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HomeMy WebLinkAboutPlanning Commission Minutes - March 3, 1987 City of Central Point Planning Commission Meeting March 3, 1987 - 7:00 p.m. Page 1 MEETING CALLED TO ORDER Chairman Ellard called the meeting to order at 7:04 p.m. ROLL CALL Present were Chairman Garth Ellard and Planning Commissioners Reed Barlow, Orrin Frederick, Robert Matthews, and Charles Piland. Absent were Planning Commissioners Ginger Bitterling and Jerry Mattey. Also present were Fire Chief/Building Official Don Paul and Secretary Maureen Tanhoff. APPROVAL OF MINUTES Commissioner Frederick made a motion to approve the minutes of the February 3, 1987 Planning Commission meeting as presented. Commissioner Piland seconded the motion. Roll call vote: Barlow, yes; Frederick, yes; Matthews, 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 Presentation by Ron Hough, .Senior Planner, Rogue Valley Council of Governments, continued from the February 3, 1987 Planning Commission meeting on proposed amendments to minimum lot size requirements Ron Hough came forward and presented a map showing the City's present residen- tial zones and densities with suggested amendments. He described each zone and explained how he arrived at the proposed amendments. Mr. Hough stated that the City is investigating methods to encourage development in Central Point by dividing the residential zones into different densities such as R-1-6, R-1-8 and R-1-10. There are some existing R-L lots (minimum 15,000 square-foot lots) outside the City limits near the EXPO Park. Commissioner Frederick asked if sewer service was available on Gebhard Road. Building Official Paul stated that Bear Creek Valley Sanitary Authority has provided sewer service there .for the past three to four years. Chairman Ellard asked if these types of amendments would be considered major. Mr. Hough stated that they would be considered major and has referred to that t issue in his staff report dated February 3, 1987. Chairman Ellard stated that he has talked to people who own property in the vicinity of Grant Road between Taylor Road and Beall Lane, and they feel that City of Central Point Planning Commission Meeting March 3, 1987 - 7:00 p.m. Page 2 requiring lower density lots in that area would create a hardship for them. They feel they are not financially capable of the development of larger lots. Mr. Hough stated that generally people prefer higher density lots because more money can be made selling a higher number of smaller lots than they can selling fewer larger lots, and there are some good sized parcels in that area that could be subdivided. Commissioner Frederick asked if a neighborhood develop- ment plan has been created for that area, and Mr. Hough stated that there has not. Chairman Ellard questioned the proposed R-1-10 zoning of the area in the south- eastern corner of the map (the Merriman/Bursell Road area near the Gilman Dairy and the freeway) and asked what the zoning of the area was when it was recently annexed. He stated that a buffer between it and the freeway may need to be considered during a subdivision review process, and informed the Commission that the Gilman property is currently for sale. Mr. Paul stated that the area was zoned R-1 when annexed. Mr. Hough stated that it would not really be feas- ible for the City to change the zoning to R-1-10 so soon after annexing it as R-1-6, but added that there are pros and cons to both zone densities. Commis- ' sioner Frederick stated that the R-1-6 zoning would be appropriate for that area. Commissioner Piland pointed out that traffic problems on Freeman Road could result from that area being subdivided as R-1-6. Mr. Hough also stated that there aren't many amenities in that area, no access to the freeway and other potential problems to a subdivision such as noise from the freeway, pos- sible flooding, additional traffic on Freeman Road, possible utility complica- tions, all of which could make the area more conducive to lower density such as R-1-10. Mr. Hough stated, on the other hand, that R-1-6 zoning may encourage developers to build less expensive homes as an attraction to offset the afore- mentioned lack of amenities and potential problems. In regard to the possible traffic problem, Commissioner Frederick stated that Merriman Road and Table Rock Road may absorb some of the increased traffic flow, and Beall Lane and Merriman Road will probably become four-lane roads within 15 to 20 years. Mr. Hough stated that areas already developed will be the least sensitive to zone density changes with undeveloped areas being the most affected. Chairman Ellard stated that he thinks the proposed R-1-10 zoning will draw the most opposition. - Mr. Hough pointed out that the property owners on the east .side of the freeway are not likely to voice any concern until annexed. Mr. Paul indicated the boundaries of the pending East Pine Street annexation on the map. Commissioner Piland asked why R-1-6 zoning is proposed for the area around the Mon Desir Restaurant. Mr. Hough stated that it is mainly to provide a gradual transition from the high density zoning of the Pine Street downtown area to the low den- sity eastward of the Mon Desir area. Mr. Hough indicated that the Bear Creek Greenway lands are already owned by the the Bear Creek Greenway or public agencies and showed. their location. City of Central Point Planning Commission Meeting March 3, 1987 - 7:00 p.m. Page 3 Mr. Hough explained that he did not include the subdivision, Kingsland Manor, once proposed on Hopkins Road on this map as it is not on the Assessor's maps. Commissioner Matthews asked if some of the zoning in the southeastern part of the City could be considered for R-2 or R-3. Chairman Ellard stated that the potential is better for R-1 due to the size of the one large Gilman Dairy parcel. It was also reiterated that all of the City's zoning is subject to change upon request and due process. The Planning Commission unanimously agreed to recommend that the proposed map be changed to designate R-1-6 zoning in the southeastern corner of the City in the vicinity of the Gilman Dairy toward the freeway; that the R-1-10 zoning remain as proposed on this map for the area northeast of the freeway; and that the area east of Grant Road from Beall Lane to Taylor Road remain R-1-10 as proposed as it is one of the nicest areas for development of custom homes (large rural lots) . Commissioner Frederick asked how far sewer service extends on Taylor Road. Building Official Paul stated that it turns on Taylor Road and continues east to the high school but is not included in the industrial area along Front Street. The Planning Commission agreed to leave the R-L zoning as it is designated on this map. Chairman Ellard asked if the subdivision that includes Nancy Avenue is zoned R-1-6 currently. Mr. Hough stated that it is zoned R-1-6 but has actually been developed as R-1-8. Chairman Ellard commented that most of the areas desig- nated R-1-8 have already been developed except for a small portion. Mr. Hough explained that the proposed changes would only amend the City's zoning map and not the comprehensive plan. However, the Land Conservation and Development Commission could rule that the zoning changes are extensive enough to require amending the comprehensive plan also, but this is unlikely. Chairman Ellard commented that at one time LCDC stated that Central Point does not have enough property designated for mobile home parks. Mr. Hough added that he is surprised they have not pressed that issue as they have in Talent, Phoenix and Shady Cove. He continued to say that other states have strong groups promoting the availability of property for the development of mobile home parks. Mr. Paul stated that mobile home subdivisions are listed in R-2 zones as a conditional use. Discussion followed regarding areas that might be ' good for mobile home subdivision development such as the Gilman Dairy property. After discussion, it was agreed to amend the map to continue the R-2 zoning on Highway 99 in the vicinity of the high school down to the power substation. City of Central Point Planning Commission Meeting March 3, 1987 - 7:00 p.m. Page 4 Mr. Hough informed the Commission that Jackson County has stated that they object to the City eventually extending to surround the County-owned EXPO Park. Chairman Ellard asked if the Commission would like to make any changes to the R-1-6 zoning as proposed on the map. It was pointed out that development of the Stonecreek Subdivision area has already been started as R-1-6 and a neigh- borhood development plan created as such. It was the agreed by the Commission to leave the R-1-6 zoning as proposed. Chairman Ellard asked about the neighborhood development plan that was being created for the area of the Gilman Dairy. 'Building Official Paul stated that work on that plan has been suspended until the City retains a permanent public works director. Commissioner Frederick made a motion to present the zoning map of proposed den- sity adjustments as prepared by Mr. Hough to the City Council for their consi- deration with the following amendments recommended at this meeting: 1. Change the zoning of the southeastern area recently annexed in the vicinity of the Gilman Dairy, Beall Lane, Bursell Road, Merriman Road, and the freeway from R-1-10 to R-1-6; and 2. Extend the R-2 zoning on Highway 99 near the high school down to the power substation. Commissioner Barlow seconded the motion. Roll call vote: Barlow, yes; Frederick, yes; Matthews, yes; Piland, yes. All of the Commissioners voted in favor of the motion and the motion carried. Discussion on Parking Requirements for R-3 Districts Building Official Paul reviewed his staff report dated February 27, 1987 and gave a background on this issue. He stated that staff has received comments from developers that it is difficult to develop multiple-family dwellings in Central Point due to the existing parking requirements. Commissioner Frederick stated that the covered space parking requirement should be removed, but he does not object to the number of spaces currently required. Commissioner Matthews agreed that they should not lower the amount of spaces required and added that if a developer does not provide adequate parking spaces, automobiles will be left on the street which can create hazards and other problems. Building Official Paul stated that one of the concerns most heard is in regard to the smaller lots (55' x 140'). Developers have tried to design four-plexes for these lots but find it difficult to provide the parking required. Commis- sioner Frederick suggested that the setback requirements could be reduced to provide more area for parking. Discussion followed. Commissioner Piland made a motion to recommend to the City Council that the covered parking space requirement be deleted from the parking regulations for multiple-family dwellings without changing the number of parking spaces City of Central Point Planning Commission Meeting March 3, 1987 - 7:00 p.m. Page 5 required. Commissioner Barlow seconded the motion. Roll call vote: Barlow, yes; Frederick, yes; Matthews, yes; Piland, yes. All of the Commissioners voted in favor of the motion and the motion carried. MISCELLANEOUS There were no miscellaneous matters for the Commission at this meeting. ADJOURNMENT Commissioner Piland made a motion to adjourn the meeting. Commissioner Frederick seconded the motion. Roll call vote: Barlow, yes; Frederick, yes; Matthews, yes; Piland, yes. All of the Commissioners voted in favor of the motion and the motion carried. Chairman Ellard adjourned the meeting at 8:11 p.m.