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Planning Commission Packet - May 3, 2005
property is located south of Lara Lane, north of Beebe Road, east of Gebhard Road and west ofHamrick Road. The address is 4922 Gebhard Road. "the applicant is requesting to amend the Comp Plan from Low Density Kesidential to Medium Density Residential and to change the zoning from R-1-8, Residential Single Family to R-2, Residential Two Family. D. Public meeting to review an application for a Fence Variance. T17e purpose of this application is to construct a higher fence along the top of a recently consUlicted footbridge for access to Forest Glen Park. "fo ensure safety and privacy issues have res ~~-~6 been met, the Public Works Department has requested this variance. E. Public hearing to review an application for a minor partition. The purpose of this application is to create three individual tax Lots. The property is located within an R-I- 6, Residential Single Family zoning district. The property is identified on the Jackson County Assessor's map as 37 2W 11DB, Tax Lots(s) 1300. The property is located north of forest Glen Drive, and south of Pittview Avenue, east of Bursell Road and west of Marine Avenue. The addres is 845 Pittview Avenue. STAFF RECOMMENDS DUE TO THE NUMBER OF ITEMS ON THE AGENDA THAT THIS ITEM BE MOVED TO A SECOND PLANNING COMMISSION MEETING ON MAY 19, 2005. STAFF REPORTS AND CORRESPONDENCE RELATED TO THIS ITEM WILL BE PROVIDED IN THE MAY 19, 2005 AGENDA PACKET. F. Public hearing to review an application for a minor partition. The purpose of this application is to create two individual tax lots. The property is located within an R-L, Residential Low Density zoning district. The property is identified on the Jackson County Assessor's map as 36 2W 34C, Tax Lot(s) 3500. The property is located north of Scenic Avenue, south of Interstate 5, west of Del Mar. The address is 5205 Dobrot Way. STAFF RECOMMENDS DUE TO THE NUMBER OF ITEMS ON THE AGENDA THAT THIS ITEM BE MOVED TO A SECOND PLANNING COMMISSION MEETING ON MAY 19, 2005. STAFF REPORTS AND CORRESPONDENCE RELATED TO THIS ITEM WILL BE PROVIDED IN THE MAY 19, 2005 AGENDA PACKET. G. Public hearing to review a Tentative Plan application. The purpose of this application is to create 6 individual tax lots. The property is located within a TOD-LMR, Low Mix Residential zoning district. The property is identified on the Jackson County Assesor's map as 37 2 W l OAB, Tax Lot(s) 1600 & 1700. The property is located south of Taylor Road, north of Palo Verde Way, east of Brad Way and west of US Highway 99. The addresses are 1945 & 1967 Taylor Road. STAFF RECOMMENDS DUE TO THE NUMBER OF ITEMS ON THE AGENDA THAT THIS ITEM BE MOVED TO A SECOND PLANNING COMMISSION MEETING ON MAY 19, 2005. STAFF REPORTS AND CORRESPONDENCE RELATED TO THIS ITEM WILL BE PROVIDED IN THE MAY 19, 2005 AGENDA PACKET. PC050305 VI. MISCELLANEOUS A. Update on Pilot Center. B. Revisit an already approved Site Plan for Quality Fence located at 114 W. Pine Street. VIII. ADJOURNMENT PC050305 City of Central Point Planning Commission Minutes Apri15, 2005 I. MEETING CALLED TO ORDERAT ~:oo P.M. II. ROLL CALL: Chairperson Connie Moczygemba, Candy Fish, Damian Idiart, Scott Mangold, Chuck Piland and Wayne Riggs were present. Mack Lewis was absent. Also in attendance were: Tom Humphrey, Community Development Director; Dave Alvord, Community Planner Ken Gerschler, Community Planner; Matt Samitore, Development Services Coordinator and Lisa Morgan, Planning Technician. III. CORRESPONDENCE There was correspondence distributed related to Items B, C & E IV. MINUTES Commissioner Piland made a motion to approve the minutes from March 1 , 2005. Commissioner Fish seconded the motion. ROLL CALL: Fish, yes; Idiart, yes; Mangold, yes; Piland, yes, Riggs, yes. Motion passed. V. PUBLIC APPEARANCES There were no public appearances. VI. BUSINESS A. 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-i-6, Residential Single Family zoning district and is identified on the Jackson County Assessors map as 3~S 2W ioDD, Tax Lot igoo. 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. Ken Gerschler, Community Planner explained that this item has been continued from last Plmvting Conzniission Min~etes Apri! 5, 2005 Pn~e 2 month. There are no changes to the proposed plans since the last meeting. Mr. Gerschler revisited the correspondence distributed relating to this application. He discussed the number of lots, height allowed for the future structures, flooding concerns, landscaping and screening. He explained that the proposal meets all of the requirements and exceeds the minimum lot size. Jeff Barber, applicant for Bar-Borough subdivision spoke on behalf of his application. Mr. Barber stated that they have several options for this parcel. He explained that rather than sell to a developer or develop themselves and rent out that they would prefer to stay with their original proposal and keep the property. Mr. Barber said that he is willing to share in the cost of a fence with the neighbors for privacy. Mr. Barber spoke about building heights, and at this point the existing home is a single story, but he certainly does not want to limit himself for future development. The applicant's only intention at this time may be to put a bonus room over their garage. Mr. Barber feels that parking is not an issue, since there is plenty of off street parking. James Witt, resident on Jessica Circle feels that Mr. Barber did a good job explaining his intentions, however had questions regarding setbacks for the bonus room. Commissioner Fish explained that it is typically attic space that is used for creating bonus or game rooms. Brenda Grant, resident on Jessica Circle is concerned for her privacy and headlights shining into her home. Ms. Grant is not satisfied with planting trees or bushes that would take 5-ro years to grow enough to solve this concern. She does not feel that it is her responsibility to share in the expense of a fence. She had questions of who would be responsible for controlling parking and if the street lighting would be individual lamp posts at each lot. Kirk Routsong, resident on Jessica Circle expressed concern for the overall project. He said that it looks like an in-fill development. He feels it is the City's responsibility to protect his rights as an existing property owner and that the City is losing it's quality. Chairperson Moczygemba asked Ken Gerschler, Community Planner to explain the City's obligation with the State for developing and preventing urban sprawl. Mr. Gerschler explain that the City has to fully utilize existing land in order to expand the Urban Growth Boundary and City limits. This application is a legal use and the lots meet the minimum lot size requirements. Jeff Barber, applicant responded to the resident's comments. He understands Mr. Witt's concerns and will keep that in mind when working with contractors. CC & R's will probably be strict to maintain the road. He is willing to pay for fence if necessary, to be a good Plmrning Connnrssion Minutes Aprr! 5, 2005 Prrge 3 neighbor. Commissioner Idiart made a motion to adopt Kesolution 641 approving a Tentative Plan application, based on the standards, findings, conclusions and recommendations stated in the staff reports. Commissioner Mangold seconded the motion. ROLL CALL: 'Phe motion passed unanimously. B. Public hearing to review 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-i-6, Residential Single Family zoning district. The property is identified on the Jackson County Assessor's map as 37 2W 1oDA, Tax Lot 6400. The property is located west of US Highway 99, north of Beall Lane, and east of Snowy Butte Lane. Tom Humphrey, Community Development Director gave an update for Snowy Butte Lane improvement plans. He provided the history regarding the Planning Commission adopting a Resolution not allowing further development until Snowy Butte was improved to accommodate more residential development. The City Council rescinded the Planning Commission Resolution a couple of years ago, and decided to hire an engineer to come up with a plan for improvements. The improvements have been sporadic. Individual property will be developing at different times with improvements happening at different times. Chairperson Moczygemba began the hearing and asked if there were any ex-parte communications, conflicts of interests or site visits. Some of the commissioner's had made site visits. David Alvord, Community Planner presented the staff report. Mr. Alvord stated that Gwen Court should be renamed, and the Planning Department would like to see a list of names to consider. Matt Samitore, Development Services Coordinator addressed the questions regarding the Snowy Butte Lane Improvements. He explained that the cost of the improvements to individual property owners depends on the size of their lots and development potential. The sidewalks will be within the easement, not the right of way. Public utility easements are not wide enough as proposed and will have to be widened as mentioned in the Public Works staff report. Public Works is doing everything to make sure road improvements are made as property develops. Plmaning Commission Mim~tes ,~tpril S, 2005 Page 6 Chris Dalengas and Marcus Moralis of Ankrom Moisan Architects, agents for Pacific Retirement Services spoke. They concur with the staff report. Mr. Dalengas stated that Pacific Retirement Services own and operate approximately 24 affordable senior complexes. They maintain a 503 non profit status. The street trees are being provided along all adjacent streets with a separate irrigation plan. The decorative street lighting and plant list for landscaping is consistent with the TOD District. There is a truck parking spot provided for garbage pick up and for resident's moving in and out. Rogue Valley Manor has received r3 out of r5 annual awards for their developments. Bret Moore of Twin Creeks Development, LLC spoke in favor of this application. Mr. Moore feels it is a very positive addition, offering a diversity of housing types and is consistent with the goals and objectives of Twin Creeks. It will be located across from Mae Richardson Elementary, and feels it will be good for both the school and the senior residents. The property is ready to build on. Scott Mangold spoke as a resident of Twin Creeks and feels it is a terrific idea. He stated that a number of his neighbors had already expressed an interest to become involved. Ms. Lewis from Pacific Retirement Services stated that all the units will be rentals. They will be rented on a first come, first serve basis. The occupants must meet the minimum age and income requirements. Resident's will be allowed to have a pet, and there will be a pet policy. No one spoke in opposition of the application. The public portion of the meeting was closed. Commissioner Piland made a motion to adopt Resolution 643 approving a Site Plan application, based on the standards, findings, conclusions and recommendations stated in the staff reports. Commissioner Riggs seconded the motion. ROLL CALL: Fish, yes; Idiart, yes; Piland, yes, Riggs, yes. Motion passed. Commissioner Piland made a motion to continue the meeting past io: 0O pm. Commissioner Fish seconded the motion. ROLL CALL: Fish, yes; Idiart, yes; Mangold, yes; Piland, yes, Riggs, yes. Motion passed. Plmvring Convnission Minrues Apri15, 2005 Page 7 D. Public meeting to review a Site Plan application for the purpose of constructing 6 dwelling units. The property is located within an R- g, Residential Multiple Family zoning district. The property is identified on the Jackson County Assessor's map as 37 2W o2CB, Tax Lot 5200. Site visits were made by Commissioner's Fish, Mangold and Riggs. Ken Gerschler, Community Planner presented the staff report. Mr. Gerschler stated that this is a dwelling group cluster. The house that was on this lot was on an existing substandard set up. Mr. Owen's plan will involve a lot consolidation. The applicant is proposing a 2 car garage for each unit, plus three interior guest parking spaces. Landscape plan was not sufficient and the City will require a more detailed landscape plan, identifying the irrigation plan as well. Mr. Gerschler went through all agency comments and the neighbor's letters. He explained that the applicant could have had more units but opted not to. He went through the architectural design of the buildings and the applicant will be held to that design. Mr. Owen's will speak with the designer and they will see about putting windows up higher, so they can still get light, but everyone will have privacy. The floor plan is the same for all units. Susana Guerrero, resident on North Stn Street, spoke in opposition. She is concerned about privacy and who will be in charge of managing residents. Mrs. Guerrero submitted pictures illustrating the placement and size of second story windows from another development in the City. She was also concerned with the sewer connection since their lines are tied in together. Since for safety reasons the windows would have to be a certain size, that perhaps the windows could be frosted. Mr. Owen's stated that he will go with whatever is required with an approval. Commissioner Piland made a motion to adopt Resolution 644 approving a Site Plan application, based on the standards, findings, conclusions and recommendations stated in the staff reports, in addition to the following condition: i) All measures shall be taken to ensure that privacy is pursued, or this application will have to come back Plmuiing Conunission Minutes ~I pri! 5, 2005 Page 9 Tom Humphrey, Community Development Director gave Commissioner's an update for the Highway 99 Corridor Advisory Committee meeting. 'There will also he a Planning workshop held at Seven Feathers on April i6, 2005. VIII. ADJOURNMENT Commissioner Piland made a motion to adjourn the meeting. Commissioner Mangold seconded the motion. ROLL CALL: Motion passed unanimously. Meeting was adjourned at ir:oo P.M. r r Salt .~~CfZ~G~.CII~ J eGYCe San Ignacio Place is located in an R-1-6, Residential Single Family zoning district which requires 6,000 square foot minimum lot sizes. Because of the property's ownership, presence of existing dwellings (one on each tax lot); parcel dimensions, 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) imposts both a practical (reduction in lot number) and a financial impediment (increased costs per lot) to the development of the property. 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-1-6 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 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 size from 4,600 square feet to 9,090 square feet with an average lot size of 5,335 square feet. The PUD consists of 12 single-family lots. Three of the lots will front on, acid take access from, Snowy Butte Lane. The remaining 91ots will front 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 curb-to- 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 will 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 extended north and south to serve developments on adjoining properties. It 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 accommodate a standard-sized home is 3,000 square feet. The idea of a PUD is to allow for greater 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-1 zoning 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 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 10 to 15 feet while the garage would be 20 to 25 \\Cpchsl\city wide\Planning\05040\05040 San Ignacio Staff Repott_REV_A.doc ($ `".: it f.) feet from the front lot line. The project would also be consistent with current development along Snowy Butte Lane. The applicant has provided a landscape plan (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 site 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 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 maybe assigned. 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 aPUD" -CPMC 17.68.040. CPMC 17.68.040, states "A PUD shall be permitted, altered or denied in accordance with the standards a~sd procedures of this chapter.... To approve or deny a PUD, the planning commission shall ftnd whether or tot the standards of this chapter, including the following criteria are either naet, can be met by observance of conditions, or are not applicable. 1: That the development of a harmonious, integrated plan justifies the exceptions to the normal requirements of this title; 2: The proposal will be consistent with the comprehensive plan, the objectives of the zoning ordinance and other applicable policies of the city; 3: 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; 4.• 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 siz months of the final approval of the project and any necessary district changes, and intend to complete said construction within a reasonable time as determined by the commission; 5: That traffic congestion will not likely be created by the proposed development or will be obviated by demonstrable provisions in the plan for proper entrarsces, exits, internal traffic circulation and parking; 6: That commercial development in a PUD is needed at the proposed location to provide adequate commercial facilities of the type proposed; 7: That proposed industrial development will be efficient and well-organized with adequate provisions for• railroad and truck access and necessary storage; 8: The PUD preserves natural features such as streams grid shorelines, wooded cover and \\Cpchsl\city wide\Ptanning\05040\05040 San Ignacio Staff Report_REV_Adoc P~:r rough terrain, if these are present; 9.• The PUD will be compatible with the szzrr•ounding area; 10: The PUD will reduce the need for pzzblic facilities and services relative to other permitted uses for the land. Criteria listed above is addressed by the applicants frrulings. (Attachment B) Although the attached findings are sufficient to support the application, staff has some concern with statements that the PUD will be compatible with the surrounding area. The lots along the eastern property boundary are smaller than those in the Snowy Butte Meadows PUD (Phase II) both of which are 6,200 square feet. Six thousand square foot 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 for R-1-6 residential zones which is a maximuzn of 6 units per acre but does not meet the standard area requirements. The tentative plan includes all information required by CPMC 16.10.010 et seq. 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 zodifications, the project could meet all City standards and requirements found in Attachments F, G and H. T/iis proposal should be continued in order to discuss those modifications with tl:e applicant prior to Commission consideratiozz 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 wide\Planning\05040\05040 San Ignacio Stall Rcport_REV_A.doc ~ $ xr qty ®f Cent~ai P®rn~ P®~ ~~ Tore Humphrey, AICP AT~I~ACI-IMENT ~1 Communii i7e~;r!opment Director Ken Gerschler Community Planner Dave Alvord Community Planner Lisa 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 properly is identified 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 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. f~ ~^~ PUBLIC COMMENTS 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 Gity Hall, 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. -, ~< ii c ATTACI-IMLN"I' B FINDINGS OF FACT FOR SAN IGNACIO PLACE PLANNED UNIT DEVELOPMENT Before the City of Central Point Planning Commission Myles Comstock & Stanley & Gwen Snook ) Findings of Fact San Ignacio Place a Planned Unit Development ) and Conclusions of Law Chapter 17.68 ) City of Central Point ) Municipal Code ) INTRODUCTION It is the applicants' objective to develop a single-family detached planned unit development (PUD) on 1.87 acres of land (the "Project"). The property (the "Property") is defined on the Assessor's Tax records as tax lots 37 2W lODA 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 ~ o "t,~. _w„~_ _:, ,. ~ ~. 3 ~ ~ • r,,..--- improvement requirements, and the cost ,, ~ - ~- ,; ~ ~` -.~- 6-~ ,_.. associated with the improvement of Snowy .ny~y fi- ~: -~ t`~,n`~ r'. Butte Lane, development under conventional . ~ ~ `~`~ ;~ ~.~;;;(,~ "' ~,.~ .i -., ~ standards imposes both a practical (reduced '~ ; °i, I =t •~ i:"' (•'~"~, lot yield) and financial impediment `Y`.~ -"~ ~p,.. } _,~ `,,,~ ,~ ; a") ;~: = (increased costs per lot) to development of ;` `,~, 5~:~'~nY.,`.=,L_..,~r~ the property. Y.. ` ..- 4' ~-~ ~.-~-,' e~ ~; ~ ;.» +.m ~ y } The Property is zoned R-1-6 (Figure 3) ~ ~ ~ ~ ~ ~.,n., , which is consistent with the City's * ' ,~ ,,,, :,~, ,,., ~,,, Comprehensive Plan residential land use ~ j, "~>~~ ~~';`" \ Y ~ ~ designation for the property. The Project's ' '~~~' ~~" ` ~: -: design (Exhibit 1 Sheet 2) take int wr- ,f `~ ' ~ ~;m ';;m~ . :- ; ' ~~;-- .,; U , s o consideration the character of the R-1-6 ~ ~• „„ , ;rte: `~s; '. sj ~, ~ '; i ~~ -' zoning district and the surrounding k~~s..„~.;"~~°~°°•°~" =~' '°= -- -- neighborhood relative to density, coverage Figure 1 and setbacks. The existing dwelling units will be retained as part of the PUD. The Project consists of 12 single-family lots. Three of the lots will front on, and take access from Snowy Butte Lane. The remaining 9 lots will front on, and take access from a public street eS: system (Marlin Way and Manta Way). Lots fronting Marlin Way will extend to the curb-line of the street. The Marlin Way will be 28-feet curb-to-curb public street, with a 5-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 Mazlin Way Manta Way will 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 extended north and south to serve the adjoining property. The Residential Single-Family District (R-1) provides for planned unit developments' as a permitted use subject to compliance with the standazds and criteria set forth in Title 17, Chapter 17.68 of the Central Point Municipal Code. In summary the proposal presented in this application has been designed to: 1. Develop the Property consistent 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 improvement of Snowy Butte Lane, while providing affordable residential lots. Figure 2 Section 17.68.020 establishes criteria for planned unit developments. The R-1-6 inning 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 azea (Project Area) is illustrated in Figure 4 and can be described as an infill development azea of approximately 13 acres served by Snowy Butte Lane. The Project Area is surrounded on 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 currently, and in the future will continue to, drive development interest in this area: Figure 3 ' Central Point Municipal Code, Anicle 17.20.020 (~ }, {„ Page 2 of 1G i e!' 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 Butte Lane, a 20-foot wide substandard public rightrof--way between Beall Laile and Timothy Street. The 17 tax lots are zoned R-1-6, which is consistent with the City's comprehensive plan land use designation for the area. According to the Assessor's records the 17 tax lots total 12.92 acres. Using the base density figures set forth in Section 17.68.100 (B) of the Municipal Code the Project Area, under ideal conditions, has the potential to accommodate an additiona162 dwelling units, for a total of 77 dwelling units. However, because of the location of existing dwelling units, the size and shape of the tax lots, and dedication requirements for Snowy Butte Lane, it is conservatively estimated that under conventional development standards approximately one-third of the Project Area's development potential will be lost adjusting the probable yield to 65 lots. The solution to the inf`ill and cost issues is through the use of the 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 improvement of Snowy Butte Lane and the availability of affordable lots. . S~ Page 3 of 16 FINDINGS OF FACT: FINDINGS 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 variety of uses, utilize the economy of shared 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. ~ndi»g Section 17.6& 010: The purpose of the PUD ordinance is primarily to provide the flexibiliry necessary to encourage better planning within the context of the underlying zoning district. The Project site presents numerous challenges as previously discussed. The Project's design requires limited exceptions to the underlying R-1-6 district, while making every effort to retain the character of the surrounding residential neighborhoods. Because the Project's design successfully accomplishes this objective it can be found to meet the purpose of the PUD ordinance. Section 17.68.020 Size of the Planned Unit Development Site A FUD shall be on a tract of land five acres or lazger, except that a PUD maybe on a tract of land of more 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 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; Finding 17.68.020 (A): Not applicable, there are no unusual features of importance. B. The property or its neighborhood has historical character or distinctive features that aze important to the community and that could be protected or enhanced through use of a PUD; Finding 17.68.020 (B): Not applicable, the Property does not have arty historical signifreance, or distinctive feature. 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; Finding 17.6&020 (C): The Project complies with criteria 17.68.020 (C) as follows: 1. On the west side of Snowy Butte Road, across from the Property, is the recently approved Snowy Butte Meadows development, a residential planned unit development of I S lots. The Project's design will continue with the detached single family character of the Snowy Butte Meadows project. 2. The Project's street extends to the northerly and southerly property lines to provide access to the abutting properties (372W IODA 6400 and 372W TODD ,l -~- -~- Pagc 4 of 16 2700). It also It is expected that the nbtstting property will develop as a planned unit development, continuing the private street to Snowy Butte bane. 3. The Project's design, relative to rsse, setbacks and lot coverage will also complement the abutting single family residential development to the east. D. The property is of irregular shape, with limited access, or has unusual dimensions or chazacteristics; which would make conventional development unreasonably difficu}t and expensive. Finding 17.68.020 (D): The Project complies with criteria 1768.020 (D) as follows: The Project measures approximately 320 feet by 233 feet and consists of 1.87 acres (see Figure I). Based on SFR-b zoning the Property has adequate area to accommodate a maximum of 121ots. However, because of a combination of property dimensions, existing dwelling :snits, required dedication for funsre improvements to Snowy Butte Road, and minimum lot restrictions relative to lot width, the Project's lotyield would be limited to a maximum ofseven lots, including the existing residences, for a approximate 30% reduction in the Project's development potenrial. 2. The cost of improving Snowy Butte Road is an integral cost ofdeveloping the Project The cost of improving Snowy Butte Road is an estimated $350,000 (2004 dollars), or approximately $300 per lineal foot. Because of the Project's current physical constraints a 40% premium would be paid for Snowy Butte Lane to develop the Project under conventional subdivision standards. Considering the cost ofconstructing Snowy Butte Lane and the extension ofpublic utilities development would be unreasonably diffrculr and expensive. To maintain affordable housing units it is crucial that allowable densities be attained. CONCLUSION: As a result ofthe above findings it can be found that it is in the public's interest to allow a planned unit development of the Property. Section 17.68.040 Criteria to Grant or Denv a PUD A PUD shall be permitted, altered or denied in accordance with the standards and procedures of this chapter. In the case of a use existing prior to the effective date of the ordinance codified in this chapter, and classified in this chapter as a PUD, a change in the use or in lot area, or an alteration of structure shall conform with the requirements for PUD use. To approve or deny a PUD, the planning 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 aze not applicable. A. That the development of a harmonious, integrated plan justifies exceptions to the normal requirements of this title; Finding Section 17.6& 040 (A): Development of the Project as presented in this PUD application will comply with the City's coverage and set back requirements for the R-1-b zoning district, and as stseh will be harmonious with existing abutting R-1-6 developed properties to the east. The proposed PUD also provides for street extensions to the north '^' Page 5 of 16 .::t to allow the eft eient development of the abutting property. The Project requires only three exceptions to the normal requirements of Title l7: 1. Lot width reduction from 60 feet to 50 feet. All lots will have a minimum width of SO feet. A 50 foot lot width is not unusual for 6, 000 sq. ft. lots. Figure 4 illustrates a typical house footprint that meets all setback requirements. 2. Use of a public street with sidewalks in an easement in lieu of a standard public street. Because of the limited parcel dimensions, existing dwelling, and dedication requirements for Snowy Butte Lane, the use ofa private street allows for an increased lot depth, which avoids the need for rear yard setback exceptions. 3. Sidewalk on one side of the Manta Way. Because of the intimate environment of the Project it is not necessary that sidewalks be provided on both sides of the street. The weststde ofManra Way was selected because it has direct access to seven of the twelve lots. 4. No parkway between sidewalk and private-street. In lieu of a parkway a landscaped entry and use of landscape clusters along the streetseape is proposed. B. The proposal will be consistent with the comprehensive plan, the objectives of the zoning ordinance and other applicable policies of the city; Finding Section 17.6&040 (B, Comprehensive Plan): The Project's zoning is consistent with the comprehensive plan residential designation. The Project does not propose any land use changes. Finding Section 1 ~ 6~ 040 (B, Zoning Ordinance): The Project complies with the objectives of the zoning ordinance asset forth in the purpose of the planned unit development. 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; Finding Section 17 6& 040 (C}: The Project's design complies with the City s setback and coverage standards for the R-1-6 zoning district. Further, the Project's design illustrates that each proposed lot is ofsufficient size to accommodate a variety of house plans of a style and square footage (1, 200 sq. ft. to 1, 600 sq. jt. oflivable area) consistent with the general housing characteristics of the surrounding area. D. That the proponems of the PUD have demonstrated that they are financially able to carry out the proposed project, that they intend to start construction within six months of the final approval of the project and any necessary district changes, and intend to complete said construction within a reasonable time as determined by the commission; Finding Section 17.6& 040 (D): No later than the time specified in the foZZowing Schedule of Performance, the applicant will, as a condition offrnal plan approval, submit `_ '`- e9 Page 6 of 16 to the City evidence satisfactory to the Ciry that the applicant has the ey:tity capita[ and commitments for mortgage frnancing necessary fnr development of the Project, or applicable portions thereof. The following represents the applicant's proposed Schedule of Performance: Schedule of Performance I Preliminary Plan Approval II Phase I III. Phase 2 Spring 2005 a. Final Plan Approval Summer 2005 b. Commencement of Construction, Infrastructure Summer 2005 e. Final Plat Approval Winter 20D5 d. Commencement of Construction, Residential Winter 2005 e. Completion Date, all Residential Construction Summer 2007 a. Final Plan Approval Summer 20D5 b. Commencement of Construction, Infrastructure Summer 2006 c. Final Plat Approval Winter 2006 d. Commencement of Construction, Residential Winner 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 will 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 17.6&040 (E): Currently, Snowy Butte Lane has an estimated average daily trip (ADT) count of 143 tripsz. The Project, upon completion ofall phases, will add an additional 96 ADT, with a peakAM/PM trip generation of 8/10 trips respectively. The added trips will not cause traffic congestion. The project will also improve its frontage on Snowy Butte Lane to city standards fora 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; Finding Section 17.68040 (F): Not Applicable. The Project does not propose any commercial uses. G. That the proposed industrial development wilt be efficient and well-organized with adequate provisions for railroad and truck access and necessary storage; Finding Section 11.6&040 (G): Not Applicable. The Project does not propose any industrial uses. s Trip Generation, 7'" Edition, Snstitute of Traffic Engineers _i `a' ~ page 7 of l6 H. The PIJD preserves natural features such as streams and shorelines, wooded cover and rough terrain, if these aze present; Finding Section 17.ti8040 (H): NotApplicable.1'he Property does not contain any streams, shorelines, wooded cover, or rough terrain. I. The PUD will be compatible with the surrounding area; Finding Section 17.68040 (I): As a restdt of the Project's design as a single family detached development that meets atl setback and coverage requirements, the Project will be compatible with the development character ofabutting R-1-6properties to the east, and the surrounding neighborhoods. The PUD will reduce need for public facilities and services relative to other permitted uses for the land. Finding Section 1 ~ 68040 (~: The Project will reduce the marginal cost of maintaining public facilities and providing public services. 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 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 management or use. Finding Section 17.68050 (A): Sheet 3, Street &LotPlan, of Exhibit "B" identifies the proposed street, pedestrian, lot and common area locations. - Measurements of areas proposed to be conveyed, dedicated or reserved for public street, parks, parkways, parking, pedestrian ways, playgrounds, school sites, public buildings and similar public and semipublic uses. Finding Section 17.68050 (B): Sheet 3, Street & LotPlan, of Exhibit "B" identijes the proposed public street dedication for Snowy Butte Lane, Marlin Way, and Manta Way. Other than the public street dedication and sidewalk and utilities easements there are no other dedications, or reservations, 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 improvements and indicating the open spaces around buildings and structures. Finding Section 17.6& 050 (C): Sheet 2, Site & Landscape Plan, of Exhibit "B" identiftes the building envelope for each proposed lot, street and pedestrian system the location of common areas, and a detail of the common areas. Sheet 2 also shows typical detached single family footprints. The Project's design, as illustrated in Sheet 2, provides for each lot complying with minimum setback and for coverage requirements for the R-1-t5 district. •~ is .'~ ek Page 8 of 16 -Elevation and perspective drawings of proposed structures. Finding Section 17.6&050 (D): Each lot will be custom designed and constnicted to the needs of the lot owner. Arehitect:eral and site standards will be set forth in the CC&R's. Minimum design standards will include; compliance with setbacks and lot coverage, a minimum provision of two enclosed off-street parking spaces per lot. - A development schedule indicating: a. The approximate start date of construction; b. The stages in which the pioject will be built and the approximate start date of each stage; c. The anticipated rate of development; d. The approximate completion date for each stage; e. The area, location and degree of development of common open space that will be provided at each stage. Finding Section 1 ~ 6~ 050 (E): The proposed development schedule is presented in Winding Secrio» 17.68.040 (D). - Agreements, provisions or covenants which govern the use, maintenance and continued protection of the planned unit development and any of its common open space areas. Finding Section 17.6050 (F): Pending approval of this PUD application, and as a condition offrnal approval of the development plan a complete set ofCovenants, Conditions, and Restrictions governing the PUD development will be completed and submitted to the City for review and approval. - The following plans and diagams either separately or contained on the figures contained in subsections A through D of this section: a An off-street parking and loading plan; b. A circulation diagram indicating proposed movement of vehicles, goods and pedestrians within the planned unit development and to and from thoroughfares. Any special engincering features and traffic regulation devices needed to facilitate or insure the safety of this circulation pattern shall be shown; c. A landscape and tree plan; d. An economic feasibility report or market report; e. A solar orientation plan showing the general orientation of buildings and roof slopes to each other, to streets, and to the landscaping and tree plan. Pagc 9 of 16 Finding Section 17.68050 (G)(a-c): Plans addressing a through c above are inchrded in this application as Exhibit "B ", Sheets 1 thro:lgh 4. Finding Section 17.68050 (G)(d): Between 1990 and 2001 Central Point was the second fastest growing Census Tracts in Jackson County accounting for approximately 14% of all single family construction activity. It is estimated that over the co:~rse of the next five years an additlonal8,000 new housing units will be eonstn~cted in the county. Most of this new housing will be acquired families moving to Southern Oregon. Based on past trends it can be expected that Central Point, during this same period, will realize a demand for ],120 new housing units, most of which will be single family detached units. Considering the expected growth in housing the Project has adequate demand for its product, 1•tnding Section 1 ~ 68050 (G)(e): See frndings in Section 17.68.100(A) (d) below. - Other pertinent information shall be included as the planning commission finds necessary to determine any appropriate and desirable requirements that may differ from those ordinarily applicable under this title. Finding Section 1 Z 68 050 (!3): The applicant has made an extended effort to diligently address all probable design and land use objectives of the City, and incorporate same into the design of the Project. The planning commission may allow exceptions within a P1JD for dimensions, site coverage, yard spaces, struchue heights, distances between structures, street widths or off-street parking and loading facilities differing from the specific standards for the zoning district in which the PUD is located. Exceptions shall be based upon the applicant's demonstration that the objectives of the zoning and subdivision titles of this code will be achieved. A. When the spacing between main buildings is less than the spacing which would be required between buildings developed under this chapter on separate parcels outside a PUD, other design features shall provide light, ventilation and other characteristics equivalent to that obtained from the spacing standards. Finding Section 17.68080 (A): The spacing between buildings will conform with requirements of the R-1-6 zoning standards. B. Buildings, off-street parking and loading facilities, open space, landscaping and screening shall conform to the specific standards of the zoning district within fifty feet of the boundary lines of the development. Finding Section 17.68080 (I3): Throughout the Project building coverage, off-street parking, setbacks (open spaee/landscaping) will conform with requirements of the R-1-6 zoning district. C. The planning commission may approve building heights greater than those authorized by the zoning district. ~ ~> ~. A Page 10 of 16 Finding Section 17.68080 (C): All building heights within the will conform with requirements of the R-I-6 zoning district. D. The building coverage for any PUD shall not exceed that which is permitted for other consUuction in the zone. Finding Section 17.68080 (D): All building coverage within the will conform with requirements of the R-1-6 zoning district. E. When a PUD design would require exceptions to the regulations of the subdivision title, the planning commission may grant those conditions as part of the PUD. Tentative approval of the preliminary development plan of a PUD shad also constitute tentative approval of a tentative plan under Chapter 16.10 if the materials are presented in the manner prescribed by subdivision title. Finding Section 17.68080 (E): The Project proposes to use a modified public street standard. Marlin Way will be constructed with a cnerb-to-curb section of 28 feet, consistent with the City's standards. A five foot sidewalk will be constructed adjpcent to the curbs, similar to the City's approved plans for Snowy Butte Lane; however, the sidewalks will be located within a sidewalk easement. Manta Way north ofMarlin Way will be constructed to similar standards, with the exception that the sidewalk will only be on the west side. Manta Way south ofMarlin Way wilt be constr:cted top 24 foot curb-to-curb section, with sidewalks on the west side only. All other land division requirements will comply with the standards of Chapter 16. A. Within a PUD, the planning commission may authorize an increase in total number of dwelling units of up to five percent above the number of units (rounded up to the next full dwelling unit) otherwise authorized by the density requirements of the zoning district. For an increase of dwelling units to be permitted the planning commission shall find that the development wi[i contain distinctive qualities or overall excellence in the areas of site planning, architectural design, landscaping, solaz orientation and recreational opportunities, which will provide a superior living environment and enhance the general area or neighborhood. Finding Section 1 ~ 68100 (A): The Project's design vs. conventional development of the Project site will offer a superior living errvironmentfor its residents, while providing a positive influence on the general area incorporating the following distinctive qualities: a. SitePlanning - As a result of the Project's location and its size, and the size of the general Project Area, the site design is intended to reflect the character of the surrounding developed neighborhoods. Any attempt to mix uses, or tntroduce housing types other than detached single family, would be out of context with the s:~rrounding area. b. Architectural Design -The architecnural design of individual residences will reflect neo-traditional characteristics in building materials, roof lines, and use offront porches. Design standards will be included in the CC&R's along with an architectural review process. -a x.. Page 11 of 16 c. Landscaping -Common area landscaping is provided throughout the Project's streetseape to provide a unifying design element both from a site plan and pedestrian perspective. d. Solar Orientation -The Project site's orientation is east/west. Consequently, most of the lots will have an east/west orientation allowing for optimal solar access. e. Recreational Opportunities -Preferred recreational opportunttes are available at nearby Flanagan Park, which is within convenient walking distance of the Project. Becaarse of the Project's limited sine on-site recreational opportunities are limited to those typically associated with single family detached lots, i.e. rear yard activities. As a result ofdestgn flexibility provided by the PUD process it is possible for the Project to provide rear yards that meet the requirements of the City. li. For purposes of this section, residential base densities to which the allowable percentage adjustments may be applied are: R-1-6 Residential Single-Family 6 units per acre Finding Section 17.6&100 (B): The Property contains 1.87 acres. At 6 units per acre cotrventional development would allow 11.22 units. With a S% density bonus the allowable number of lots would be 11.78; which when rounded up allows for 121ots. A. Open azeas may be accepted as common open space these requirements are met: unit development if 1. The location, shape, size and character of the common open space is suitable for the planned unit development; 2. The common open space is appropriate to the scale and character of the planned unit development, considering the P1TD's size, density, expected population, topography and number and type of dwellings provided; 3. Common open space will be improved for its intended use, although common open space containing natural features, structures and improvements in the common open space shall be appropriate to the uses proposed for the common open space; 4. The development schedule coordinates the improvement of the common open space and the construction of buildings and other structures in the common open space with the construction of residential dwellings in the planned unit development; 5. If buildings, structures or other improvements are to be made in the common open space, the developer provides a bond or other adequate assurance that the `~' Page 12 of 16 8. Pedestrian movement upon the site shall be ezzcouraged and separated from vehicular traffic through a comprehensive system of paved pathways; Finding Scotian 17 Gg 1311(Bj: 1'he Prr~ject prc~uides far pedestrian movement alr~ng the Snowy Butte Lorne frontage with a 5 fact sidewalk adjacent to the curb per the City's plans far Snowy Butte Lane. Additionally, the S foot sidewalk will cantinzre an bath sides of eastlwest section af.Nlarlin l'Yay, and along the west side afManta T3'"ay to its northerly and southerly limits. C. Develflprnent for residential and accessary uses shall be at a specified maximum density; Finding Section X ~ 6g X3tl (G'); The proposed density is cansr`stent with the R-1-6 zoning district and the 5°ro density bonus. D. tJff-street parking shall be provided at the ratio specified in Section 1'7.64.04(} and for visitor parking, one space per four units. Vehicles shall park only in designated areas or stalls. 'T'here shall be no parking within turnaround areas or main driveways. Visitor parking shall be clearly identified and maintained. Finding Section 17. G~ 1.~4 (.L7}: Off-street parking is provided at ratio of .2 spaces per dwelling unit as set forth in Section 17 G4 X4(1. E. Boats, trailers, campers and similar recreational vehicles maybe stored in designated areas only. The perrnax~ency, security and visual screening of recreational vehicle storage area. shall be assured by the construction of permanent walls not less than seven feet in height; Finding Section 17.68 13tI (R}; The Project's CC&R's will restrict storage a, f boats, trailers, campers, and similar recreational vehicles to areas o„ f the lot screened frr~m public view li. "Tot lots" shall be provided in addition to adult recreational facilities for the year-round use of children residing on the site. The planning commission shall specify the number oftot lots required and the type of construction for play equipment; Funding Section 1 ? 6g.13t1 {F~: Because of the small size of the Project a tat lot is not a practical amenity bath. from a use and cost perspective. Adequate private yard space is available an each lot to accommodate the needs of children within the .Pro, jest. G. lfunits in the project are rented, the owner of the subject property shall provide for the regular and continuing maintenance ofall structures, open space and landscaped areas and all off=street parking and maneuvering areas. ~.n agreement guaranteeing such continuing mairrtenance and giving lien rights to the city in the event of lack of said maintenance shall be submitted to the city attorney for his review and approval prior to the issuance of any building permits; Finding Section 17, 6~ 13tI (G}: It is the intent cif the applicants to develop the Project as owner aecupieui H, if units are sold individually {condominiums}, a homeowners' association shall be established for the purpose of permanently maintaining all of the subject property, including common areas and individual units, buildings and structures, and a f ~~s~ ~~ of z~ horcaeowners' association. agreement guaranteeing such a maintenance by individual owners and providing for lien rights acrd reimbursement to the city for any costs incurred thereby sha11 be submitted to the city attorney prior to the issuance of any building pertrcits; Finding Sectlvrt 17. ~~ 13(1 ~): ~. A bicycle path system shall be provided that is either integrated into the pedestriaac sidewalk system or designed as a separate system and appropriately mac~ed and signed. The system. should include bicycle access to all dwelling units, and such facilities should connect to the city's bicycle system plan. Bicycle racks shall be provided for residents and visitors anal other Features that znay be required. Finding Sec7ivn 17. S~ 134 {~}: The Project's size and street pattern does not justi, fy a dedicated bicycle path system. Young children cpn use the sidewplk, white elder bicyclists cpn comfortably ride can Martin Way and Manta Way. Peak hour traffic vrslzcmes pre not expected to exceed 1.32 trips per dwelling unit, for an estimated tratal peak hour count c f'appraxitnately 1(1 trips3- s Trip Generation, 7~' Edition, Instigate of Traffic Engineers u~~ ~< . „a fop Page IS of 16 LEGAL ~ESCRIPTIf)N 372W IODA 6S0t} Myles Comstock Commencing at the Southwest corner of Snowy Butte Orchards in Section 1(~ Township 37 South., Range 2 West of the Willamette Meridian in Jackson County, Oregon, thence East along the South boundary of said SNOWY BUTTE OItCI~C~-RDS, and the center lute of Beall Lane x49.7 feet, thence North parallel with the West boundary of said SNOWY BUTTE ORCHARDS and the center line ofa 20 foot road 495.48 feet to the true point of beginning; thence continue North along said center line I53.94 feet; thence 1~;ast parallel with the South boundary ofTract "S>' 330.65 feet; thence East parallel with the West boundary of Tract °`S>' 153,94 feet; thence West parallel with the South boundary of Tract `°S>' 330.65 feet to the true point of beginning. LEGAL DESCRIPTION 372W IODA 660Q Stanley and Gwen Smoak Comirtencing at the Southwest corner of Snowy Butte Orchards in Section 10 Township 37 South, Range 2 West ofthe 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 BLl"l~`E ORCHARDS and the center line of a 20 foot road 263.48 feet to the true point of beginning; thence continue North along said center line of said roadway l OCl.00 feet; thence East parallel with the South boundary of Tract "S" 330.65 feet; thence South parallel with the West boundary of Tract L`S» ].00.00 feet; thence West parallel with the South boundary of Tract "S°' 330,65 feet to the true point of beginning. .~,, ~~ r~~e i~ or is w~ ~.~ ~,,~ 3 4,880 SR.fT: ~ 6,66a sct.>=r, 6 4,716 sit.f7, 6 i.70D SS~.FT. 7 6,078 SQ,fT, E 4.TOO SO.fi C 4,700 Sti.FT. 16 6,02A &A.Ft. 11 4.806 SR~f T. 12 G,S60 SQ.Ff: .~ ~~~ ~~~ ~.. ~ x: lt! ~ ~~~ N U ~~ w ~~ v~ ~ --~ a. ~~`~ _~ ~~H ~~0 d~ ~~ ~. ~' a GRAPHIC SCA M fY .Y! i~a ~ ~~~ g ~~~ ~ ~~ ~T'~'~C~~~I~1"I" D a i .. ~ ~~ $ ~ ~ ~ ~ =t ,~ ,~ b ~ ~i T~ ti r~+ ~1 3 ~ _ ~` ' , 4 ~ ; 'y,. 5 3 'V V ~"~. f t ~Y i i ~ S • ~ ~ ~ ~ ~ i i ~ 41 H Q2 SAN lQNAC1C3 PLADE Hartley Engineering 8 ~ PANNED LJNiT DEVEI C3-PMENT Associates, ina. _. ca~aam:~,t,t~ rrr:~ ~:_?+.~x-a+ .. SITE PLAN & LANDSCAPE PLAN i ~~.' s,x„_a.s ~,;,~ ~~~ i O ir , r ~~, r;V; ~~ _......_...___ i ~ ~. _.._._~.-------------------___--------•--__.__.....,.._._........_..sHOwr au~_-~.----__......_._. _.._._I Y 1~"["l~'~.CI-1ME~1`I' l to the City evidence satisfactory to the City that the applicpnt Zaps the equity capital and comrrzitments for mortgage jincrneing necessary far development of the Projectz or applicable portions thereof. The following represents the applicant's proposed Schedule afPerfornzpnce: Scl:edule afFerfvrmunce .~ Preliminary PlanApprova7 Spring~tit?~ .Ll. Phase I Z17. .Phase 2 a, Final Plan Approval Sunarrser 2lZtZ5 b. Commencement of Construction, 1'nfrastrtzctzsre Sazmrner 2t?C1.S c. Final flat Approval Winter .~f1C1.5 d. Commencement of Cansmzction, Residential YI'inter 2UC35 e, Completion late, all Residential Construction Summer .2~t17 a. Final Plan Approval Sizraattler 2(1Ct5 b. Commencement ofConstrt{coon, Infrastructure Sasmmer 2f1Q6 c. Final Plat Approval Jointer 241J6 d. Commencement c?fConstruction, Residential Tinter ~l]l16 e. Completion Z~ate Su»imer .2f1a8 Exhibit B, Sheet 3 idenfifres the phasing, Common area will be improved at time of constrzzetion of all street and infrastructzsre imprauenaents. E. That traffic congestion c~-ill not lil~ely be created by the proposed development or avill lie obviated ley derrioiastra~rle provisit~ias in the plan. for proper entrances, e~sits, iaatei-nal traffic circulation and parl~ir~g; Finding Sec~ian 17.6& ~~f1 (~~; Czsrrently, Snowy Butte Lane has an estimated average daily trip {A~T,J count o, f 1 ~#3 tripsZ. T'he Project., upon completion ref all phases, tivill add pn additional 9G AEI: with a peak.AhllP.l4~I trip generation of 8II17 trips respectively. The added trips will not cause trajfzc congestion. The project will also improve its frontage on Snowy Butte Lane to city standards fora 28 foot residential street section. The project's design also provides for extended streets to adjacent land to further ,facilitate efficient circulation. F. That comrr~ercial developrrzent iiz a 1?UD is weeded at the proposed location to provide adequate r~ria.iiiercial facilities of fire tyre prap~rsed; Finding Section I7.6~. f?~f} ~'.~r IJot Applicable. 7'he .Project does not propose any cotaaaa2ercial uses. G. That the proposed industrial developirient will be efficient anr3 ~.vell-organised with adequate provisions for railroad and truck access acad. necessary storage; Finding Section 17, 6~ 44tI (~jr 1~e~t Appltcalile. The Project does not propose any indzsstrial asses. z Trip Generation, 7~' Edition, t~tute oi' Traffic Engiai~rs Page 7 of 16 F'-e.f ATTACHMENT ~' PLANNING DEPARTMENT RECC}MMENDED CC)NDITI©NS t)F APPRC3VAL l . Prior to final plat approval, the applicant shall subz~~it to the City a copy of the proposed covenants, conditions and restrictions {CCBzRs) for San Ignacio Place PUD within one year's time, or May 3, 21306. 2. The applicant shall comply with all requirements imposed by affected. public agencies and utilities as they pertain to the development of the San fgnaeia Place PUD. Evidence of such compliance shall be submitted to the City prior to final plat approval. 3. The applicant shall comply with all federal, state azad local regulations, standards and requirements applicable to the development and eonstz~ction of the San Ignacio Place PUD ~lCpclasllcity widetT'lanningt(}5440t{15444 San Ignacio Staff Re~ort_REV A.clae { ;~, _~ ~~,.~~ A`I~TACIIMI~I'~1'l' G 3..-` A Bab Prerce, Director ~U~?lIC ~ft'31"kS ~~~ta,t'~7ne~CI~' ]Matt Samitore, flee. Servr'ces Coord. ~..~......~~ _______.._ _. ~~~~~~~• __.~.__._________.._W...~_____...~.______________...._~.~.__. ~~ ~ ~~ >,~.~; PUBIC` ~YDS` ST~.~'~' R~'PDR~' March 8, 2005 `I`Q: Planning Commission FR(J1VI. Public Works Department SUB3ECT: Public Hearing --Tentative Subdivision for 312W 1 ODA, 'Tax Lots 6500 and 6600 San Ignacio Place SubdivisionlPlanned Unit Development Applicant Miles Comstock Stan and Gwen Snook 3325 Snowy Butte Road and 3286 Snowy Butte Road Central Point, t~}R 97502 Central Point, t.~I2.97502 Surv~ Hartley Engineering & Associates, Inc. P.fl. Box 1625 Medford, 4R 97501-0063 Pronert-y Description! R-1-6 2onin Purpr~se Provide information to the Planning Commission and Applicant {hereinafter referred to as "Developer"} regarding City Public Works Department {PWT1~ standards, xequirerrlents, and conditions to be included in the design and development of the proposed. Gather information from the Developex~Engineer regarding the proposed development. A City of Central Point Public Works Department Staff Report is not intended to replace the City's Standards & Specifications. Staff Reports axe written. in coordination with the City's Standards & Specifications to foran a useful guide. The City's Standards & Specifications should be consulted for any information. not contained in a Public Works Staff Report. Planned ~nit.Z7evel~aprnentExceptir~ns 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 fact which matches our standard for a minor residential street with parking on one-side. 155 South Second Street ~ Central Point, 4R 97542 ~ 541.564.321 ~~ Fax 541.664.5384 .~~ The Public Works Departzaaent will accept these roads as stazaclard city streets, Throw. the Planned Uzait Developmezat application the applicant is proposing the sidewalks be put ita aza easement instead of the right-of way. Additionally, the applicant is proposing easeznezats that arc szaaaller tlaaza usual in order to keep to existing houses. Qn lots t and l2 the applicant is requesting a five foot PUt7 instead of the standard ten feet. This smaller utility easement will require better coordizaation with power, gas, plaozae and cable companies. Alozag lots 3 to 11 the applicant is proposing and eleven and a half foot wide PBE. The reason for the larger PUE is for l .5 for water meters azad then the stazadards ten feet for the PUE. The applicant has submitted a valid landscape plan that will serve for a streetscape for this area. Irrigation to the trees shown will be on an individual property basis. Existing Infrastructure t . Streets: This section of Szaowy Butte Lazae is iznprovecl to a paved width oft 8 feet. 2. V~ater: There is an existing eight inch water line in Szaowy Butte Lane. 3. Storm Drain: There are existing curbside ditches. San Ignacio Place Subdivision Special Rer~uir~e»ients 1, Ri htg-of-_way Dedication: The Developer shall dedicate seven feet of frontage along Snowy Butte Larzc for widening of the street to City Standards. 2. Lot to PUE: The developer shall expand the PUE on lot 10 along its eastern border to ten feet, Water for lot tt3 azad a water service meter will be served by a connection from Blue Marlin Way. 3. Sidewalks for Lots S thru 9: The developer shall put in an additional easement for sidewalks and shall construct the standard City sidewalk for lots 5 thnz 9. 4. Snow~Butte Lane Improvements: Developer will be responsible for constructing curb, gutter, and sidewalk and additional paving width to Snowy $utte Lane far the subject properties. Coordination of these izaaprovements will be discussed with Public Works Staff once construction drawings are approved for dais development. No Deferred improvement Agreements are allowed for this section of Snowy Butte Lane. 5. Home fJwners Association- Developer shall form a valid Homeowners Association ~Ht~A} and supply the city with a recorded copy of the bylaws or Covenants, Conditions and Restrictions (CC&R's}. 155 South Second Street a Central Point, QR 97502 r 541.664.3321 , Fax 54~. fi64.6354 . _ ; ~f ~:j Standard Specificatir~rts and Goals The Central Point Public Works Department is charged with znai~-agenaent of tl~e City's infrastructure, including streets, waterworks, and storm water drainage facilities. h~ 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 Plazlning 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, izx the developer's opinion, adequately meeting the needs of the development. The Department will listen to the developer's concerns avid work with the developer to achieve the best outcome. However, tlae 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. Ueveloptrrent Plans -Required ~nfcrrmatiotz Review of public improvement plans is initiated by the submittal of 3 sets of plans that are at least 95°l0 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 grid 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 aril 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 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 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. 955 South Second Street ~ Central Paint, QR 97542:541.664.3321 r,. Fax 549.664.6384 ~: Before the final plat application is processed the developer must pay the relevant inspections fees and bond far any uncompleted improvements (as deten~~inecl by the Public Works Director}. San .Ignacio Place Subdivision -Plans 1. Three sets of plans at 95°lo complete stage are to be submitted far review by the Public Works Departrrzent. 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 dacuznent 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 Subdivisia~z -- Prvtectir~n of .Existing Facilities The locations of existing facilities shall be shaven an 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 afpublic works projects. 3. Any existing facilities not specifically designated far alteration or removals, which are damaged during construction, shall be restored or replaced to a "same as" ar 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 ar relocating existing facilities. ,San Ignacio Place Subdivision -- l~3'ater Connection 1. Water system designs shall consider the existing water system, master plans, neighborhood plans and X55 South Second Street ~ CetatralPoint, OR 9T5tJ2 •54~.664.332~ ~ Fax 541.fifi4.6384 approved tentative plans. The Developer, Engineer and Contractor shall provide tl~e necessary testing, exploration, survey and research to adequately clesig~~ water system facilities, which will connect to anti be a part of, or an extension of the City water system. All requirements of the f~regon State Plumbing Specialty Code a~ld tl~e C7re~on State Health Department, as they pertain to Public Water Systems, shall be strictly adhered to. 2. The City of Central Paint Public Works Standards & Specifications should be consulted for specific information regarding the design and construction of water system related components. San Igraucio .Place Subdivision _ Streets The Developer's street designs shall consider the needs of people with disabilities and the aged, such as visually unpaired pedestrians and mobility-unpaired pedestrians. Every effort should he 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 shah conform to the current American Disabilities Act {ADA} or as adopted by the fJregon Department of Transportation (C}DC}T}, C}regon Bicycle and Pedestrian Plan. The determination ofthe pavement width and total right-of way shad 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 area using the street is fully developed. Technical analysis shall take into consideration, transportation elements of the Comprehensive Plan, TUD, neighborhood plans, approved tentative plans as well as existing commercial and residential developments. Ali street designs shall be coordinated with the design of other new or existing infrastructure. Sun Ignacio Place Subdivision -Stoma }rain It shall be the responsibility of the Developer's Engineer to investigate the drainage area 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 in~'orznation 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 C}regon DEQ, DSL and tJDFW and United States C{~E and 155 Soufh Saeond Sfreef ~~ Cenfral Poiraf, OR 975f~2 •541.664.3329 ._ Fax 541.664.5384 ~~ ~> r consistent with APWA Stone Water Phase 11 requirements. 2. The City of Central Point Public Works Standards & Specifications should be consulted for specific infor~x~ation regarding the design and construction of storm drain related components. San Igtraciv Place Subrlivisian - Requit~erl Submittals All design, construction plans and specif cations, and "as-built" drawings shall be prepared to acceptable professional standards as applicable, the Developer shall provide copies of any permits, variances, approvals and conditions as znay be required by other agencies, including, but not limmited to C7regor~ Department of Fish and Wildlife {DFW}, t~regon Depax~znent of Environxa~.ental Quality {DEQ}, fJregon Division of State Lands {DSL}, C}regon Department of Transportation {OD{JT} approval for storm. drain connection and easement, landscape berms, U.S. Army Corps of E~~gi~aeers {ACRE}, affected irrigation districts, Bear Creak Valley Sanitary Authority {RVSS}, and Jackson County Road and Park Services Department {JC 1Zoads}, DSL and ACC}E, as applicable {wetland mitigation}. 2. Fire District loo. 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. 15~ South Second Street Central Point, QR 975Q2 •541.864,33,21 ~ Fax 54~.fifi4.6384 s.~ ,.:. ~`, Q:. ~~~~ ~~ ~~~~~~ ~~~~r~ BTJILI~~G DEPA~T~F~T ~'T~FF t.2~POR.T APPLICANT: Name: SAN IGNASl4 PLACE Location: 37 2W10 DA TL# 5500 & 65t~0 City: C~NTRAI~ P4lNT State: flR_ Zip code: 97502 PRC}JI=CT DESCftiPTtt~N: Planningfile no. 050~I0 -'12 lot PUD SUILDfNG 3~EPART~ENT C4TV~MEitiiTS: ~ . 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, ~. Provide the building department with a GeoteGhniGal report as required by 4550 Appendix J and chapter 18 and Chapter 4 of the 4DSC. 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 andlor excavations. b. Descriptions and classifications of the materials encountered. G. Elevations of the water table, if encountered. d. ReGOmmendations 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 soli strength, and the effects of adjacent loads. e. Vllhen 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 geoteGhnical recommendati€ans. ~, 4rading! excavation permits are required in accordance with 4SSC Appendix ~l and chapter 'l8 and 4DSC 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 gradinglexGavation permit, Building permits will not be issued until gradinglexcavation permit is finalled. 1=xGeptinn: ~. The upper 1. 5 foot of fill placed outside of public rights-of- way. 2. The upper t .5 foot of fill that does not underlie buildings, strtrGtures, car vehicular access ways or parl{ing areas. :-~ >, ~:a ~. CITY ~~ ~E~TR~L PC.~~I~T B~J~~D~N~ DE~'~.~~.TMENT sT~r~ ~~PO~~~~ ~~ 6. Ta move or demolish any existing structures located an the property call the Building Department for permit requirements. 7. Notify the City Building Department of any existing wells, ar septic systems located an the property. 8. Any development {any manwmade 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 Paint Municipal Cade 8.24.1201. This is not a plan review. This report is preliminary and compiled sotely for use ~y the Central Point Planning Department for use in preparing the Planning Department staff report. Central Poi t Building Department x ~~ By: ~ ~ Dated: March 10}, 200. Lois-fie enedetti ~h ~ «. "5 '? J ~ `< . '+~ S{i.. iiv. ~,~' ~ u u ~~'..,.?~ sf-;~ ~t i~ ~ ~ 'wa 'l ~ is s:' v~, €~~ ~ Fps ~. E~~~a i'~ a ~4S ~74ati t ~~ ~ ~3 3 ~ A,~a~~ R.t~ad ~~~ ~- '~ I ~'=~ _, CS~~.~ 826-~1c~a Cvaice~ Cs~l~ 826-~~~~ Cfax~ February ~4, 2405 Fire District #3 Requirements: OS(l4Q San Igaasio Plac+~ T1.P` 8~ PUD # The intersection of Manna 'tray and Marlin Vt~ay shall act as the dedicated turn. around and shall be marked nn parking in the described manner shown on the plat map. ~ ~o Parking Any time Signs shall be pasted an one side of the street~s~ ~ The annual maintenance of these paint marking shall be as described by the City of Central Paint. ~ Fire hydrants shall. be located as show on the plat map. Corner of lot # 1, # ~ or #l4. Mark Moran DAM '`~ ~~ ~~l ~.. 1~2I2u~20~15 16. 26 ~~~~~~c s~~r~~,~~ ~fi 541666d1~1~1 C~V'~ f~AGE H2 ~c+catio~a€: 1~8 west Vitas toad, tral Point n iviailz~g ~,.ctdtcss: P.O, Bax ~l.3tl, C~mtral ~'ain~t'J1t 9`75tJ2-~5 Tel. (541} 66~-63fl0 c5r {541)779-4~4zt P.t~ {S4!} 6~4~?t~1~ wtvxv,R'VSS.~~ Febxuary 23, ~OQS .den Gersehler 664-6384 City of Cer~xtrsl Point Flziz~g l~eppa:rtx~ent ASS Sputh Second Sbreet Cezztz~al p'oixit, C~xegc~xz ~'TS02 ate; San Ignac~lo ~'~~ce Subclzvls~o~~ ~'i~e ##050#0 Dear Tien, Thexe is an existing 8 ixzch sewer main c~rx Sn~awy Euttc T.aue fiha# can be tapped to serve T..ots 1, 2, axed 12 of the proposed subdivisiol~.. Service to the rernaizzixzg lots will xequue a main line e~terzsion, The e~tez~szon must be designed and constnlcted in accordance with RVS sfia~da~ds, The purposed development must comply with the water duality regni3rements of the T'la~se 2 ~~PI~ES pel~it which axe cuxxently being developed, Vie xequest that tl~.e T'allowirzg conditions be met prior to final plat approval: l . acceptance o£ the sanitary sewer by RATS. 2. Concurrence by R`'~S that stormwate~ quality requirenx~ats c~£ thy; Phase 2 ~'~ES permit have been, rnet. feel free to call 3m.e i~Eyau have arty questions re~a~dix~g sewer service 1'or t~.is project. Sincerel , --~~- Caa€-1 Tappert, P,E. District Engineer ~.:ITJAmAIA.~E~TClES1CEI~'I~PTIFI:,.~S..~GI~tTF~D1VI~ZC}~i120051C1SO4t~-S~~J~GI'~'~.CIC3.AQC ,v,~ ~f~ ~' `.~urrcarc `.~eteeaq~merrt PLANNING DEPAI2Tl'~J1ENT STAFF I2EI'nR`I` DATE: May 3, 2005 TO: Central Point Planning Commission FRC}M: Tom Humphrey A1CP, Community Development Director SUBJECT: Public Hearing -Zone Map Amendment for 36 2W 02, Tax Lots 2700 & 2701 C7wner/ Duncan Development, LLC, Mike Duncan Applicant: 25 South Front Street Central Paint, Oregon 97502 Albert &. Susan McMurray 718 Beebe Raad Central Paint, Oregon 97502 Agent- CES North West, Tany Weller 15573 SVij Bangy Road, Suite 300 Lake Oswego, Oregon 97035 Property Descri Lion 36 2W 02, Tax Lots 2700 2701; 20.0 acres Summar~y The proposal involves a Zane Map Amendment to change the zoning on two tax fats from R-L, Residential Law Density {15,000 square foot minimum lot size} to R-1-6, Residential Single Family {f,000 square foot minimum lot size}, The applicant is proposing a higher density residential development to be known as `White Hawk'. The subject property is located east of Gebhard Raad and north of Beebe Raad. Authority: CPMC 1.24.020 vests the Planning Commission with the authority to review and make recommendations to the City Council on amendments to the Zoning Map. Notice of the Public Hearing was given in accordance with State law. Applicable Law: CPMC 1.24.010 et seq. -Public Hearing Procedures CPMC 1'1.88.010 et seq, -Amendment Zone Map„Amendment The applicant, Mike Duncan is requesting that the zoning map {Attachment A} be amended to create a residential density that is greater than the one currently shown on the City's zoning znap but is still F:-~ ~ c~~~ consistent with the Low Density Residential catnPrehensive Plan designatioc~. The current zoning on the McMurray's Property is R-L which allows the creation of a 1 S,{}0{} square foot aninimum lot, City Planners origi~~ally proposed the R-L zoning in autlyirag areas zaearest the Urban Growth Boundary ~UGB~. `The intent ~sxas to rrainirnize arty potential arrl~anlr•urcd canJZicts by limiting the density of deveZopmerat card raurrrl~ers of resicletzts in close pr~axirnity to the U~I3 ' (r~fer• to City of Central Paint Carnprehensiue PZan~. Given the limited amau~at of vacant residential land in the City's UGB, the apparent direction of future City growth and the region°s interest in Preserving viable farm land, staffbelieves that it makes sense to modestly increase residential densities at this location. The new zoning, R-1-E is still a single family zoning categarybut allows the creation of6,(}40 square foot Tots. The; subject property is already adjacent to R-1-~ zoning to the east. The land use to the north is prapased as single family residential but is part afa PUD where homes maybe permitted on smaller fats. It is believed that this change in the minimum lot size would be a better utilizations of land. Staff believes that there would be no appreciable difference in traffic and that allowances have been made to mitigate increases in residential densities through the a~aalysis Perfon~ed in the East Pine Street Transportation Study. Gebhard Road is planned far improvement and there will eventually be anew earth-south street built between Beebe Road and East Pine Street. This is all Part of an effort to improve street connectivity as envisioned in the Central Paint Transportation System Plan (TSP). Given the fact that the Comprehensive Plan designation is a general residential one, it was not necessary to amend it, The only thing the Commission is being asl~ed to da is change the zoning district and then forward a recommendation to the City Council. Staff assumes that the state will concur with our Proposal to modestly increase the residential zoning density on this property. Findings of Fact: The Planning Department offers the following findings; l . The subject property is bounded on the east by similar land uses at single family residential densities; 2. Six thousand square foot lots are a better utilization ofland than f fteen thousand square foot lots and will prolong the development of land for residential use in the UGB; 3, The future direction of Central Point's growth does eat necessitate larger lots to buffer urban uses from agricultural rural} ones; and 4. There is na significant adverse impact to amending the zoning district. A draft ordinance has been prepared far later City Council action {Attachment B}.The Commission is welcome to consider the recitals in this ordinance as further `Endings' in determining whether ar not to recommend approval or denial of this zone change. u ~ ,~~. ¢~ ~~; If the Commission can answer irx the afhtxnative to the above listed h~xdizxgs of fact, thczx they ~xxay choose to recomzxxend approval ofthc zozxe change. However, ifthc Cozxx~nissiotx receives evidexxce that prevents thezxx from affzrznizxg the statenxezxts abave, tlxey zxxay clezxy tlxe application. Recommendation: Staff recommends that the Plan~xizag Comzxxission take one e~f the following actiozxs: 1. Adopt Resolution No.~, approving the Zozxe Map Aznendzxxent, based ozx the hndizxgs offact azxd conclusions of law contained in the record; or 2. Deny the Zone Map Amendment, beizxg unable to make the required fzndings offact. 3. Continue the review of the subject application at the discretion ofthe Comzxxission. Attachments: A. Area Map with Current and Proposed Zone Changes B. fJrdinance No.~ Amending the Central Point Zoning Map C. DLCD Notice D. Public hearing notice E. Preliminary Site Plan ,f a rr i i--____-__ __ "Y: . ,„ . ~. UC~~k a~~MV s~r - _. ,_ _ _____ ~_. ~ m.-._~"mm ,. ~. 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(1) City C'<),Illcil "lcari.n.~;s ~n'ilu~, 1"?t}1 ~11f1c1 '•Itt., 2C>117, ^Ofl. 1"~~e'e4 tI~~A't:~c)~~c~ l $~ggE'~7 ~~~~.gY.l'1~~~F.~':. ~~S' ~3.~9.~&.~ ~-&~&. %~ 4f 1' ~ d~i~~' ~§~i 4~. $...d ~~J~ ~~ ~~f.@@'~V._9~~!V,~ F~~~ ~.~&.~~~i~4~~ !4J `~cctiolt ?. 1t its 17~1b?ic ?lcarili~~:s c~ti '~I,:t~' 1?ti ati~l 't~a_v ;'~~j?1,".ill~~. thc~ C~itti C~"~)t;t1{al. rccci~'cti tllc ilnciili~~~ c) the i'11,~L;i11~~ C'c)J,?.i,s~ic)tJ, rc ~'ic~tiveci ?hc (itv `i~.f~f~IZe27{)rt, atit] rct;eit i;<~. ,. 17L1~711c tc.~tla~{)ay 11c3ii1 a!l lls:crestccl 1.)crsoa~. 13a~cd LI}-~,,1 all t1.,c ?111{)ra:atlon lcccJ~ c.d..llc C'it~r (~{?111iC11 1Li(71)LS t}lc hTi{llak'~ tiT1C1 Ci311C1L1`li?11ti Sc? l(?I-til 111 file (its' 4'±i~il~l` IZC})OI-(, aai.} 1?a~C<l LiU011 l,ic >ar11~; t;1c C.'itti' ~~{~uac]' (~t1.l, :11ai i:lcic I~ ui1Jc?ca 1)L1171ic; J?ccci aatl ~}u~tificltlt>n ?c>J- tl: ,-~>1~c7scc~ chaJll~tc~, aJ1Ci i11;" prt)c)secl cli,lli<<.c .lrc llcrb} aCl~)y7iccl Lntilcl}. ~c{~Tit);1_?® TI1e C~t~' f i)11?I'`; lla}? i` lici l,})V 1i1'li:Jl(iC ll ;lti ~C't 1C)I t~l 0311 l ,x1:Jf)lt ~•,'1"# "~iCh is eft<lclltd 11i:~rctc~ :Lnd y this 1-~:}:el-c11cc 11r{)r,7c)r~lt{~c~ llcreill. ~. - ~rclinance twt3c~. (Q526U5? ,. , section 3. The City Administrator is clircc;ted to ca~~duct past acknawledg~nent procedures defined in C?RS 19'7.610 et scc~. ul~acz adalation of the changes to t}~e Lanin~; Map. Passed by the Council and signed by n~c in autl~eczticatian of its passage this _day of , 2005. Mayor Hank V~illia~ns ATTEST: City Representative Approved by me this clay of , 2Q05. Mayor Hank Williams 2 - grdinance Na. {05265} r'~. g I~us furra~ ~Ftacf lie r~ecciYe_cl by (>i,ta?~~~f f~~.~s~t o` ci.~~`~ ~>F~ii~t~ to fire Iii of c~~ici~~uii ;ry~ ~ir~ ~ ~i~ - I>tit C?R~; l r>7.(~ I Cj, E)~~1~'. C'Iraf~ta:j~ f,G{) - 1_~t~, 3s~,:r~~ 1 ata~f ~~°aFaf~ bill g~2 3 ~ i;~i ~ #l~cfi~'r <m ~u; i .3O, late. ,~, t f (~~c rt , i ,~ ~ i tr. ~ ~r ,FFi~,i,itiral i ct uti ~ i;1 .) ~ -- _ ~ '' ; ~ i~ ik ~ 1 3urisc~icXion. cx°r~ fez g ~ :,,~,~ lac? ~ ,~~ T,~r~~~ai Filc I~t~.: ~ ~~; ~ ~ ..~. _ ~ _ ,„ ~. Date vfil:+~~°3~ ::vide i afia ~eari ~ ~ '~ (°viut t c fillccl in) (i ' I,c i~l(~°d ~tt~ T~atc this pr+~pcssal was sett ar ~~a<<alctl: -,r ~ ~ ; ', )' (Date riiailccl nrs~,~~{,;~i3i.t:9?) ..ids 2lais propas~l I~a-~;vioraslY t~ceaa. s«lxsxxiitec~ t~ TJ-L~Z~`1 ~'cs; Na. (~~ttc;: ~nx~> Claczxsit~e ~'Izax `~`C~C P~~~ZC~xt~1a~.t:axt ~'oaalhrc"~ic~xsiv~. I'I~~az ~!~<a~x ~zaxeaxla~aacaai L~xaad tTsc 1~C~rtal<xti~n ~a~xca~cin~egai X`~: ~';~xraiaa~; ~tI~ap /~~xxc~aad~~~c~ai w ~,<~axcl ~Isc; lZ~~ulaii~a~a C}ll;~er: .__ (Pleaitip~•.ci=~ i}par~f`lLciion) ~;riei~~ si~s:axax~.aa-izt, i1~C lxr~l7c>sal. 1~o zaoi t~s~; tcclaajic.~al ~ca~xas. 1)~ axcat ~~-z i;c~ :`~cc /~ttacJl~ ~~." 1 c 1 c, 'LUi]c~ := F, ft ' ~ t~1Ct ),~~tlt;f~Ci .tt_ :'? ~~ .~. ~ c~ 'l:~ ~_~:T 11 C_'i~. ~3` ~~ : t. ~ .),1 i n ., e~ r?eiir:, T ~ r~,iic 7 ~s ~ su~jee ' ~ _. _ ~p .~ i°l~ t~~~ ~~~~~~e ,'I ~r~rF_:_~+ C,>a~.,o _ _ __- .,F~ ~°< <, t~~ 1 G ~ :~;- li 'I1 t'1lt .,f>;~Y ( ?'a t<< i (:_ ~ I TI ~, '-~~-~ 7 ~y _ S p111S ~l~ ~~ ~, yet{~ ~ inclutl< ~, i,C 3.~.~ ~ ' > ~ c!~~„~~ a_i ! ,~~ ai t c':;~ 1, 1 _. _ i .r~crlii~ra~ ~IL~, ___ I~.3.S W,~t.,tt~, , LC)~1. ~~f~ t~~ ~ct(' t>>.i~~~.~1~<l CiF~"1~c Lr~~p1 t.1 ;::~c~} ~ E, t't;r~_1t,,t~ __ d t~> .;r.f L=;f_v `".~.}~t7~'.1.-f?113Q. ~'Ia~x I~~~Ix C;h~~n~;ec~ ~`ac?axx : r~J~ ~t~ ~'~<'~ ~.C>C~f10Yx: %i8 ~ ~1>e 1'~> ~d -- 3IS 'lti' G~% 1 <ar: I c>t,(:>) 27C-t3 & 2r ..' ?(J ~~, ~`- .~ t; ~1~.crc~ 1a~xvol~ ccl.: ~ ,_s. ~peci~ecl C;lx~~igc~ i3x I~erxsily~: C~ax~i°esat< 87 ~;~QS~ ~'z~op~sc~: 9i ~.~it.:~ open spare .~~1xlic~ablc St~itcwicic I'laaatxia<~ G~~Is: ~~~, ~~~ ! C~, 111 * `~~', e~ ~~13 Is ~x ~~s.~e~a~ion I'a~~lxosec~`7 ~''~:~: Nc~.~~ --- l~~~ccteci ~1~tc q~ F~e<Ier4xI ~.~Ctxcics, ~.~~nl G~vc~x~z3etxis oa<~ i~~l l~ista~icts: ,. ~~,~,~ Local ~nntact: ~z~< ~~:; ~ ,re`,r Area ~pt~e+T'~acaaac, ~~Tiaaaalaca~: ~~+~.~-66~~-332.1 l~dc~a:'S;>: 1.55 21i~"1 St, ~'.ii~,: Central Po~~~t, t7 °.egen 975(}2 Zip Gcde ~- ~. I7LC;Li ~~s,, ~ ~~ ~ i _ ~~ ~ ~:. ~~ „, _ ; , ,. ~. ~C?ttilri4~~lity L?everojxnc ~i[ L)irrsi'or i;t~~} C.~~~<;chicr Coit~r~aur~ii~~ r'lanr~ek' r)avr,~ Alvora {:r~n'uriUitiiy F'larx~er Li~,~ i4~ort~ar~ 1'I uniu~,c~ T~~citr~iCiatt ~~~~"~icr~ ~~~ ~~~~~tic ~-t~~rinc~ GI+~; _ ~ b~ir~~~ i<~~~~tea i~~~y ~, :~(.)Ot~ ~_i~~se; .. ~:0~ p.n~. (~,ppra~:in~r~~t~) i~flc~: Central t~oint {_~ity 1-I~l'I ~~~ ~. ~ecor~d street Central ~='aint, ~7rec~or~ ~c~innin~ ~~ the above tiir~e ~rld place, the Cen~lr~l ~'oini ~~f~r7x~in~~ Can~r~iss~on wild review ~ ~or7ing ~rYap Anaendrrrent applicatian{s). ~fhe purpose of This applications is to accor~nr~~adate ~ Manned t.lnit Development consisting of ~1 iat single family parcels Frith open space. I he prc~per'~y has recenfil~r been annexed into 'the City of C~entr~al 1'ainfi. Tt~e property is idenfifieci orr the ~lacl~san County /assessor's wrap as 3 i 21/V p, 6~ax Lot{s) ~ l{~Cl ~ ~ 7O~ . 1~he property is I~.~c zted sauti~ of L ar ~ Lane, and nar~~th of Ueebe Road, east of Cebhard Road and v~~est of ~-1~~7~rick f~o~c~i. Tt~e address is 7~~ Deebe ~aac~. I~he applicant is rea,uesting to char7ge the ~or~it~c~ frocx~ ~~-L, l~esider7~ia1 ~~~1 Density to R-~-~, Resider7tial Sinc~ie{=amity. Pcarsu~nt tee ~t~~ `~97`,~6~ (3) (~), failure fo raise ~r~ issue clurinc~ this t~rearinc~, in person or in meriting, evith sufficient specificity to afford the decision-rr7akers and t1~7e parties an e~pportunity to respond to the issue will preclude an appeal based on that issue. ~~his notice is being rr~iailed to prc~pe~~ty t~wrt~r~ ~~lithin a ~g0 ~c~ot radius of subject properky. ~t`~~.i ~~ ~ikm~fl ~h~ requirer~~ents far pane amen~irner~fs ire ~;t for~;~~ in ~haptr(s} ~.~8 of the Central 6~oint (~itanicipal Code relating to ~nerai infarn~~~"rion and conditions of approval for the proposal, PUB~.IC COMMENTS 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, May 3, 2005. 2. Written comments may be sent in advance of the meeting to central Point City Hall, ~ 55 South Second Street, Central Paint, Qr: 97502, 3. Issues which may provide the basis for an appeal on the matters shall be raised prier to the expiration ofi 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 afi all evidence relied upon by the applicant are available for public review at City Hall, 155 South Second Street, Central Point, C3regon. The City File Number is 05{311. Copies of the same are available at 15 cents per page, 5. For additional infiormation, 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 Camrnission, will hear testimony firom the applicant, proponents, opponents, and hear arguments on the application{s}. Ifi 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 ,,- , ~:: ~ ~,, rte, ~ ~ ~ , - I ~ f - } i' ~ ='1~~` t3AE4 bS~' ~ ~-n -~ ~ 1~ ~) ~ ~ -~,_~~ 3 ~~~ ~ ~ ~ ~ ~ ~ 1. _ _ ~i , ~ «~ -{ Irr f ~ r_~ ~ ~~ ~ j_r ~~ I _ ~ ' `l; -, ~ ~ r.i I `' ~~i L , , ,,. ~ II ~ ~s Subject Farce!{s} 718 Beebe Road ~~ ~~< _ - ~_ ,'~ :~ i r ~ F ~ ~ __ ;. I -- r ~:~ ~ ~ t ,~~~~ =~ «is s~ +as ~ p i_~__~ / f ! ~ ~. __. _. s. ..... .. F ~ o ~ /f v __ 9Y 9y 5A °~"'efi. -^y-°_~ ~ ! ,,.. a 3 ,~4 56' 6G~ 5~®'®.: i 47 ~J 1} ~ '~ b5 ` f a ar 1 ~ :.24a ::' i eat II s bG64 J €tAO ~-r ssmo s ~ .. .. dd FhEa ~ ~ nay 5i ~~ Eao se g i • j~ r 1 t t _ i I-,- .. _.,._~. ., ~ ... _____~_ ~ _ _ _ __ , ~ @ r ®~__-_°___1~--_ ~____... k ~ ~ f .... {~ I : ~ .€ r~ I lLctne~c 9rw~sEmerits ('.a.nr~>>cePensiue Jean, Q`~teeulnxe~zE d zane ,M«~ ctnend„zevice PLANNING TtEPARTMEN`I" STAItF I2rPO1tT DATE; May 3, 2(}05 TC?; Central Point Planning Cozncnission FRtJM: Tom Humphrey A1CP, Con~n~unity Development L7irector SUBJECT: Coznprelzensive Plan Amezadznent and Zone Chazlge for Property Located 1?.ast of Gebhard Road and North of Beebe Road. ©wner/ Az-tner lrzvestment Properties, LLC, Eric Artner At~~licant; Post Offzce Box 609 7acksozzville, C7regon 9?530 Ron Miller {Trustee} Miller Eaznily Trust Post ©fEce Box 196 Eagle Point, Oregon 9'7524 A~enf; Farber Surveying, Herb Farber 431 dak Street Central Point, C}regon 97502 Property Description 36 2~ 02AA, Tax Lot 2300; 8.74 acres Cr~rrent Com rel~ensive Plan.; Proposed Comprehensive Plan: Current Zoning' Proposed Zonin¢; Summary Residential -Low Density Residential - Medium Density R-1-3, Residential Single-Family; R-2, Residential Two-Paznily The proposal involves Comprehensive Plan and Zoning Map Amendments to change the sand use and the zoning on one tax lot from R-1-3, Residential Single Family {6 units per acre} to R-2, Two- FamilyResidential {12 units per acre}. The applicant is proposing a higher density residentialdcvelopment for which he has prepared a preliminary plan {refer to Attachment B}. The subject property is located east of Gebhard Road and north of Beebe Road. Arxtorzty CPMC 1.24.020 and CPMC 17.88.040 vest the City Council with the authority to hold a public hearing and approve or deny comprehensive plan and zoning map amendments. The Planning Commission makes recommendations to the Council regarding such amendments. Notice of the public hearing was given in accordance with CPMC L24.060 {refer to Attachment A}. Applicable La~v Statewide Planning Goals Central Point Comprehensive Plan Goals and Policies Central Point Strategic Plan. .t; 4 CPMC Ol .24.010 et seq -Public }"learizxg Procedures CPMC 17.24.(}].0 et secs - R-2, Residezztial Two-Itazxxily District CPMC 1 x.88.010 et seq - Aznendznent Background The area under cansideratiazx far plaza amezxdzxxent anti rezozxing has been tlxc subject of some previous long range plazxzxing. Same Cozxzzxxissionez•s znay recall the zxxaster planning dozxe by departtnezxt staff izx canjunctian with input frozrz heal area residents. The azxzxexation of Land set aside for the Catlzalic Clxurclz was the impetus far this planning work. The proposed camprchezxsive plaza and zoning znap azncndzxxcuts are consistent with earlier planning efforts. The Planning Department has retained the fallowing findings of fact and conclusions of law to provide the basis upon which the Commissiazx and then the City Council zxxay arrive at their decision. Findir-z~s of Fact and Conch~sions of Law Statewide Planning Goals and Gxxidelines The City's comprehensive plazl was `ackzxowledged' by I,CDC as compliant with the statewide plazxnizxg goals because it izxcludes tpe following policies and izxxpleznezxtation measures. Comprehensive Plan Policies Fallowing is a listing of policies identified by staff as being pertizxezxt to the request. The numbering reflects the goals and policies as they occur in the Comprehensive Plan. V. flausing Conclusion #l 2. pravide far a range of housizxg types, styles, and casts, including single-family homes, candominiuzns, rental housing and mobile homes. ~ The praposed map amendment will allow iaxereased densities of housing, including townhouses, or clustered housing. The City has seen past conversion of higher density land to single-family dwelling use. This proposal reverses that trend and is a mare moderate increase to zoning densities that would be compatible with surrounding developzxzents and land uses. The TCID zoning an the west side of Central Paint is a goad example of haw single-family and multifamily densities can be integrated to offer pausing teat covers an economic spectrum. Canclusian #13 l . Promote clustered housing and other development designs teat minimize tpe need for costly and unnecessary streets, walks, and atper muzxicipal expenditures. ~. Encourage a "neighborhood concept" of residential development through the design and plan review processes. 9. lrnsure that the land use and circulation elezxzezxts of this Plaza provide far a pattern of urban development that can be adequately serviced by public transit in the future. • Preliminary development plans pave either been submitted ar discussed and the applicants are proposing to izxcorporate design cozxcepts developed during and earlier planning exercise. The proposed densities provide more compact housing development. .~N VI. Environment Noise 2. The City shall require property ownez•s to master l~taz~ new developments to control and minimize naise through such requirements as site orientation, buffering, distance separation, izxsulation, or other design features. • There are no major naise generators in the area, although the adjoining streets arc alt designated collectors. The site is near the Jackson County E~I'O but is satisfactorily distant from it. If the request is approved, the primary effect will be to increase residential densities, not to change from one general Land use category to another. VII. Parks and Recreation I3. Develop a system of pedestrianlbieycle traits that will link with the County's bikeway system az~d with the Bear Creek Greenway systezrz. • City maps show bike paths along all fronting streets. "1"he Bear Creek Greez~way is less than'Iz mile to the southwest and there is a high probability that new bridges will link this property and others alozzg Gebhard Road to the Greenway. VIII. Public Facilities Public Schools 3. Ensure through the subdivision ordinance and plan review procedures that school capacities az~d future plans will adequately accommodate the service zzeeds generated by proposed residential development. Vdater Facilities and Services 6, Review all development proposals and ensure that they conform to the water system plan and that they can be adequately provided with water services. Sewer Facilities and Services 4. Ensure that new developments bear the cost of sewer facilities and that such facilities are included in all development plans. • Public facilities are generally adequate to accommodate growth in Central Point. Specific conditions for connection to municipal water and regional sewer facilities will be made when a specific site plan is submitted for review. • Central Paint School District #6 is a party to long range planning efforts and actually supports higher density housizag as it equates to more families with children moving into the district. X. Ener~v 1. C}ptimum Energy Efficiency in Structures ~:;° b. The City, through modifications to c;xistizxg codes a~zcl ordi~zances, wild ensure ~zew construction will be czxez•gy efficient and wild take advazztage of solaz• c~zergy. • Appropriate cozxditions of approval at tkze design phase wild ensuz•e tkzat the dcsigzx will be enemy efficient and will not block solar gain. 2. Maximum use of Natural Fea#€zres irz I7esigzt To provide far energy efficient design izx all new dcvelopzxxezxt that maximizes the use of natural environmental features, including topography, natural vegetation and trees, and proper sokar orientation. • Consideration of storm draizxage will be a function of the site review process. 4. Transpoz-tatiozx-Related Energy Conservation d. Through the Land tJse Element, the City will provide for highest residential densities along major arterial streets azxd izx the vicinity of nxajor activity centers izx order to maximize convenience and access, encourage pedestrian trips, and znaxiznize the eost- effectiveness of public trazxsit. i. The City wild consider modificatiozxs to existing ordinances that will add requirements for bicycle paths and walkways withiza planned uzzit developments, clustered residential development and other proposed development that includes cozxxmon open space areas suitable for such trails. • Schools function as activity centers. The subject properties are in proximity to Jewett Elementary School and withiza that bus route. • Geblaard azxd Beebe Roads are collectors and design plans have been initiated to make road improvements and eventually take jurisdictioza frozxx Jackson County. XI. Transtaortation 8. The City will promote and encourage community development that will encourage zaon- motorized forzxzs of transportation, with the major emphasis on pedestrian and bicycle facilities. • The site is served byroads that are collectors or minor arterials. As collectors azxd arterials, the streets are expected to accozaxmodate through traffic in addition to local trips. Future road upgrades include bike lanes and sidewalks. X1T. Lazxd Use Element Residential Development. The overall goal is to provide for awell-balanced variety of residential densities and housing opportunities for all residents of the community. The introduction to residential development polices notes that high density designations are applied to lands that have the optimum combination of a number of location criteria, including proximity to major activity, shopping and ezrzployment centers, and within easy walking distance of future public transportation corridors ar major arterials. I . Encourage a greater distribution of housing opportunities by providing for a varie#y of housing densities and types throughout the City in order to avoid undesirable and inefficient concentrations of housing types and segments of the population in any one location. ~ ,. r°" ~ R • Findings under the Housing Go<~l ciemanstz•ate that less land is available for zmedi€zzn- density housing, mast having bcezz cicvelope:d at single-family densities. Durizzg the 20{l3 City Council retreat, ten goals were developed that were revie:~vecl and affirmed izz 243t~4. Goal 4 is to "improve pausing stock, encourage housizzg for a variety of ecozzanzic groups." The proposal specifically appcaz•s to izzzpleznczzt this goal. Strategic Plan City Beautification Gaal 3: Provide far safe, clean and attractive residential zzeighbarhoods throughout the City. * Design considerations will be part of the site review process that will follow if the zone change is approved. Municipal Code The puzpose of R-2 district is to promote and encourage a suitable environment for family life at a slightly higher density than that permitted izz the R-l district, and also to provide opportunities for the development of lower cost duplex and attached dwellings. ~3,~here this district is applied to areas of existing siz3gle-family homes, the intent is to preserve the low density zzeighborhaod character, promote continued hozme maintezzance and rehabilitation, azzd to allow replacezmezzt housizzg at slightly higher densities that is compatible with the overall character of the neighborhood. Section 17.2~1.~}2fl establishes permitted uses in the R-2 zone: Single_family dwellings, including manufactured dwellings that meet certain construction standards. Duplexes and attached single-family dwellings 13oardizzghauses and rooming houses Schools Parks and recreational facilities Churches and religious institutions Residential facilities and residential homes * The primary result of changing the zone is that the R-2 zone permits two-family dwellings at a higher nuzmber of units per acre. Each zozze has a similar list of conditional uses. The R-2 zone limits manufactured dwellings to subdivisions. Chapter 17.88 establishes procedures far evaluating an amendment to the municipal code text or zoning rrzap, permitting review whenever the public necessity and convenience and the general welfare require such amendment. * In determining that this standard is met, the City must determine that a pulalic need exists far the proposed change, azzd that the proposed site is an appropriate location to meet that need. Central Paint's Vision Statezment specifies that housing should be provided for a variety of ecozzozmic groups and should be developed in paz~tnership with specialists in affordable housizzg. The subject property has access to collectors and arterials that serve as transit routes, features that increase their suitability for two-family pausing. Developzment of the property will be coordizzated with street izmprovements to maximize traffic safety. i )1 /'~ Planning Commission Action The Coznzrzission zxzay take ozzc of the following actions in regard to the Cozz~prehezzsive Plan An~czzdzzaent and Zone Change: 1. Adapt Resolution No.~, recozxzmending appz•oval of the requested plan {zxzap} ame;ndmezzt and cone change based on the afareznentioned fzndiczgs of fact and conclusiozzs of law. 2. Recoz2azrzend Denial the proposed plaza {map} azxzenclnzent azzd zone change based on the aforementioned findings of fact and conclusions of law. 3. Continue the review of the proposed plan {znap} azx~endzrzent azzd zone change at the discretion of the Council. Attachrnents• A. Area Map with Currezxt and Proposed Zone Changes E. ©rdinance No.~, An C}rdinaz~ce Amending the Central Point Coznprehezzsive Plazz Map and Zoning Map C. DLCD Notice D. Public hearing notice E. Preliminary Site Plan E , ..„Y 4 .. ........, _._ . ~. ~ f~48UN WAY i i ,. ._._..__ .• ___.___..__. ~___m_~, .. -- ~u ss ' . _ ..._ . _.u_ _._ _~ P ,r_V m ~ f ~~1 ~ ` ~ f.7EVphISHIRPi.~ ~ d - ~.. . _.__ ~.. »*~ >$k C7 , ... ~ ~ ___ . ,. ¢ _ _... __, ~_..... - .~..._-.._r__.......w.,. ~ tom, ". , a , ~ ~, ° ~ ~„,a, ,.... ~ . w 'S9'. ~tAM S AY ~ :: ~7C3Q III,, ~~~ , M I ~ ~- ..M ...~ .m .... ~~ ~, ,: p' ..._ ~ I ,. ~ q' L t _ . u„ .. ~' +~i ~' r ~ y ~ ° r~'.$ ~ ., "~' /1~E~/~/A~..r A ~`°~'" PAf~~C u~ 4 „,_._i ~ _ ~`' „~, ~, ~ ~ ~, ~ ° _ i3C0 = Bsar Crack Graanway ~";-`~_ `' " M-2 ~ IndusUfa! CSanara9 C:»2 {M} ~ C:artmtr~txtiai - Med'scai Oistr'rd ~ MMR ~ Medium Mix Res3denEiaN (TOO) ~" '~ * 1 C•A ~ Tourist and t?ftir~ ~.~. OS " Open 5psr~s (TOO) ' G5=TharoughfaraOa real ° ~ .°°`` ~ R-1»9am$FReaS~ntia1.10,000 ~°^~ ~, -^~ `«..m/ C.N a Natghivartraoa Cartorcaa! ° ~- R-1.8 ~ SF Ra Wrist -8,0p0 r` ,.' Grit (TOO) R•1.8 ~ SF Raas"dsntiai - 6,006 ~ "M:', ~'' ' EC m Empla}m~nt Gaarursaraai (7'00} ~~ R•2 = Twv-F Resldantial ~~ ~ CSC s General Co r'Cial (TOO) R»8 = MuHipb Farrky Raskleniiai ' _ NMR =Nigh Mix RosmialtCa nMai (TOO) , - R-!. ~ Low Oansay Residenfial ~. LMR • Low Mist Residential {TOt)) ~_-... ~ M-9 ~ Industrial 0 OW 9dg 012 09B kmYs 3 I~NCJ1ZI~i~\tit:`I~: ~~,~11~:~131~'(m 1~I[L;~~I [~~J~l.,<1a', i'171~`1 I(~~Iti(; 'tii~\1' } (~31Z I'IZt?l'I~;IZ~l~"~ 1";1T ()I C;I.i3111+i1i) i:C>;1!> K'~()1i ti ,\;~ -'`?'.? <li':I>I I;~IZ1) I:t"7;~)) 1~~~;~'I~~".~~t,.~o I. ,t hc. 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Ali ii(?I1 ~, 'The (..Fly Cl~lill?lL}1L11~=.11 t' 1~};lll :iI`i} ~?lilll~'. ~'~ii~)) 1)I~ ~lt'1~L~}} 11 11<'lli-}~(~ ii 5~~ forth c1i1 l:tl,iblt "~>,, Inch is ~tlulc}l;~xi l~t<1`(~lc:? t~.r~ci ley illis I~.e_cllcc il~~•t?rl~orat:::(i }It;l`t;li1. 1 - C7rdnance Nc~. {055U} _ __ _ _ Section 3. The City Administrator is clire;cted to conduct post acknowledgt~~e~~t procedures defined in CARS l~'7.G10 et scq. ul7on adoption oi'the changes to the Zoning Map. Passed by the Council and signed ley n~c in authentication of its passage this day of , 2005. Mayor 1-~ank Willia~x~s ATTEST: City Representative Approved by one this day of , 20x5. Mayor Kank Williams 2 - Ord~.n~nce Nc~ . (052 6075 } ~.~ ~-, ~.~ ~.~ .lE'~.1. ,,...-. :~ .., i,;~ Ali 2 1 5 t ~"tiS ~ r!:~~1 rr'<usr 13~ e~~°rcivez3 t?y 1)1,4'U tal le<fs4 $`, airvs f>f for dc, 1ls~~ iiis9 <~~,~ ~ ~?ui~~~ ~~ iiearinF~ 1~eI O1Z~; 11:7.610, f?,'~}Z taI<I~>tcr [;b0 -1)iti-isioi? 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Uo r1oT ~,~~ritc ~~cc~ ~tt~clic~ci~" ,_~ ,. ,_, ~.; r ~~ ~~r,,~.ve - 1' ~a>. ~': .. lct~e~ i.~th ~~.:neful:rc~~it t:o ~ ccul and<:te ~f %1 <u?; ~ U;.:i i ,~~~•+:~ca ,~,rac;lt: c, ~~:, ? -t _.~r~,; of tf~t:a l ,_- __ of (~ 3 dt ~ ] t~.~r,.> ~; ~ LYi ti,~ ~; ed~ ~ ~c~f~s~ li , t yl>r .~ , i F, -s l~r ~~1>0 „~-~_ ! ; _,b~c~ LC t> . _ o; i='1~ 5t<l _. __ te t~'J_c'.e~ ~_T F1 ?,1?71t~a, i.,o~ .L<:~ `l'li<ti_ ~ -- 11<!s beers r4 r-ei•t~rii: . '1'Td,:.=,~;c~x~i:tlt:L~:: 1'.}~ftri ~l.~~r'_1° c,ern1~1•~ t-eta i h~~~t ~i T~-_ z.c~ Ides ch i_;; ~ir~.a o ,7f> ti,~ _1.1.1 ,>_ dns r _' a I ;;~' ,~,.,. ndi,.c zit's I~ ori,,,i wing i li i.s ^+ fitly p Ei eu->~~ of` t:}z~ sec , ,,~.i4~ c'ep', c ±~1 ~ .:.~ ~; e ,~ n: _i',s ec t.<~ :a t i<1 ;~ >> i~ 3;~-~i l -O l.fi~« 3 l~Sl ~~£tI7 ~'.t'lc2tl~CC~ l~t'OT13 ;,c'; ~ )ells? ~y t0 i° cri] tur I)eiz, i.c ° )~ ~0iac ~~T~ C~lar gel fi•orl~: ~-1 -t~ - ~~ 1:-~~ ~,t~Cdil.r{)3.1: ~`/ 7 ~ r',.,ebll~7"(~ 'ti0~?CT ~~~ ~~ (f ~ ~~ t.i.i ,L.la..l~GtSI)(. ~.~~~ ,'tl)i%7":'z __ .._ ACr~s Inva1~'cd; ~~acci~iccl ~iaaal~;c iIl l~crlszty; C'urrcrlt: ~~ .~r~s~ ~'zotaosc~: ~'~ ~h open __~~::~ ~~p~lc~~l~lc :~tatcu,~idc 1'lri~rrlitl* ~trals. _~~ a ~~ ~~1Et, #~l 1, ~~12, ~~1 Is ^in ~xcL,T,ticjra t'r•opos~,~7 ~'`~; +~; XX .~.___.~.~. Ai~ec~•~n<i ~;4.ct~~ ot~ ~.~eral l~ getlcics, ~o~~zl Co~,le.r aGat~ t~z' pLc.al T)isfrict~: ~; . (3T1' T ct~~ ~ ~~, .,.I ,~rtl.-c's .~rcaC~?tic. ~?~ac~tlcNirr,-ZCaUrt5~t-1.~-6'~~--332( Addr~s: 155 5. ?~~" ~tr~et City ~ c n L ret !. PQJ..Ttt ~ Qr~gon -~ 975(T -- Zx~l Coc~u -t_ 4: L);L~L~ l~Io.: ~~ r - . . __ ~., ~+ ~~ ~< i; l ~na~ d-Iurn~>r~r~e~, n1C:P t~ C:c~mri~iniit, Lk~e~eiormje rat r)in t.Yar r~en t?,ersz:hle~ Cont3iuit~t4.y I'lannet~ Oavc ;';iv{~r:} Gt7rnr3~tanity I'1~~au~~~r' Lisa "dt{.>rz3an I'::~r~i3inr~ 7c'~cln3it;ian l.~j~ate ~~~~~ ~F~i~a ~~~~r°i~ °~:~, ~~~r?~~ a aat~r~~~ ~~~m P~~ia~~ ~, ?OCAS "i~~~ i':OJ p.r~j. {;epprr~xrr~~~te} 1~~~~ ; ~er~tral Pt~irrf (;ity I-~all ~JJ ~. SeGC)rld Streel ~er~~ra1 Point, C~regan ~egir~nirrq at the above tir7~e and place, the central Paint ~_ lanr~ring C~r~r~~ission ~~ii~ review Comprehensive Plan ~ ~onir~g dap ~mendrr~ent appiicatior~r(s}. The purpose of these applications is to accommodate ~ Planned l~nit C~eveiopr~ent consisting of 63 single tar~~ily rr~ixed housing units with open space. ~7~he property has recently beer an~execi into the City of Central Point. ~~~he property is identified on the Jackson County ,assessor's n7ap as 3I ~~V Off, Tax dot(s) 200. the property is located saErth of I_.ara bane, ar~d norfh of Seebe F~oad, east at Gebhard ~:oad and vest of Narnricl: I~aad. the address is 4.J~2 Gebhar~d Load. ~f he ~pplic~ar~t` is requestinr~ to ch~ar~ge fhe ~c~r~ir~~e~ r`rom ~~ 3-8, residential Singh ~=~r~ily t~ ~~-2, [residential Two Family. Pursuar~~t to ~~S i~f.7O3 {3} {e), failure icy raise an issue dur°ing Phis ~tear-ing, ir-r person ter in writing, ~rvith sutricient specificity to afford the decision-mal<er-s and the parties an q~rportunity to respond to the issue gill preclude an appeal based on that issue. ~ '~I~IF~S ~ E~~`Q ~ X311 ~~l~l~ ~"~€~ ~~T3~ I~' ~~~~ ~ PP~~~.~ Thies r~oti~e is being rr~aile~C to property ~~nr~er w~thi~ a ~(~ ioot radius o~ subject property. t~1~°~`~i~ls~ ~W~'a~ ~'~1C~~J Tl~o re~rrirerr~ent~ tat gone ar~~endments ~r sat ~ort°r, ire Ch~lpters 17.E ~on~prehonsiv~ P~~r~- ~r7~endrx~et~ts are st~orth in 17.0 of tl-re C~r~tr~~ 'oirtt I~Jlurr~,il~)ctl Voce, re~ating to c.~enera~ ~ntormatlon and conditions of the pro}ect approval. PUBI_lC COMMENTS 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, May 3, 2(305. 2. Written comments may be sent in advance of the meeting to central Point City Hall, 155 South Second Street, Central Paint, Qr. 97'5(32. 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 Gornmission. 4. Copies of all evidence relied upon by the applicant are available for public review at City Hall, 155 South Second Street, Central Point, aregon. The Gity File Number is (}5019. Gapies 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 E?F PRC?CEDURE 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. =~-~ 3., aE i ~ F 1 ~~ { ~, a , ~ ~ ~ ~ ~ ~~ ~ ~ - t~ ~ , ~ ~ ~ 1 s ~ . ~ .~~ ~ r Ajoirurg Property `~ . `_`"~ ~ } ~ { (~ : ~ -~ ir~.5 iu 1 ~. zRt'ted R-3, ~ r ~ ~ ~ .~ I I I `ZTl1 Y~J ~'1 ~~~1~ L~'k~- k ~ ~ ~! ~ ~ ~ ~ Residontlat Mult~pte Family ~ ~ ~ .' ; ~ ,- ~ ~ ~ ~ °`~ ~` - ,,~x} ff ,. ~ • ~ ~ ~ ~ ' :,~ _ ~~ c ~ ~ ,- ~_ ~- L ti ~ ~. ~ ~ .i: +- ~ ~ ~ 1 1Gj ~ 1. i ~ ~ ~ ~ ~ ~ is ~ ;ti- ~ i 1 ~~ ; ~- ; ~ '" _ _ c ~ _ ~ I 1 i{ Subject Parcel ~ ~ f i 1 4918 Gebhard Road ~ i ~f°"=q ~ '`~" ~ y;~ - "~ {.~ J l l~ J r ~.., __...._ _~ ~~~ C~ •~ ~~ ~~~~ ~~ ~~ PLANNING T~EPARTMENT MEMORANDUM MEETING DATE: May 3, 2445 TO: Central Point Planning Commission FROM: Ken Gerschler, Community Planner SU$JECT: Public Meeting - To consider a fence variance adjacent to the footbridge near Forest Glen Park. Applicant: City of Central Point Public Works Department Central Point, OR 9'7502 Owners: The Citizens of Central Paint Ate: Matt Samitore, Development Coordinator Public Works Department Authority: CPMC 1.24.020 vests the Planning Commission with the authority to review and decide without a public hearing, any application for a fence variance. The review is being performed in accordance with CPMC 1.24.050, Discussion• The Public Works Department has recently finished the installation of a new bridge that physically connects many of the established subdivisions in the vicinity of Forest Glen Drive, I-Iampton Drive and Looking Glass Way into Forest Glen Park. The bridge spanning Elk Creek has been constructed at an elevation that was higher than previously expected and as a result, created a situation where the privacy ofthe adjoining property owners could be violated. The Public Works Department is sensitive to the privacy of those neighbors who would be adversely affected and the Department has proposed to increase the height of a block wall and fence structure in the area. To proceed with the construction of a higher fence, a variance will be required since CPMC Sections 15,24,040 and 15.20.0'70 state that "no, fence shall be higher than six feet... ". Matt Samitore has prepared elevations and findings of fact to demonstrate that the increased height will actually enhance the neighborhood and he has submitted these items for consideration by the Commission, The Planning Department has reviewed the information submitted by Public Works and would recommend approval, il~pchslicit~< <videtPlanningi~grestGlec3Fencevar.doc ~~ Attachments: A: Vicinity map B; Fievations of proposed fence ~: Public Works Department Findings of Fact and Conclusions 11Cpchsltcity wideiPlannin~lForestGtenFence~ar.doe t, r~ F~ ~~ ~ V ~~~ ~~ ~ ~~ :.y~J+ """ P~~ ". Findings 1. The variance will provide advantages to the neighborhood or the City. The variance will allow for the installation of a chain-link fence on top of an existing block wall that will allow for privacy to remain for residences that adjoin the walkway as well was provide safety, discouraging people to walk on top of the block wall. 2, The variance wilt provide beautification to the neighborhood or tl~e City. The variance will provide beautification to the neighborhood by allowing for a fence to be constructed atop an existing block wall. The fence type matches existing .fences within the area and will avoid a smaller block wall fence that at this point does not fit the neighborhood. 3. The variance will provide safety to the neighborhood or the City The variance will provide safety to the neighbors and the City by providing a fence on top of the existing wall. The fence will discourage people from walking on top of the existing block wail which is easily accessible from the bridge and path. 4. The variance will provide protection to the neighborhood or tlxe City The variance will provide protection to the existing neighborhood by providing true six-feet of fence from a public path. The walllfence combination will discourage people from accessing the backyards of the property that border the patch. ~. The variance wilt not have any adverse impacts on the neighborhood. The variance will provide additional safety and privacy to the City and the neighborhood. No adverse impacts are anticipated. 6. The variance will utilize property within the intent and purpose of the zone district. Property within the area is zoned for residential development which allows for single family dwellings and parks. The walking path, bridge and fence are also alt permitted within the zoning district. The variance will provide additional safety and privacy to the neighborhood allowing for the intent and purpose of the zoning district to be met. 755 Soufh Second Sfreet : Central Poinf, t~R ~75C?2 ~ 5~9.664.332~ Fax 541.664.6384 4 ~" Public Works L?epartr»enf M. ~>... t: ~,w ~~f~~T iyY. ~ _'s.~.~.%1 Bob Pierce, ~?irector Matt Samitore, rev. Services Public U~o.~.I~s .IJepa.~tmerxt M~Me~I~.~~~~M TU: PLA~h1II'~G 17EPARTME~T FRtJM: MATT SAMITC~RE SUBJECT: FENCF VARlAI~1CE FC}R FC:~R.EST GLENS PARK FC7tJ"IBRIDGE Z)ATE: MARCI-I 9, 2005 Planning: In March of 2005 the City of Cezxtral Point fznislzed the footbridge over Elk Creek connecting Forest Glenn Park to the subdivisions to the west. The design of the bridge was required to be a minimum of one foot above the base flood elevation of Elk Creek. In designing and constructing the bridge in suclx a way the bridge ended up being considerably higher thazx existing grade and existing residences to the west. Additionally, the ramps to the bridge had to be designed to meet the American with Disabilities Act {ADA} requirements for slope. All of these circumstances made the existing fences along the bridge considerably less than six feat. In order to make sure that privacy as well as safety issues have been xrzet the Public Works Department is requestizxg the ability to install a chain Zink fence on top of the existing block wall connecting Forest Glenn Drive to the park {See Drawing}. The type of fencing will be a chain link with slats. The slats will be of a tan color. The fence will be built in three anti two feet sections. Approximately ten feet will have an additional three feet chain link fencing added to the top of the existing block wall. The walllfence combination will be six feet at the beginning and six feet ~l~ inch at end of the ten feet section. At ten feet the chain Zink will be reduced in height to a two feet section and will proceed at that interval for an additional forty feet. At the beginning the fence will be five feet 3l~ inch and at the west end will be seven feet six inches. Qnce the chain link fencing ezxds the wall will be approximately five feet six inches in height and will then taper down to six feet as the slope of the walking path reduces. The Public works Department looked at how to avoid a variance for a fence, but could not come up with any viable options for a few reasons. The chain link fence cannot be reduced to a one- foot interval. Additionally, tlxe City wanted to maintain a nxinimuzn of fzve feet six inches for the wall, to avoid people climbing on it and to protect the privacy of the neighborhood. 755 South Second Street Central Point, OR 97'542 ~ 549.664.332 Fax 59,564.6384 ~~ ~;`