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HomeMy WebLinkAboutMay 6, 1986 City of Central Point Planning Commission Meeting May 6, 1986 - 7 : 00 p.m. - Page 1 MEETING CALLED TO ORDER Chairman Ellard called the meeting to order at 7:05 p.m. ROLL CALL Present were Chairman Garth Ellard and Commissioners Reed Barlow, Orrin Frederick and Charles Piland. Commissioner Jerry Mattey was ill and Commis- sioner Ginger Bitterling was out of town. Also present were Administrator David Kucera, Fire Chief/Building Official Don Paul, Rogue Valley Council of Governments Planner Ron Hough, and Secretary Maureen Tanhoff. APPROVAL OF MINUTES Commissioner Frederick made a motion to approve the minutes of the March 4, 1986 Planning Commission meeting as presented. A Planning Commission meeting was not held in April. Commissioner Barlow seconded the motion. Roll call vote: Barlow, yes; Frederick, yes; Piland, yes. All of the Commissioners voted in favor of the motion and the motion carried. CORRESPONDENCE AND PUBLIC APPEARANCES There were none at this meeting. BUSINESS Request for nonconforming use designation by Bill Martin for property located at 162 North First Street also known as 37 2W 3DD, Tax Lot 6200 Building Official Paul read his staff report dated May 1, 1986 and listed the following exhibits for the record: Exhibit A - Applicant's request; Exhibit B - Assessor's map page; and Exhibit C - Aerial map page. He stated that the eventual intent of the applicant is to expand his storage area on the property. Current zoning of the property is R-3. Mr. Paul explained Planning Commission Resolution No. 36 regarding nonconforming uses. There were no conflicts of interest expressed by the Planning Commissioners regarding this request. Bill Martin, 6191 Ventura Lane, Central Point, came forward. He explained that he would like to leave the house on the property intact and looking like a house. He plans to tear down the shop to build a larger one with more storage space. Mr. Martin also stated that 99% of the work for his business is done away from the subject premises and he has no walk-in business on the property. Chairman Ellard asked if there is welding done on the premises or work that causes noises and/or odors. Mr. Martin stated that a minimum amount of welding City of Central Point Planning Commission Meeting :lay 6, 1986 - 7:00 p.m. Page 2 and grinding is done on the property and no hammering. He stated that he has not received any complaints from neighbors. Mr. Martin described the struc- tures on the property and stated that he repairs boilers, one of which has been on the property for about a month. Mr. Martin informed the Commission that he feels the new structure will be an enhancement to the area. He does not plan to outgrow the business site and would like to stay there. No one else came forward to speak in favor of or against the request. Commissioner Piland made a motion to pass Resolution No. 109,. A Resolution of Classification of a Nonconforming Use Within the City of Central Point as Class A. Commissioner Frederick seconded the motion. Roll call vote: Barlow, yes; Frederick, yes; Piland, yes. All of the Commissioners voted in favor of the motion and the motion carried. Public hearing to review an application for a minor land partition from James R and Jean Beardsley for land located at 715 Hopkins Road and further des- cribed as Jackson County Assessor's Map Page 37 2W 11A, Tax Lot 1201 ' Building Official Paul read his staff report dated May 1, 1986 and listed the following exhibits: Exhibit A - Application for Minor Land Partition; Exhibit B - Notice of Public Hearing; Exhibit C - Certificate of Posting of Notice of Public Hearing; Exhibit D - Applicants' proposed map of partition; Exhibit E - Applicants' legal description of Parcel 111; Exhibit F - Applicants' legal des- cription of Parcel #2; Exhibit G - Assessor's map page; and Exhibit H = Aerial map page. There were no conflicts of interest expressed by the Planning Commissioners concerning this application. Chairman Ellard opened the public hearing. James Beardsley, 265 Stagecoach, Jacksonville, came forward with his real estate agent, Jack Follett, 320 Hillhouse, Medford. Mr. Beardsley stated that he has been trying to sell the property for about four years and his price is down to $59,000 from $140,000. The property backs up to The Meadows Mobile Home Park. Commissioner Frederick stated that a 20' access may not be adequate for high density housing and could create a problem later; therefore, it may enhance the property more to widen the access. Mr. Follett stated that they did not do this at this time because of lack of space next to the house. No one else came forward to speak in favor of or against the application. Chairman Ellard closed the public hearing. ' Commissioner Frederick made a motion to approve Resolution No. 110, A Resolution of Recommendation of Approval to Grant a Minor Partition of Land. Commissioner Piland seconded the motion. Roll call vote: Barlow, yes; Frederick, yes; City of Central Point Planning Commission Meeting May 6, 1986 - 7:00 p.m. - Page 3 Piland, yes. All of the Commissioners voted in favor of the motion and the motion carried. Public hearing to review an application for a minor land par;tition from Zig and Bette Ziegler for land located near 789 Pittview Avenue and further des- cribed as Jackson County Assessor's Map Page 37 2W 11D, Tax Lot 800 Building Official Paul read his staff report dated May 1, 1986 and listed the following exhibits: Exhibit A - Application for Minor Land Partition; Exhibit B - Notice of Public Hearing; Exhibit C - Certificate of Posting of Notice of Public Hearing; Exhibit D - Applicant's proposed map; Exhibit E - Applicant's proposed legal description; Exhibit F - Assessor's map page; and Exhibit G - Aerial map page. There were no conflicts of interest expressed by the Planning Commissioners. Chairman Ellard opened the public hearing. Zig Ziegler, P. 0. Box 1497, Jacksonville, came forward representing his wife, Bette Ziegler. He stated that they are in full agreement with the condition requiring the deferred agreement for the future creation of a local improvement district. Mr. Ziegler explained the future extension of Marilee Street through the property in anticipation of development to the south. Commissioner Frederick asked if the Zieglers would be willing to increase the width of the access for the first lot to 20 feet. Mr. Ziegler stated that they would be willing to consider any type of access requirements. Ron Hough, planner with Rogue Valley Council of Governments came forward. He stated that he has been involved in the formation of the Elk Creek Neighborhood Development Plan and felt the right-of-way for the street to continue through the Ziegler property should be dedicated at this time. He also stated that he does not feel the new parcels proposed as a result of the partition should be flag lots, but should have direct access on the newly dedicated right-of-way. Mr. Ziegler asked if they could sell lots prior to participating in any type of improvements such as the construction of this proposed right-of-way. Mr. Paul stated that the lots could be sold before the right-of-way is developed with the cost of the improvements to be the responsibility of the new property owners when they occur. Chairman Ellard explained that any improvements that take place as part of a local improvement district would be subject to the approval of all the property owners adjacent to such improvements at that time. Mr. Ziegler asked if it was projected that the street would be constructed within the next year and Mr. Paul stated that it is not known of at this time. t Mr. Hough stated that there is also property to the south of the Zieglers' property for which a partition will eventually be applied for and that might be the time to develop the road. City of Central Point Planning Commission Meeting May 6, 1986 - 7:00 p.m. Page 4 No one else came forward to speak in favor of or against the application. Chairman Ellard closed the public hearing. Commissioner Frederick made a motion to approve Resolution No. 111, A Resolu- tion of Recommendation of Approval to Grant a Minor Partition of Land, with the following conditions: 1. That a deferred improvement agreement be recorded with the deed for the herein described parcel and run with the land; and 2. That the extra 40 feet of land be dedicated for public right-of-way purposes together with the westerly 20 feet of the adjoining parcel on the east side. Commission Piland seconded the motion. Roll call vote: Barlow, yes; Frederick, yes; Piland, yes. All of the Commissioners voted in favor of the motion and the motion carried. Stonecreek #3 Subdivision Preliminary Plat Review Building Official Paul distributed copies of Jackson Creek Neighborhood Devel- opment Plan and copies of the preliminary plat. He read his staff report dated May 2, 1986 and listed the following exhibits: Exhibit A - Preliminary plat; Exhibit B - Notice of Public Hearing; Exhibit C - Certificate of Posting of Notice of Public Hearing; Exhibit D - Staff's recommended conditions and re- quirements; and Exhibit E - Staff memorandums. Mr. Paul also stated that con- dition #11 on Exhibit D should be stricken. He informed the Commission that the improvement drawings were available for their review. Mr. Paul stated that as Fire Chief, he has no concerns about the preliminary plat. Gary Whittle of Whittle Construction came forward. He stated that he has a concern with condition #10 that requires fees in the amount of $650 per dwel- ling unit be paid prior to the filing of the final plat in lieu of land dedica- tion for recreational park purposes. Mr. Whittle stated that he priced his lots for sale before becoming aware of these fees which will have a negative effect on his profit picture. He asked what the budget plan is for this money. Mr. Paul explained that these fees have been required by ordinance since 1981 and they are collected and used in the same areas for park development. The ordinance would have to be amended by the City Council to change this require- ment. The subdivider has the choice of either donating land or paying the park fees in lieu of such dedication. The payment of the fees can be deferred for one year with sufficient security. Mr. Paul continued to explain how the amount of $650 per dwelling unit was established. Mr. Whittle expressed his concern that more money will be dedicated than is needed for park development. He also stated that he does not feel the fees should be the obligation of the developer and that they will hinder development in Central Point. Mr. Whittle stated that he would rather dedicate lots for park development. Commissioner Frederick suggested that Mr. Whittle put his comments in writing to the City Council prior to their reviewing the preliminary plat. Chairman Ellard asked Mr. Whittle if the land along the creek belonged to him and Mr. Whittle stated that it did not. City of Central Point Planning Commission Meeting May 6, 1986 - 7 :00 p.m. Page 5 No one else came forward to speak in favor of or against the preliminary plat. Chairman Ellard closed the public hearing. The Planning Commissioners reviewed the plans. Commissioner Piland made a motion to approve Resolution No. 112, A Resolution Recommending Approval of the Preliminary Plat for Stonecreek X13, A Subdivision Located Generally Southwest of Glenn Way with condition X111 to be stricken from staff's recommended conditions and requirements (Exhibit D) . Commissioner Frederick seconded the motion. Barlow, yes; Frederick, yes; Piland, yes. All of the Commissioners voted in favor of the motion and the motion carried. Public hearing to review an application for a minor land partition from Pioneer Resources, Inc. for land located in the 500 block of Freeman Road and further described as Jackson County Assessor's Map Page 37 2W 11A, Tax Lot 200 Building Official Paul read his staff report dated May 2, 1986 and listed the following exhibits: Exhibit A - Application for Minor Land Partition and findings by applicant; Exhibit B - Notice of Public Hearing; Exhibit C - Certi- ficate of Posting of Notice of Public Hearing; Exhibit D - Partition map (by staff) ; Exhibit E - Map from "The Meadows" plan; Exhibit F - Applicant's legal description; Exhibit G - Assessor's map page (by applicant) ; and Exhibit H - Aerial map. There were no conflicts of interest expressed by the Planning Commissioners. Chairman Ellard opened the public hearing. Neil Scheuneman, representative for Pioneer Resources, Inc. , came forward. Mike Lanier, planning consultant, 2001 East Main Street, Medford, also came forward stating that he has been retained by Pioneer Resources, Inc. Mr. Lanier explained that the minor land partition application is basically a clean-up effort arising out of the change in ownership of The Meadows Mobile Home Park. He also stated that his involvement with the park goes back to 1980. Mr. Lanier explained that the land requested to be partitioned was never intended to be a part of The Meadows because of the redirection of Mingus Creek. The land was used for storage purposes during the development of the project. The applicants have no objections to the deferred improvement agree- ment required or the other conditions of approval of the minor land partition. No one else came forward to speak in favor of or against the minor land parti- tion application. Chairman Ellard closed the public hearing. Commissioner Frederick made a motion to pass Resolution No. 113, A Resolution of Recommendation of Approval to Grant a Minor Partition of Land with the con- dition that a deferred improvement agreement be recorded with the deed for the herein described parcel and run with the land. Commissioner Piland seconded the motion. Roll call vote: Barlow, yes; Frederick, yes; Piland, yes. All of the Commissioners voted in favor of the motion and the motion carried. City of Central Point Planning Commission Meeting May 6, 1986 - 7:00 p.m. Page 6 A recess was called at 8:45 p.m. Chairman Ellard called the meeting back to order at 8:55 p.m. Public Hearing to review an application for a planned unit development for The Meadows submitted by Pioneer Resources, Inc. Ron Hough, planner with Rogue Valley Council of Governments; Mike Lanier, plan- ning consultant retained by Pioneer Resources, Inc. ; and Neil Scheuneman, re- presentative for Pioneer Resources, Inc. came forward. Mr. Hough gave a back- ground on The Meadows and summarized his staff report dated May 1, 1986 on the proposed planned unit development for the park. Mr. Lanier indicated the access points on the plans. He stated that streets on the south end of the development will not be completed because of the change in ownership and the sale of the 12-acre parcel in that area presently owned by Security Bank. It was pointed out that recommendation #9 in Mr. Hough's staff report should stipulate that the $4.00 portion to be designated for long-range capital im- provements be collected on a monthly basis. Mr. Hough stated that it is impor- tant for the homeowner fees to include the ongoing $4.00 per month designation for long-range capital improvements to assure that the City is not at some point forced to maintain the development's sewer and water systems. Mr. Hough stated that he thinks the P.U.D. is a workable project and that the developers are doing a good job on the conversion from a mobile home park to a planned unit development. He also stated that he feels long term financing will be obtainable. There were no conflicts of interest declared by the Commissioners. Chairman Ellard opened the public hearing. Ir. Lanier gave a background on a previous application for a P.U.D. for which City Council Resolution No. 404 was passed on January 20, 1983 declaring their intent to approve a planned unit development for The Meadows. Elk Creek drainage problems prevented final approval of the development and Far West Federal Bank ended up owning 40 acres of the park and Security Bank owning 12 acres. Mr. Lanier went on to explain that in September and October of 1985 he met with Don Paul and the City Attorney to resurrect the P.U.D. The decision was made to start fresh with a new application containing some changes which include a reduction in size of the development, Far West supplying the finan- cial backing, the $4.00 monthly fee set up in the development's bylaws for long-range capital improvements. There was discussion regarding whether or not ' the homeowners association should be allowed to change the allocation of that $4.00 in any way. Mr. Lanier stated that he thinks the funds should accumulate for capital improvements as they can be quite costly; however, he does not City of Central Point Planning Commission Meeting May 6, 1986 - 7:00 p.m. Page 7 think it it would be legally advisable to dictate to the homeowners association as to how their bylaws should be written. Discussion followed regarding access and sewer lines to the 12-acre parcel pre- sently owned by Security Bank that will not be a part of the development. Mr. Lanier stated that it would depend on what is built on that land whether or not they will be prepared to accommodate the development in these areas. Mr. Lanier stated that there will be no flat or aluminum siding allowed in the development. Also, carports will be allowed and garages not required except in the area where garages are already. A separate section closer to the freeway has been designated as a family area where families with children will be allowed. Land swaps will be available and lot line adjustment requirements have been addressed. Special landscaping will be used as a buffer between the development and the freeway. Pam Smith, President of The Meadows Homeowners' Association came forward. She stated that since the change in ownership has taken place, the new owners have been very honest and informative with the residents. Most of the residents are senior citizens having as their main concern the maintenance of the adult environment and they are satisfied with the designation of a separate family area in the development. Commissioner Piland asked if many of the residents are interested in purchasing their space once the P.U.D. is established. Ms. Smith stated that she did not know. She also stated that she did not think the proposed access road within the development was a major concern. Mr. Scheuneman read two letters in support of the P.U.D. The first was from Marge Ruger, District Director of Oregon State Tenants' Association, dated May 6, 1986, and the second dated May 2, 1986 was from four tenants presently living in The Meadows. Jim Bennett, President of Pioneer Resources, Inc. , 502 Maaike Street, Medford, came forward. He stated that sewer and access accommodations to the 12-acre parcel to be sold will have to negotiated at the time of the development of that property because the maintenance costs are not known at this time. He also explained that some of the changes in the P.U.D. application were made due to the increased width of mobile homes since the previous application. Mr. Bennett stated that one point of ingress and egress to the development is a positive factor for security reasons and a key-card gate access system has been contemplated. Also, the P.U.D. concept allows flexibility for financing. No one else came forward to speak in favor of or against the application and Chairman Ellard closed the public hearing. Discussion followed. Commissioner Frederick made a motion to approve Resolution No. 114, A Resolu- tion of Recommendation of Approval of a Planned Unit Development, with the following conditions and adopting the findings of fact submitted by the City of Central Point Planning Commission Meeting May 6, 1986 - 7:00 p.m. Page 8 applicant: 1. Overall Concept: The fact that this development began as a mobile home park should be kept in mind. The basic systems of streets, water and sewer lines, and other utilities have already been installed for the most part and although they may not meet all City standards for "conventional" subdivisions, they are appropriate for a mobile home (manufactured home) community. The most significant change is that of ownership of the individual lots and the home- owners association method of overall management as well as respondibility for the financial well-being of the "community". 2. Access: A 12-acre portion of the original development is not included in this proposal. This results in the elimination of a street access from Hopkins Road into the development leaving only the Freeman Road entry point. A development of this type and size could reasonably be expected to generate 1,200 vehicle trips per day or more. It is required that the traffic be divided between two or more access points. The most feasible location for an additional street access would be at the extreme east end of Joy Street and extending southward to connect with Hopkins Road. The right-of-way for that ' street is being developed for the Elk Creek neighborhood. The right-of-way would then be dedicated at the time of future partitioning, subdividing or development. 3. Visitor Parking: Each lot will include at least two off-street spaces and the streets have a width of 40 feet allowing for on-street parking on both sides if necessary. The recreational areas within the development are intended to be easily accessible by pedestrians and do not need additional parking. 4. Types of Homes Permitted: Conventional homes may be built in this devel- opment although clear emphasis is to be placed on manufactured homes with both types of homes to be treated equally. The setback requirements that obviously discriminate against conventional homes are to be revised by the applicant. 5. Design Requirements: The design review process built into the homeowners association's functions are to screen developments to ensure that new homes will be acceptable quality and appearance and compatible with development bearing in mind lot sizes and the intent to provide an affordable community. 6. Landscaping: All landscaping is to be completed prior to the summer of 1989 or upon occupancy of 150 lots, whichever occurs first. 7 . Playground: A playground is to be completed upon the occupancy of six lots in the surrounding "family" section of the development. The playground is to be surrounded by a three-foot high chain-link fence. City of Central Point Planning Commission Meeting Nay 6, 1986 - 7: 00 p.m. Page 9 8. RV Parking Area: A temporary recreational vehicle storage area is allowed until 125 lots have been occupied at which time the RV storage area will be moved to the extreme east end of the development adjacent to the freeway. 9. Homeowners Association Fees: An initial association fee of $600 per year is approved for the upkeep and maintenance of all recreational facilities, common areas, water and sewer systems, streets, sewer and trash collection fees, etc. Of that $4.00 per month is to be deposited in a long-range capital improvements fund for major projects as needed. However, the bylaws of the association as worded permit the association to vote to eliminate the $4.00 per month fee if they feel it is not necessary. 10. Possibility of Future Lot Line Adjustments: Lot line adjustments will be permitted provided the resulting lots are not smaller than the original lots. 11. Coordination with Adjacent Development: The 12-acre portion of the origi- nal development to the south will be separate and not a part of the planned unit development proposed at this time. The streets which have been stubbed to the south will remain closed. Coordination of any development of this adjacent area will be left to the developer at such time development occurs. 12. Elk Creek Drainage Improvements: Improvement of the Elk Creek channel in- cluding clearing of brush, adding or enlarging culverts, and revising head structure is to be completed prior to any development of the affected flood- prone lands. 13. The City is to be authorized to enforce the provisions pertaining to the improvement and maintenance of common areas. 14. Far West Bank, as major owner, will contribute its share of homeowners association fees for each of its vacant lots until they are sold. 15. The minimum dwelling size requirement contained in Article IV of the covenants is to be eliminated as it pertains only to manufactured homes and not conventional homes, and also in consideration of the smaller-than-standard lot sizes. 16. Applicant is to look into tree types and assemble a list of trees that would be most appropriate for placement in front yard areas as required in the covenants due to very limited front yard requirements. Commissioner Piland seconded the motion. Roll call vote : Barlow, yes; Frederick, yes; Piland, yes. All of the Commissioners voted in favor of the motion and the motion carried. City of Central Point Planning Commission Meeting May 6, 1986 - 7:00 p.m. Page 10 MISCELLANEOUS There were no miscellaneous items to discuss. ADJOURNMENT Commissioner Piland made a motion to adjourn the meeting. Commissioner Barlow seconded the motion. All of the Commissioners were in favor of the motion and the motion carried. Chairman Ellard adjourned the meeting at 10:45 p.m.