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HomeMy WebLinkAboutPlanning Commission Packet - April 5, 2005CITY OE CENTRAL POIN"T PLANNING COMMISSION AGENDA April~5, 2005 - 7:005 p.nt. `+i L~~' 1 `+i Next Planning Commission Resolution No. 641 L MEETING CALLED TO ORDER II. ROLL CALL Connie Moczygemba ,Candy Fish, Damian Idiart, Mack Lewis, Scott Mangold, Chuck Piland, and Wayne Riggs, III. CORRESPONDENCE IV. MINUTES A. Review and approval of March 1,2005, Planning Commission Minutes V. PUBLIC APPEARANCES VI. BUSINESS tl. Continuance of a Public hearing to review a Tentative Plan for the purpose of creating 4 single family parcels. One parcel has an existing home which will remain. The subject property is located in an R-1-6, Residential Single Family zoning district and is identified on Pgs t-2o the Jackson County Assessors map as 37S 2W lODD, Tax Lot 1900. The address is 1642 Beall Lane and is located north of Beall Lane, west of Glenn Way, south of Timothy Street, east of Snowy Butte Lane. B. Public hearing to review a Tentative Plan and Planned Unit Development applications for the purpose of adding an additional phase to an already approved development known as Snowy Butte Meadows. If approved, the additional phase would create 6 single family residential lots. The property is located within an R-1-6, Residential Pgszl-st Single Family zoning district. The property is identified on the jackson County Assessor's map as 37 2W lODA, Tax Lot 6400. The property is located west of US Highway 99, north of Beall Lane, and east of Snowy Butte Lane. C. Public meeting to review a Site Plan application for the purpose of constructing an affordable senior housing facility. If, approved, it would consist of 62 senior dwelling units. The subject parcel is located within the TOD-MMR zoning district and is a Pgs 52-69 permitted use. The property is identified on the Jackson County Assessor's map under the parent tax lot of 37 2W 3DC, Tax Lot 3410. The property is located west of US Highway 99, north of Taylor Road, and east of Richardson Drive. D. Public meeting to review a Site Plan application for the purpose of constructing 6 dwelling units. The property is located within an R-3, Multiple Family zoning district. r~oaosos The property is identified on the Jackson County Assessor's map as 37 2W 02CB, Tax Lot 5200. The property is located north of L,<uirel Street, and south of Maple Sheet. Pgs ~o-s9 The address is 218 N. 9`h Street. E. Public hearing to review TentativePlan and Planned Unit Development applications for the purpose of creating 12 single family residential lots. The property is located within an R-1-6, Residential Single Family zoning district. The property is identified on the Jackson County Assessor's map as 37 2W IODA, Tax Lot(s) 6500 & 6600. The property is located west of US Highway 99, north of Beall Lane, and east of Snowy rgs 90_ Butte Lane. The addresses are 3328 & 3286 Snowy Butte Lane. Staff recommends ~z~ that this item be continued to the next scheduled Planning Commission meeting. VI. MISCELLANEOUS VIII. ADJOURNMENT P~oaosos March -, 2005 Minutes City of Central Point Plamiing Commission Minutes March i, 2005 MEETING CALLED TO ORDER AT ~:oo P.M. II. ROLL CALL: Chairperson Connie Moczygemba, Candy Fish, Damian Idiart, Mack Lewis, Scott Mangold, Chuck Piland and Wayne Riggs were present. Also in attendance were: Tom Humphrey, Community Development Director; Dave Alvord, Community Planner Ken Gerschler, Community Planner; Matt Samitore, Development SeLVices Coordinator and Lisa Morgan, Planning Technician. III. CORRESPONDENCE There was correspondence distributed related to Item A -Bar Borough Subdivision. IV. MINUTES Commissioner Fish made a motion to approve the minutes from February 1, 2005, with the following corrections: i) Minutes for January i8, were approved unanimously. 2) Motion made for Resolution 638 was made by Commissioner Mangold and seconded by Commissioner Fish. Commissioner Mangold seconded the motion. ROLL CALL: Fish, yes; Idiart, yes; Lewis, yes; Mangold, yes; Piland, yes, Riggs, yes. Motion passed. V. PUBLIC APPEARANCES There were no public appearances. VI. BUSINESS A. Public hearing to review a Tentative Plan for the purpose of creating 4 single family parcels. One parcel has an existing home which will remain. The subject property is located in an R-i-6, Residential Single Family zoning district and is identified on the Jackson County Assessors map as 37S 2W toDD, Tax Lot i9oo. The address is 1642 Beall Lane and is located north of Beall Lane, west of Glenn Way, south of 1~mothy Street, east of Snowy Butte Lane. P(nru~ing Cornutissimr b4inutcs Mardi 1, 2005 Page 2 Chairperson Moczygemba asked if there were any ex-pane communications, orconflicts of interest to declare. Commissioner Idiart stated that he is a personal friend of the applicants; however it would not affect his ability to make an un-biased decision. Ken Gerschler, Community Planner presented the Planning Department staff report. He went through the minimum lot size and setback requirements for the zoning district. Mr. Gerschler explained that the existing garage would be removed, and the house ~~Il remain as is. The applicant will need to provide z covered off street parking spaces when the garage is removed, and will need to be implemented as a condition of approval. Jackson County Parks and Roads recommend that there is no direct access to Beall Lane. The applicant will have to modify the access and work with the County for approach permits. Mr. Gerschler went through the Building Department staff report, and comments received from the other agencies. Mr. Gerschler referenced the neighbors correspondence and Building Department staff report distributed prior to the meeting. The neighbors had various concerns. Matt Samitore, Public Works Development Services Coordinator addressed Beall Lane questions. He stated that Beall Lane is a collector street with a current trip generation of approximately 250o daily trips. E1s a collector street it can handle 6,000 daily trips. Mr. Samitore answered the questions outlined in the neighbor's correspondence. Then he stated that the well located on the applicant's property will have to be abandoned. If the applicant is going to fill in the pool it will have to be compacted to building standards, and properly engineered. Chairperson Moczygemba invited the applicant to speak. Ken Barber, father of the applicant Jeff Barber signed in. He stated that Jeff Barber was out of town, and he is attending the meeting on his son's behalf. Only Lot #i is going to have a house built. Jeff Barber considers this to be a long term investment and does not want to develop the other lots until their kids are out of High School, and he wants to keep the pool for now. There were questions as to whether the applicant had given consideration for only 31ots, so that they could keep the swimming pool, provide a garage and private road access. Ken Gerschler went through the Tentative Plan, the Final Plat and improvement plans process. Storm water is an important concern. Plmmirrg Convnissian Alinetes Mnrch 1, 2005 Page 3 Mr. Barber stated that it is his son's desire to provide privacy for their o~~n lots as well as the neighbor's. Mr. Barber explained that he does not have the authority to promise anything on behalf of his son. No one came forward to speak in favor of the application. Chairperson Moczygemba asked if anyone opposed to the application would like to come fortivard. James Witt, resident on Jessica Circle, spoke in opposition of the application. His major concern is flooding. He stated that water stands on the property during heavy rains. He had questions regarding grading and storm water monitoring. Mr. Gerschler, Community Planner explained that if the property is developed, there will be connection to a storm drain facility, which would improve the existing standing water problem. Brenda Grant, resident on Jessica Circle, expressed the following concerns: storm water, CC & R's, maintaining streets, privacy, parking, types of homes, who the contractors are and if they are licensed. Mr. Gerschler explained the contractor's licensing requirements. Anita Grube, resident on Jessica Circle has concerns about guest parking. Chairperson Moczygemba explainedthat homebuyers will generally take into consideration whether or not homes will suit their needs based upon their lifestyles. If they require more guest parking than what is available, they would likely continue to look for another home that meets their needs. The applicant has met the parking requirements for his proposal. Kirk Routsong, resident on Jessica Circle, feels that it would be cramming homes in. He also feels that a different set of criteria should be established for in-fill development. Mr. Gerschler recommended a continuance for this application leaving the public portion of the meeting open. Mr. Barber felt that all the comments were good and stated that additional information is needed from his son (the applicant) and a continuance would be best. Mr. Gerschler notified the audience that no additional notices would be sent out, since this item is continued to the next regularly scheduled meeting on Apri15, 2005. Commissioner Piland made a motion to continue the Bar Borough Subdivision Tentative Plan application to the April 5, 2oog meeting, PlmminQ Connnission Minutes March 1, 2005 Page 4 leaving the public portion of the meeting open. Commissioner Mangold seconded the motion. ROLL CALL: Fish, yes; Idiart, yes; Lewis, yes; Mangold, yes; Piland, yes, Riggs, yes. Motion passed. B. Public meeting to review a Site Plan application for the purpose of building three (3) four plexes. The subject property is located in an R-3, Multiple Family zoning district and is identif ed on the Jackson County Assessors map as 3~S 2W 1iA, Tax Lot(s) 2~ioo & 2200. The address is 715 Hopkins Road and is located north of FIopkins Road and is located north of Hopkins, east of Freeman Road, west of Briarwood and south of Mountain View Drive. Commissioner's Fish, Riggs and Piland made site visits. David Alvord, Community Planner presented the Planning Department staff report. He went through the building elevations and floor plans. Mr. Alvord explained that the applicant will have to consolidate the two lots. Mr. Alvord went through the Public Works staff report. The Planning Department recommends that a detailed landscape plan be submitted. Rogue Valley Sewer Services was asked to comment and is satisfied with the proposal. Chairperson Moczygemba asked about the lot consolidation requirement and if Hopkins Road is a collector street. Mr. Alvord, Community Planner explained lot consolidation and described Hopkins Road as a collector street. There were additional questions about one roof covering all the buildings, and the plans did not indicate if there was covered parking. Chairperson Moczygemba invited Mark Skillman to speak on behalf of his application. Mr. Skillman stated that he had worked with the City on the plans, to see which design would have the least impact. The design actually consists of one eight plex building and one four plex building attach by one roof. There is a breezeway between the two buildings. Mr. Skillman was waiting to get public input before submitting a detailed landscape plan. There will be assigned covered parking. He added that he had visited with the Meadows Manager, Bill Stints and encouraged input from the resident's there. Matt Samitore, Public Works Development Services Coordinator said that this design is the best case scenario for access onto Hopkins Road. He stated that he would work v~ith the applicant on the landscape design with consideration given for clear vision onto Hopkins Road. Plaening Conunissiar Minutes March ~. 2nos Pnge S Chairman Moczygemba asked if anyone would like to speak in favor of this application. David Painter, Central Point resident, stated that he is not in favor of or against the application, but wanted to ask about windows on the common walls. Ole and Donna Vaslov, residents of the Meadows were concerned about noise during the construction. They wanted to know how long the project would take to complete. Mr. Skillman estimated that it would take six months. Bob Smith, resident of the Meadows is concerned about the size of the building and the storm water run off. Dee Coy, resident on Hopkins Road is concerned about the building being two stories and taking away the privacy in their back yard. She is also concerned about additional traffic and the safety of pedestrians. Mr. Skillman stated that the lots total approximately a 1/2 acre and the building is to scale for the lot size. He then clarified the floor plans. Mr. Skillman feels that he did everything possible to communicate with the surrounding neighbors to get their input prior to the meeting. The buildings orientation can be reversed to minimize impacts to the west. It is anticipated that the property to the east will eventually redevelop at a higher density. Commissioner Fish made a motion to adopt Resolution 63g approving a Site Plan application, based on the standards, findings, conclusions and recommendations stated in the staff reports, in addition to the following conditions: i) The building orientation should be reversed; z) Shade trees shall be planted on the north and south side of property; 3) The buildings should be oriented further south, without compromising parking requirements; 4) The breezeway between the buildings should be adequately lit artificially or naturally. Commissioner Piland seconded the motion. ROLL CALL: The motion passed unanimously. Commissioner Piland made a motion to continue the meeting past io:oo pm. Commissioner Fish seconded the motion. ROLL CALL: Fish, yes; Idiart, yes; Lewis, yes; Mangold, yes; Piland, yes, Riggs, yes. Motion passed. C. Public hearing to review a Tentative Plan & Variance application for the purpose of creating 9 single family parcels. Two parcels have existing homes which will remain. The subject property is located in an R-i-6, Residential Single Family zoning district and is identified on the Jackson CountyAssesors map as 3~5 2W i1D, Tax Lot(s) 600 & boo. The addresses are 74~ & X65 Pittview Avenue Planning Cmnmi.rcion Minutes A4nrch !, 2005 Page 6 and is located south of Pittview Avenue, north of sorest Glen Drive, west of Marilee and east of Bttrsell Road. Commissioner's Mangold and Lewis made site visits. Ken Gerschler, Community Planner presented the Planning Department staff report. He explained that when the property to the east develops, it will be able further improve and use the same road. Mr. Gerschler went through the Public Works variances. The purpose was to ask for a variance from the Public Works standard requiring 150' distance between intersections. The distance proposed is at loo'. With the number of units being proposed, Public Works feels that the too' distance is adequate. The applicant has also requested a zoning variance for the location of the road in relation to the existing home and garage. The setback from a structure to a road is ro'. In order to provide the best road and lot design, the applicant requested that the setback from the road be reduced to 5'. Mr. Gerschler referred to the comments submitted by RVSS and Fire Disri•ict #3. He then proceeded to go through the findings for granting a variance. Mr. Gerschler stated that the Planning Department feels this is the best use of land. Matt Samitore, Public Works Development Services Coordinator, stated that the Public Works staff report will be changed to reflect the correct street name from Kensington Court to Shayla Lane and also to correct the distance between intersections. If another developer comes into develop property to the east, they will be required to add a minimum of 12' to the proposed road in this Tentative Plan to bring it up to minor residential street requirements. Minor residential streets will allow parking on one side of the street. Chairperson Moczygemba invited Ray Knapp to speak on behalf of his application. Ray Knapp, stated that in his communications with Mark Moran of Fire District #3, this street design was their preference. Mr. Knapp explained that Lot 4 will be able to maneuver on its own lot, rather than backing off onto the private road. The design is similar to that of Kensington Court and Pittview Village. Mr. Gerschler said that the existing home on Lot 8 with an existing garage should take exclusive access off of the new street, not Pittview Avenue in order to grant the variance. Louie Barker, resident on Pittview Avenue expressed concerns of a 30' street at his fence line and the noise that will be generated from the street. He would like a noise barrier, and would be satisfied with having a fence along the first 275' of road. This is approximately up to his barn. Dave Malboy, resident on Sidney Court wanted to know how many stories the homes would be. He doesn't like that the new private street will be facing right into their bedroom. Planning Camniissiort Minurer hfarch 1, 2005 Page 7 Wes Hoyt, resident on Forest Glen Drive said he is not opposed to this development but would like to have the conifer trees remain. Mr. Knapp said he guarantees they will stay. Richard Williams, resident on Forest Glen Drive is concerned about headlights, Mr. Knapp said he will keep trees at the south end of property. The homes will be two story. He is willing to put additional landscaping in to screen headlights. Mr. Knapp stated that he will work with the neighbor to the east for fencing along the east side of the development. Commissioner Mangold made a motion to adopt Resolution 640 approving a Site Plan application, based on the standards, findings, conclusions and recommendations stated in the staff reports, in addition to the following conditions: 1) Lot # 8 is to take access off of new street rather than Pittview Avenue. Commissioner Idiart seconded the motion. ROLL CALL: The motion passed unanimously. VII. MISCELLANEOUS Tom Humphrey, Community Development Director talked about the Highway 99 and Pine Street improvements. There is still opposition to some of the improvements. The City is trying to work proactively with the Downtown Merchants. They hope to do modeling regarding significant changes to Pine Street. There is general enthusiasm regarding Highway 99 improvements. The Regional Problem Solving (RPS) process is proceeding. Commercial farm value is being evaluated to see if adjustments need to be made to proposed Urban Reserve Area. The Planning Department will be bringing a 20 year projection for a Urban Growth Boundary amendment to the Citizens Advisory Committee and Planning Commission later this year. VIII. ADJOURNMENT Commissioner Piland made a motion to adjourn the meeting. Commissioner Lewis seconded the motion. ROLL CALL: Motion passed unanimously. Meeting was adjourned at io:25 P.M. Gonfiinued Vublic Hearing far P~orough Subdivision PLANNING DEPARTMENT MEMORANDUM MEETING DATE: April 5, 2005 TO: Central Point Planning Commission FROM: Ken Gerschler, Community Planner SUBJECT: Continued Public Hearing -Tentative Plan fora 4 lot subdivision (crown as Bar borough located north of Beall Lane and west of Glenn Way in the R- I -6 zoning district (Map 37 2W l ODD, Tax Lot 1900). AaalicanU Owner: Jeff and Julie Barber 1642 Beall Lane Central Point, Oregon 97502 Summary: 'The applicant has submitted a development proposal to subdivide an 0.85 acre pazcel of land into 4 residential lots. Applicable Law: CPMC 16.10.010 et seq. -Tentative Plans CPMC 17.20 et seq. -Residential Single-Family District Discussion: This is a continued item where the applicant has requested that the Planning Commission approve a tentative plan to subdivide a 0.84 acre parcel into 4 individual lots. The Planning Commission heard the staff reports and testimony from the neighbors at the Mazcht" meeting. City staff has determined that the zoning, lot density and the proposed roadway meet the requirements of the Central Point Municipal Code. The neighbors were concerned about the number of lots being proposed, the height of the structures, flood issues and the lack of any proposed fencing and landscaping by the applicant. These issues are valid and are generally addressed by the applicant when building permits are requested and processed by the City in a site plan review. Applicants can choose to voluntarily stipulate to certain conditions such as fencing, landscaping and building height and while the applicant's father was present at the meeting, he was not able to speak to the issues that were brought forward by the neighbors.The applicant has been given copies of the correspondence from the neighbors together with the minutes of the meeting and he will be prepared to address the Commission. Attachments: 1. Correspondence from neighbors 2. Planning Department Staff Report dated March I, 2005 \\CPCHSI\C[TY WIDF,\PLANNWG\05024A.DOC _l_ February 28, 2005 City Hall City of Central Point Platutittg Cotuotission 155 South Second Avenue Central Point, OR 97502 RE: Public Hearing Teraative Subdivision for 37 2 W IODD, Tax Lot 1900 Bar Borough Subdivision Applicam -Jeff and Julio Barber To Whom It May Concern: ~}TTikNMEniT r'1:` This letter is being written to address and voice conoerffi rcgaMing the proposod application as refaeaoed about which I fed will be a detriment to my property aced those taurouadiag the proposed subdivision 1. I am durmtly is a flood zoos and understand thin property is out. I have rived shore 13 years and taut soea water starling in the field. I wish to kmw when the watt[ will go if 3 additio~l houses art pnt that. What an the provisions for storm drains and elevatiotn levels to insure that addidom! water lax not tome on our properties which are already in a flood zooo7 Wha+c will the water be routed to7 2. Are the proposed homes to be single to two stories? 3. An they to be aside built or would manufadurod, modular or mobile homes be allowed? Roofing not rnaaL 4. What is the minimum square footgeT 5. The lots show approximately 9,000 txl. fl., however if yon take in ooasidetation set backs, roads, driveway, etc. tl>ero is only about 4800 sq. ft. of build ebte ara. I think 3 houses would be crarumM oa there. I oouid have a strudun built 5 foot from my yard. G. The road access to the homes as presa8ed poitw dirodly into my house. Aoy car headlight shine dlmtly into my dining end living room. What about a privacy force to prottct our privacy and so we do not have to have our biitls closed at all time. 7. Who en the coavadots7 If it is the owners, what ate their gimlificatiotts? 8. What triad of road is being built? Pavement, grave!? 9. Wilt them be urltrgrourl utilities? Thank you for your consideration of the above. ~•Cl/1P"" Breda Grant 171 S Jessica Circle Central Point, OR [t97502//'' ~p ~~'.~.~ E t~1'Lt1G 01"tl.4yt.. -1 ~ ~, J¢ sSiCr~ c:t~r C~~~u C~~ I plan oo ~knding the heazing. '~~.k ( OVi~~ '~ f~~.~± ~~_ . pia;.., ..;~: X27 '. . ~,, ;,, rr '~AZ'r .'(~/~. . Public Worke -Planning Works Dept Subject: Subdivison for 37 2W tODD, Tex Lot 1900 Jeff aril Julie Barber 1642 Beall Lane Central Point, OR We would like to addroas you with quesUorn that botlrsr us corwemtng this new subdivision. 1 know you can answer them to our satkfaction during the Maroh to meetlrp. 1. We ero cor>cemed with droinege as per flood of 1997. Jeff Barber a basic lot Hooded compietety and ran toward all the neighboring bts and flooded under some of the houses. The worst one effected wax the corner bt fadng Cabnn Way. To the point we had to dip a tronch toward abnn Way Stroe! to divert watr array from the homes. We feel with leas eoii to absorb ttro water where wiA the webr run? Thera will be moro ssphett and cement ao the water has no place to 9o axoept toward the neighbors houses. Our concern is that will R put ua more Imo a Flood Plans ? 2. Privacy will be roduced so we worrcfer Y them going to be a bartbr ( txidc wall ) between the propertks ? With road corrtitp toward the properties headlights will be a problem flashing Into our homes.. F.specialty Mrs. t3rom's since that Ed her living area in the evening. Whet id the amoum of reel bshrssn it» home and our beck Yard. 3. Are the homes aingb or 2 stories ? 4. What la the set bads on the Jesaka Ckcb propertks ? S. Question of Special RsquiromeM. +t3 Storm droinsge infrestructuro. Is he gdn0 to be liable for any water damage due to flooding d our propertbs because of hk water diverted towards us. ? 6. How to he going to sddress the 1gWp M of the swimmirp pool end the settling of the dirt after the home k bulk ? Does he agow sapling bsforo buildup ? 7. What about the well in lisld? 8. How re h going to be built in phases or all at once ? 9. When does M plan to start and flnkh bulWUq ? t0.H he kilts or harms any of our landacsping and/or watering system b he heW liable to replace tMm with exact pkrmirps and fix the watering systems ? Thank you for takirp the lima to read our corxarrr and sddreaing them. Sincerely yours, Jim & Joyce Witt 1677 Jeuska Cirde Central Poim, Or 97502-3909 664-6738 Received MAR 0 1 2005 c1TV of cF_KrRAL PofnT C'L' .~ ~~a.ru2fYt9 ~'~N, ~2~~ n i ri9 Co na.na. 3I j ~p~ Co rrc s{,~c~'~ce. .n. ~. ~4cM1nEN7~~2`` PLANNING DEPARTMENT STAFF REPORT MEETING DATE: March 1, 2005 TO: Central Point Planning Commission FROM: Ken Gerschler, Community Planner SUBJECT: Public Hearing -Tentative Plan fora 41ot subdivision known as Bar Borough located north of Beall Lane and west of Glenn Way in the R-1-6 zoning district (Map 37 2W l ODD, Tax Lot 1900). Applicant/ Owner: Jeff and Julie Barber 1642 Beall Lane Central Point, Oregon 97502 Summary: The applicant has submitted a development proposal to subdivide an 0.85 acre parcel of land into 4 residential lots. Authority: CPMC 1.24.050 vests the Planning Commission with the authority to hold a public hearing and render a decision on any application for a Tentative Plan. Notice of the Public Hearing was given in accordance with CPMC 1.24.060 (Attachment `B'~. Applicable Law: CPMC 16.10.010 etseq. -Tentative Plans CPMC 17.20 et seq. -Residential Single-Family District Discussion: The applicant is requesting that the Planning Commission approve a tentative plan to subdivide a 0.84 acre parcel into 4 individual lots ranging in size from 9,043 to 9,639 square feet (refer to Attachment "A"). Setbacks for the R-1-6 zone are 20 feet from the front lot line, 5 feet per story on the sides and 15 feet from rear lot lines. If two-story structures are proposed there will be an increase to the side yard setback to10 feet. The maximum allowable height is 35 feet. The Public Works Department has submitted a staff report with recommended conditions of approval for consideration by the Commission (Attachment "C'~. In addition to the adherence to the standard requirements, Public Works will require that half-street curb, gutter and paving improvements be made to Beall Lane. The Planning Department has submitted recommended conditions as Attachment "D". \\CPCHSI\CITY WIDE\PLANNMG105024.DOC -4- Access to the lots wouid be from atwenty-one foot wide private mad connecting to Beall Lane. This type of private road is comprised of a shared ingress-egress access easement that benefits all of the pazcels. A ten foot P.U.E has been shown behind the private road. Jackson County Fire District No.3 will require that the private road be posted with "No Parking" signs and the turnazound will need curbs to be painted red. The district has identified fire flow requirements on Attachment "E". The Jackson County Roads Department (Attachment "F'~ will require a construction permit and requests that the applicant to submit constnrction drawings to the County for review. The County recommends no direct driveway access onto Beall Lane and the proposed subdivision shows that the private road is the sole access point. Rogue Valley Sewer Service (Attachment "G'~ states that there is an existing sewer main located in Beall bane. Sewer service will require the construction of a new sewer main and manhole in the private road. FindinP_s of Fact and Concluaiona of Law Staff suggests the following findings of fact and conclusions of law as applicable to the project and necessary for its approval. Tentative Plat CPMC 17.20.050 establlahes the minimum area, width and access regnirementa for the R-1, Residential SinglaFamlly District. All lop ezceed 11,000 square feet, interior Iota are at least 60 feet wide and corner iota are 70 feet wide. 1. The project site is tocated in the R-1-8 (Low Mix Residential) zoning district and consists of a tentative plan application for the subdivision of approximately 0.85 acres into 4 separate tots. The subdivision meets this criteria. CPMC 16.10.010 requires that appflcatlona for tentative plans be submitted with improvement plans and other tupplementary informatlon as may be needed to Indicate the development plan. 2. The Planning and Public Works Departments have reviewed the tentative plan for the proposed subdivision and the findings of fact and determined that the project meets all City standards and requirements subject to the recommended conditions in Attachments C and D. Recommendation: Staff recommends that the Planning Commission take the following action: \\CPCHSt\CITY WIDE'.V'LANNING\05024.DOC -5- 1. Adopt Resolution No._, approving the tentative subdivision subject to the recommended conditions of approval; or 2. Deny the tentative subdivision; or 3. Continue the review of the tentative subdivision at the discretion of the Commission. Attachments: A. Copy of Tentative Plat B. Notice of Public Hearing C. Public Works Staff Report D. Planning Department Recommended Conditions of Approval E. Jackson County Fire District 3 Comments F. Jackson County Roads Department Comments G. Rogue Valley Sewer Services Comments N. $uaicirn~c Dep'~rf•ment Staff Repo~^}~ \\CPCFiSI\CITY W(DE\PLANNiNG\05024.DOC -s- 'it~~l~ .,,,. <F v i ~ iarv ~t ~ ~-- a 4 ~~ ~~i~. ~ t I~ 1I y ``--- - a It' r10C MGKth~43t WOIOR ` n~~oc rut ~~ p4 .. ~~ ~~ X VRNC IDR 1-a - - --~~ r ~~ ~ i ~STONECREEK NO. ~ 4 BLOCK S ____~ ~~ Lei; ~~ I A M PHASE i ---J / ~ /~ ~ ~. i t ~ ' I ~ x ~ k~ ~ ~~~ ~ . ---- i N ~ o ~ o c _- N O Z b I ~ - ~ ~ ~ 1i gID~l ~'~L PLANNING DEPARTMENT NT' Tom Humphrey, AICP Community Development Director Ken Gerschlar Community Punnet Dave AIvoM Communtty PWmrer Lisa Morgan Planing Technician Notice of Public Hearing Date of Notice: February 8, 2004 Meeting Date: March 1, 2005 Time: 7:00 p.m. (Approbmate) Place: Central Point City Hall 155 S. Second Street Central Point, Oregon NATURE OF MEETING Beginning at the above time and place, the Central Point Planning Commission will review a Tentative Plan appliication for the purpose of creating 4 single family parcels. One parcel has an existing home which will remain. The subject property is located in an R-1-6, Residential Single Family zoning district and is identified on the Jackson County Assessors map as 37S 2W 10DD, Tax Lot 1900. The address is 1642 Beall Lane and a located north of Beall Lane, west of Glenn Way, south of Timothy Street, east of Snowy Butte Lane. Pursuant to ORS 197.763 (3) (e), failure to raise an issue during this hearing, in person or in writing, with suffilent specificity to afford the deasion-makers and the parties an opportunity to respond to the issue will prelude an appeal based on that issue. NOTICE TO MORTGAGEE, UENHOLDER, VENDOR OR SEU.ER: ORS CHAPTER 21 S REQUIRES THAT IF YOU RECENE THIS NOTICE IT MUST BE RPOMPTLY FORWARDED TO THE PURCHASER. This notice is being mailed to property owners within a 200 foot radius of subject property. CRITERIA FOR DECISION The requirements for Conditional Use Permit application review are set forth in Chapters 16 & 17 of the Central Point Munidpal Code, relating to General Information and conditions of the project approval. -8- i. w,y person interest m commenung on ure above-mennonea iano use ueciswn may submit written comments up until the dose of meeting scheduled for Tuesday, March 1, 2005. 2. Written comments maybe sent in advance of the meeting to central Point City Hal1,155 South Second Street, Central Point, Or. 97502. 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 dedsions described above will need to be related to the proposal and should be stated dearly to the Planning Commission. 4. Copies of all evidence relied upon by the applicant are available for public review at City Hali,155 South Second Street, Central Poirit, Oregon. The City File Number is: 05024. 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 PROCEDURE At the meeting, the Planning Commission wUi review the application and technical staff reports. The Commission, wiQ hear testimony from the applicant, proponents, opponents, and hear arguments on the application. If allowed, any testimony or written commenffi must be related to the criteria set forth above. At the condusion of the review the Planning Commission may approve or deny the Tentative Plan application as submitted. City regulations provide that the Central Point City Coundl be informed about all Planning Commission decisions. -9- /t7~-AUfmov7 C .>,~ "`A Ci of Central Point .o ~ ~ ` m ~ ~ Z Public Works De artment ^./ s~ :~ .~ ~ ,+~ RobMPkrce vRE ~ "rs Dbector Rkk aartlett PUBLIC WORKS STAFF REPORT sapervkror Cl~rtr Ctaywn Depaty Ddector February I5, 2005 Afike Ono Tiel~ntcMr TO: Planning Commission T~nOlc4~ar FROM: Public Works Department R t7t! SUBJECT: Public Hearing - Tentative Subdivision for 37 2W IODD, Tax Lot 1900 Maravka Mrlnoz ~~~' Baz Borough Subdivision Applicant Jeff and Julie Barber 1642 Beall Lanc Central Point, OR 97502 Surveyor Kaiser Surveying 19440 Highway 62 Eagte Point, OR 97524 Pro Description/ R-1-6 ZOri111E Purpose Provide information to the Planning Commission and Applicant (hereinafter referred to as "Developer") regarding City Public Works Department (PWD) standards, requiremems, and conditions to be included in the design and development of the proposed. Gather information from the DeveloperBngineer regarding the proposed development. A City of Central Point Public Works Department StaffReport is not intended to replace the City's Standazds & Specifications. Staff Reports arc 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: This section of Beall Lane is under the jurisdiction of Jackson County Roads. The road is currently designed yyith two twelve feet travet lanes. -10- Baz Borough Subdivision 2. Water: There is an existing twelve inch water line in Beall Lane. 3. Storm Drain: There aze existing curbside ditches. Bar Borough Subdivision Special Requirements Private Drive Standards: The Developer shall construct the Private Drive Standards which are set forth in the Public Works Standard Specifications and Uniform Standard Details (Drawing A-10). The standard calls for atwenty-one feet wide street. 2. Ihivewav Lightr~g_Plan: The Public Works Department does not recommend standard street lighting for the driveway access to Bar Borough Subdivision. However, the Public Worlrs Department suggests each residence be provided with an individual driveway lighting system. 3. Storm Drainage Infrastructure: The developer shall develop a facility plan for the scam drain collection and conveyance system, which provides for run-off from and nm-on onto the proposed development. It is the understanding of the Public Works Departmnt that the storm drainage infrastructure will be a private system, operated and maintained by the property owners. 4. Fire Department rum-around: The developer shall design a vehicular rum around at the end of the private drive, per the standards and specifications of Fire District No. 3, prior to Final Plat approval. 5. Public Utility Easement: Aten-foot wide public utility easement paralleling Burrell Road shall be dedicated on the Final Plat. The easement will be shown behind the area dedicated to the City of Central Point for street widening of Scenic Road (Special Requirement 1). 6. Street Tree Plan: Prior to issuance of the final plat, the applicant shall submit for approval by the Public Works Director, a landscape plan forthe areas designated for landscape rows. The plan shall include construction plans, irrigation plans, details and specifications for the trees to be planted within the landscape tows. Plantings shall comply with Municipal Code Section 12.36. Tree plantings shall have at least a 1 '/:" trunk diameter at the time of installation. All street trees shall be irrigated with an automatic underground irrigation system. 7. Beall Lane Improvements: Developer will be responsible for constrtreting curb, gutter, end sidewalk and landscape row adjacent to the Beall Lane. Developer has the option of Molding the improvements or paying the City for the amount of the improvements prior to Final Plat Approval. No Deferred Improvement Agreements are allowed for this section of Beall Lane. -11- Bar Borough Subdivision by the Public Works Director). Bar Borough Subdivision -Plans 1. Three sets of plans at 95% complete stage are to be submitted for review by the Public Works Department. 2. Once approval is achieved the Developer shall submit four sets of plans to the Public Works Department for construction records and inspection. 3. The Developer's Engineer shall document changes to the approved drawings made in the field. A mylar and digital copy of the final "as-built" drawings will be required before the frost plat application is processed. Bar Borough Subdivision -Protection of Ertsting Facilit}Gs The locations of existing facilities shat! be shown 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 construction, in cooperation with the public or private utilities involved. 2. All existing underground and surface facilities shall be protected from damage during design and construction of public works projects. 3. Any existing facilities not specifically designated for alteration or removals, which are damaged during constmction, 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 companies in advance of construction for the purpose of protecting or relocating existing facilities. Bar Borough Subdivision -Water Connection 1. Water system designs shall consider the existing water system, master plans, neighborhood plans and approved tentative plans. The Developer, Engineer and Contractor shall provide the necessary testir-g, 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 Oregon State Health Department, as they pertain to Public Water Systems, shall be strictly adhered to. 2. The City of Central Point Public Works Standards & Specifications should be consulted for specific information regarding the design and construction of water system related components. -13- Bar Borough Subdivision Valley Sanitary Authority (BCVSA), and Jackson County Road and Park Services Department (JC Roads), DSL and ACOE, as applicable (wetland mitigation). 2. Fire District No. 3 must approve ail streets and water improvement plans in writing prior to fmal review by City PWD. 3. During construction, any changes proposed shall be submitted in writing by the Developer's Engineer to the City Pubtic Works Department for approval prior to installation. -25- ATTACHMENT D PLANNING DEPARTMENT CONDTTIONS OF APPROVAL BAR BOROUGH SUBDIVISION FILE 05024 CHECK NUMBER DESCRIPTION OF CONDITION BOX 1 of 3 A final plat application shall be filed within one year of the Planning Commission approval or the tentative plan approval shall become null and void. 2 of 3 The applicant shall comply with all federal, state and local regulations, standards and requirements applicable to the project area. It is the responsibility of the applicant to provide the City with written proof that all of the affected agencies are satisfied with the conditions of approval. 3 of 3 The com letion of a reci p procal access easement and public utility easement will be required prior to final plat approval. Access to Lot 4 shall be only from the private road. \\CPCHSt\CITY WIDE_1PI.ANNTNG\05024COA.DOC -16- 81/6!/2005 15:35 E316456b JC~.U3 t5lr,.i cxc: rrx~ n~~n~ i/ ~~ ~T7'{~cHME'rff' E ,Jackson County Fire District No. 3 8333 Agate Road White City OR 97503-1U75 (54x) 826-7100 Cvoice) (541) 826-45b6 (fax) January 7, 2005 City of Central Point Attn: Ken Gerschler - Platwer Re: BaX Borough SubdivL4lon -1~31e #05024 l .The 20 ft access lent sball be posted with, signs "NO PARKING" both sides. 2. The turn around shall be dedicated and identified in Red curb paint which shall be maima;ned visible in tho future. 3. The 25 ft radius will be permitted in this project because the submission date was prior to the January 1, 2005 deadline. 4. The Fire Hydrant located to the west (Left) side of the projcd plat map shall be accepted for serving the water supply for one and two family dwellings and must provide 1000 gallons par minute. (lf the development of structures being bulk exceeds 3600 sq ft or axe multi family dwellings the water supply shall incn~se to 1500 Gallons Pax Minute. Thank Y oxen Deputy Fire Marshal ~~ -17- nL/na/cuuu al. oy ~~~~ February 8, 2005 JY1 VV Vyl f111 ~~~~HMQYT~ /~ `1 ROGUE VALLEY SEWER SERVICES I.acdion: 136 West Was Road, Ctnlral Point - Mm'liog Addtcu: PO. Ilwc 3136, CtaGnl Poiu40R 975090005 'I>•l. (541)664.6300 or (S47) 779-4144 PAX (341) 664-7171 www.RVSS.vs Ren Gerschler 1:AX 6646384 City of Central Paint Planning Department 155 South Second Street Central Point, Oregon 97502 Re: Bar Borough Subdlvl+lou, File #0501x{ Dear Ken, Where is an 8 inch sewer main on Beall Lane in front of the subject property. Suvico to the new tots will require cor>sttucdon of a manholo over this pipe and extension of a sewer main along the access road to T.ot 1. All new sower must bo dosi.gned and constructed itt accordance with RV S standards. We request that completion of rho sower and acceptance by RVS be made a condition of fugal plat approval. Feel free to call me if you have any questions regarding sawar service for this l~j~G Sinceroly~, Carl Tappan, P.E. District Engineer 1C:\DATA\AGENCffiS\CENTPT\YT.ANNG~STIBDM5ION\2005\05024->3AR BOROCJG1i.DOC -I9- .l-f-~-cuh~nf `H' CITY OF CENTRAI. POINT BUILDING DEPARTMENT STAFF REPORT APPLICANT: Name: JEFF AND JULIE BARBER BAR BOROUGH SUBDIVISION Location: 1642 BEALL LANE (3T-2W-10DD TL 1900) City: CENTRAL POINT State: OR. Zip code: 97502 PROJECT DESCRIPTION: Planningfile no. 05024 4 bt subdivision BUILDING DEPARTMENT COMMENTS: 1. Applicant, agent and contractors must comply with all current State of Oregon adopted codes. 2. Lf a private storm drain system is proposed ft must be reviewed by the Central Point Plumbing department. 3. Any private street lighting must be reviewed by the Central Point Electrical Department. 4. ExcavatioN Grading permits are required per as per Appendix J of the State of Oregon 2004 Structural Specialty Code. 5. Provide the building department with a Geotechnicai report as required by OSSC chapter 18 and Chapter 4 of the ODSC. 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 ailtest borings andlor excavatwns. b. Descriptions and classificatbns of the materials encountered. c. Elevations of the water table, if encountered. d. Recommendatbns for foundation type and design criteria, including bearing capacity, provisions to Mtigate the effects of expansive soils, provisions to mitigate the effects of liquefaction and soil strength, and the effects of adjacent bads. e. When expanslve soils are present, special provisions shall be provkied in the foundation design and construction to safeguard against damage due to expansiveness. Said design shall be based on geotechnicai recommendatbns. 6. Developer andlor contractor shalt comply with OSSC chapter 18 and ODSC chapter 4 regarding any fill material placed on the site. Fills to be used to support the foundation of any building or structure shall be placed in accordance with arx:epted -1- -20- Snowy P~utte Meadows, Ph. II A Manned unit Development PLANNING DEPARTMENT STAFF REPORT MEETING DATE: Apri] 5, 2005 TO: Central Point Planning Commission FROM: David Alvord, Community Planner SUBJECT: Public Hearing - To consider a Preliminary Development Plan and Tentative 61ot subdivision known as the Snowy Butte Meadows PUD. This project is the second phase ofihe original Snowy Butte Meadows PUD. The subject property is located west of Snowy Butte lane neaz Griffm Creek in the R-i-6 and R-1-8 caning districts (372W10DC Tax Lot 200 and 372 W l ODB Tax Lots 9100 and 9400). Phase Two of this project is located on the east side of Snowy Butte Lane (372W l ODA Tax Lot 6400) The project area is zoned as R-i-6. Applicant/ Owner/A~ent: Dale F. Clark 1980 Sky Park Drive, Unii "C" Medford, OR 97504 Summary: The applicant has submitted a preliminary development plan to create a PUD and subdivide an existing tax lot into 6 residential lots. Authority: CPMC 1.24.050 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). A-pplicable Law: CPMC 16.10.010 et seq. -Tentative Ptans CPMC 17.20.010 et seq. - R-1, Residential Single-Family District CPMC 17.68.010 et seq. -Planned Unit Development (PUD) Diseussian• The applicant, Dale Clark is presenting a tentative development plan fora 61ot residential Planned Unit Development to be known as Snowy Butte Meadows -Phase II. The project area is located east of Snowy Butte Lane and east of Crriffin Creek. Parcels in this area have not developed because of an agreement established in 1991 between the City and property owners on the southerly extension of Snowy Butte Lane. This portion of Snowy Butte is a narrow 20 foot wide road that was dedicated to the Public in the early 1900's. Due to the limited capacity of the road, the City and residents agreed to restrict subdivisions until the road is improved. The City also installed a physical barrier at the Timothy Lane intersection to curtail cut-through traffic from the newer subdivisions. \\Cpchsl\city wide\Ptenning\05035 Snowy Butte McaQows I[ staffreport.doc -21- The property owners along the narrow Snowy Butte Lane extension have been in contact with the City and are now prepared to dedicate additional right-of--way and pay for improvements to the road. The City Council rescinded the 1991 restrictions when local residents agreed to proceed with their own improvements. Phase II of Snowy Butte Meadows is the second subdivision application on Snowy Butte Lane and it has been introduced as a planned unit development. The applicant believes that unique conditions exist that dictate the use of a PUD rather than a conventional subdivision (refer to Attachment B). CPMC 17.68.010 states that the purpose of the planned unit development is to "gain more efJ'ective 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 setbacks of buildings and structures". Phase II of Snowy Butte Meadows is located in an R-1-6, Residential Single Family zoning district which requires 6,000 square foot minimum lot sizes. Given the configuration of the property, the individual lots would not meet the code for standard subdivisions (depth, width, etc) and that is why a PUD is being pursued. Generally, standard subdivisions have setbacks of 20 feet for the front lot lines, 5 feet per story on the side lot lines and 15 feet for rear lot lines. There is also a maximum aggregate coverage of 40 percent per lot. The applicants proposed PUD would allow flexibility in design and setback requirements as well as ease of adjoining properties to develop using the architectural and landscape standards established by Snowy Butte Meadows. The applicants have submitted documentation (Attachment B) that include findings to demonstrate how Snowy Butte Meadows would function and meet the intent of CPMC 17.68. The Tentative Plan (Attachment C) has proposed lots that range in size from 4,688 square feet to 6,200 square feet with an average lot size of 5,614 square feet; 386 square feet short of the required 6,000 sq. ft. minimum lot size. However, the purpose of a PUD is to develop properties that could not be developed as a conventional subdivision because of size or physical shape or some unique feature(s) while at the same time realizing 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 and setbacks of buildings and structures. This type of development helps to delay the expansion of the Urban Growth Boundary by requiring compact development inside of the current City Limits. The PUD takes its access from Snowy Butte Lane with an approximate 28 foot wide curb-to-curb public road right-of--way named Rita Way. The Tentative Plan shows that the developer of this PUD will construct 21 feet of Rita Way with the property owner to the north of this project, the Pearsons, constructing the remaining 7 feet of Rita Way. Rita Way will then intersect with Gwen Court which will run north to south providing "tie-ins" with future development to the north and south of Snowy Butte Meadows -Phase II. The PUD will have asix-foot sight obscure fence constructed between it and neighboring properties to accommodate privacy and reduction/elimination of potential effects of glare into neighboring homes from traffic during evening and night time hours. Additionally, the applicant has requested that an existing residence be allowed to remain as a part of Phase II. The home will be remodeled to architectural standards that have been established by Phase I of this project. \\Cpchsl\city wide\Planning\05035 Snowy Butte Meadows II staff reportdoc -22- If the PUD is approved with the smaller lot sizes, the developer gains flexibility in measuring his setbacks from the front lot line. In this situation the Planning Department could allow the habitable portion of each house to be located closer to the road at 15 to 20 feet while the garage would be 20 to 25 feet from the front lot line. Using the flexibility of design similar to that found in the TOD would also allow the second phase of Snowy Butte Meadows to be consistent with Phase I of this project. The landscape plan of the second phase of Snowy Butte Meadows will be consistent with the landscape plan that was submitted for Phase I of this project (Attachment D) that includes trees and shrubs that are acceptable to the City's tree list. Each plant and tree will need to be of adequate size and be imgated to ensure that they will thrive. The applicants have stated that they intend on introducing more mature trees to make a more immediate and attractive habitat for the various species of birds that live in the area. The Public Works and Building Departments have provided their comments, recommendations and requirements for this application (Attachments E and F). Rogue Valley Sewer Services was notified of this application and has submitted correspondence. Jackson County Fire District Number Three met with the City and the applicant and the agency is satisfied with the proposal. 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 Law Staff suggests the following fmdings of fact and conclusions of law as applicable to the project and necessary for its approval based on Findings of Fact and Conclusions of Law as submitted by the applicant for Phase I of this project. (Attachment B) It is felt that findings for the first phase would be more than sufficient to support the application for phase II. However, in reviewing these findings of facts and conclusion of law as submitted by the applicant, the Planning Commission should refer to "Criteria to grant or deny a PUD" as found in Section 17.68.040 of the Central Point Municipal Code: Section 17.68.040 states "A PUD shall be permitted altered or denied in accordance with the standards and procedures of this chapter.... To approve or deny a PUD, the pla»»ing commission shall find whether or not the standards of this chapter, including the following criteria are either met, can be met by observance of conditions, or are not applicable. That the development of a harmonious, integrated plan just~es the exceptions to the normal requirements of this title; The proposal will be consistent with the comprehensive plan, the objectives of the zoning ordinance and other applicable policies of the city; 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; 1\Cpchsl\city wide\Planning\05035 Snowy Butte Meadows [I staff report.doc -23- That the proponents of the PUD have demonstrated they are financially able to carry out the proposed project, that they intend to start construction within six months of the frnal approval of the project and airy necessary district changes, and intend to complete said construction within a reasonable time as determined by the commission; 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 tragic circulation and parking; That commercial development in a PUD is needed at the proposed location to provide adequate commercial facilities of the type proposed; That proposed industrial development will be e,~icient and well-organized with adequate provisions for railroad and truck access and necessary storage; The PUD preserves natural features such as streams and shorelines, wooded cover and rough terrain, if these are present; . The PUD will be compatible with the surrounding area; The PUD will reduce the need for public facilities and services relative to other permitted uses for the land. The criteria tilted above is addressed bl' the applicants findings. (Attachment B) 1.Recommendation: Staff recommends that the Planning Commission take the following action: t .Adopt Resolution No._, approving the tentative PUD plan subject to the recommended conditions of approval (Attachments E, F and G); or 2. Deny the tentative PUD plan; or 3. Continue the review of the tentative PUD plan at the discretion of the Commission. Attac6ments• A: Notice of Public Hearing B: Applicant's Findings of Fact and Conclusions C: Tentative Plan D: Landscape Plan E: Public Works Staff Report F: Building Department Staff Report G: Planning Department Conditions of Approval. H: Correspondence \\Cpchsl\city wide\Planning\05035 Snowy Butte Meadows 1[ staff report_doc -24- PUBLIC COMMENTS 1. Any person interest in commenting on the above-mentioned land use decision may submit written comments up until the dose of meeting scheduled for Tuesday, April 5, 2005. 2. Written comments may be sent in advance of the meeting to central Point City Half, 155 South Second Street, Central Point, Or. 97502. 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 dedsions described above will need to be related to the proposal and should be stated clearly to the Planning Commission. 4. Copies of ail evidence relied upon by the apps"leant are available for public review at City Hall, 155 South Second Street, Central Point, Oregon. The City File Number is 05035. 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 PROCEDURE At the meeting, the Planning Commission will review the application(s) and technical staff reports. The Commission, will hear testimony from the applicant, proponents, opponents, and hear arguments on the appl'~cation(s). If allowed, 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 application(s) as submitted. City regulations provide that the Central Point City Coundl be informed about all Pianninq Commission dedsions. City of Central Point CENTRAL- _ PLANNING DEPARTMENT POINT ATTACHMENT A Tan Humphrey, NcP CommunKy DwNopnsM Dk«xOr Kin GxsehMr Community PMnmr Daw AF/ord Community Phnmr l.ka Moryan Plannlnp TtcMNcf~n Notice of Public Hearing Date of Notice: March 15, 2005 Meeting Date: April 5, 2005 lime: 7:00 p.m. (Approximate) Place: Central Point City Hall 155 S. Second Street Central Point, Oregon NATURE OF MEETING Beginning at the above time and place, the Central Point Planning Commission will review Tentative Plan and Planned Unit Development applications. The nature of these applications is for the purpose of adding an additional phase to already approved applications. If approved, the additional phase would create 6 single family residential lots. The property is located within an R-1-6, Residential Single Famiy zoning district. The property is ident~ed on the Jackson County Assessor's map as 37 2W 10DA, Tax Lot 6400. The property is located west of US Highway 99, north of Beall Lane, and east of Snowy Butte Lane. Pursuant to ORS 197.763 (3) (e), failure to raise an issue during this hearing, in person or in writing, with sufficient specifit~ty to afford the decision-makers and the parties an opportunity to respond to the issue will preclude an appeal based on that issue. NOTICE TO MORTGAGEE, UENHOLDER, VENDOR OR SELLER: ORS CHAPTER 215 REQUIRES THAT IF YOU RECENE THIS NOTICE IT MUST BE RPOMPTLY FORWARDED TO THE PURCHASER. This notice is being mailed to property owners within a 200 foot radius of subject property. CRITERIA FOR DECISION The requirements for Tentative Plan and Planned Unit Development application review are set forth in Chapters 17.20 & 17.68 of the Central Point Municipal Code, relating to General Information and conditions of the project approval. ATTACHMENT B BEFORE THE PLANNING COMMISSION FOR THE CITY OF CENTRAL POINT, OREGON IN THE MATTER OF AN APPLICATION ) FOR A PLANNED UNIT DEVELOPMENT ) ON PROPERTY LOCATED WEST OF } SNOWY BUTTE LANE AND NORTH OF ) BEALL LANE; THE SUBJECT SITE IS ) DESCRIBED AS ASSESSOR'S MAP NOS. ) T.37S-R.2W-SEC.10DB, TAX LOTS 9100, ) 9200 & 9400 WITH T.37S-R.2W-SEC.IODD, } TAX LOT 200; DALE CLARK, APPLICANT; ) SNOWY BUTTE MEADOWS, PLANNED ) UNIT DEVELOPMENT. PROJECT. t RECITALS: FINDINGS OF FACT AND CONCLUSIONS OF LAW Owner Applicant- Dale Clark Heritage Development 1980 Unit C, Sky Park Drive Medford, OR 97504 Property 37-2W-10DB, Tax Lots 9100, 9200 and 9400 Description- 37-2W-10DD, Tax Lot 200 Acreage- 3.97 gross acres 3.60 net acres Zoning- R-1-6, 2.75 acres and R-1-8, 1.20 acres Land Use- Detached Single Family Residential Received AUG 3 Q 2004 CiTy OF O EN7'Rp~ POINT -27- NARRATIVE: The purpose of this application is to establish a private road and to request an exception to the lot area standards for the land use designation present, R-1 single family residential via the Planned Unit Development (PUD) process. The purpose of this PUD application is to identify the residential lots with the existing mature trees and physical features, Griffin Creek, that inhibits the development of a public road within the project. This process affords both the City and the Developer assurances that the land use deviation is agreed upon and established by a review process. The attached site plans adequately defines the proposed residential uses for the property. The applicants have submitted a landscape plan, in conjunction with this PUD application. The applicant will provide landscaping in accordance with the Central Point Parks Department for the street scape along Vrginia Drive, and adjacent to Griffin Creek. The nature and planned use of the proposed Snowy Butte Meadows PUD is to provide for a detached single family residential development. The ownership of Snowy Butte Meadows PUD is held by the applicant, Dale Clark. The maintenance ofthe common area Lot 19 (private roads and open space area) will be the responsibility by owners of property within the project, and the costs will be accrued with the mutual access and maintenance agreements that will run with the PUD. A copy of the Homeowners Association and CC&R's will be submitted with the Final PUD Plan for review and compliance. The proposed development schedule is to construct Snowy Butte Meadows PUD, in its entirety, as soon as the infrastructure is in place for the development. The common areas will be constructed with the development, to ensure that these facilities are available to the residences. There are no phases for the Preliminary PUD Plan. The total net acreage for the Snowy Butte Meadows PUD site consists of 3.60 acres. 2 -28- CRITERIA: The Application procedures and Criteria for a planned unit development are listed in Section 17.68, Central Point Zoning Ordinance (CPZO). The criteria are: Section 17.68.010 Purpose: The purpose of planned unit development (PUD) 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 and setbacks of buildings and structures. A PUD should have a harmonious varietyofuses, utilize the economyofshared services and facilities, and reduce municipal costs of operating and maintaining services while insuring substantial compliance with the district regulations and other provisions of this code. Discussion: The purpose of this PUD application is to allow for the open space feature that reflects Griffin Creek to be preserved and maintained as a neighbofiood and community asset. The creation of an open space feature ensures that the maintenance and natural aspect of the site ensures that the maintenance will be provided by the home owners thru the CC&R's. As a part of the open space area a "bio Swale will be created which may introduce wetland aspects and wildlife. With the development of the site when considering the open space features as a part of the project, a deviation to the lot area standards are being requested with this application. The density ofthis project and all otherdevelopment standards for the R-1 district are in compliance with the zoning districts and only the design of the sfte due to its irregular shape and location adjacent to Griffin Creek justifies the PUD review. The use of private street right of ways that will include landscaping, bicycle lanes and sidewalks will be constructed by the developer of the project and maintained by the CC&R's/Homeowners Association. The provides an economy of shared facilities for the project, and no additional costs to the City for maintenance. Findins~• The City finds that the purpose ofthis PUD application for Snowy Butte Meadows, is consistent with this section of the Code. The provision of private streets thatwiil be maintained by the property owners does not impose a financial responsibility onto the City and the shared facilities also provides for an economy of scale. -29- Section 17.68.020 Size: A PUD shall be on a tract of land five acres orlarger, except that a PUD may be on a tract of land of more than one acre but less than five acres if fhe planning commission finds, upon a showing by the applicant, that a PUD is in the public interest because one or more of the following conditions exist: A.) 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 conserved and still leave the land owner equivalent use of the land by the use of Planned Unit development; B.) The property orits neighborhood has historical characterordistincfive features that are important to the community and that could be protected or enhanced through use of a PUD; C.) The property is adjacent to or in the immediate vicinity of a planned unit development of similar design as that proposed and the developments would complement each other without significant adverse impact on surrounding areas; D.) The property is of i-regular shape, with limited access, or has unusual dimensions or characteristics which would make conventional development unreasonably difficult and expensive. Discussion: The subject property does not meet the minimum 5 acres requirement, however, the proposed PUD does satisfy 17.68.020(A), (B) & (D). (A) The site does contain Griffin Creek wfthin its boundary and is ident~ed as natural feature that is of benefit to the community for open space areas. This open space area incorporates the visual benefit for the pedestrian/bike path and as part of the Flanagan Park area. The open space area will be preserved and the proposed lots can be developed with the PUD standards of the Code. The proposed residential uses could be equivalent with the area set aside for open space if they were not present. There are no density bonuses needed or proposed, the PUD is to simply allow for the lot area standards to deviate from the Code due to the area preserved for open space. -30- (B) Again, the site does contain Griffin Creek within it's boundaries. Griffin Creek is a natural feature that is important to the community. This can be substantiated with the fact that on the west side of the Creek a multi use path and open area has been provided to serve the neighborhoods in the area and the City as a whole. The PUD allows this area to be enhanced, preserved and maintained by the residents of Snowy Butte Meadows. (D) As described on the PUD plan with the boundary lines, the sfte is of irregular shape and size for development as a conventional subdivision. The southern quadrant reflects a "pie shape" that renders a portion of the site non-developable and the presence of Griffin Creek with neighboring developments inhibits future street connectivity. Findin The City finds that the subject site does not contain 5 acres and is of irregular shape for development. The City also finds that the site does contain Griffin Creek within its boundaries and that the area will be preserved for open space uses that will be a neighborhood and community benefit. CONCLUSION: The City of Central Point concludes that the site does not consist of 5 acres and that with the natural feature present along with the irregular shape of the site justifies this PUD application, in compliance with Section 17.68.020 CPZO. Section 17.68.040, Criteria: A PUD shall be permitted, altered or denied in accorriance with the standards and procedures of this chapter. !n the case of a use existing prior to the effective date of the ordinance codified in this chapter, and classified in this chapferas a PUD, a change in fhe use or in lot area, or an alteration of structure shall conform with the requirements forPUD use. To approve or deny a PUD, the planning commission shat! find whether or not the standards of this chapter, including the following criteria 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; 5 -31- Discussion: The site plan identifies the most efficient development of the land that integrates the available land for residential purposes and open space areas with the existing surrounding land uses. The only exception requested is to the lot area standards of the Code. Lots numbered as 3, 4, 5, 7-14,17 & 18 do not meet the minimum area standards for the zoning district. If the development area was a conventional subdivision being of a rectangular shape, thiswould allow for the same number of lots with the development of streets that would not need an exception to the area standards of the Code. Ali other standards of the Ordinance for development will be in compliance. Findina• The City finds that the development of Snowy Butte Meadows is not practical as a standard subdivision as the property configuration and location inhibits development along Griffin Creek along with the existing land use pattern and street connectivity or lack there of. 8.) The proposal will be consistent with the comprehensive plan, the objectives of the zoning ordinance and other applicable policies of the city; Discussion: The subject property is zoned for single family residential purposes (Low Density) consistent with Comprehensive Plan designation for the site. The Low Densitydesignation allows for the R-1-ti, R-1-8 and R-1-10 zoning districts. The purpose of the R-1 districts is to provide for a stabile urban low density development while promoting and encouraging the environment suitable for new residents. Development of urban areas will provide additional housing opportunities for the future residents of the City. The policy of the City is to encourage well thought out developments within the boundaries of the City to accommodate the future residents without enhancing sprawl or need for expansion of the UGB. Findin The City finds that development of Snowy Butte Meadows and the proposed uses is consistentwith the Comprehensive Plan designation for the site and that the uses are also consistent with the zoning ordinance and policies of the City of Central Point. -32- 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; Discussion: The location of the site is bound by Griffin Creek to the west, Snowy Butte Lane to the east, with urban residential development to north, just north of Beali Lane. The size of the tract consists of approximately 3.97 gross acres. The proposed use of the site is single family residential. Livability - Lands to the north and west are currently developed to urban low density residential standards, similar to the subject proposal. Land to the east and south are currently developed to suburban residential standards by Jackson County, however, these lands are currently in the City and have R-1-6 zoning. The proposed uses on the subject property are identical in character to the existing urban uses. With the similar uses proposed, no impacts on livability are anticipated. Value- The value of the surrounding properties may increasewfth the development of the site due to the improvements on the subject site along with the enhancement and preservation of Griffin Creek. The proposed use is identical to the surrounding area, thus, no impacts on value are contemplated. Appropriate Development- The properties to the north and west are developed appropriately to urban standards consistent with the zoning standards. Lands to the east and south are currently developed to Jackson County standards and have frontage along Snowy Butte Lane from Beail Lane. Any future development of these lands will not be adversely impacted from the subject site and design of the project. Finding: The City finds that lands to the north and west are developed to urban standards, consistent with the zoning ordinance and that the lands to the east and south are currently developed to County standards. The development of the subject property will not have a significant impact on Livability, Value or Appropriate Development to the surrounding lands. -33- Discussion: Not applicable. There are no uses proposed that deviate from the underlying single family residential zoning. The proposed uses are for residential purposes exclusively. Finding: The City finds that the proposed use for the project is strictly residential and that this standard is not applicable. G.) Thaf proposed industrial development will be et~cient and well-orr/anized with adequate provisions for railroad and truck access and necessary storage; Discussion: Not applicable. There are no uses proposed that deviate from the underlying single family residential zoning. The proposed uses are for residential purposes exclusivey. Findin The City finds that the proposed use for the project is strictly residential and that this standard is not applicable. H.) The PUD preserves natural features such as streams and shorelines, wooded cover and rough terrain, if these are present: Discussion: This PUD application is proposing to enhance an open space natural feature that reflects Griffin Creek. Griffin Creek is to be preserved and maintained as a neighborhood and community asset. The creation of an open space feature ensures that the maintenance of the area will sustain Griffin Creek as natural aspect. As a part of the open space area a "bio swale will be created which may introduce wetland plant species and small wildlife. Apart of Lot 19 includes the Griffin Creek corridor which will be maintained by the Homeowners Association and CC&R's. Findin The City finds that the project does include a natural feature, Griffin Creek, within its boundaries and thatthe Homeowners Associationwiil preserve and maintain this area in a natural state. -35- l.) The PUD will be compatible with the surrounding area; Discussion: This PUD application is not proposing any non-permitted uses. The onty proposed use is single family residential, consistentwith the surrounding Comprehensive Pian designation and the R-1 zoning. The proposed uses are identical and compatible with the surrounding existing and planned uses. Findina: The City finds that the proposed use is single family residential, consistent with the zoning district and surrounding residential uses. J.) The PUD will reduce need for public facilities and services relative to other permitted uses for the land. Discussion: The permitted uses for the R-1 district are: Single-family dwellings; Public and private schools; parks and recreation facilities; churches; and Planned Unit Developments. This PUD is proposing Single family dwellings and a recreational facility along Griffin Creek. There will be no greater demand on the public facilities than the permitted uses listed. Findina: The City finds that the proposed uses being single family residential with an open space area for recreation is a permitted use and thatthere will be no greater demand to serve the site with public facilities. CONCLUSION: The City of Central Pointconcludes thatthis PUD application for Snowy Butte Meadows is in compliance with Section 17.68.040 CPZO, in that this proposal is consistent with the zoning disMct for density and due to the natural feature present, Griffin Creek, the only exception to the Ordinance is the Lot area for the R-1 districts. All other development standards of the Ordinance will be met. Griffin Creek has been planned as an open space feature fora recreational area creating a neighborhood and community asset. The proposed uses are compatible with the surrounding uses and zoning districts, thus, no adverse impacts on surrounding lands are contemplated. 10 -36- Section 17.68.050, Preliminary development plan: A preliminary development plan shall contain a written statement and maps and other information on the area surrounding the proposed development to show the relationship ofthe planned unitdevelopmentto adjacent uses, both existing and proposed. Discussion: Submitted with this application are the site plan maps with the applicable standards for development, including Top of Bank for Griffin Creek and the 100 year flood plan boundary based on the FEMA mapping. The standards found in Chapter 8.24, Flood Mitigation, and Chapter 17.57, Fences, will be address during the construction phase and permitting process. All proposed uses and locations for the development of Snowy Butte Meadows are in compliance with these Chapters. The site plans clearly reflects the proposed uses and locations for development consistent with the Central Point Zoning Ordinance. The submitted Preliminary PUD plan along with these Findings of Fact have addressed the applicable standards of the Ordinance and Section 17.88.050 CPZO. Findins~: The City finds that this application for Snowy Butte Meadows PUD has addressed the site plan standards of the Ordinance and has identified the applicable information required for review. CONCLUSION: The City of Central Point concludes that the applicant for Snowy Butte Meadows PUD has Identified the existing and proposed uses on the submitted site plans and has prepared Findings to demonstrate compliance with the Ordinance criteria for review, consistent with the standards of Section 17.68.050 CPZO. 11 -37- SUMMARY AND CONCLUSIONS: The City of Central Point can conclude that this application for a Planned Unit Development has addressed the applicable criteria as outlined in Chapter 17.68 CPZO and thatthis application is in compliancewith the Central Point Zoning Ordinance, Central Point Comprehensive Plan, and state law. With the attached documents and information in hand, the applicant respectfully requests approval of this application for a Planned Unit Development for Snowy Butte Meadows. Respectfully Submitted: .~~~-~i Dale Clark 12 -38- U U d Q SNOWY BUTTE MEADOWS PHASE II A 6 LOT PUD SUBDIVISION 37-2W-1 ODA TAX LOT 6400 cRArlnc xllue ,:sue, nnawnwt wu narw .1 Z tll RITA WAY ~~~:~ 1.'l 1 1 . aee wn. ' !:sue: nO ... y 1 1 O as-.e-i. _ _-__ _ ____ ~ 1 _ 1 `__ i j~i~iL ~~ ~ SJJf N l1. 1 1 1.f3! wX, . , ' i 1 1 u umlw xou2 ~ J i""' ' ~ 1 1 • 1 1 . •••• aJao ..n. ~v~~: ~~ > ( 1 : ^ 11 O_-~ --_~-~--j 1 s.:oa wn. 1 iez!! J J °~y'- t I1 Vw ""w'1 ~ _-~ _~J -__ NOTES: GRAPHICAL PURPOSES ONLY ARE faR ~~° ~~ x W N Z a0 to N 0'p0 ~mg NNW W t- m O 7 ~ Z N ~~~ n ~~~ ~~ ~ I~~~~ ATTACHMENT D ~S{ m ~~ Q~ k ~ ~~ ~~~ ~~~ ~~ ~~~~ FRS 1IiS i; ~: ~ ~~ ~ 1 ~~z boo _~~~:~ m~ n~ a mF g S" .. ~~ N~ u k N w `o N g ~~~ }`¢. 8 \ OA ~~~ ~~ i'~; ' ~ ~ . O D m ~~ O ~m v~ ~m o~ Zo x z 1, .i r N .a.: a SNOWY BUTTE MEADOWS ~~CLARK ~;K~ PRNATE 16 LOT SUBDNISION +aeot»+n'Q~rPnncort . o~e+orea "'a®`s°"-'""~- LANDSCAPINC~l & IRRIGATION PLAN tss+>ao+-+soe ,~ „ ~.ca~yrsre ouE a~wc „ ~ ce~rnnc.roo+r, or~od -40- The developer is requesting a curb to curb width of twenty-nine feet which matches our standard for a minor residential street with pazking on one-side. Public Works will take over maintenance of these roads as public streets. Through the Planned Unit Development application the applicant is proposing the sidewalks be put in an easement instead of the right-of--way. The developer is not showing any public utility easements (PUE) on their tentative plan. Under special requirements the developer will need to dedicate an eleven and a half foot wide PUE. The reason for the lazger PUE is for 1.5 for water meters and then the standards ten feet for the PUE. Additionally, the newly proposed road, Rita Way, does not align with the private street entering into Snowy Butte Meadows. Public Works has analyzed the potential traffic movements and sight distance between the proposed streets and has concluded that though the road do not align they distance between them will not pose a transportation or safety issue. Existing Infrastructure Streets: This section of Snowy Butte Lane is improved to a paved width of 18 feet. 2. Water: There is an existing eight inch water line in Snowy Butte Lane. 3. Storm Drain: There are existing curbside ditches. Snowy Butte Meadows, Phase 2 Subdivision Special Requirements i. Ri t-of--way Dedication: The Developer shall dedicate seven feet of frontage along Snowy Butte Lane for widening of the street to City Standards. 2. Public Utility Easements: The developer shall dedicate and ten feet wide Public Utility Easement (PUE) along the properties bordering Snowy Butte Lane (Lots 1 and 2). The Developer shall dedicate an eleven and a half foot wide PUE for lots 1 and 3-6 adjacent to Rita Way or Manta Way. 3. Snowy Butte Lane Improvements: Developer will be responsible for constructing curb, gutter, and sidewalk and additional paving width to Snowy Butte Lane for the subject properties. Coordination of these improvements will be discussed with Public Works Staff once construction drawings aze approved for this development. No Defected Improvement Agreements are allowed for this section of Snowy Butte Lane. 4. Home Owners Association- Developer shall form a valid Homeowners Association (HOA) and supply the city with a recorded copy of the bylaws or Covenants, Conditions and Restrictions (CC&R's). 5. Grading Permit: The City of Central Point Building Department requires grading permits for all new subdivisions. Developer will need to provide a valid grading plan as part of construction documents 155 South Second Street • Central Point, OR 97502 •541.664.3321 • Fax 541.664.6384 -42- and receive a permit from the building department prior to construction. 6. Street Tree Plan: Prior to issuance of a building permit, the applicant shall submit for approval by the Public Works Director, a landscape plan for the areas designated for landscape rows. The plan shall include construction plans, irrigation plans, details and specifications for the trees to be planted within the landscape rows. Plantings shall comply with Municipal Code Section 12.36. Tree plantings shall have at least a 1 ''/s" trunk diameter at the time of installation. All street trees shall be irrigated with an automatic underground irrigation system. The current site plan does not indicate trees planted at 20-40 feet on center. Standard Specifications and Coals The Central Point Public Works Department is chazged with management of the City's infrastructure, including streets, waterworks, and storm water drainage facilities. In general, the Department's "Standazd Specifications and Uniform Standard Details for 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 aze adequately served by public facilities. Public facilities not owned 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 wilt 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 are 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. All 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. 155 South Second Street • Central Point, OR 97502 •541.664.3321 • Fax 541.664.6384 -43- 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 pemut. 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 any uncompleted improvements (as determined by the Public Works Director). Snowy Butte Meadows, Phase 2 Subdivision -Plans Three sets of plans at 95% complete stage are to be submitted for review by the Public Works Department. 2. Once approval is achieved the Developer shall submit four sets of plans to the Public Works Department for construction records and inspection. 3. The Developer's Engineer shall document changes to the approved drawings made in the field. A mylar and digital copy of the final "as-built" drawings will be required before the final plat application is processed. Snowy Butte Meadows, Phase 2 Subdivision - Protection ojEYisting Facilities The locations of existing facilities shall be shown on all applicable construction drawings for Public Works projects as follows: The exact locations of underground facilities shall be verified in advance of any public works construction, in cooperation with the public or private utilities involved. All existing underground and surface facilities shall be protected from damage during design and construction 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. 155 South Second Street • Central Point, OR 97502 •541.664.3321 • Fax 541.664.6384 -44- 4. Suitable notice shall be given to all public and private utility companies in advance of construction for the purpose of protecting or relocating existing facilities. Snowy Butte Meadows, Phase 2 Subdivision -Water Connection 1. Water system designs shall consider the existing water system, master plans, neighborhood plans and approved tentative plans. The Developer, Engineer and Contractor shall provide the necessary testing, exploration, survey and reseazch 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 Oregon State Health Department, as they pertain to Public Water Systems, shall be strictly adhered to. 2. The City of Central Point Public Works Standards & Specifications should be consulted for specific information regarding the design and construction of water system related components. Snowy Butte Meadows, Phase 2 Subdivision -Streets 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 designs shall conform to the current American Disabilities Act (ADA) or as adopted by the Oregon Department 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 azea 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. Snowy Butte Meadows, Phase 2 Subdivision -Storm Drain 1. It shall be the responsibility of the Developer's Engineer to investigate the drainage azea of the project, including the drainage areas of the channels or storm sewers entering and leaving the project area. If a 155 South Second Street • Central Point, OR 97502 •541.664.3321 • Fax 541.664.6384 -45- contiguous drainage area of given size exists, the engineer may use information that has formerly been established if it includes criteria for the drainage azea 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 required to provide all hydrology and hydraulic computations to the Public Works Department that are necessary to substantiate the storm sewer design. The storm water sewer system design shall be in conformance with applicable provisions of Oregon DEQ, DSL and ODFW and United States COE and consistent with APWA Storm Water Phase II requirements. 2. The City of Central Point Public Works Standards & Specifications should be consulted for specific information regarding the design and construction of storm drain related components. Snowy Butte Meadows, Phase 2 Subdivision -Required Submittals 1. All design, construction plans and specifications, and "as-built" drawings shall be prepazed to acceptable professional standards as applicable, the Developer shall provide copies of any permits, variances, approvals and conditions as may be required by other agencies, including, but not limited to Oregon Department 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 Corps of Engineers (ACOE), affected irrigation districts, Beaz Creak Valley Sanitary Authority (RVSS), and Jackson County Road and Park 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 final 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. 155 South Second Street • Central Point, OR 97502 •541.664.3321 • Fax 541.664.6384 -46- ATTACHMENT F CITY OF CENTRAL POINT BUII,DING DEPARTMENT STAFF REPORT APPLICANT: Name: DALE CLARK SNOWY BUTTE MEADOWS PHASE II Location: Snowy Butte Lane -37-2W-10DA TL 6400 City: CENTRAL POINT State: OR. Zip code: 97502 PROJECT DESCRIPTION: Planning file no. 05035- 6 LOT PUD subdivision BUILDING DEPARTMENT COMMENTS: 1. Applicant, agent and contractors must comply with all current State of Oregon adopted codes. 2. If a private storm drain system is proposed it must be reviewed by the Central Point Plumbing department. 3. Any private street lighting must be reviewed by the Central Point Electrical Department. 4. Excavation/ Grading permits are required per as per Appendix J of the State of Oregon 2004 Structural Specialty Code. 5. Provide the building department with a Geotechnical report as required by OSSC chapter 18 and Chapter 4 of the ODSC. A written report of the investigation shall include, but need not be limfted to, the following information: a. A plot plan showing the location of all test borings and/or excavations. b. Descriptions and classfications of the materials encountered. c. Elevations of the water table, ff encountered. d. Recommendations for foundation type and design criteria, including bearing capacity, provisions to mitigate the effects of expansive soils, provisions to mtigate the effects of liquefaction and soil strength, and the effects of adjacent loads. e. When expansive soils are present, special provisions shall be provided in the foundation design and construction to safeguard against damage due to expansiveness. Said design shall be based on geotechnical recommendations. 6. Developer and/or contractor shall comply with OSSC chapter 18 and ODSC chapter 4 regarding any fill material placed on the site. Fills to be used to support the foundation of any building or structure shall be placed in accordance with accepted -1- -47- CITY OF CENTRAL POINT BUII.,DING DEPARTMENT STAFF REPORT Snowy Butte Meadows Phase II engineering practice. A soil investigation report and a report of satisfactory placement of fill (including special inspections of placement of fill and compaction) acceptable to the Building Official shall be submitted before a building permit will be issued. F~cception: 1. The upper 1.5 foot of fill placed outsi a of public rights-of- way. 2. The upper 1.5 foot of fill that does not underlie buildings, structures, or vehicular access ways or parking areas. 7. 7o move or demolish any existing structures located on the property call the Building Department for permit requirements. 8. Notify the City Building Department of any existing wells, or septic systems located on the property. 9. Any development (any man-made change) to improved or 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 Central Point Municipal Code 8.24.120. This is not a plan review. This report is preilminary and compiled solely for use by the Central Point Planning Department for use in preparing the Planning Department staff report. Planning Commissbn meeting is scheduled for Tuesday Aprll 5, 2005. Central Pgint Building Department -2- Dated: February 15, 2005 -48- ATTACIIlVIENT G PLANNING DEPARTMENT CONDITIONS OF APPROVAL 1. Prior to final plat approval, the applicant shall submit to the City a copy of the proposed covenants, conditions and restrictions (CCBelt's) for the Snowy Butte Meadows PUD -Phase II. 2. The applicant shall comply with all requirements imposed by affected public agencies and ufilides as they pertain to the development of the Snowy Butte Meadows PUD -Phase II. Evidence of such compliance shall be submitted to the City prior to final plat approval. 3. The applicant shall comply with all federal, state and local regulations, standards and requirements applicable to the development and construction of Snowy Butte Meadows Pt1D - Phase II. 1\Cpchslkity widelPlenning\05035 Srtowy Butte Meadows II stafl'repoctdoc -49- x z x SNOWY BUTTE MEADOWS PHASE II A 6 LOT PUD SrUBDIVISION 37-2W-1 ODA TAX LOT 6400 ~,~5 v~`"~ 4~~Q~s µ`~ ( 3~~wS w 4~ ~a ,~,6~6,0..,1,~~ ,, _--RITA WAY ___ ~ " _ ~ 1 _ _ ___ ^~°`~ i .6.~alp ~ 1 ~ 6.x1. ' n 1ip u ` ~ . an o m c. 1Q a6w re. ~) ; O 11M a6. ~ ~ 'k ~p ®~ _ _ ~ 1116 »R ~ ~ ~ f ~.{ 1TOld6 rWl6[~ I ~ ~ I 4 O Ws r6. ~~ 1 ~ ~. __ L_______ . ~ 1 -- ii6•~ i$ © 6JW ..n ~T4,~; ~ 1 O 466D yt. o~ ~~ ,~• :'- Torx ~w nn nc ti . ~r~ 3 ~° ~~~ ~~ ~ w ~oZ. ~y0~ N 4omW~ W N Q Q ~W a m ~ N J~ ~~0~ 0 /Z//~ VJ ~~~ I~ N ~~~ I7 II~~~ ROGUE VALLEY SEWER SERVICES Location: 138 Wpt Vilas F:pd, t7rattal Point • MaiUDg Addxcss: P.O. Box 3130, Caahal Pdn4~ 975070005 'itL (541) 6646300 a (541) 779-M1144 PAX (54I) 664-7171 wwwRV5S.ns February l5, 2405 Kon Gerschler . , FAX 664-6384 City of Cetltral Point Planning Department 155 South Second SbCeet Central Point, Oregon 97502 Re: Snowy Butte Meadows, Phase 2 Snbdlviston, File #95025 Dear lien, Tllo existing llouso is served by a connection to tho 8 inch main line on Snowy Butte Lane, Our rccorda in;dicato that the connection is in tho vicinity of tho Rita Way intersection. Tho applicant should locate the service line relativo to the proposed property lines. If the service line crosses Trot 1 it must be protected by a private casement, rededicated to serve Lot 1, or abandoned. The mciating house wonid need to be ro-connectai to the main lino on Snowy Butte Lane if the service is re-dedicated to Lot 1 or abandoned. Lots 3-6 will require a main line extension along Rita Way and Gwen Court. The proposed Snowy Butte improvements have anticipated this extension and show a main Line stub to the property line. Tho complete extension must be designed and constructed in accordatlce with xvs atandalds. Wo request that completion of the sewer and acceptance by RVS be made a condition of final plat approval. Feel free to call me if you havo any questions rogtudiug sower service for this projext. Sincerely, ~-~"" Carl Tapport, P.E. Dzstrict Engineer K:~DATA~AGixNCIES~cENTP'l1PLANNG~.SUBDIVISlON~20o51oso35-SNOWY BUTTI~ 2.DOC -51- Twin GreeKs Affordable Senior Housing Facility PLANNING DEPARTMENT STAFF REPORT MEETING DATE: April 5, 2004 TO: Central Point Planning Commission FROM: Lisa Morgan, Planning Technician SUBJECT: Public Meeting- To review a Site Plan Application for the purpose of constructing a 62 dwelling unit affordable senior housing facility. This proposed project would be located in Pine Street Station, Phase 1 located north of Taylor Road in the TOD-MMR zoning district (Map 37 2W 03DC, Tax Lot 3400}. ApUlicant Pacific Retirement Services, Inc. 1055 Ellendale Drive Medford, Or. 97504 Owner: Twin Creeks Development L.L.C. P.O. Box 3577 Central Point, Oregon 97502 Agent; Ankrom Moisan Architects 6720 SW Macadam Avenue, Suite 100 Portland, Or, 97219 Summary: The applicant has submitted a development proposal to construct an affordable senior housing facility that is located within the Twin Creeks Transit Oriented Development (TOD) master plan. The master plan was amended during the approval of Pine Street Station, Phase I, when Lot 9 was created to accommodate the future development of this proposal. On April 22, 2004, the Central Point City Council adopted Resolution No. 1014 in support of Pacific Retirement Services application for Federal Funds to serve the housing needs of Central Point's tow-income seniors. (Attachment "A"). The City began coordinating with the applicant in the summer of 2004, to secure Federal funding through the U.S. Department of Housing and Urban Development for this project, which the applicant was successful in getting. -52- Authority: CPMC 1.24.050 vests the Planning Commission with the authority to hold a public meeting and render a decision on any application for a Site Plan. Notice of the Public Meeting was given in accordance with CPMC 1.24.060(Attachment "B"). Apnlieable Law: CPMC 17.65 et seq. -TOD Districts and Corridors CPMC 17.72 et seq. -Site Plan Approval Process Discussion• Senior facilities aze a permitted use within the TOD-MMR, Medium Mix Residential district. The proposed site is 2.03 acres. This facility will provide 62 affordable dwelling units for independent seniors. The building consists of 3 floors ranging in squaze footage from 15,726 on the first floor to 14,414 on the third floor, for a building total of 45,750 squaze feet. There will be two offices on the first floor for property management. There will be resident amenities such as common azeas, a laundry room, lounge, computer room and community room all located on the first floor. The second and third floors will all be dwelling units with a housekeeping room on each floor. Each dwelling unit will have their own kitchen. There will be 4 wheel chair accessible units located on the first floor. (Attachment "C"). The property is located in one of the transit loops identified in the TOD Master Plan, and the applicants have planned for a minor transit stop. The intersection of Haskell Street and Taylor Road is considered a geographic focal point. The architects have taken this into consideration with their design. They have located the community r,_,( room, with a covered patio and pergola to encourage public interaction. The main access to the '~-'~~J ~, ~utlding_wi11 be there~J with double French doors openi~ to the patio from the community room. fiV~ti~'i~tGtrll~ ~ithGit'i7SGi1(~~il~ bU~i~Cv'v'?.i~iLf.(.-c'i'~~C~d~ iVL~cvSrZCf~G;1 Cf la~iC~': Nc~S/CC'(.~7 The building has been designed with a more urban appearance. The pazking adjacent to Haskell Street will be screened with landscaping. The landscaping plan is consistent with the plant materials and street trees recommended in the TOD Master Plan. The decorative street lighting will be medium intensity on Haskell Street and low intensity on Richardson Drive as outlined in the TOD Master Plan. The applicant is asking to vary from the Central Point pazking requirements. Pacific Retirement Services have provided parking requirements from three other metropolitan jurisdictions for similar developments. Their proposal still exceeds the other jurisdictions requirements. The variance is minimal. The stall width will remain at the 9', but the applicant is proposing to reduce the stall depth from 20' to 19' and the drive isle width from 26' to 24'. There aze a total 63 pazking spaces in the site plan, at a 1.02 per unit rate. Typically, in developments for senior housing, the azchitects calculate pazking spaces at .75 per dwelling unit which allows plenty of pazking for residents, guests and facility staff. ~-l1e y t y ~'k'C? ~o ~ ~r~~~ICi~' ~~ '2t ZL ~ I~~t,Q IG~jLi S INl" ~- TYc i`1~-- `,,.C,~~ ..~ ?;/~~~rr7 Other than the variance mentioned above, the applicant has met or exceeded the minimum requirements in the TOD-MMR zoning district as outlined in the findings of fact. ^>~~(It'i'1`~i~'GiKII?IL'u'1l',-^,ti~ ~:fefl~ I'iY~.i ~ ~'lUi~;~~~~~C~~SfI'iC1-L~'i:k17~~E~ J tL'hi~t S~<~I ~/~I1G~ t%l,:t'LL ~.~]C«~ -~lt ~-~~~v'J~3-IifCi.}C 1f916i.v7L I(;-~ ['~~~;'~. ~'{{~~. ~~fi~y' ...j{-`_< The Planning Department has reviewed the site plan for compliance with the TOD Design Requirements, Guidelines and Comprehensive Plan. Lot # 9, of Pine Street Station, Phase I, is currently within a 500 yeaz flood plain as per the 1982 Flood Insurance Rate Maps. There are studies underway but they have not been adopted. If this site plan is approved and new results aze adopted that change the flood plain, prior the issuance of building permits, Pacific Retirement Service will be required to build this facility to the new standazds. Jackson County Fire District Number 3 and the Rogue Valley Sewer Services (Attachment `G') have been notified of this site plan application. RVSS will continue to work with the applicant in the design of infrastructure. Utilities in the azea are adequate as outlined in the Public Works Memorandum (Attachment "E'). Fire District # 3 comments, if any, will be distributed under sepazate cover at the meeting. Findings of Fact and Conclusions of Law StafF suggests the following findings of fact and conclusions of law as applicable to the project and necessary for its approval. i. The project site is located in the TOD-MMR (Medium Miz Residential) zoning district and increases residentIsl and mixed use land use efficiency in this area. The proposed site plan for a senior housing facility is a permitted use in the TOD-MMR zoning district. The zoning in turn is consistent with the TOD Comprehensive Plan map designation. The Comprehensive Pian encourages innovative residential planning and development techniques that would help to increase land use efficiency and reduce costs of utilities and services (Comprehensive Plan, page XII-12). 2. The project consists of a site plan application for the construction of an affordable senior housing facility for independent seniors. The proposed use meets the density requirement for the TOD-MMR (Medium Mix Residential) Zoning District which is a maximum of 32 units per acre. The facility's site plan, density for this zoning, landscaping plan, plant & tree materials, and architectural elements meets the requirements of the TOD Design Requirements and Guidelines. The includes all information required by CPMC 17.72 et. seq. 3. The Planning, Public Works Department, and Building Department have reviewed the site plan for the proposed senior housing facility and the findings of fact and has determined that the project meets all City standards and requirements. The proposal meets the Planning, and Public Works requirements subject to the recommended conditions found in Attachments D, E and F. FurWermore, the applicant must meet the requirements of any outside agencies. -54- Recommendation: Staff recommends that the Planning Commission take the. following action: ~r~ 1. Adopt Resolution No._, approving Lhe tentat;xe gu division subject to the recorrtrnended conditions of approval; or 2. Deny the Site Plan application; or 3. Continue the review of the Site Plan at the discretion of the Commission. Attachments• A. Copy of Council Resolution No. 1014 B. Notice of Public Hearing C. Copies of Site Plan, Landscaping Plan, and Building elevations D. Planning Department Recommended Conditions of Approval E. Public Works Memorandum F. Building Department Staff Report G. RVSS Comments \\CPCHS I\CITY WIDE~PLANNING\05038 PACIFIC RETIREMENT STAFF REPORT.DOC -55- t~rzzucr~rrxrcr .~ RESOLUTION .Ip.~~..--_ A RESOLUTION IN SUPPORT OF PACIFIC RETIREMENT SERVICES' APPLICATION FOR FEDERAL FUNDS TO SERVE THE HOUSING NEEDS OF CENTRAL POINT'S LOW-INCOME SENIORS. WHEREAS the City Council of Central Poini recognizes that a significant number of the community's older citizens pay a disproportionately high percentage'of their income for housing, and thus reducing their ability to secure adequate medical care and other essential services; and, WHEREAS the number of persons falling within both the upper age and lower income bracket is expected to constitute an increasing percentage of the community's population over the next ten to twenty years, thus exasperation the present shortage of quality affordable housing; and WHEREAS the City Council understands the plans Pacific Retirement Services has to construct and operate a federally assisted senior housing facility in the Twin Creeks Development in the city of Central Point, subject to funding by the Department of Housing and Urban Development; and, WHEREAS Pacific Retirement Services has established and excellent reputation as one of Oregon's finest providers of elderly housing, as well as a wide range of quality services for its residents, and thus fulfigs a vital need in the communities it presently serves. NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF CENTRAL POINT bOES HEREBY RESOLVE to support Pacific Retirement Services' in their application for federal funding for the construction and operation of a proposed low income senior housing facility in the Twin Creeks Development in the city of Central Point, Oregon. AND BE IT FURTHER RESOLVED that the U.S. Department of Housing and Urban Development is hereby urged to act favorable upon Pacific Retirement Services' application for funding of this important and much needed project. ADOPTED BY THE CENTRAL P.QINT CITY COUNCIL this~~~ay ofQ ~ 2004. Hank C, Williams -Mayor A City Recorder / / -56- City of Central Point ~' " ' ' °" ' CENTRAL PLANNING DEPARTMENT POINT Tan Humphrey, AICP Canmunity DewlopmeM Director tGn GanchNr Canmunky Planner Oav1 ANotd CanmuMly Planner Llp Moryen Piarw~Mrp 7arrwiklan Notice of Public Hearing Date of Notice: March 15, 2005 Meeting Date: April 5, 2005 Time: 7:00 p.m. (Approximate) Place: Central Point City Hall 155 S. Second Street Central Point, Oregon NATURE OF MEETING Beginning at the above time and place, the Central Point Planning Commission will review a Site Pian Review Application. The purpose of this application is to construct an affordable senior housing facility. It will consist of 62 senior dwelling units. This property is located within the TOD-MMR zoning district and is a permitted use. The property is identified on the Jackson County Assessor's map as 37 2W 3DC, Tax Lot 3410. The property is located west of US Highway 99, north of Taylor Road, and east of Richardson Drive. Pursuant to ORS 197.763 (3) (e), failure to raise an issue during this hearing, in person or in writing, with suffilent spec~c'lty to afford the decision-makers and the parties an opportunity to respond to the issue will prelude an appeal based on that Issue. NOTICE TO MORTGAGEE, LIENHOLDER, VENDOR OR SELLER: ORS CHAPTER 215 REQUIRES THAT tF YOU RECEIVE THIS NOTICE IT MUST BE RPOMPTLY FORWARDED TO THE PURCHASER. This notice is being mailed to property owners within a 200 foot radius of subject property. CRiTERG4 FOR DECISION The requirements for a Site Plan Review application review are set forth in Chapters 17.65, 17.67 ~ 17.72 of the Central Point Municipal Code, relating to General Information and conditions of the project approval. -57- r V Ut.iy vvrnora-... v 1. 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, April 5, 2005. 2. Written comments may be sent in advance of the meeting to central Point City Hall, 155 South Second Street, Central Point, Or. 97502. 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 for public review at City Hall, 155 South Second Street, Central Point, Oregon. The City File Number is 05038. 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 PROCEDURE At the meeting, the Planning Commission wilt review the application(s) and technical staff reports. The Commission, will hear testimony from the applicant, proponents, opponents, and hear arguments on the application(s). If allowed, 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 application(s) as submitted. City regulations provide that the Central Point City Council be informed about all Planning Commission decisions. ~ ~ i ~ . ~ e DSx,NE ~ ~/ ~ \\ PAwc ~ ~ .-~ ~°Rp .\ e % / \ ES~ tFYraE \ ~ ~ \ \ ~ ~~ rav~or ~\ \ / /~ \ 7F/ \ S 9 ku / / ) \~ ~~ ~ ,~ • ~ ~ ~ j T ~ ~ ~ \ % / ~ ~ ,. ` ~~ - ~o _ ~ . s i ~ ~ Wrzrsew ~; f oOp r \ ~\~ \ • . ~ ~. ~ \ ~ i \ p, ~ t i ~ ~ } + u ~ - ~ , ~ ry \ ~ ,fY yy \ ', I ~ / ' . ~ \ \ l~' / ~ '\ , ~ / • ~ ~ ~ ~ /~ / ~ ..' ~ 3 a • ..~i :.~ % S lRRYr80W ` __________________~___~„ .._...\ '\ \ \ of ~ • \ . ~ off .'. / ` \ \ . ~ \ \ ~ / }p ~ 1 \ ~ / ~~" / i f _ i ,rtEj ' ~ ~ ~~jV i .f / dd . ~~; ~ . a 5 s -~~ ~ ~ ~ a ~ ~' -- cl~ ,/ . . i i ~ . ~~~ `~ ~ ~ . Li ~ ~ ~ ewsn ~ I MOIER TRUE y ~i ~SITsE PLANPUN - ,. ~2y BUILDING & SITE DATA f9T iLO0i 3NOflOOR JROiLCOR I5,]J]Sf. 19,6109.F. la,~l] if. BULLDIND TOi.LL a9.]J99.F. vJT •RFw Fe.seo u. x.w ncRn RWUJMID fOOTfRINf llsi 80016 JJ,IJ)iF.-J]AY r.WWL, LCfWN13, MTIOS H,f%If.-J9.SY TOF.LL SIiC00'vER.WE 50,7))S.F.. 91.)Y 010T TO DILSDIJYI wLOSrwr[rv.TUO s>,Rnu.. ax.n NNDQGVE RFOURID J],n{S.F._ROY r.RUNC Vnm IuNOldnram-J sTnNwRnr a 1s - « cnvncr.r a u' - u TOFN rMRING FtVMD i)4KL4 ~wRR UwT r~uONG V~LO:s ROURED 1ortR Uwt-usr~m _~~~~ c(j)6 ~44~ `~ t~: cc i b+ C~ ~' B'A OOC~ ~i Z ~ "s QQ 4~ ~e Gfr r~pa ~s ;o; I;:~'` ~ c 4 ~ .J~=V c 6 ~~ t d < \ . U \ \ __- wn_ ~Ti ~~ T ~. `\ _ __... `\ \ ro•sruw ~rTSw SITE PUN ~~ ~ A~ .1 85°ti CONS TRUCTION DOCUMENTS d a Cd d d Cd Gd ~7p VJ o~ O Cd ~ a ~ Ld ao ~ ~ ~ ~ ~ ~ g O d ~ 4 ~~ deb 3~~ l ((Cv~~n. ~~~ ~ ~: G 1 b1c~ i r~ _..__.__ ~~17Ci=_ ~II~1 ®~~w~~ouvi~aw.~wc. nw14A.uM~ ~IM.WJtII a§iA t ~, _ f -~ O- ~-_ 1 o-____ _ ___-- W ~P V' - `--" .~+' ~ 1 I t 1 ~`f_~ 1 ~_~ 1 R j F ` ~ 1 1 , ~~~ f 1 i ~' Q._._ ~J " ~- o----- 0---" o-'__ - ____-- ~. _ ___-- °~ I~ 1~ 1 _! °--- ~ ~M q ., ~.v2_ • r ~~ ~.e_' To~gc N~1~ fL~ W 1 FlR9~ ATTACHMENT `D' PLANNING DEPARTMENT CONDITIONS OF APPROVAL Pacific Retirement Service Affordable Senior Housing File No. 05038 CHECK BOX NUMBER DESCRIPTION OF CONDITION 1 The applicant shall comply with all requirements of affected public agencies and utilities as they pertain to the development. 2 The applicant shall comply with all federal, state and local regulations, standazds and requirements applicable to the development. 3 Maximum Height permitted in a TOD-MMR zoning district is 45 feet. 4 FRONT SETBACK IS MINIMUM 10 FEET, MAXIMUM 15 FEET AS MEASURED FROM FOUNDATION 5 The application shall provide a Minimum landscape area which is 20% of area. 6 The application shall provide the minimum number ofoff-street pazking requirements as described by Local, State and Federal Regulations. 7 Jackson County Fire District # 3 Conditions shall be met. 8 Rogue Valley Sewer Services Conditions shall be met. 9 Public Works Department Conditions shall be met. 10 Building Department Conditions shall be met. \\CPCHSt\CITY WIDE\PLANNiNG\05038 PACIFIC RETIREMENT STAFF REPORT.DOC -64- Public Works Department Bob Pierce, Director Matt Samifore, Development Services Public Works Department MEMORANDUM TO: PLANNING DEPARTMENT FROM: MATT SAMITORE SUBJECT: PACTFICRETIREMENTSERMCES SITE PLAN DATE: MARCEi 10, 2005 Planning: I have reviewed the site plan for the Pacific Retirement Services Building. The applicant and developer have been working with Public Works for quite some time to make sure that the infrastructure surrounding the site would be adequate for this proposal. Public Works Does not have any special conditions of approval for this development. 1. All of the utilities are adequate in size to handle the needs of the proposed facility. 2. The Final Plat for Pine Street Station recorded the necessary public utility easements (PUE). 3. Haskell Street is designated as a Collector and traffic generated from this facility will not adversely impact this designation. 4. Applicant has adequately addressed Landscaping and Irrigation for this site. 155 South Second Street • Central Point, OR 97502.541.664.3321 • Fax 541.664.6384 -65- ~ftttfLd'il7',C'62Z r CITY OF CENTRAL POINT BUILDING DEPARTMENT STAFF REPORT APPLICANT: Name: PACIFIC RETIREMENT SERVICES INC Location: HASKELL & TAYLOR City: CENTRAL POINT State: OR_ Zip code: 97502 PROJECT DESCRIPTION: Planning file no. 05038 - 45 750 S F 3 STORY RESIDENTIAL BUILDING BUILDING DEPARTMENT COMMENTS: 1. Applicant, agent and contractors must comply with all current State of Oregon adopted codes. 2. tf a private storm drain system is proposed it must be reviewed and a permit issued by the Central Point Plumbing department. 3, Any private 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 ODSC. 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 alt test borings and/or excavations. b. Descriptions and classifications of the materials encountered. c. Elevations of the water table, if encountered. d. Recommendations for foundation type and design criteria, including bearing capacity, 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 present, special provisions shall be provided in the foundation design and construction to safeguard against damage due to expansiveness. Said design shall be based on geotechnical recommendations. 5. Grading/ excavation permits are required in accordance with OSSC Appendix J and chapter 18 and ODSC chapter 4 regarding any fill material placed on the site. Fills to be used to support the foundation of any building or structure shall be placed in accordance with accepted engineering practice. A soil investigation report and a report of satisfactory placement of fill (including special inspections of placement of fill and compaction) acceptable to the Building Official shalt be submitted prior to frnat of the grading/excavation permit. Building permits will not be issued until grading/excavation permit is finalled. Exception: 1. The upper 1. 5 foot of fill placed outside of public rights-of-way. 2. The upper 1.5 foot of fill that does not underlie buildings, structures, or vehicular access ways or parking areas. -66- CITY OF CENTRAL POINT BUILDING DEPARTMENT STAFF REPORT ~aae Z 6. To move or demolish any existing structures located on the property call 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 or 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 Central Point Municipal Code 8.24.120. This is not a plan review. This report is preliminary and compiled solely for use by the Central Point Planning Department for use in preparing the Planning Department staff report. Central Point B By: Dated: March 11, 2005. -67- 02/23(200€ 16:26 ~~uw~J ~~~ q 541666417171 RVS PAGE 01 ~~:t~G~vn~nt `G' ROGUE VALLEY SEWER SERVICES I.ocatWo: t38 Wee v,7aa Road, Central roan[ - Addcou: P.O. Baoc 3130. Cmhat Pa3nt,OR 975oL0005 Yti•I. (541) 664.6300 x (541)779-4144 FAX (541)664-717[ w~vw.RVSS.w February 23, 2005 Ken C9erscblcr FAX 664-6384 City of Central Point Pbuming Department 155 South Second Street Central Point, Oregon 97502 Re: PaeWe lteth-emeat Servleq Site Plan, Flle #05038 Dear Ken, Thera is an 8 inch sewer servico conmection to the subject property from an existing main line on Haskell Street. Connection to this sewer will require a permit and payment of related development fees to RVS. The proposed development must comply with We water quality requirements of the Phase 2 NPDES permit which are currently being developed. We request that the following conditions be met prior to final approval of this development: 1. Verification by RVS that sewer connection permit bas been issued and that service Line canskuction has been approved. 2. Concurrarce by RVS that stormwater quality requiremarts of the Phase 2 NPDES permit have beon mat. Feel free to call me iif you have any questions regarding sewer service for this project, Sincerely, G~/~s- Carl appert, P.B. District Engineer K:~DATA~P.GENCIES\CBNTPIIPI.ANNl3~STTEPLANREVIEWl2005~05038-PACIFIC RETIREMENT.DOC -68- Oweri s Site Ulan Application PLANNING DEPARTMENT STAFF REPORT MEETING DATE: April 5, 2005 TO: Central Point Planning Commission FROM: Ken Gerschler, Community Planner SUBJECT: Public Hearing-Site Plan Application for multi-family development on 37 2W 02CB, Tax Lots 5200 and 7101 Owner/Aaalicant: John Owens 39 Glen Oak Court Medford, Oregon 97504 Pro e Description: 37 2W 11 A, Tax Lots 5200 & 7101 - 0.43 acres total Zonin R-3, Residential Multiple Family District Summarv• The applicant is requesting site plan approval to construct amulti-family dwelling cluster totaling 6 dwelling units on two tax lots with an aggregate total of 0.43 acres in the R-3, Residential Multiple-Family zone district. Authori CPMC 1.24.020 vests the Planning Commission with the authority to hold a public hearing and render a decision on any application for a site plan. Notice of the public hearing was given in accordance with CPMC l .24.060 (Attachment A). Analicable Law• CPMC 17.28.010 et seq: Residential Multiple Family Zoning District CPMC 17.72.010 et seq.- Site Pian Review Discussion• The applicant, John Owens is requesting that the Planning Commission review and approve a site plan that would allow him to construct amulti-family dwelling cluster on two vacant lots; one of which formerly contained a small home at 218 North Ninth Street. The home has since been moved to the vicinity of East Cherry and North Tenth Streets in preparation for the redevelopment of this pazcel. The former home site occupied the smaller of the two lots and its removal was crucial in providing access to the larger pazcel which has been vacant. For legal access purposes, staff is recommending a condition of approval that the two lots be consolidated into a single lot. -70- The proposed multi-family cluster consists of a single, duplex and triplex set of dwelling units (Attachment "B"). All of the proposed structures are two story with the second story building mass being offset five feet inwazd from the ground floor (Attachment "C"). The minimum setbacks in the R-3 zone aze 20 feet from the front tot line, 5 feet per story on the side lot lines and 10 feet from the reaz lot line. The front lot line is the line adjoining Ninth Street and the rear lot line is the line at the east boundary of the property. The site plan states that the proposed structures meet the setback requirements but the drawing shows a slight distortion between units 5 and 6 relative to their side lot lines. The applicant will need to ensure that the site plan for each of the proposed structures is accurate and in compliance with the setbacks prior to the submittal of building plans. Each of the dwelling units contains two bedrooms and two bathrooms with approximately 1,100 square feet of living space (Attachment "D"). Two car gazages have been provided for each unit with adequate maneuvering azea onto a private 20 foot wide driveway connecting onto Ninth Street at the westerly edge of the project site. Ninth Street is currently one of the last remaining gravel unimproved road within the City and the Public Works Department will be requiring improvements. Public Works has included a staffreport as Attachment "E". CPMC 17.64.040 describes the various off-street pazking requirements for land use activities within the City. Multiple-Family dwellings need a minimum of a "not less than two spaces per dwelling unit, at least one of which shall be a garage or carport; plus one space for each four dwelling units". The applicant has exceeded this requirement by providing a two car garage for each unit plus three guest parking spaces in the common azea. The application as submitted is lacking a landscaping plan outlining irrigation facilities and a listing of proposed tree and shrub species the applicant intends to use at the site. A condition should be assigned to require more detailed landscape plan with irrigation schematic including an approved backflow prevention assembly. The trees should be of adequate size and type that the sun•ounding properties receive a reasonable degree of buffering from the new structures. A six foot high sight obscuring fence should also be required along those lot lines where existing property owners would have their privacy degraded. The Building Department, Rogue Valley Sewer Services (RVSS) and Fire District Number 3 have been notified of this application. The Building Department will require permits for foundations, structures, plumbing and electrical construction activities (Attachment "F"). Rogue Valley Sewer Services has facilities in the area that can serve this development and Attachment "G" outlines how a line would need to be extended into the project site. Fire District Number 3 is requesting a full set of scaled plans from the developer (Attachment "H"). An additional fire hydrant may be required by the District and the applicant shall be prepared to accommodate the site for this if determined. Susana Guerrero, a neighbor at 216 North Ninth Street has concerns about the proposed development and has included a letter for consideration by the Planning Commission (Attachment "J"). Findines of Fact & Conclusions of Law: Site Plan Review -71- In approving, conditionally approving or denying the plans submitted, the City bases its decision on the following standazds from Section 17.72.040: A. Landscaping and fencing and the construction of walls on the site in such a manner as to cause the same to not substantially interfere with the landscaping scheme of the neighborhood, and in such a manner to use the same to screen such activities and sights as might be heterogeneous to existing neighborhood uses. The Commission may require the maintenance of existing plants or the installation of new ones for purposes of screening adjoining property. ^ The conditions of approval for this project will require that the applicant provide the City with a detailed landscape and irrigation plan. A six foot high sight obscuring fence wiU also be required along those lot lines where existing property owners would Gave their privacy degraded. B. Design, number and location of ingress and egress points so as to improve and to avoid interference with the traffic flow on public streets; ^ The proposed structures will take access from a twenty foot wide private driveway that connects onto Ninth Street. Ninth Street is presently unimproved as a gravel public road. Public Works wilt have additional requirements outlined is the attached staff report. C. To provide off-street pazking and Loading facilities and pedestrian and vehicle flow facilities in such a manner as is compatible with the use for which the site is proposed to be used and capable of use, and in such a manner as to improve and avoid interference with the traffic flow on public streets; ^ The applicant has provided a two car garage for each dwelling unit and three guest parking spaces distributed throughout the common area. The propose] exceeds the minimum parking standards for the code. b. Signs and other outdoor advertising structures to ensure that they do not conflict with or deter from traffic control signs or devices and that they are compatible with the design of their buildings or uses and will not interfere with or detract from the appearance or visibility of nearby signs; ^ No signs have been proposed at this time. The CIty and Jackson County Flre District Number 3 will require that the address be prominently displayed on each dwelling unit. A reflectorized address "guide sign" shall be installed at the entrance to the development and this sign shaII not exceed 42 inches In height wlWin the site vision clearance area. E. Accessibility and sufficiency of fire fighting facilities to such a standard as to provide for the reasonable safety of life, limb and property, including, but not limited to, suitable gates, access roads and fire lanes so that all buildings on the premises aze accessible to fire apparatus; -72- The proposed project will be required to meet all applicable fire safety standards and requirements as set forth in the Fire Code. An additional fire hydrant or other measure may be required by the lire code. F. Compliance with all city ordinances and regulations; ^ The proposed construction meets the minimum setback and distances between structures requirements for the R-3, RestdentIal Multiple Family District. G. Compliance with such architecture and design standards as to provide aesthetic acceptability in relation to the neighborhood and the Central Point area and its environs. ^ The proposed development snd on-site improvements comply with the intent of the district. Recommendation: Staff recommends that the Planning Commission take one of the following actions: 1. Approve the proposed site plan based on facts presented by staff; 2. Continue the review of the site plan at the discretion of the Commission; or 3. Deny the proposed site plan Attachments• A. Notice of Meeting B. Site Plan C. Building Elevations D. Floor plan E. Public Works Staff Report F. Building Department Staff Report G. Rogue Valley Sewer Service Correspondence H. Jackson County Fire District No. 3 Correspondence I. Planning Department Recommended Conditions of Approval J. Letter from Susana Guerrero -93- ~.r .. r...rt r. w.r /1 City of Central Point CENTRAL PLANNING DEPARTMENT POINT Tom Humphrey, AICP Cammunky Dsvebpmsnt Dlredor Ken GenrchMr CommuMty PlemNr Dave ANord Communky PFem~r Lha IAorpen Ptanninp Technklen Notice of Public Meeting Date of Notice: March 15, 2005 Meeting Date: April 5, 2005 Time: 7:00 p.m. (Approximate) Place: Central Point City Nall 155 S. Second Street Central Point, Oregon NATURE OF MEETING Beginning at the above time and place, the Central Point Planning Commission will review a Site Plan application. The purpose of this application is to build 6 dwelling units. The property is located within an R-3, Multiple Family zoning district. The property is identified on the Jackson County Assessor's map as 37 2W 02CB, Tax Lot(s) 5200. The property is located north of Laurel Street, and south of Maple Street. The address is 218 N. 9"' Street. 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 on that issue. NOTICE TO MORTGAGEE, LIENHOLDER, VENDOR OR SELLER: ORS CHAPTER 215 REQUIRES THAT IF YOU RECEIVE THIS NOTICE IT MUST BE RPOMPTLY FORWARDED TO THE PURCHASER. This notice is being malted to property owners within a 200 foot radius of subject property. CRITERIA FOR DECISION The requirements for Tentative Plan and Planned Unit Development application review are set forth in Chapters 17.28 & 17.72 of the Central Point Municipal Code, relating to General Information and conditions of the project approval. PUBLIC COMMENTS __ _ 4Y_ _ _ _ _ _ 1. 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, April 5, 2005. 2. Written comments may be sent in advance of the meeting to central Point City Nail, 155 South Second Street, Central Point, Or. 97502. 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 for public review at City Hall, 155 South Second Street, Central Point, Oregon. The City File Number is 05039. 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 PROCEDURE At the meeting, the Planning Commission will review the application(s) and technical staff reports. The Commission, will hear testimony from the applicant, proponents, opponents, and hear arguments on the application(s). If allowed, 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 application(s) as submitted. City regulations provide that the Central Point City Council be informed about all Planning Commission decisions. ~t ~~ ~ iT/~~tf M~~ ----- j ~' ~ % --- ~,~ ~, ~~ ,~c i .s 9s> .a f ~" , j ° ~~ <,~ ~ ~' ar "^: w / ~~~. ~ ti''~ ~g~ L `, ash' ' / ~ ~ °b_: r. i ,. . ~, ~~ A:~=• ~~ ~ x ~+g~" ~'.ti ~ ~ ..~. \~ .f ~e - , i ~'~ ~ ~ I tg s, ---~--_ p ~ P "-\\ 1Y"~ -_'~ - P r $g ~ g eta ~~ b ,~~ n ~ ~~ ~ ~~ A ~ 1 ~ ~~~ ~ u~ a ~ _.111}.._-F -~~ V #~~~~ y a ~ h b ~ ~ ~ . ___ y{, Y F { _____., R ~ ~~ a x.76^ tpi 1~- s I~~ ~~~~ ~R ~1;~ ~; a : ~ [j ~ $ ~~ t ~~ ~~ ~~^ \__L-~- ~ A ;. ~~ ~~ b m A 8 F ipL II 1r ~~~ D z g~ A r tD iZ P ~~ My ~r i~F ~g a~ ~~ 9 -=- - E~ ~9 ~8 { ~~ ~ a i i~ a a® t t \ F .-~ m .. ... f nA~ w. I~ R ~ P ~ ~~ t ~ ~ ~ d t X t ~ t pi' a F ~ !~ ~ ' ~ F ~ 1 f e t / ~:4 tP j °' t ~~ F A 0 m m~ O F ~ ~ ' `{ ~ ! ~ i~ 1 2 ; to i~ is i __~ 1 I -__~ ~~ t t t ~- r 13 < ~ _ ! _ II t ~ - ~ _ - - •--- ~ ~ ~ I iff ~ ~zrn - -- ~ t r ttttli `~ ~RIEa I r I III ~ ~~ y, I I ~' ~' I i~ ,,,.. ~ ~. t s FI 1)I F I { ~ n it I I ~ ~ I ~ w FI i ~ t 1 I II r t , \PF~ ~ a o II I I ~ -~~~ ! I t ~ It ~ ~ I r ~ t -~-----' I - ' -~--J a ~ !I E s t " ---'~ e s t ` I ~ ~ ~ i s % ~; ~ If11 ~ ~ I l iii, ~ i ~, ~ I ...e.w jll " n ~ i.. ~ ~ ~ "1 i ~ _ ~ t III / `~ ~i ~1 1 I .. = .. .v r~ ~ - -- ~ . tVU~ u~Kyz i ~ g ~ = A _~ t ) 1 3 S i ( t ~ ~~l ~~N~ _Buildin~g$G.,9 Designs ~~~~^ PD::1`.'~03162 3118 ~Rj'C3~.C.°°~ '~°°~~ 3. Storm Drain: There is existing drainage ditches on 9's Street. Anew storm drain system will be installed as part of the 9`h and Laurel improvements. Owens Apartments Special Requirements 1. Storm Drainage Infrastructure: The developer shalt 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. It is the understanding of the Public Works Department that the storm drainage infrastructure will be a private system, operated and maintained by the property owners. 2. Public Utility Easement: Alen-foot wide public utility easement paralleling 9a' Street shall be dedicated behind current right-of--way line. 3. Frontage Improvements: Developer will be required to install curb, gutter and sidewalk paralleling 9`s Street. The applicant has the ability of putting in the improvements as part of the construction or paying the city for the improvements and has them install them as part of the 9a' Street improvements. 4. Street Tree Plan: Prior to issuance of a building pemtit, the applicant shall submit for approval by the Public Works Director, a landscape plan for the areas designated for landscape rows. The plan shall include construction plans, irrigation plans, details and specifications for the trees to be planted within the landscape rows. Plantings shall comply with Municipal Code Section 12.3ti. Tree plantings shall have at least a 1 `h" trunk diameter at the time of installation. All street trees shall be irrigated with an automatic underground irrigation system. The current site plan does not indicate trees planted at 20-40 feet on center. Standard Specifications and Goals 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 for 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 owned or maintained by the City of Central Point include: Power (PP&L), Gas (Avista), Communications (Qwest), and Sanitary Sewer (RVSS). [n 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 155 South Second Street • Central Point, OR 97502.541.664.3321 • Fax 541.664.6384 -80- 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 are 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 or Jackson County Roads Department. 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. All 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. 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 aze 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 any uncompleted improvements (as determined by the Public Works Director). Owens Apartments -Plans 1. Three sets of plans at 95% complete stage are to be submitted for review by the Public Works Department. 2. Once approval is achieved the Developer shall submit four sets of plans to the Public Works Department for construction records and inspection. 3. The Developer's Engineer shall document changes to the approved drawings made in the field. A mylar and digital copy of the final "as-built" drawings will be requited before the final plat applieatioa is processed. 155 South Second Street • Central Point, OR 97502 •541.664.3321 • Fax 541.664.6384 -81- Owens Apartments Subdivision -Protection ojExisting Facilities The locations of existing facilities shall be shown on all applicable construction drawings for Public Works projects as follows: The exact locations of underground facilities shall be verified in advance of any public works construction, in cooperation with the public or private utilities involved. 2. All existing underground and surface facilities shall be protected from damage during design and construction 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 companies in advance of construction for the purpose of protecting or relocating existing facilities. Owens Apartments Subdivision -Water Connection 1. Water system designs shall consider the existing water system, master plans, neighborhood plans and approved tentative plans. The Developer, Engineer and Contractor shall provide the necessary testing, exploration, survey and reseazch 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 Oregon State Health Department, as they pertain to Public Water Systems, shall be strictly adhered to. 2. The City of Central Point Public Works Standards & Specifications should be consulted for specific information regarding the design and construction of water system related components. Owens Apartments Subdivision -Storm Drain 1. It shall be the responsibility of the Developer's Engineer to investigate the drainage area of the project, 155 South Second Streef • Central Point, OR 97502 •541.664.3321 • Fax 541.664.6384 -82- including the drainage azeas of the channels or storm sewers entering and leaving the project azea. 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 required to provide all hydrology and hydraulic computations to the Public Works Department that are necessary to substantiate the storm sewer design. The storm water sewer system design shall be in conformance with applicable provisions of Oregon DEQ, DSL and ODFW and United States COE and consistent with APWA Storm Water Phase II requirements. 2. The City of Central Point Public Works Standards & Specifications should be consulted for specific information regarding the design and construction of storm drain related components. Owens Apartments Subdivision -Required Submittals All design, construction plans and specifications, and "as-built" drawings shall be prepazed to acceptable professional standards as applicable, the Developer shall provide copies of any permits, variances, approvals and conditions as may be required by other agencies, including, but not limited to Oregon Department 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 Corps of Engineers (ACOE), affected irrigation districts, Bear Creak Valley Sanitary Authority (RVSS), and Jackson County Road and Park Services Department (JC Roads), DSL and ACOE, as applicable (wetland mitigation). 2. Fire District No. 3 must approve water improvement plans in writing prior to final 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. 155 South Second Street • Central Point, OR 97502 •541.664.3329 • Fax 541.664.6384 -83- {}TTf~-cHM~~t`1- "F CITY OF CENTRAL POINT BUILDING DEPARTMENT STAFF REPORT APPLICANT: Name: OWENS MULTI-FAMILY Location: 37 2W02CBTL#5200 & 7101 218 N. 9T" ST. City: CENTRAL POINT State: OR_ Zip code: 97502 PROJECT DESCRIPTION: Planning file no. 05039 -6 MULTI-FAMILY UNITS BUILDING DEPARTMENT COMMENTS: 1. Applicant, agent and contractors must comply with all current State of Oregon adopted codes. 2. If a private storm drain system is proposed it must be reviewed and a permit issued by the Central Point Plumbing department. 3. Any private 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 ODSC. 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 and/or excavations. b. Descriptions and class cations of the materials encountered. c. Elevations of the water table, if encountered. d. Recommendations for foundation type and design criteria, including bearing capacity, 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 present, special provisions shall be provided in the foundation design and construction to safeguard against damage due to expansiveness. Said design shall be based on geotechnical recommendations. 5. Grading/ excavation permits are required in accordance with OSSC Appendix J and chapter 18 and ODSC chapter 4 regarding any fill material placed on the site. Fills to be used to support the foundation of any building or structure shall be,placed in accordance with accepted engineering practice. A soil investigation report and a report of satisfactory placement of fill (including special inspections of placement of fill and compaction) acceptable to the Building Official shall be submitted prior to final of the grading/excavation permit. Building permits will not be issued until grading/excavation permit is finalled. Exception: 1. The upper 1. 5 foot of fill placed outside of public rights-of- way. 2. The upper 1.5 foot of fill that does not underlie buildings, structures, or vehicular access ways or parking areas. -84- CITY OF CENTRAL POINT BUILDING DEPARTMENT STAFF REPORT Page 2 6. To move or demolish any existing structures located on the property call 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 or 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 Central Point Municipal Code 8.24.120. This is not a plan review. This report is preliminary and compiled so4e4y for use by the Central Point Planning Department for use in preparing the Planning Department staff report. Central Point B ilding Department gy: ~ Dated: March 11, 2005. Lois Deb n etti -85- k1'LI'L 31'L45'd5 lb:'Lb air sew~p ~~~ 50.1bbb41 /1 /1 4N~ t'ACk. d~ ROGU6 VALLEY SEWER SERVICES t~s~: t~s waec vn,~ Ro.a. ceoent Polnc - i~ : P.o. Boac s13o. Center trotnc,otz s75oz~00o5 Tet.(sat1564.6300atsttl't79.4ta4 rax<satl66tant waw,iZVS3.us Februazy 23, 2005 Ken Gerschler FAX 664-6384 City of Contral Point Planning Department 1S5 South Second Street Centxal Point, Oregon 97502 Re: John Owens Mnltl-Fua~Y Daveiopuaeut, PYIe #OS039 Deaz Ken, Service to the existing house comes from a shared service line cotmectod to the 8 inch main line on T,aurel Street. This is asub-standard conmection and catmot be used to serve the proposed development. Sewer service to the proposed development wiU require consttltction of a main line oxtertslon from Laurel Street to the proposed driveway approach. If the property is consolidated into a single tax lot then all of the units can be served by a common service line connection to the new main. 1£ the property is subdivided the. main. lino would neod to be extended into rho development and each new lot would need to be servod by a separate connection. The proposed development must connply with the water quality requincnnents of the Phase 2 NPDES permit which aze currently being developed. We request that the following conditions be met prior to final approval of this development: 1. Acceptance of the sanitary sewerbyRV5. 2. Concturence by RVS that stornwater quality requixements of the Phase 2 NPDES permit have been met. Feel free to call me if you have any questitons regarding sawor service for this project. Sincerely, ~~~~~ Carl Tappert, P.l:. District Engineer K:~DATA~AGENCIES~CEN1'P'T~PLANNG~.STTEPT,ANREVIEW~2005105039-JOIiN OWENS.DOC -86- ~}TTflcMr~~NT ~`N ,Jackson County Fire District No. 3 8333 Agate Road White City OR 97503-1075 (541) 826-7100 (voice) (541) 826-4566 (fax) February 24, 2005 Fire District #3 Requirements: 05039 Owen Multi -Family Site Plan • Submit to scale plans to Fire District for review. • All Oregon Fire and Banding Codes shall apply to this project. Mark Mormng~~ DFM -87- ATTACHMENT I PLANNING DEPARTMENT CONDITIONS OF APPROVAL MULTI-FAMILY DEVELOPMENT ON NINTH STREET, FILE 05039 CHECK NUMBER DESCRIPT[ONOFCONDITION BOX I of 7 The applicant shall meet all of the requirements established by the Public Works Department. the Building Department, Fire District Number 3, Rogue Valley Sewer Services, and any other agency requirements. It is the responsibility ofthe applicant toprovide written approval from each of the applicable agencies prior to the City processing the Final Plat Application. 2 of 7 The applicant shall submit a detailed landscaping, irrigation plan and fencing plan to the City for review and approval prior to the issuance of a building permit. The fence shall be constructed of a 6 tiwt high sight obscuring material. The trees adjoining the side lot lines where existing residences are located shall be of adequate site and type to provide a reasonahle degree ofbuffering. 3 "t ~ The applicant shall submit an application of Id consolidation to the Jackson County Assessment Ot7ice prior to submitting building plans. A copy of the signed ti~rm shall be remitted to the City. 4 of 7 Address numbers shall be prominently displayed on each dwelling unit. A refltrotorizctii address "guide sign" shall be installed at the entrance to the development and this sign shall not cxcad 4? inches in height within the site vision clearance area. 5 ut' 7 The site plan shall accurately reflect the dimensions of the property and the relationship of the proposed structures to then lot lines. All proposed structures arc required to meet the minimum setbacks and a variance will not be issued fix structures that are not prolxvly placed. 6 of 7 The applicant shall provide the City with a copy ofthe deed of record demonstrating that he is the property owner prior to any building permits being issued. 7 of 7 This Site Plan approval shall rc7rtain valid for one year from the Planning Commission decision. •crcttsi c n~ ~snrr. rt_~~ruiNC,osoavcon.ncx -88- ~17A-~NMEnr~ ~fJ April 1, 2005 To whom it may concern: I leave at 216 N. 9~', Central Point. My mayor concern is privacy and safety. In the corner of Laurel & 10~` they recently builed apartments that look to close to the neighbor's property line - to close for comfort. It looks to me to dangerous incase their is a fire. I will oppose this project if they intent to build to close to my house. How many feet are units 1, 2, and 3 between the back wall and our property line? Summer is coming and my daughter likes to swim in her little pool I like to have them build in a way that the wall that is facing our property have small high windows so we don't have people looking over. Privacy is my major concern, build a high enough fence block or wood again so people do not look over our property. k you, c0~a Susana Guerrero -89- PLANNING DEPARTMENT STAFF REPORT MEETING DATE: Apri15, 2005 TO: Central Point Planning Commission FROM: David Alvord, Community Planner SUBJECT Public Hearing - To consider a Preliminary Development Plan and Tentative 121ot subdivision known as the San Ignacio Place PUD. The subject property is located east of Snowy Butte Lane near Griffin Cteek in an R-I-6 caning district (3T2W IODA Tax Lots 6500 and 6600). Appl c>tnb: Myles Comstock 3328 Snowy Butte Lane Central Point, OR 97502 Stanley & Gwen Snook 3286 Snowy Butte Lane Central Point, OR 97502 Owaen• Same as applicants Ag~~: Don Burt, Hardly Engineering & Associates, Inc. P.O. Box 1625 Medford, OR 97501 Sammnrv: The applicant has submitted a preliminary development plan to create a PUD and subdivide two existing tax lots into 12 residential lots. An CPMC 1.24.050 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). ~poUcrtbk Lsw: CPMC 16.10.010 et seq. -Tentative Plans CPMC 17.20.010 et seq. - R-1, Residential Singlo-Family District CPMC 17.68.0(0 et seq.- Planned Unit Development (PUD) \\Cpclulkity wide\Planning\05040 San Ignacio Staff Report.doc -90- Discussion: The applicants, Myles Comstock & Stanley and Gwen Snook are presenting a tentative development plan for a t 2 lot residential Planned Unit Development to be known as San Ignacio Place. The project area is located east of Snowy Butte Lane, east of Griffin Creek and south of the proposed Phase II of Snowy Butte Meadows. Parcels in this area have not developed because of an agreement established in 1991 between the City and property owners on the southerly extension of Snowy Butte Lane. This portion of Snowy Butte Lane is a narrow 20 foot wide road that was dedicated to the Public in the early 1900's. Due to the limited capacity of the road, the City and residents agreed to restrict subdivisions until the road is improved. The City also installed a physical barrier at the Timothy Lane intersection to curtail cut-through traffic from the newer subdivisions. The property owners along the nazrow Snowy Butte Lane extension have been in contact with the City and are now prepared to dedicate additional right-of-way and pay for improvements to the road. The City Council rescinded the 1991 restrictions when local residents agreed to proceed with their own improvements. San Ignacio Place is the third subdivision application on Sttowy Butte Lane and it is being intoduced as a planned unit development. The applicant believes that unique conditions exist that dictate the use of a PUD rather than a conventional subdivision (refer to Attachment B). CPMC 17.68.010 states that the purpose of the planned unit development is to "gain more eJjective 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, .crnccrures, open spaces, allowable heights ands setbacks of buildings and structures." The applicant also believes that, because of the relatively small size of the proposed development (1.87 acres) that a P U U is the best option to allow development of these two parcels betxuse of its proximity to Snowy Butte Meadows Phase [and ll. CPMC 17.68.020 states that "A PUD... may be on a tract of land o~more than o-te acre but Itss than five acres ijthe planning commission.Tnds, upon a showing by the applicant, that a PUD is in the public intersst because the property is adjacerlr ro or in the immediate vicinity of a planned unit development ojsimitar design as that proposed and the developments would compliment each other without significant adverse impact on .surrounding areas. " (CPMC l ~ lfd,020 (e) ). San Ignacio Place is locatai in an R-1-ti, Residential Single Family xoning district which requires 6,000 square tint minimum lot sizes. Because of the property's ownership, presence of existing dwellings (unc on each tax lot); parcel dimemions, improvement requirements, and the cost associated with the improvement of Snowy Butte Lane, the applicants believe that development under conventional standards (6,000 sq. ft. minimum lot size) imposes both a practical (reduction in lot number) and a financial impediment (increased costs per lot) to the development of the pn,lxvty. The property is zoned R-1-6 which is consistent with the City's Comprehensive Plan land use designation for the property. The project's design (Attachment C) generally takes into consideration the character of the R-I-6 zoning district but it is questionable whether the proposal will be compatible with the surrounding neighborhood relative to density, coverage and setbacks. The existing dwellings will be included as part of the PUD. Given the configuration of the property, the individual lots would not meet the code for standard subdivisions (depth, width, etc) and that is why a PUD is being pursued. Generally, standard \\Cpchsl\city wide\Planning o5iµ~1 Sun Ignacio ShttRcyort.doe -91- subdivisions have setbacks of 20 feet for the front lot lines, 5 feet per story on the side lot lines and 15 feet for rear lot lines. There is also a maximum aggregate coverage of 40 percent per lot. The applicant's have proposed a PUD to allow flexibility and have submitted documentation (Attachment B) that include findings to demonstrate how San Ignacio Place would function and meet the intent of CPMC 17.68. The preliminary development plan (Attachment C) has proposed lots that range in siu from 4,600 square feet to 9,090 square feet with an average lot siu of 5,335 square feet. The PUD consists of 12 singlo-family lots. Three of the lots will front on, and take access from, Snowy Butte Lane. The remaining 9 lots will finnt on, and take access from, a proposed public street system, shown on the Tentative Plan as Manta Way and Marlin Way. Lots fronting Marlin Way will extend to the curb-line of the street. Marlin Way will be a public street; 28 feet wide curbdo- curb, with afive-foot sidewalk on each side. The sidewalk will be located within a sidewalk easement. Manta Way, north of Marlin Way will also be 28 feet curb-to-curb. South of Marlin Way, Manta Way wilt be only 24 feet curb-to-curb. Sidewalks on Manta Way will only be located on the west side of the street. The sidewalk will be within a sidewalk easement. Manta Way will be extendod north and south to serve developments on adjoining properties. [t is recommended that a temporary barrier be placed at the south end of Manta Way until the property adjacent to it is developed. The proposed square footage of lots as they appear on the Tentative Plan are more in line with lot sizes found in the TOD. In the TOD, the square footage of a lot that will acwmmodate a standard-sized home is 3,000 square feet. The idea of a PUD is to allow for grrater flexibility in housing designs and setbacks from property lines. The project was submitted as a PUD so that the property would (1) be consistent with the surrounding properties; (2) the project would comply with existing lot dimensions, setback requirements and use restrictions for R-i coning districts; (3) to facilitate improvement along Snowy Butte Lane while providing affordable lots. if the TOD design concept is used, the developer gains flexibility in measuring his aetbsdta from the front lot line. In this situation the Planning Department could allow the habitable portion of each house to be located closer to the road at 10 to t S feet while the garage would be 20 to 25 feet from the front lot line. The project would also be consistent with current devebpment along Snowy Butte Lane. The applicant has provided a landscape plan (Attachment D) that includes trees and shntbs that are acceptable to the City's tree list. Each plant and tree will need to be of adequate siu and be irrigated to ensure that they will thrive. The Public Works and Building Departments have provided their comments, recommendations and requirements for this application (Attachments G and H). Rogue Valley Sewer Services was notified of this application and has submitted correspondence. Jackson County Fire District Number Three met with the City and the applicant artd the agency is satisfied with the proposal. The applicant will need to provide the District with a complete act of plans and meet any requirements that may be assigned. \\Cpchst'~.city wide\Planning\05040 San lanacio Staff Report.doc -92- Findings of Fact and Conclusions of Law: The applicant has compiled a comprehensive statement of findings as they are listed in CPMC 17.68.040 (Attachment B) In reviewing these findings of fact and conclusions of law as submitted by the applicant, the planning commission should refer to "criteria to grant or deny a PUD" -CPMC 17.68.040. CPMC 17.68.040, states "A PUD shall be permitted, altered or denied in accordance with the standards and procedures of this chapter.... To approve or den v a PUD, the planning commission steal! fend whether or trot the standards of this chapter, including the following criteria are either met, can be met by observwnee of conditions, or are trot applicable. 1: That the development of a harmonious, integrated plan justifies the exceptions to the normal requirements o/7his title; 2: The proposal 1\ ill be consiste»t with the comprehetsive plan, the objectives of the zoning ordinance and otlrer applicable policies of the city; 3: The location, sic, design and operating characteristics oJthe PUD wlll have minimal adverse impact on tlu~ livability, value or appropriate development of the surrounding area; 4: That the proponents ojthe PUD have demonstrated they are financially able to carry out the proposed project, that they intend to start construction within six months ojthe fins! approval of the project and any necessary district changes, and intend to complete said construction N•ithin a reasonable time as determined by the commission; S: That traJJic c•otrgestion will rot likely be created by the proposed development or will be obviated by demonstrable provisions in the plan jot proper entrances, exits, internal traffic circulation and parking; 6: That commercial development in a PUD is needed at the proposed looation to provide adequate commercial facilities of the type proposed; 7: That proposed industrial development will be efficient and welMrganlzed with adequate provisions jot railroad and truck access and necessary storage; 8: The PUD presences natural features such as streams and shorelines, wooded cover and rough terrain, i% these are present; 9: The PUD x ill he compatible with the surrounding area; l0: The PUD Ivill reduce the need jot public jacilities and services relative to other permitted uses for the land. Criteria !!sled above is ardrtsser by the opplicantsJlndings (Attachment 6) Although the attach~xl findings are sufficient to support the application, staffhas some concern with statements that the PUD will be compatible with the surrounding area. The lots along the eastern property M/undary are smaller than those in the Snowy Butte Meadows PUD (Phase lt) both of which arc 6,2(>n square feet. Six thousand square tiwt lots may form a more compatible buffer between this PUD and the more traditional development to the east. The proposed single-family subdivision does meet the density requirement tier R-I-6 residential zones which is a maximum of 6 units Pa acre but does not meet the standard area requirements. The tentative plan includes ail informatim- tequired by CPMC 16.10.010 ct seq. \\Cpchst\city widc~Planning 115(140 San Ignacio Stafl'Report.doc -93- 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 Attachments F, G and H. This proposal should be continued in order to discuss those modifications with the applicant prior to Commission consideration and action. Recommendation• Staff recommends that the Planning Commission take the following action: 1. Adopt Resolution No._, approving the tentative PUD plan subject to the recommended conditions of approval (Attachments F, G and H); 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: Landscape Plan E: Development Schedule F: Planning Department Conditions of Approval G: Public Works Staff Report H: Building Department Staff Report I: Correspondence •.~Cpchsl \city widc\Planning\05040 San Ignacio Stiff Rcport.doc -94- --- City of Central Point CENTRAL- _._ PLANNING DEPARTMENT PSI ~ Tom Humphrey, AICP ATTACHMENT A Community Development Dtrectar Kan Gerschler Communhy PWnner Dave ANord Community PWnner l.faa Morgan Planning Technician Notice of Public Hearing Date of Notice: March 15, 2005 Meeting Date: April 5, 2005 Time: 7:00 p.m. (Approximate) Place: Central Point City Hall 155 S. Second Street Central Point, Oregon NATURE OF MEETING Beginning at the above time and place, the Central Point Planning Commission will review Tentative Plan and Planned Unit Development applications. The nature of these applications is for the purpose of creating 12 single family residential lots. The property is located within an R-1-6, Residential Single Family zoning district. The property is identfied on the Jackson County Assessor's map as 37 2W 10DA, Tax Lot(s) 6500 & 6600. The property is located west of US Highway 99, north of Beall lane, and east of Snowy Butte lane. The addresses are 3328 & 3286 Snowy Butte Lane. 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 on that issue. NOTICE TO MORTGAGEE, LIENHOLDER, VENDOR OR SELLER: ORS CHAPTER 215 REQUIRES THAT IF YOU RECEIVE THIS NO71CE IT MUST BE RPOMPTLY FORWARDED TO THE PURCHASER. This notice is being mailed to property owners within a 200 foot radius of subject property. CRITERIA FOR DECISION The requirements for Tentative Plan and Planned Unit Development application review are set forth in Chapters 17.20 & 17.68 of the Central Point Municipal Code, relating to General Information and conditions of the project approval. -- - - - . _ °`PUBLIC COMMENTS :~'`~ 1. Any person interest in commenting on the above-mentioned land use decision .~'r„ may submit written comments up until the close of meeting scheduled for Tuesday, April 5, 2005. 2. Written comments may be sent in advance of the meeting to central Point City Ha11,155 South Second Street, Central Point, Or. 97502. 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 for public review at Cify Hatl, 155 South Second Street, Central Point, Oregon. The City File Number is 05040. 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 PROCEDURE At the meeting, the Planning Commission will review the application(s) and technical staff reports. The Commission, will hear testimony from the applicant, proponents, opponents, and hear arguments on the application(s). If allowed, 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 application(s) as submitted. City regulations provide that the Central Point City Council be informed about all Planning Commission decisions. J 4 ~~ Sut~ect Parcels San lgnasio Place 3286 & 3328 Snowy Butte Ln ATTACHMENT B FINDINGS OF FACT FOR SAN IGNACIO PLACE PLANNED UNIT DEVELOPMENT Before the City of Ceot<al Point Planning Commission Myles Comstock & Stanley & Owen Snook ) Findings of Fact San Ignacio Place a Planned Unit Development ) and ) Conclusions of Law Chapter 17.68 ) City of Central Pofirt ) Municipal Code ) IN1"RODUCTION It is the applicacts' objective to develop asingle-family detached planned unit development (PUD) ~ 1.87 acres of land (the "Project'. The property (the "Propaty'~ is defined on the Assessor's Tax records as tax lots 37 2W IODA 6500 and 6600 (Figure 1). On each tax lot there is a detached single-family dwelling, with associate accessory buildings (Figure 2). Because of the Property's ownership, presence of existing dwellings, parcel dimensions, improvement requirements, and the cost associated with the improvement of Snowy Butte Lane, development under convemional standards imposes both a practical (reduced lot yield) and financial impediment (increased costs per lot) to developmem of the property. Figure 1 The Property is zoned R-1-6 (Figure 3), which is consistent with the City's Comprehensive Plan residential land use designation for the property. The Project's design (Exhtbit 1, Sheet 2) takes icto consideration the character of the R-1-6 zoning district and the surrounding neighborhood relative W density, coverage and setbacks. The existing dwelling units will be retained as part of the PUD. The Project consists of 12 siaglo-family lots. Three of the lots will fronton, and take access from Snowy Butte Lane. The remaining 9 lots will from on, and take access from a public street -97- system (Marlin Way and Manta Way). Lots fionting Martin Way will extend to the curb-line of the street. The Marlin Way will be 28-feet csub-to~eurb public street, with a 5•foot sidewaUc on each side. The sidewallc will be located within a sidewalk easement. Manta Way, north of Marlin Way, wiU also be 28-feet curb-to-curb. South of Marlin Way Manta Way will be only 24feet curb-to-curb. SidewaUcs on Manta Way wiU only be located on the west side of the street. The sidewalk will be within a sidewalk easement. Marla Way will be extended north and south to serve the adjoining P~rtY• The Residential Single-Family District ~R-1) provides for planned unit developmems as a permitted use subject to compliance with the standards and criteria set forth in Title 17, Chapter 17.68 of the Central Point Municipal Code. ~ ~Y ~ P~~ Presented in this application has been designed to: 1. Develop the Property consistem with the surrounding residential subdivisions; 2. Comply to the greatest extent possible with existing lot dimensions, setback requirements, and use restrictions for R- 1-6 zoned lands; and 3. To facilitate the improveme~ of Snowy Butte Lane, while providing affordable residential lots. Figure 2 Section 17.68.020 establishes criteria for planned unit devetopmettts. The R-1-6 caning district allows a density of 6 units per gross acre with a minimum lot and setback requirements as illustrated in Exhibit 1, Sheet 3. BACKGROUND The general project area (Project Area) is ilhustrated in Figure 4 and can be described as an infill development area of approximately 13 acres served by Snowy Butte Lane. The Project Area is surramded oo three sides by urban residential development. The Project Area is suitable for infill residential development. There are two factors, each dependent on the other that ourrentty, sad in the future will continue to, drive development interest in this area: Figure 3 ~ Cenaal Point Municipal Code, Article 17.20.020 (F) -98- Page 2 of l6 1. The Project Area is a prime infill opportunity; and 2. The City's interest in improving Snowy Butte Lane to City standards. The Project Area consists of 15 single-family detached dwelling units on 17 tax lots served by Snowy Hutte Lane, a 20-foot wide substandard public right-of-way befiween Beall Lane and Timothy Strcet. The 17 tax lots are zoned R 1-6, which is oonsisteat with the City's comprehensive plan laud use designation for the area. According to the Assessor's records the 17 tax lots tota112.92 acres. Using the base density Sgures set.forth in Suction 17.68.100 (B) of the Municipal Code the Project Area, under idoal conditions, has the potential to accommodate as additioaa162 dwelling units, for a total of 77 dwelling units. Howevor, because of the Location of existing dwelling units, tho size and shape ofthe tax lots, and dedication requirements for Snowy Butte Lane, it is conservatively estimated that wrier conventional development standards approximately one-third of the Project Area's development poteadal will be lost adjusting the probable yield to 651ots. The City has recently completed plans for the improvement of Snowy Butte Lane to City standards. The cost of improving Snowy Butte Lane will be the th~ ~~ PAY owners, and will be accomplished either thmug6 a local improvemert district, or on an incremertal basis as a condition of devetopment. The cost of improving Snowy Butte Lane is estimated at 5300 per lineal foot of frontage. The cost of improving Snowy Butte Figtue 4 Lane will, whether through a local improvement district or as a condition of development, be allocated on a per lot basis. At 771ots the unit cost would be approximatety 54,400. At 65 lots the unit cost would be 55,300, a 20% increase. The solution to the infill and cost issues is through the use oftbe PUD process. Within the Project Area the PUD has already been used (Snowy Butte Meadows) as a tool to achieve a quality development pattern and improve lot yields in an effort to facilitate the improvemem of Snowy Butte Lane and the availability of affordable lots. -99- Page 3 of l6 FINDINGS OF FACT: FINDINGS Section 17.68:010 Purpose The purpose of planned unit development (PUD) is to gam more effective use of open space, realize advantages oflarge-scale site Planning, mixing of building types or land uses, improved aesthetics and environmental preservation by allowing a variety of buildings, stmctures, open spans, allowable heights and setbacks of buildings and atrucxures. A PUD should have a harmonious variety of uses, utilize the economy of shared services amd facilities, and reduce municipal costs of operating and maintaining services while ~8 substantial canpliaace with the district regulations and other provisions of this Dodo. Finalirtg Seaxiort 17.68,010: The purpose ofthe PUD ordinance is prltrartty to provide the jlexlbility necessary to encourage better planning w-th-n the context ojtlu underlying zoning d-stNct. The Project site presents numerous cJwllenges as previously dtacuwed flu Project's design requires limited exceptions ro the underlying R-1-6 district, whtk making every effort to retain the character of the surrourtating residential neighborhoods. Beanue the Project's design successfully accomplishes this objective it am be found to meet the purpose of the PUD ord/reance. Section 17.68.020 Size of the Planned Uah Develoomemt Site ________ __ A PUD shall be on a tract of land five acres or larger, excxpt that a PUD may be on a tract of land of mono than one acre but less than five acres if the planning commission finds, upon a showing by the applicant, that a PUD is in the public int«est because one ~ more of rho following conditions exist: A. An unusual physical feature of importauke to the people of the area or the canmunity as a whole exists on the site, which can be c~served and still leave the land owner equivale~ use of the land by the use of planmod omit development; FTnaGrtg 17.6&020 (A): Not applicable, there are no utauual features of importa»ce. B. The property or its neighborhood has historical character or distinctive featura that am imlwrtam to the community and that could be protected or eahamxd through use of a PUD; Finding 17.68.020 (B): Not applicable, the Property does rat hour arty historical sign~awur, or distinctive feature. C. The property is adjacent to or in the immediate vipnity of a p4vmed unit development of similar design as that proposed and rho developmcnb would complement each other without significant adverse impact on surrounding areas; Finding 17.68.020 (C): The Pro/eel complies with erttrrta 17.68.020 (C) as,1611ows: 1. On the west side of Snowy Butie Road, aerass from the Property; fs the recently approved Snowy Butte Meadows devetopment, a resdcntial planrud un-t development of 18 lots. 77u Project's design will awntirrae wfth the detached stngle famtly character of the Snowy Butte Meadows project. 2. The Project's street extends ro the rartherly and southerly property lures to provide access to the abutting properties (372W IODA 600 and 372W TODD -100- Mae 4 of l6 2700). It also It is expected that the abutting property wfll develop as a planned unit development, continuing the private street to Snowy Butte Lane. 3. The Project's design, relative to use, setbacks and lot coverage will also complement the abutting single faintly residential development to the east. D. The property is of irregular shape, with limited access, or has unusual dimensions or characteristics; which would make conventional development unreasonably difficuh apd expensive. Fhtding 17.68.020 (D): The Project complies with criteria 17.68.020 (D) as follows: The Project measures approximately 320 feet by 233 feet and consists of 1.87 acres (see Figure I). Based on ST'R-6 inning the Property has adequate area to accommodate a maximum of 12 lots. However, beearrse of a combination of property dimensions, existing dwelling utNts, required dedication for future improvements to Snowy Butte Road, and minimum lot resMetions relative to lot width, the Project's lot yield would be limited to a maximum ojseven lots, including the existing residences, far a approximate 3055 reduction in the Project's developme»t potential. 2. The cost of improving Snowy Butte Road is an Integral cost ojdeveloping the Project The cast ojimproving Showy Butte Road is an estimated 5350,000 (2004 dollars), or approximately 5300 per lineal foot Because of the Project's current physical constraints a 40% premium would be paid far Snowy Butte Lane to develop the Project under comrnNonal subdivision standards. Considering the cost of constructing Snowy Butte Lam and the extension of public utilities development wouldbe unreasonably di,,tj7cultand expensive. To maintatn a,8ordcrble boost»g units tt is crucial that allowable densities be aNatmd. CONCLUSION: As a result of the above findings it can be found that it is in the public's interest to allow a plarured unit development of the Property. A PUD shall be permitted, ahered or denied in aaordance with the standards aad procedures of this chapter. In the case of a use existing prior to the elTxtive date of the ordinance codified in this chapter, and classified in this chapter as a PtJD, a change in the use or in lot area, or an aheration of structure shall conform with the mquiremeats for PUD use. To approve or deny a PUD, the planning commission shaA fiad whether or not the standards of this chapter, including the following criteria are either met, can be met by observance of t~nditions, or are not applicable. A. That the development of a harmonious, integrated plan justifies exceptions to the normal raluiremems of this title; F7ndJng Section 17.68040 (.lJ: Development ojthe Project as presented to this PUD application will comply with the City s eo>7eroge aid set back regufrements for the R-1-6 zoning district, and as such will be harmonious with existing abutting R-1-6 developed propemes to the east The proposed PUD also provides for street extensions to the north -101- PRge 3 of 16 to allow the e~leient development ofthe abutting property. The Project requires only three exceptions to the normal requirements oj75tle 17: 1. Lot width reduction from 60 feel to SO feet. All lots will have a minimum width of SO feet. A SO-foot lot width is not unusual for 6,000 sq. fl. lots. FYgure 4 illustrates a typical house footprint that meets all setback requirements. 2. Use ofa public street with sidewalks 1n an easement in lieu ofa standard public street Because ojthe limited parcel dimensions, existing dwelling, and dedication requirements for SY:owy Butte Lane, the use ofa pt~ote street allows for art increased lot depth, which avoids the need for rear yarrisetbaek exceptions. 3. SYdewalk on one side ojthe Manta Way. Bemuse of the intimate em~ironment of the Project Jt is not necessary that sidewalks be provided on both sides ojthe street The west side of Manta Way was selected because it has direct access to seven of the twelve lots. 4. No parkway between sidewalk and prlNate-street In lieu of a parkway a landscaped entry and rue of landscape clusters along the streetscape is proposed. B. The proposal will be consistent with the comprehensive plan, the objectives of the zoning ordinwco and other applicable policies of the city, Finding Stdion 17.68040 (B, Coneprdrensive Plan): The Project's zoning is consistent wtth the comprehensive plan residential designation The Project does not propose airy land use changes. FlntHng Saxton I7.68040 (B, Zon4sg (hrilnarcr): The Project complies with the objectives of the zoning ordinance as set forth to the purpose ojthe planned unit development. C. The location, size, design and operating characteristics ofthe PIJD will have minimal adverse impact on the livability, value err appropriate development of the surrounding Finndirg Secxion 1768040 (C): The Project's dtstgn complies with the City's setback and coverage standards for the R-1-6 mrting disMct Further, the Project's design illustrates that each proposed lot is ojsq~lcient shz to arxnnrmotbte a var/ery ofhouse plans ofa style and square footage (1,200 sq. fl to 1,600 sq. jl. ojlimble area) consistent with the general housing characteristics of the surrounding area. D. That the proponents of the PUD have demonsuatcd that they are financially able to carry out the proposed project, that they intend to start ooastnrdion within six months of the final approval of the project and eery necessary district changes, sect intend to complete said construction within a reasanabk time as determined by the commission; Fording Saxton 17.68040 (D): No later than the time specified In the following Schedule ojPerformance, the appliamt will, as a cwfdltion ofjinal plan approval submit -102- Page 6 of 16 to the City evidence satisfactory to the City that the applicant has the equity capital and commitments for mortgage flnm:ctng necessary for development of the Project, or applicable portions thereof. The following represents the applicant's proposed Schedule ofPerformance: Schedule of Performance I. Preliminary PlanAPP~I Sprtng200S II. Phase 1 a. Final Plan ApproHal Summer 2005 b. Commencement ofConstruction, Infrastructure Summer 2003 a Final PlatApprotaal Winter 1005 d Commencement of Construction, Residential Winter 2005 e. Completion IJiute, all Residential Construction Summer 2007 III. Phase 2 a. Final Plax Approml Summer 2005 b. Commencement ofConstruction, Infrastructure Summer 2006 c. Final Plat Approval Winter 2006 d. Commencement ofConstruction, Residential Winter 2006 e. Completion L1ate Summer 2008 Exhibit B, Sheet 3 identifies the phasing. Common area will be tmproHed at time of construction ofall street and infrastructure improvements. E. That traffic congestion will not likely be created by the prgwsed developme~ or will be obviated by demonatrablc provisions in the plan for proper enuanoes, exits, iatemal traffic circulation and parking; FincGxg Sectlox 17.68040 (~: Currently, Snowy Butte Lmte has an estimated average daily trip (AD7~ count of 143 trtps~. The Project, upon completion ofall phases, will add an addttiona196ADT, with a peakdM/PMtrtp generation of8/10 trips respectively. The added trips will not cause tragic congestion. The projcct will also tmprove its frontage on Snowy Butte Lome to city standards for a 28 foot residential street section. The project's design also provides for extended streets to adjacent land to further facilitate efficient circulation. F. That commercial development in a PUD is needed at the proposed location to provide adequate commercial facilities of the type proposed; Flxding Section 17.68040 (F): Not Applicable. The Protect does not propose arty commercial uses. G. That the proposed industrial development will be efficient and well-organized with adequate provisions for railroad and uvck access aal necessary storage; Findlxg Sediox 1168040 (l,7: Not Applicable. The Project does not propose any tndusMal uses. a Trip Geaesation, 7'b Edition, Institute of Traffic Engineers -103- Page 7 or 16 H. The PUD preserves natural features such as streams and shorelines, wooded cover and rough terrain, if these are present; Folding Section 17.68040 (FIJ: NotApplieable. The Property does not contain any streams, shorelines, wooded cover, or rough terrain I. The PUD will be compatible with the surramding area; F7ndingStotlox 17.68040 (I}: As a result ofihe Project's design as a single faintly detached development that meets all setback and coverage requirements, the Project will be compatible with the development character ofabutting R-1-6 properties to the east, and the surrouruding neighborhoods. J. The PiJD will reduce need for public facilities and services relative to other permitted uses for the land. Finndmg Section 17.68040 (.~: The Project will reduce the marginal cost of maintaining public facilities and provtding public services. A preliminary development plan shad contain a written statement and maps and other informatio on the area surrounding tho proposed development to show tho relationship of the planned unit development to adjacent uses, both existing and proposed. The Plan shall include the following: - A map to scale showing street systems, lot or partition lines and other allocations of land for managemern or use. Fttrdtng Stdlon 17.68050 (.!): Sheet 3, Street & Lot Pkur, ofFxhtbit "B" tdentijtes the proposed street, pedestrian, lot and common area locations. - Measuremems of areas proposed to be conveyed, dedicated or reserved for public street, parks, parkways, parking, pedestrian ways, playgounds, school sites, public buildings and similaz public and semipublic uses. Fins dixg Section 1 ~ 68050 (B): Sheet 3, Street & Lot Plan, of Erhibtt 'B" ide»tifres the proposed public street dedication for Snowy Butte Lane, Marlin Way, and Mmrta Way. Other thou the public street dedication and sidewalk and uulttles easements there are no other dedications, or reseruatioxs, for public purposes. - A plot plan to scale for each building site and common open space area, showing the approximate location of buildings, structures, landscaping and other improvemerns and indicating the open spaces around buildings and sauctures. FYnding Section 17.68050 (C~: Sheet 2, Sttc do Landscape Pltur, ojFxhlbtt "B" identtjtes the building em~elope for each proposed lot, street and pedestrian system the loattton of common areas, and a detail ofthe common areas. Sheet 2 also shows typical detached single faintly footprints. The Project's destg>R as illustrated in Sheer 2, provides for each lot complying with minimum setback and lot coverage requirements for the R-1-6 disMct. -104- Page E of l6 -Elevation and perspective drawings of proposed structures. F7ndi»a Section 1 T.68050 (D): Each lat wit t be custom designed and constructed to the needs of the lot ow»er. Architectural and site standards will be set forth in the CCdrR's. Minimum design standards will include; compliance with setbacks and lot coverage, a minimum provision of twa enclosed o„(J-street parking spaces per lot. - A developmem schedule indicating: a. the approximate start date of construction; b. The stages in which tho proja,t will be built and tiro approximate start date of tech stage; c. The anticipated rate of development; d. The appmximate completion date for each stage; e. The area, ioraUon and degree of development of common open space that will be provided at each stage. F7ndtng Sedlore 1 ~ 68.050 (~: 17te proposed developme»t schedule is prese»ted in FSndi»g Suxlort 17.6$040 (D). - Agreements, provisions or covenants which govern the use, maintenance and continued protection of the planned unit development and any of hs common open space areas. Ffnding Section 17.68050 (F): Petuiing apprrnal of this PUD application, and as a conditlon offinal approval of the ahvelopment pkm a complete set of Covetuarts, Condlttons, and I2esMcNons gaNerntng the PUD development will be completed and submitted to the Ciry for review and approwl. - The following plans and diagrams either separately or contained on the figures contained in subsections A through D ofthis section: a. An off-strcet parking and loading plan; b. A circulatioa diagram indicating proposal movement of vehicles, goods and pedesttians within the phumed unit development and to and from thoroughfares. Any special engineering features and traffic regulation dovices needed to facilitate or insure the aafoty ofthis cinculation pattern shall be shown; a A latdscape and tree p}aa; d. Aa economic feasibility report or marled report; e. A solar orientation plan showing the general oriemation of buildings and roof slopes to each other, to streets, and to the landscaping and tree plan. -105- Page 9 of 16 1=<nding Section 17.6050 (G7(a-c): Pkuu addressing a through c above are incluuded to this application as Exhtbtt "B'; Sheets 1 through 4. Finding Section 1 ~ 68050 (Cs?(a7: Between 1990 arx12001 Central Point was the second fastest growing Census Tracts to Jackron Cotuuy acoowHng jot approximately 14% ojall single family construction activity. It is estimated that offer the course of the next five years an additional 8,000 new housing units will be c»nstructed in the cotmty Most of this new housing will be acquired families moving to Southern Oregon. Based on past trends it can be expected that Centml Point, during this same period will realize a demand for 1,120 new housing units, mast of which will be single family detached uMts. Considering the expected growth in housing the Protect has adequate demand for tb product Fu+deng Section 17.68050 (lq(e): See firth»g in Section 17.68.100(A) (dJ below. - Other pertinent information shall be included as the planning commission finds necessary to determine any appropriate and desirable roquiremoms that may differ from those ordinarily applicable under this title. F7nding Section 17.68050 (II): The appltamt has made an txtended e,8ort to diligently address all probable design and land use objectives of the Ciry, and lrrcorporate same tnto the design of the Project. 11re planning commission may allow excxptiorm within a PUD for dimensions, site coverage, yard spaces, structure heights, diatences between atrudures, street widths or off-strcet parking and loading facilities differing from the specific standards for the inning district in which the PUD is located. Exceptions shall be based upon the applicant's demonstration that the objasives of the zoning sad subdivision titles of this code will be achieved. A. When the spacing betwear main buildings is leas than the spacing which would be required between buildings developed under thin chapter on separate parcels outside a PUD, other deign features shall provide light, ventilation and other characberisacs equivalent to that obtained from the spacing standards. F7nding Section 17.64080 (.!): 77ie spacing between building will conform with requirements of the R-l-6 zartng starrdands. B. Buildings, off-street parking and loading faaGties, open spas, landscaping and screening shall conform to the specific standards of the zoning district within fifty feet of the boundary lines of the development. Fi-tdi`rrg See7iore 1 ~ 68040 (B}: 77nrntglrord the project buikdng coverage, off-street parking, setbackr (open spacc/Imrdsaapingl will conform with requirements of the R-1-6 zoning district. C. 'Ihe planning commission may approve building heights greater than those authorized by dre zoning district. -106- P.go t0 of 16 Finding Section 17.6x080 (C): All building heights within the will conform with requirements of the R-1-6zoning district. D. The building coverage for any PI)D shall not exceed that which is permitted for other construction in the zone. Finding Section 17.68, 080 (D): All building coverage within the will conform with requirements of the R-1-6 zoning district. E. When a PtJD design would rYquire atceptiona to the regulations of the subdivision title, the planning commission may grant those conditions as part of the PUD. Teve approval of the preliminary development plan of a PUD shall also constitute tentative approval of a tengtive plan under Chapter 16,10 if the materials are presented is the manner prescribed by subdivision title. 1*indittg Section 17.68080 (E): The Project proposes to use a modified public street standard Marlin Way will be coratructed with acerb-to-curb section of 28 feet, cautstent with the City s standards. A flue foot sidewalk will be constructed adjacent to the curbs, similar to the City's approved plans for Snowy Butte Lane; however, the sidewalks will be located wt thin a sidewalk easement Manta Way north ofMarhn Way will be corattucted to similar standards, with the exception tint the sidewalk will only be on the west stile. Manta Way south ojMarltn Way will be constructed to a 24 footcurb-to-curb section, with sidewalks on the west side only. AlJ other land division requirements will comply with the standartlc of Chapter 16 A. Within a PUD, the planning wmmission tray authorize an increalse in toW tmmbdr of dwelling units of up to five percem above the number of units (rounded up to rho next full dwelling unit) otherwise authorized by the density tequiremeuty of the zoning district. For an increase of dwelling units to be permitted the planning commission stroll find that the development will contain distinctive qualities or overall excellence in the areas of site planning, architectural design, landscaping, solar orientation and rectrational opportunities, which will provide a superior living environmem and en}tsnce the general area or neighborhood. Finding Section 17.68100 (A): The Project's design vs, carventional development ojthe Project site will offer a superior living emir+vrrment for ifs residents, while providing a positive influence on the genera! area incorporating the following disttrtctr~+e quahtles: a. Site Planning - As a rcsuk ojthe Project's location and its size, and the stze of the general Project Area, the stte design is Intended to reflect the character of the surrounding developed neighborhoods. Any attempt to mix uses, or introduce housing types other than detached single;family, would be out of context with the surrounditrg area b. Archkedurol Destgtt -The architectural design of tndivldual residences will reflect nee-traditional characteristics in building materials, roojlines, and use ojfront porches. Design standards will be included to the CCctiR's along with an architectural review process. -107- Pap 11 of 16 c. landscaping -Common area landscaping is provided throughout the Protect's streetscape to provide a un~ng design element both from a site plan and pedestrian perspective. d. Solar Oriartatiox -The Protect site's orientation is east/west. Consequently, most ojthe lots will have an east/west orientation allowing for optimal solar access. e. Recreational Oppor/uxitlas -Preferred recreational opportuntties are mailable at marby Flanagan ParIG which is within com~enient walking distance of the Project Because of the Proteet's limited size on-site recreational opportradtles are limited to those typically associated with single family detached fob, i.e. rear yard activities. As a result ofdesign tlexibility provided by the PUD process it is possible for the Protect to provide rear yards that meet the requirements of the City. B. Por purposes of this erection, residential base densities to which the allowable percentage adjustments may be applied are: R-1-6 Residential Single-Family 6 units per acre Furdaeg SecYiort 17.68!00 (B): The Property cotrtains 1.87 acres. At 6 units per acre eotrve»tional development would allow 11.12 units. With a S% density bonus the allowable mrmber of lots would be 11.78; which whe» rounded up allows for I2 lots. A. t)pen areas may be acceptod as coromoa open space dtese requiremcnits are met: a elamted unit 1. The location, shape, size and character of the common open space is suitable for the planned unit devetopmcru; 2. The common open space is appropriate to die scale and character of the planner! unit development, considering dre PUD's size, density, expected population, topography and number and type of dwellings provided; 3. Common open apaco will be improved for its intended use, ahhough common open spas containing natural features, structures and improvements is the common open space shall be appropriate to the uses proposed for the common ~ ; 4. Tbc development schedule coordinates the improvement of the mnrnron open space and the coostrudion of buildings and other structures in the common open spas with tbo comtrriction of residential dwellings in the planned unit development; 5. If buildings, strudures or other improvements are to be made in the common open space, the developer provides a bond or other adequate assurance that the -108- Pa®e t2 of i6 buildings, structures and other improvements have been competed according to the developmem plan. Flttding Section 17.68110: The Project's design includes a common open space element (Exhibit B, Sheet 3). 77re primary purpose of the common space element is to distinguish the Project's entry from other developments to the area and to accentuate the streetscape. Considering the number of lots in the Project the common space design (location, shape, size and character) is appropriate to the scale and character ojthe Project The common space Improvements will be constructed wtth Phase 1, and will be maintained in accordance with the CC&Rs. B. Land shown on the final development playas common open apace shall be conveyed under one of the following options at planning commission discretion: 1. To a public agency which agrees to maintain the common open spas and any buildings, structures or other improvements which have been placed on it; 2. To an association of owners or teaartis, created as a nonprofit corporatist under the laws of the state, which shall adopt and impose articles of incorporation aad bylaws and adopt and impose a declaration of covenams and restrictions on the common open space that is accxptable to the planning commission as providing for the continuing care of the space. Such an association shall be formed and continued for the purpose of maintaining the common open space. Common open space not e~nveyed to a public agency shall be in addition to and not in lieu of the land dedication or fee required in Chapter 15.20. Ftnding Seetiott 17.68100 (B): The proposed common space will be held ur+der pmate ownership, with mairueruutce the responsibility of the homeowners association. At time of Jlnal plan preparation coveenrnrts, eondltiora, and resMetions (CCd:R's) will be submitted. Included as part of the CCdrR's will be the,IFrrmation of a homeowner association, including a description of the homeowner's association common area maintenance responsibilities. section 17.68.120 Geaenl ConditiQg;_ Funding Sectlott 17.68120: The appltamt is aware of the general conditionu that nut be Imposed by the planning eommfssion. Throughout the design of the Protect all bsted general conditions were considered and incorporated as deemed appropriate. Prior to the issuance of the certificate of occupancy, recrc installed as may be required by the planning commission; Futding Section 17.68130 (A): Because ofthe slu and design ofthe Project the need for dedicated recreational facilities is not justijlabla from a use and cost basis. Flanagan Park is located northwest of the Project has ample recreational uses, and is wtthin easy walking distance. -109- Pave 13 of 16 B. Pedestrian movement upon the site shall be encouraged and separated from vehicular traffic ttuough a comprehensive system of paved pathways; Fin~rrg Section 1 ~ 68130 (B): The Project provides for pedestrian movement along the Snowy Butte Lane frontage with a 5-foot sidewalk adtacent to the curb per the Ctry's plans for Snowy Butte Lane. Additionally, the 5 foot sidewalk will continue on both sides of east/west section of Marlin Way, and along the west side ofManta Way to its northerly and southerly limits. C. Development for residential and accessory uses shall be at a spocified maximuru density; Finding Sedtot-1168130 (C): The proposed density is consistent with the R-1-6 zoning district and the S% density bonus. D. Off-strcet parking shall be provided at the ratio specified in Section 17.64.040 and for visitor parking, ale apace per four units. Vehicles shalt park only in desigoated areas or staiLs. There shall be no parking within turnaround areas or main driveways. Visitor parking snail be clearly identified and rrsaintained. Fording Sedkn 17.68130 (D): O,(j-street parking is pravlded at ratio of 2 spaces per dwelling unit as set forth !n Section !7.64.040. E. Boats, trailers, campers and similar recreational vehicles maybe stored in designated areas ally. The permanency, security and visual screening of recreational vehicle storage area shall be assured by the construction of permanem walls not less than seven feet in height; Findurg Sedion 17:68130 (~: The Project's CC&R's will resMct storage of boats, trailers, campers, and stmilar recreational vehicles to areas of the lot screened from public view F. `°fot lots" shall be provided in addition to aduh recreational facilities for the year-round use of c]»ldren residing on the site. The planning commission shall spocify the number of tot lots required and the type of construction for play equipment; Finding Section 17:68130 (~: Because of the small size of the Protect a tot lot is not a practical amenity both from a use oral cost perspective. Adequate pri-nte yard space fs available on each lot to accommodate the needs ofchtldren within the Protect. G. If units in the project are rented, the owner of the subject property shall provide for the regular and continuing maintenance of all structures, open space and landscaped areas and all offer parking and maneuvering areas. An agreement guaranteeing such continuing maintenance and giving lien rights to the chy in the event of lack of said maimenaace shall be submitted to the city attorney for his review and approval prior to the issuance of any building permits; Finding Sarlon 17.68130 ((s): It is the intent of the appltcxmts to develop the Protect as owner occupied. H. If units are sold individually (eondominn~)> a homeowners' association Shall be established for the purpose of perroanantly maintaining all of the subject property, including common areas and individual units, buildings and stnuctures, and a -110- Page 14 of 16 homeowners' association agreement guaranteeing such a maimenance by individual owners and providing for lien rights and reimbursement to the city for any costs incurred thereby shall be submitted to the city attorney prior to the issuance of any building P~~: FindingSecxiott 17.68,130 (fn: I. A bicycle path system shall be provided that is either integrated ido the pedestrian sidewalk system or designed as a separate system and appropriately marlctd and signed. The system should include bicycle access m all dwelling units, and such facilities should conned to the city's bicycle system plan. Bicycle racks shall be provided for resideras and visitors and other features that may be required. FTndi'ng Section 17.68,130 (n: The Project's size and street pattern does not justJfy a dedicated bicycle path system. Young children cwr use the sideway whtle older bicyclists can comfortably ride on Marlin Way and Manta Way. Peak hour tra,Blc tinlumes are not expected to exceed 1.32 Mps per dwelling unit, for an estimated total peak hour count of approximately 10 trips'. s Trip Generation, 7° Edition, institute of Traffic Engincers -111- Pie IS of I6 LEGAL DESCRIPTION 372W IODA 6500 Myles Comstock Commencing at the Southwest comer of Snowy Butte Orobardv in Section 10 Township 37 South, Range 2 West of the Willamette Meridian in Jackson County, Oregon, thence East along the South boundary of said SNOWY BUTTE ORCHARDS, and the center line of Beall Lane 449.7 feet, thence North parallel with the West boundary of said SNOWY BUTTE ORCHARDS and the center line of a 20 foot road 495.48 fed to the true point of beginning; thence continue NorW along said center line 153.94 feet; thence East parallel with the South boundary of Tract "S" 330.65 feet; thence East parallel with the West boundary of Tract "S° 153.94 fod; thence West parallel with the South boundary of Tract "S" 330.65 feet to the true poim of beginning. LEGAL DESCRIPTION 372W lODA 6600 Stanley and Gwen Snook Commencing at the Southwest comer of Snowy Butte Orchards in Section 10 Township 37 South, Range 2 West of the Willamette Meridian in Jackson Canty, Oregon, thence East akxlg the South boundary of said SNOWY BUTTE ORCHARDS, and the center line of Beall Lane 449.7 feet, thence North paraltol with the West bamdary of said SNOWY BUTTE ORCHARDS and the center line of a 20 foot read 263.48 feet to the tnle point of beginning; thence corninue North along said center line of said roadway 100.00 feet; thence East parallel with the SauW boundary of Tract "S" 330.65 feet; thence Sarth parallel with the West boundary of Tract "S" 100.00 feet; thence West parallel with the South boundary of Tract "S" 330.65 feet to the true point ofbeginning. -112- Pa`e l6 of 16 V b • y~ Y~ ~M[~7 ' m v ox ~~ ~o `' z ~ 0 b 3 m •trat aMt s~ •vca Corti u nre~ wov a cues ion • vs on • tra aroo c •uea ac+ s vas wn r uer Irv nr+ c ueY s •ua rqv ~ van im -~.r.,:~.a: ~..:._:.. ,.. -.., _ c~~ ` 1 w xxarxa ~~ ~Z~ v p,cp ~a~ 00 '~ ,~mm ~~ ~_~+ ~~~ ~~ L~~ h~-' i i'I ...~ .:~ ~.~ nw~r~+~wrwlw ~~wN V~ ~• .~. '~ ATTACHMENT E to the City evidence satisfactory fo the City that the applicant has the equity capital and commitments for mortgage financing necessary for development of the Project, or applicable portions thereof. The following represents the applicant's proposed Schedule of Performance: Schedule of Performance I. Prelimtnary Plan Approval Spring 2005 II Phase I a. Final Plan Approval Summer 2005 b. Commencement of Construction, Infrastructure Summer 2005 a Final Plat Approval Winter 1005 d. Commencement of Construcdan, Residennal Winter 2005 e. Completion Rate, all Residential Construction Summer 2007 III. Phase 2 a. Final Plan Approval Summer 2005 b. Commencement ofConstrucdon, Infrastructure Summer 2006 e. Final Plat Approval Winter 1006 d. Commencement of Construction, Residential Winter 2006 e. Completion Date Summer 2008 Exhibit B, Sheet 3 identifies the phasing. Common area will be Improved at time of construction of all street and infrastructure improvements. E. That traffic congestion wt71 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; Finding Section 17.68.040 (~: Currently, Snowy Butte Lane has an estimated average daily tnp (ADT) count of 143 trtpsl. The Project, upon completion of all phases, will add an additional 9b ADT, with a peakAM/PM Mp generation of 8/10 trips respectively. The added Mps will not ecxcse traff a congestion. The project wJU also improve its frontage on Snowy Butte Lane to city standards fora 18; foot residential street sectfon. The project's design also provides for extended streets to adjacent land to further facilitate efficient cireulattotr. F. That commercial development in a PUD is needed at the proposed location to provide adequate commeroial facilities of the type Proposed; Fording Section 17.64040 (F): Not Applicable. The Project does not propose any commercial uses. G. That the proposed industrial development will be efficient and well-organized with adequate provisions for railroad and truck access and necessary storage; Finding Section 1T.6~040 {G): Not Applicable. The Project does not propose any tndustrial uses. a Trip Generation, 7~` Edition, Instidde of Traffic Engineers -115 - rye ~ orr6 ATTACIIMENT F PLANNING DEPARTMENT RECOMMENDED CONDITIONS OF APPROVAL I.Prior to final plat approval, the applicant shall submit to the City a copy of the proposed covenants, conditions and restrictions (CC&Rs) for Snowy Butte Meadows PUD within one year's time, or April 5, 2006. 2.The applicant shall comply with all requirements imposed by affected public agencies and utilities as they pertain to the development of the Snowy Butte Meadows PUD. Evidence of such compliance shall be submitted to the City prior to final plat approval. 3.The applicant shall comply with alt federal, state and local regulations, standards and requirements applicable to the development and construction of the Snowy Butte Meadows PUD \\Cpchsl\city wide\Planning\05040 San Ignacio Staff Report.doc -116- a, tal..R1v1P~iV i lJ Public Works Department PUBLIC WORKSSTAFFREPORT Mazch 8, 2005 TO: Planning Commission Bob Pierce, Director Matt Samitore, Dev. Services Coord. FROM: Public Wotks Department SUBJECT: Public Hearing -Tentative Subdivision for 37 2W lODA, Tax Lots 6500 and 6600 San Ignacio Place Subdivision/Planned Unit Development Applicant Miles Comstock Stan and Gwen Snook 3325 Snowy Butte Road and 3286 Snowy Butte Road Central Point, OR 97502 Central Point, OR 97502 Survevor Hazdey Engineering & Associates, Inc. P.O. Box 1625 Medford, .OR. 975 01-0063 Pro DescriRtion! R-1-b Zonine 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 DeveloperBngineer regarding the proposed development. A City of Central Point Public Works Department Staff Report is not intended to replace the City's Standazds & 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. Planned Unlt Development Exceptions The developer has been in contact with the Planning and Public Works Departments in order to find a way to develop this unique infill area. The developer is requesting a smaller street design than what is typically shown by developers but is a standard City Street. In this circumstance the developer is requesting a curb to curb width of twenty-nine feet which matches our standazd for a minor residential street with parking on one-side. 155 South Second Street o Centrai Point, OR 97502 •541.664.3321 • Fax 541.664.6384 -117- Standard Specifications and Goals 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 for Public Works Construction" shall govern how public facilities aze 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 owned 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 aze constructed so that other properties are 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. All 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 Pennit 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 aze 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. 155 South Second Street • Central Poinf, OR 97502 •541.664.3321 • Fax 541.664.6384 -119- Before the final plat application is processed the developer must pay the relevant inspections fees and bond for any uncompleted improvements (as determined by the Public Works Director). San Ignacio Place Subdivision -Plans 1. Three sets of plans at 95% complete stage are to be submitted for review by the Public Works Department. 2. Once approval is achieved the Developer shall submit four sets of plans to the Public Works Department for construction records and inspection. 3. The Developer's Engineer shall document changes to the approved drawings made in the field. A mylar and digital copy of the final "as-built" drawings will be required before the final plat application is processed. San Ignacio Place Subdivision -Protection of Existing Facilities The locations of existing facilities shall be shown 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 construction, in cooperation with the public or private utilities involved. 2. All existing underground and surface facilities shall be protected from damage during design and construction 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 companies in advance of construction for the purpose of protecting or relocating existing facilities. San Ignacio Place Subdivision -Water Connection 1. Water system designs shall consider the existing water system, master plans, neighborhood plans and 155 South Second Street • Central Point, OR 97502.541.664.3321 • Fax 541.664.6384 -120- approved tentative plans. The Developer, Engineer and Contractor shall provide the necessary testing, exploration, survey and reseazch 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 Oregon State Health Department, as they pertain to Public Water Systems, shall be strictly adhered to. 2. The City of Central Point Public Works Standazds & Specifications should be consulted for specific information regazding the design and construction of water system related components. San Ignacio Place Subdivision -Streets 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 designs shall wnform to the current American Disabilities Act (ADA) or as adopted by the Oregon Department 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 azea 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. San Ignacio Place Subdivision -Storm Drain 1. It shall be the responsibility of the Developer's Engineer to investigate the drainage azea 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 required to provide all hydrology and hydraulic computations to the Public Works Department that are necessary to substantiate the storm sewer design. The storm water sewer system design shall be in conformance with applicable provisions of Oregon DEQ, DSL and ODFW and United States COE and 155 South Second Sfreet • Central Point, OR 97502 •541.664.3321 • Fax 541.664.6384 -121- consistent with APWA Storm Water Phase II requirements. 2. The City of Central Point Public Works Standazds & Specifications should be consulted for specific information regarding the design and construction of storm drain related components. San Ignacio Place Subdivision -Required Submittals All design, construction plans and specifications, and "as-built" drawings shall be prepared to acceptable professional standazds as applicable, the Developer shall provide copies of any permits, variances, approvals and conditions as may be required by other agencies, including, but not limited to Oregon Department 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 Corps of Engineers (ACOE), affected irrigation districts, Bear Creak Valley Sanitary Authority (RVSS), and Jackson County Road and Park 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 final 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. 155 South Second Street • Central Point, OR 97502 •541.664.3321 • Fax 541.664.6384 -122- ATTACHMENT H CITY OF CENTRAL POINT BUILDING DEPARTMENT STAFF REPORT APPLICANT: Name: SAN IGNASIO PLACE Location• 37 2W10 DA TL# 6500 & 6600 City: CENTRAL POINT State: OR_ Zip code: 97502 PROJECT DESCRIPTION: Planning file no. 05040 -12 lot PttD BUlLD1NG DEPARTMENT COMMENTS: 1. Applicant, agent and contractors must comply with all current State of Oregon adopted codes. 2. If a private storm drain system is proposed it must be reviewed and a permit issued by the Central Point Plumbing department. 3. Any private 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 ODSC. 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 and/or excavations. b. Descriptions and class cations of the materials encountered. c. Elevations of the water table, if encountered. d. Recommendations for foundation type and design criteria, including bearing capacity, provisions to mitigate the effects of expansive soils, provisions to mitigate the effects of liquefaction and soil strength, and the effects of adjacent toads. e. When expansive soils are present, special provisions shall be provided in the foundation design and construction to safeguard against damage due to expansiveness. Said design shall be based on geotechnical recommendations. 5. Grading/ excavation permits are required in accordance with OSSC Appendix J and chapter 18 and ODSC chapter 4 regarding any fill material placed on the site. Fills to be used to support the foundation of any building or structure shall be placed in accordance with accepted engineering practice. A soil investigation report and a report of satisfactory placement of fill (including specia{ inspections of placement of fill and compaction) acceptable to the Building Official shall be submitted prior to final of the grading/excavation permit. Building permits will not be issued until grading/excavation permit is finalled. Exception: 1. The upper 1. 5 foot of fill placed outside of public rights-of--way. 2. The upper 1.5 foot of fill that does not underlie buildings, structures, or vehicular access ways or parking areas. -123- CITY OF CENTRAL, POINT BUILDING DEPARTMENT STAFF REPORT page 2 6. To move or demolish any existing structures located on the property call 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 or 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 Central Point Municipal Code 8.24.120. This is not a plan review. This report is preliminary and compiled solely for use by the Central Point Planning Department for use in preparing the Planning Department staff report. Central Point Building Department BY~ Dated: March 10, 2005. Loi a enedetti -124- hacks®n C~tanty Fire i7istrict (~®. 3 8333 Agate Road White City OR 97503-1075 '~ (541) 826-7100 (voice) (541) 826-4566 (fax) February 24, 2005 Fire District #3 Requirements: 05040 San Ignasio Place T/P & PUD • The intersection of Manna Way and Marlin Way shall act as the dedicated turn around and shall be marked no parking in the descn'bed manner shown on the plat map. • No Parking Any time Signs shall be posted on one side of the street(s) • The annual maintenance of these paint marking shall be as described by the City of Central Point. • Fire Hydrants shall be located as show on the plat map. Corner of lot #i, # 4 or #10. Mark Moran DFM -125- 02/23/2005 16:26 ,~ayFx seW~y f ~~ 541666417171 RVS PA(~ 02 ROGUE VALLEY SEWER SERVICES I.acadort: 138 west Vdas Road, Ceaornl Potat -Mailing Addaas: P.O. Soz 3230. Cenbal FbltuoR 97502-000.5 TeL (541) 6646300 or (341) ?79-4144 PAX (542) 664-7171 wwR:RVSS,ro February 23, 2005 Ken Gerschler FAQ 664-6384 City of Central Point Planning Deparhnent 1 SS South Second Street Central Point, Oregon 97502 Re: San Ignacio Place Subdivision,l?ile #05040 Dear Ken, There is an existing 8 inch sewer main on Snowy Butte lane that can be tapped to serve Lots 1, 2, and l2 of the proposed subdivision. Service to the rewaining lots will require a main line extension. The extension must be designod and constructed tun accordance with RVS standards. The proposed development must comply with the water quality requirements of the Phase 2 NPDES permit which are contently being developed. We request that the following conditions be met prior to final plat approval: 1. 41,cceptanee of the sanitary sewer by RVS. 2. Concurrence by RVS that stormwater quality requirements of the Phase 2 NPAES permit have been met. Feel free to call me if you have any questions regarding sewer service for this project. Sincerel , Carl Tappert, P.E. District Engineer K:U~ATA\AGENCIES\CENTPTIPLANNG~SUBDI V ISION\2005\05040-SAr1IClNACIO.DOC -126-