Loading...
HomeMy WebLinkAboutPlanning Commission Minutes - November 5, 2002City of Central Point j'lannin~ Conunission No~~cmbcr 5, 2002 MEETING CALLED TO ORDER AT 7:00 P.M. II. ROLL CALL: Chairman Chuck Piland, Rick Perry, Candy Fish, Paul Lunte, Wayne Riggs and Don Foster were present. John LeGros was absent. Also in attendance were Tom Humphrey, Planning Director; Matt Samitore, Community Planner III. CORRESPONDENCE There was no correspondence. IV. MINUTES Commissioner Fish made a motion to approve the minutes from the October 1, 2002 meeting as presented. Commissioner Riggs seconded the motion. ROLL CALL: Perry; yes, Fish, yes; Lunte, yes; Foster, yes; and Riggs, yes. Motion passed. V. PUBLIC APPEARANCES There were no public appearances. VI. BUSINESS A. Public hearing to review an application for twelve residential homes to be included as an additional phase of the Cedar Shadows Planned Unit Development. The subject property is located near the intersection of Freeman Road and Shadow Way inthe R-3, Residential Multiple Familyzoning district on Map 37 2W 11 BA, Tax lots 8600, 8800 and 8900. There were no conflicts of interest to declare, or ex-parte communications. Matt Samitore, Community Planner, presented the history ofthe CedarShadowsarea. In 1997 and 1998 it was developed under two different applications. One being the Mock partition, which subdivided 2 of the 3 lots. The Mock partition, was a joint application with Parthenon Construction C'ih~ a/Ycu6.J P/.~nnmg C.bninzissrorr Atiiiizta~.. iVurcmber9. '1002 I~?,:r 1 to develop the Cedar Shadows PUD, which was dependent upon a private access road. There was an approval through the PUD process to construct a private road. Part of the condition of that approval was to allow the Mock properties to access Shadow Way. The current property owners Darren Lecomte and Chris Adderson own a portion of Shadow Way, part of the tax Pots actually extend into the road. Although the owners development was originally submitted in two applications, they were asked by the Planning Department to consider a joint PUD expansion. They both agreed in favor of that idea, to give them the design flexibility, set back flexibility and to create a neighborhood very similar with Cedar Shadows PUD. The Planning Department is processing the PUD, because of the uniqueness of this development. It has a creek running along one side of the property, is R-3 zoned, fronts a secondary arterial and a private street. There is also a significant grade change from Freeman Road. Under the Cedar Shadows PUD, they would be able to do zero lot line detached houses with 5 foot setbacks on the other side. If they desire to have doors or windows to open out to the other side, there is a 3 foot set back. They are not asking for any changes from those set backs with the exception of one lot. Some of the homes will be Craftsman style,and some wilt be townhouse style, that are similar to Cedar Shadows across the street. There will be a 12 foot right of way dedication along Freeman Road, which is similar to the Mountain View Piaza and Cedar Shadows, Phase ll developments to allow for future expansion of Freeman Road. This proposed development follows Mingus Creek, and does pose some problems. No structure can be built within 25 feet from the top of stream bank, however this does not include driveways. This would make this development a first where the developers use some design creativity for private access roads next to the creek. There will be landscaping next to the creek, including the planting of trees and shrubbery for creek stabilization. Mr. Samitore discussed the FEMA study currently being conducted by Northwest Hydraulic Consultants. If the study finds that there has been significant changes in the base flood elevation all of these homes will have to be constructed to the minimum FEMA standards and the City of Central Point uniform building codes. Mingus Creek Estates can form their own Home Owners Association independent of the Cedar Shadows Home Owners Association. However, an agreement must be made between the Cedar Shadows Home Owners Association forfuturemaintenance ofShadow Way. This agreement must be in place prior to the final plat application. Cedar Shadows was built with a private storm drain facility. The applicants can either hook into the private storm drain system of Cedar Shadows, or they can design their own storm drain system, that drains into Mingus Creek. Jackson County Roads has submitted a letter with their only recommendation being that there is no more than one access road onto Freeman Road. Freeman Road is going to be a very heavily traveled road in the future. (Sh' olCiwu;J Yl.~mm~y Cbnmussion .~l/inu[ce !Vrn embrr.>~ 7007 l:~gr d The applicants are proposing twelve tax lots which range in size from 2,500 square feet to a little over 4,000 square feet. This is very similar to what has already been built in the Cedar Shadows PUD. Each unit will have a two car garage. Mr. Adderson has asked for a five foot setback (rather than the normal 10 foot setback) for Lots 1 and 12, along Freeman Road, due to the large right of way dedication on Freeman Road. This is the only change within the PUD expansion. The Fire District stated that they need a minimum 20 feet of open space to be able to park a large vehicle to gain access to lots 9, 10 and 7. They do not need to add more fire hydrants due to the existing infrastructure. Commissioner Fish, stated that there is a lot of existing fill dirt that was added to this area from the Meadows when Mingus Creek had been moved, back in the 1970's. The developers currently have equipment on site to remove this dirt. The intention is to have the grade match Shadow Way as much as possible. Chairman Chuck Piland, asked if the expansion for Freeman Road, included 2 drive lanes, a center turn lane, and a bike path. Mr. Samitore explained that was correct, but that generates some issues for on street parking on Freeman Road when the expansion occurs. Currently on street parking for Freeman Road is allowed, once expanded it would not be allowed. There are also some restrictions for on street parking on Shadow Way. Parking is allowed inside the development within the parking area, but this is limited to existing residents. Chairman Chuck Piland, feels that putting twelve units in, without allowing on street parking, will create parking problems. Commissioner Fish, added that there will be two car garages though. Darren Lacomte stated that everything Mr. Samitore said sums up what the developers are trying to accomplish. He is not in favor of apartments, and after looking at this site, it became clear to him that apartments did not fit into the surrounding area. Mr. Lacomte wants to provide affordable homes in the $130,000 - $140,000 range, and the landscaping will certainly be planned accordingly. Mr. Lacomte then discussed the setbacks required in a PUD, and will continue to move lines around a little to make the houses fit on the lots as best as possible to offer some more space in the yards. Mr. Lacomte is also very willing to look at other possibilities to avoid having vehicles backing out onto Freeman Rd. When looking at lot 1, the problem that existed with access off of Shadow Way is that it would not have any back yard. If a set back of 5 feet was given on the Freeman side then there would be a sight distance triangle problem. That was the reason the developers accessed it from Freeman Road. Mr. Adderson said that he and Mr. Lacomte could look at the configurations and try access off of Shadow Way. Chairman Piland asked Mr. Adderson and Mr. Lacomte if they had come up with any ideas during discussions back and forth on the driveways where residents would have to back onto Freeman Rd. There was discussion about the driveway for lot 1 coming off of Shadow Way, rather than Freeman Rd. Chairman Piland, asked if we would run into fence problems later on down the road. Mr. Samitore said that yes there would be problems, and it was decided to allow the house on lot 12 to have a 5 foot setback, on the Freeman Road side, would make a 6 foot fence permissible. CiO-o% LcnGal PG¢vuuy Cnnmvsstan Adinutcs R'ovcn>Lct-.% 300% P,agc L The question of open space was raised. Mr. Samitore explained that open space is usually a component of a PUD. In this case, with the landscaping that is going to be done next to the creek, there will be more than the 2,000 square feet of open space. Commissioner Fish asked if there were going to be some home design examples when the final development plan is brought in. Mr. Lacomte said that he would do that and assured that he plans on making a very good statement with this development. Chairman Piland, asked if anyone else had any comments regarding this application. Darlene Turner, President of the Homeowners Association for Cedar Shadows introduced herself and John Lean, a tenant across from proposed lots 4, 5 and 6. Darlene explained that they had CC and R's and a homeowners association in place, they intend to protect their interests. As members, they welcome this development, but want to iron out any concerns or problems before they arise. Their main concern is the parking. Right now there are 19 homeowners out of a proposed 29. They have an extra parking lot with 12 - 14 spaces in addition to 2 car garages and driveways. Darlene stated that on weekends this extra parking lot is always full. Darlene feels that Mingus Creek Estates should have extra parking also. Darlene wants to get together with the developers to address the parking issues, entrance signs, lighting and landscaping. Mr. Lean then asked why it had to be two separate home owners associations rather than just combining into one. Mr. Samitore explained that it does not have to be that way. Mr. Lacomte said that after reviewing the CC and R's for Cedar Shadows, he would like to have one cohesive plan between the two. Mr. Lean thanked the Planning Staff for their recommendations and listening to them. Mr. Lean also wanted to discussjoint maintenance forShadow Way, along with the possibility compensation for the use of Shadow Way. Mr. Humphrey explained that if the Planning Commission was to grant approval tonight, everyone would have a minimum of six months or more with extensions, to get together and agree on all of these concerns. During this period we expect to see the maintenance agreements worked out, and the development of CC and R's . This is the time that these issues would be negotiated. Commissioner Fish commented on lots 4,5,7,8,9,10 and 12 only having 2 car garages with short driveways. Mr. Lacomte said that even though the driveways meet the criteria as is, he is adjusting some lot lines, and will come up with a few ideas for adding more parking spaces. Chairman Piland wants Mr. Adderson and Mr. Lacomte to address lots 1 and 12, along with the concerns for off street parking, and about common CC and R's. Mr. Lacomte closed by addressing the shared maintenance of Shadow Way, and stated that it is a condition of approval, so that has been resolved. Compensation for access use of Shadow Way, was not a condition with the purchase of his property. Mr. Samitore added that this road was part of the overall development plan for Cedar Shadows and the PUD, could not have been developed without the Mock Partition giving up land for the roadway. Commissioner Fish made a motion to adopt Resolution 557 approving the Preliminary Site Plan of 37 2W 11 BA, Tax Lots 8600, 8800 and 8900 subject to the recommended conditions L'in' n(Cenlrn/ YLtuniq; Cbnmvsnron Alinrder tVbremGcrS. X003 Ry;e 5 of approval, with a minimum of 5 foot side yard setbacks, and recommendation for the developer to increase off street parking. Commissioner Foster seconded the motion. ROLL CALL: The motion passed unanimously. VII. MISCELLANEOUS Mr. Samitore passed around a memo from Nancy Hanson, Park & Recreation coordinator. This memo invited members of the Planning Commission to attend a meeting regarding the skateboard park on November 6 at 5:OOpm.. Chairman Piland asked about the upcoming agenda. There are 4 or 5 items coming up for the December 3`d meeting. VIII. ADJOURNMENT Commissioner Foster made a motion to adjourn the meeting. Commissioner Riggs seconded the motion. ROLL CALL: Motion passed unanimously. Meeting was adjourned at 8:35 P.M.