 ~ ~ 1 ~, relating to in~ormationa requirements, zoning, lot dimension, access, and similar requirements. Section .2. ~indin~s and ('.onclusions. The Planning Commission finds and determines as follows: A. ~inal Development Flan A~oroval. The application and ~inal plat are in the correct ~orm and contain all o'~ the inFormation required b~ CPMC i 6.12. Pj. ,~,pplicable 1 aw. This Planned Unii: Development and subdivision in an ~-i-S, )residential ~ingle ~amily, zoning district created ~ O lots, and meet the ~ollowinggeneral requirements ~-or: CPMC i 6. € O.O t O et sect. -- Tentative Plans CPMC ~ J•68.0 i O et seq. -- Planned unit Devclaprr~ent CPMC ~ J•68.060 et sear. -- ~inal Development Plan C. ~indings o~ 1=act. The ~inal Development Plan is in substantial compliance with the earlierappraved preliminarrj. plan and the conditions imposed by the Cite. The final Development Plan shall continue to control the PUD after it is {'finished in accordance with CPMC I J•68.OJ0. ~7ection'~. conditional Approval. The application ~or ~ina~ Development Plan approval fora Planned Unit Development and subdivision known as Kensington Court herein is hereby approved, subject to the conditions set':"orth on ~xhibits'~' and'', attached hereto by re•-erence incorporated herein, imposed under authority o~CPMC Chapters 1 6.36 and I J.68. Passed by the Planning Commission and signed by me fin authentication of its passage this nth day o•-,august, 2003. Planning Commission Chair ATT~ST~ ~itc~, ~ePrc~~s~ntative AP~rove~ ~r~ rr~e this 5th clay a~ August, 2003. ~o ~ r'.~ Punning Commission Chair Planning Commission ~tesolution No. 584 (4814512403) ~'xGr.i6r:t °~' PLANNING DEPARTMENT STAFF REPORT HEARING DATE: August S, 2003 TO: Central Poizat Planning ComznissioEz FROM: Matt Samitore, Carrzzxzunity Planner SUBJECT: Final Development Plan -Kensington Caurt P.U.D. Applicant/ Owner: Scott and Jim Cochran 1523 Satellite Drive Medford, OR 97504 Agent_ Kaiser Surveying 19440 Highway 62 Eagle Point, OR 97524 Pro er Description/ 372W 11 AC Tax Lots 300 and 400 - appz-oxizxzately 2.40 acres. Zoriln : R-1-8, Residential Single )gamily Summary The applicants, Jim and Scott Cochran, request the Commission review and approve the Pinal Development Plan for Kensington Court Planned Unit Developzxzent. The site was prelizxzinarily approved in Marclz of 2003 by the Planning Commission (Attachment A}. Authority CPMC 1.24.020 vests the Planning Commission with the ability to hold a public hearing and render a decision on any application for a f nal development plan for Planned Unit Developments. Noticing is not required for this application and the Commission may decide the matter without a public hearing. Applicable Law: CPMC 17.6$.010 et seq. -Planned Unit Development CPMC 17.20.010 ct seq. - R-1, Residential Single Family D15c11SSifln: CPMC Chapter 16.68 describes the requirement and application process for Planned Unit Developments. lnitially, the applicant submits a preliminary development plan with maps describing lot configuration, property boundaries unique project characteristics and a schedule for planned completion. If the plan is approved by the Planning Commission, the applicant is allowed a period of six months to provide the City with a copy of the Final Development Plaza dezxzanstrating that all of the conditions and requirements of the Preliminary Development plan have been satisfied. The Planning Coznznission will cazxzpare the preliminary and Final Plans and decide whether to approve or deny the plan that is submitted. The City Council will review the Coznznission's decision at subsequent meeting. The preliminary development plan for Kensington Court P.U.D. was approved by the Comznissiaz~ on March l 1, 2003 subject to certain conditions of approval described in the staff report, the conditions of approval, and the minutes {Attachment B). It is staff determination that all of the conditions of approval have been met or satisfactorily modified. The applicant has built all of the improvements, widened the road to a minor residential lane, submitted copies of the Conditions, Covenants, and Restrictions {CC&R's) and submitted a landscaping plan (Attachment C). In the original conditions of approval the zxzentioning of a Home Owners Association was a requirement for the Planned Unit Development. Since the applicants decided to meet the minimum dimensions far a public road {30 minimum}, the Hame Owners Association is no longer necessazy. If the Commission finds that this and other modification are consistent with the original approval then they can approve the plan. The Public Works Department has submitted a memo stating all of the public infrastructure improvements have been satisfactorily completed {Attachment D}. Recommendation: Staff recommends that the Planning Commission take one of the following actions: 1. Approve the final development plan, Resolution Na. based on the findings of fact and conclusions of law contained in the record and subject to the recommended conditions ofapproval as set forth in Resolution Sb5 and this staff report. 2. Deny the final development plan based on the findings of fact articulated by City Staff; or. 3. Continue the review of the final development plan at the discretion of the Commission. Attachments: A. Resolution 565, approving the preliminary development plans for Kensington Court P.U.D. B. Original Planning Department conditions ofapproval. C. Final Plat Map, Conditions, Covenants and Restrictions and Landscape Plan D. Public Works Memo 11CPCI-IS11CI'['Y WtDE1PLANMNG103009FINALPCJD.DOC ~x~.i6r".t `~3' Kensington Court Subdivision 5/94/2003 1 crr`~ of cENrRAL PorNr PUBLIC WORKS DEPARTMENT STAFF REPORT ,:.. ,. Daft.. , :'; < .....:.M 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 Developer/engineer regarding the proposed development. SPECIAL REQUIREMENTS The following items are specific Public Works infrastructure recommendations identified while reviewing the Tentative Piat for Kensington Court Subdivision. 1. Existin Infrastructure: The Developer shall demonstrate that all connections to existing infrastructure (i.e. streets, water, sanitary sewer, storm drain systems, natural drainage systems, etc.) will not interfere with or provide for the degradation of the existing effective IeveI of service or operation of current infrastructure facilities, and that the existing infrastructure facilities have either adequate capacities to accommodate the flows and/or demands imposed on the existing infrastructure as the result of the connection of the proposed development's infrastructure, or will be improved by and at the expense of the Developer to accommodate the additional flows and/or demands; while maintaining or Kensington Court Sut~division 5/94/2003 2 improving the existing level of service of the affected facility, as approved by has applicable}, the regulatory agency, utility owner, and/ar property owner Involved. 2. Street LaSiout: It is the understanding of the Public Works Department that the developer intends to construct a public street including 30-feet of right-of-way. The street layout should be coordinated with, and approved by the Public Works Department. The developer's engineer will need to identify proposed widths for travel lanes, on-street parking, curb 8~ gutter, sidewalk, and landscape buffers (as applicable). The Public Works standards 8~ specifications should be consulted when determining a street layout 8t road base section. The typical City Of Central Point section would include 8-inches of 4" shale, 6-inches of 3/a" crushed rock, and a ~-inch lift of cfass "B" asphalt. 3. Right-of Way Dedication: The City of Central Point Public Works Department is not recommending right-of--way dedication along the proposed developments south boundary given Pittview Avenue's current right-of-way of 60-feet, is adequate to accommodate for any future improvements to Pittview Avenue 4. Pitfiriew Road Improvements: The developer of Kensington Court Subdivision will be responsible for "half-street" improvements to Pittview Avenue where the proposed development shares a boundary with the unimproved Jackson County Road. The improvements include, but are not limited to, street section, curbs, gutters, sidewalks, an irrigated landscape buffer, bike lanes, street lighting, storm drainage, and trafl•ic delineation. No immediate plans to improve Pittview Avenue exist. However, the Developer will be responsible to construct the required improvements to accommodate future improvements, compensate the City of Central Point for the cost of the required improvements, or establish a bond for the estimated construction cost related to the required improvements. ~. Public Utilit Easemenfs: The Tentative Plat for Kensington Court Subdivision clearly identifies a 10-foot wide public utility easement bordering all lots in the proposed development. The Public Works Department Staff recommends coordination between the Developer's engineer and surveyor to create the necessary easements for utility provisions relative to future development located on the east side of Kensington Court SUbdIVl510n. 4. Sform Drainage ln,frasfructure: The Developer's engineer shall develop a facility plan for the storm drain collection and conveyance system which provides for run-off from and run-on onto the proposed development, any future development on adjacent properties, and any areas deemed by the City that will need to tie-into the proposed development's storm water collection and conveyance system. Acknowledging Kensington Court Subdivision storm drain system will be a public system, operated and maintained by the City. Suitable easements for storm drainage infrastructure will need to be dedicated to the City for alignment, construction, and maintenance of the necessary storm drainage infrastructure. An appropriate system will need to be designed for a minimum 10-year Kensingfon Court Subdivision 5/14/2003 3 storm event, designed to the City of Central Paint Public Works Department's Standards 8t Specifications for construction. Should the downstream storm drain system be insufficient to handle the run-off of the proposed development, on-site detention will be required, 5. Wa#er System: The City of Central Point Public Works Department is recommending one connection to the existing Gty of Central Point water distribution system as well as a waterline "stub out" to the property east of the proposed development. o Connect to the existing 8~inch ductile iron water line located in Pittview Avenue. o Stub a properly sized waterline to the east of the proposed development to accommodate for a future development, or a possible City of Central Point park. 6. Rights of Ways/Easements: If applicable, the Developer shall provide a Statement of Water Rights (on a City approved form), for any affected properties. For properC'res determined to have water rights, the developer will coordinate with the State Water master the re-allocation of any waters attached to lands no longer irrigable as a result of the proposed development. General l . All construction of public improvements shall conform to the City's PWD Standards, the conditions approved and stipulated by the Planning Commission, and other special specifications, details, standards, and/or upgrades as approved by the City Administrator or his designee prior to the approval of the construction plans for the proposed development. During construction, changes proposed by the Developer shall be submitted in writing by the Developer's engineer to the City PWD (and Building Department, as applicable} for approval prior to implementation. 2. The Developer shall provide copies of any permits, variances, approvals and conditions as may be required by other agencies, including, but not limited to, the Oregon Department of Fish and Wildlife (DFW}, Oregon Department of Environmental Quality (DEQ}, Oregon Division of State Lands (DSL}, E..I.S. Army Corps of Engineers (ACOE}, affected irrigation districts, and ODOT. 3. Prior to approval and acceptance of the project, the Developer's engineer or surveyor shall provide the Public Works Department with "as-built" drawings. 1F feasible, the Developer's engineer or surveyor should provide the drawings in both a "hard copy" form (produced on Mylar°) and in a "digital" format compatible with AutoCAD~, or other form as approved by the City PWD. Kensingfon Court Subdivision 5/14/2003 4 4. "As-built" drawings are to be provided to the City which provide "red-line" changes to final approved construction plans that identify the locations and or elevations (as appropriate) of actual installed items, including, but not limited to, invert, inlet, and rim or lip elevations, spot elevations identified on drawings, road alignment, water lines, valves, and fire hydrants, water and sewer lateral stationing, madifcations to street section, manhole and curb inlet locations, street light locations, other below grade utility line locations and depths, etc, Provide a "red-line" hard cagy (on Mylar) or an approved alternative format, of construction drawings, and if feasible, an acceptable AutoCAD° compatible drawing electronic file to the City at completion of construction and prior to acceptance of public infrastructure facilities completed as part of the proposed development, or as otherwise approved by the City Administrator or his designee. 5. All elevations used on the construction plans, on temporary benchmarks, and on the permanent benchmark shat[ be tied into an established City approved benchmark and be so noted on the plans. At (east one permanent benchmark shall be provided for the proposed development, the location of which shat( be as jointly determined by the City PWD and the Developer. 6. if applicable, all existing concrete, pipe, building materials, structures, clear and grub materials, and other deleterious materials shall be removed from the site and either recycled or properly disposed of in accordance with the requirements of the DEQ. 7. Easements for City infrastructure ~i.e. sanitary sewer, water, and storm drain [if applicable) should be a minimum of 15-feet wide, and should not split !ot lines. Easements for public storm drainage, sanitary sewer, and water lines should be dedicated to the City and not just a P.U.E. Centerline of buried infrastructure shall be aligned a minimum of five (5) feet from the edge of the easement. If two or more City awned utilities are located within an easement, then a minimum 20-foot width should be required. Easement dedications in final deeds or CC~'Rs need a statement, which should clearly indicate that easements must be maintained with suitable, all-weather, drivable vehicular access to City public infrastructure facilities, as determined by the City PWD. 8. Prior to the City PWD final approval of the construction plans for the proposed improvements, the following should be submitted: A copy of written approval from Fire District #3 of the final street and driveway layout, site access, fire hydrant placement, and water system improvement plans for the proposed development. The plans relating to the sanitary sewers should be approved in writing by BCVSA, and the appropriate signature blocks should be completed on the plans. Kensington Court Subdivision 5/14/2003 5 za A copy of written approval from Jackson County Roads Department regarding highway/county road improvements {as applicable}. 9. Field verify ail existing infrastructure elevations and locations (i.e. pipe inverts, curb elevations, tap of banks, ditch/channel inverts, street elevations, etc.}, to which the proposed development's infrastructure will connect into existing improvements, prior to final construction plan design and submittal far final approval. ] 0. Overhead power lines. if applicable, coordinate efforts with Pacific Power and Light, Qwest, and Charter Communications, to convert any overhead electrical power, telephone, or cable facilities within the proposed development to underground facilities, prior to the acceptance by the City PWD of the public improvements associated with the proposed development. All agreements and casts associated with the conversion of these facilities from overhead to underground facilities shall be by and between the utility owners and the Developer. ] ] . The accurate locations of any existing underground and above ground public infrastructure, and the location of the associated easements with these facilities, shall be accurately portrayed (both horizontally and vertically} on the construction plans and as- built drawings. ] 2. The Developer's engineer or surveyor shall provide to the Public Works Department a drawing of the recorded Final Plat map reproduced on Mylar and in an acceptable electronic form in AutoCAD° format. The Final Plat shall be tied to a legal Government corner and the State Plane Coordinate System. The Final Plat shall either reflect or be later modified to reflect any applicable "red-fine" changes noted in the construction "as- builts", at the discretion of the City Administrator or his designee. ] 3. if the proposed development places structures within the 100-year floodzone, the Developer's engineer will be required to explain and provide detail as to what affect the placement of these structures will have on the floodzone; what affect it wiII have an the floodplain elevation and floodzone boundary; and what affects the modification of the floodplain elevation and fioodzone boundary will have on the exiting and proposed facilities, and properties surrounding the proposed development. As applicable, the DeveIoper's engineer shall determine the existing Base Flood Elevation contours and illustrate the existing boundaries of the floodplain and floodway fora l 00-year storm event on the construction plans submitted for the proposed development. Streets/Traffiic Kensingfon Courf Subdivision 5/94!2003 6 o EXISTING INLRASTRUCTURE O Pittview Avenue {)ackson County Jurisdiction) Classification -- {local street) 7 . Construction drawings for this Tentative Plan shall include a Street Lighting Plan/Driveway Lighting PIan in accordance with the requirements of the City PWD or as otherwise approved by the City Administrator or his designee. The construction drawings shall include clear vision areas designed to meet the City's PWD Standards. 2. The Developer's engineer shall, at the cost of the Developer, evaluate the strength of the native soils and determine the driveway/street section designs to accommodate the expected Toads {including fire equipment) to be traveled on these driveways. if a public street, then the City of Central Point Public Works Department Standards 8t Specifications will stipulate the design of required street section. Storm Drainage, Irrigation Improvements ] . Developer's engineer shall develop a facility plan far the storm drain collection, retention, and conveyance system {SD System} which provides for storm water run-off from and run-on onto the proposed development {either surface run-on or culvert or creek ditch conveyance), any existing or future development on adjacent properties, conveyed storm drainage, or surface water flow, and any areas deemed by the City that will need to connect-into the proposed development's SD System. The system should be designed to adequately drain a 10-year storm event without surcharging or should provide adequate storage to prevent surcharging 2. Roof drains and under drains shall not be directly connected to public storm drain lines, and shall drain to the street. 3. Any discharge points of the storm water facilities shall be designed to provide an aesthetically pleasing, useful, and low maintenance facility, that are designed to mitigate erosion, damage, or loss during a 100-year storm event; and that mitigate the "attractive nuisance" hazards associated with these types of facilities. 4. Prior to City PWD construction plan review, the Developer shaiI provide the City PWD with a complete set of hydrologic and hydraulic calculations and prof le plots for sizing the SD system, which shall incorporate the use of the City PWD's rainfall/intensity curve, and City approved run-off coefficients, curve numbers, retardance, pipe roughness coefficients, etc., that are used in the engineering calculations. The developer's engineer shall further provide hydrology and hydraulic calculations and flow line plots for public storm drains. Plot HGL on a prof le or provide a separate prof le drawing that indicates the HGL on the profile. Pipes should maintain cleaning velocity (minimum 2.0 feet per second} and have adequate capacities without surcharging during the design storm. Kensington Court Subdivision 5/74/203 7 5. Storm drainpipe materials shall be PVC, HDPE, or reinforced concrete, with watertight joints. Provide concrete or sand-cement slurry encasement where required in areas of minimum cover. 6. Sheet flow surface drainage from the property onto the public rights-of-way or onto neighboring properties is unacceptable. Sanitary Sewer 3 . All sanitary sewer collection and conveyance system ASS System} design, construction and testing shall conform to the standards and guidelines of the Oregon DEQ, 1990 APWA Standards Oregon Chapter, Bear Creek Valley Sanitary Authority (BCVSA), and the City PWD Standards, where applicable. 2. The construction plans and the "as-built" drawings shaft identify Iateral stationing for construction of sewer laterals. 3. The City upon completion of initial construction plan review and preliminary approval, will forward the plans to BCVSA for completion of the review process. Upon completion of the review by BCVSA, completion of final revisions to the plans by the Developer's engineer, and following the final approval and signature on the construction plans by BCVSA, the Public Works Director will approve the plans in final form, 4. All testing and video inspection of lines and manholes shall be done in accordance with BCVSA requirements, at Developer's expense. The Developer shall provide BCVSA and the City with test reports, TV reports and certifcation of the sewer system construction prior to final acceptance. Water System o EXISTING INFRASTRUCTURE O 8-inch Waterline (Pittview Avenue} 1. Developer shall comply with Oregon Health Division (OHD) and City requirements for backflow prevention. 2. The Developer's engineer shat[ consult Fire District #3, and comply with any and all suggestions regarding fire protection. 3. Each building shall be served by a separate water meter. 4. ~ Construction drawings shall include the size, type, and location of all water mains, hydrants, air valves, service connections, and other appurtenance details in accordance Kensingfon Court Subdivision 5/14/2003 8 with City PWD Standards and as required by the City PWD. 5. Water system shall be tested in accordance with City PWD Standards and requirements at Developer's expense and must be approved by the City. 6. Specifications far the design and construction of the water system shall be in accordance with City PWD standards. Site work, Grading, and utility Ptans 1. Grading plans should have original/existing grades and final grades plotted on the plan. Typically, existing grade contour lines are dashed and screened back, and final grade contour Tines are overlaid on top of the existing grades and are in a header line width and solid. Contour lines should be labeled with elevations. 2. All structures shall have roof drains, area drains, and/or crawl spaces with positive drainage away from the building or structure. 3. Provide City with a utility plan approved by each utility company, which reflects all utility line locations, crossings, transformer locations, valves, etc. 4. utility locations must be accurately included on the as-built drawings, or as a separate set of drawings attached to the as-built drawings.