Loading...
The URL can be used to link to this page
Your browser does not support the video tag.
Home
My WebLink
About
Resolution 722 - Twin Creeks Retirement Site Plan
PLANNING COMMISSION RESOLUTION NO. ~ 2 2 A RESOLUTION CONDITIONALLY GRANTING SITE PLAN APPROVAL FOR THE CONSTRUCTION OF A SENIOR HOUSING DEVELOPMENT CONSISTING OF 120 RESIDENTIAL USES, RESIDENTIAL ACCESSORY USES, AND GRANTING A ONE FOOT REAR YARD CLASS "A" VARIANCE Applicant: Twin Creeks Retirement, Oregon Limited Partnership {37 2W 03C, Tax Lot 100} File No. 07036 WHEREAS, the applicant has submitted an application for a Site Plan application far the construction of a senior housing development within a TOD- HMR, High Mix Residential zoning district. The property consists of approximately 4.23 gross acres and is identified on the Jackson County Assessor's map as 37 2W 03C Tax Lot 100, in the City of Central Point, Oregon; and WHEREAS, an March 6, 2007, the Central Point Planning Corrimission conducted adult'-noticed public hearing on the applications, at which time it xeviewed the City staff reports and heard testimony and comments an the application; and WHEREAS, the Planning Commission's consideration of the application is based on the standards and criteria applicable to the TOD-HMR, High Mix Residential section 17.65, Application Review Process section 17.66 and Design Standards TOD District section 17.67 of the Central Point Municipal code; and WHEREAS, the Planning Commission, as part of the Site Plan application, has considered and finds per the Revised Staff Report dated March 6, 2007, that the requirement fora 1-foot rear yard variance is a Class "A" Variance and adequate findings have been made demonstrating that issuance of the variance is consistent with the intent of the TOD-HMR District ,now therefore BE IT RESOLVED, that the City of Central Point Planning Commission, by this Resolution No. ~ ~~ does hereby approve the application based on the findings and conclusions of approval as set forth on Exhibit "A -Revised", the Revised Staff Report dated March 6, 2007, which includes attachments, is attached hereto by reference and incorporated herein. Planning Commission Resolution No. ? Z~- (030607) PASSED ~y tl~e Planning Cozx~is~;icon ~ir~tl si~;neci h~ nee in z~~~tl~~~~~tic~ttcan caf its passage this 6~t' clay caf March, 2007. ~~ t/; . ~' ~'~~lllll'll,}'~ (_C)ill(~l~~l,`•'~li i11 ~~l~lll' ~~~ ~~T~ `+« r __.,~ Ci:y l~eprese;n~.~irive ~pprcaveci by me this 6t1i clay of March, 2007. .~ f ~ , f ~ ~ _ ~` _ l _ Plan11~L1'_~ ~(~"(`~'111~',.~'Il C,1.,-'`r Planning Ccamissican Pesalution l~To. ~'?` (030607} -, 6 ~' Marsh ~, zoa~ AGEI'~1 A ITE FiNe 1110. 0'7036 t® ~' Consideration of a Site Plan. application to develop a 1 z0-unit senior citizen retirement facility located in the TC?D-HMR, High Mix Residential zoning district and identified on the Jackson County Assessor°s map as 3'7 2W 03C, Tax Lot 100. (Appticant~ Twin Creeks retirement, Oregon Limited Partnership; Agent: 0naid L. Grimes, Architect) STAFF SOURCE: Lion Burt, Planning Manager ACKGROCJND. ~..., b.,.,.._.,~ .., u,., .,. ,...n~.... .m , .~ .... r,.. p:,.,w., 6,....:,,., Project Site Inin ~.rtmrs~. Cc~rttr7urr~ity t7~vc~lcs~~rnc~r~rt I.7ireetor0 d~s~ist~rr7t City ~cirnir7istratr~r ~~':~:`, .... °4 °`, ~\ ~'\y +W X ';~4. ^~ ~~ A\ ~~ i S i s ~`' ~, ,fir '""';.', ~~r ~, Page l of 7 The applicant also proposes that the Project be enclosed with a six (6) foot wrought iron fence. The T4D district limits the fence height to four (4} feet. Part of the Proposed fence is intended to screen the Service Area and as per Section 17.67.050(K){4)(a)(i) and is acceptable. However, fencing in all other areas in excess of four (4} feet in height would require a variance. Uses: The primary use of the Project is residential. Because the Project exceeds 44 dwelling units it is required that a minimum of three housing types be provided for in the Project2. The Project offers only one type of housing, Senior Housing. Because the Project is a component of the Twin Creeks Master Plan it is the determination of Staff that the need for a mix of housing types has been addressed through the Master Plan, and that within the Twin Creeks Master Planned project there are more than three (3) housing types. The Project also includes supporting accessory uses as noted above. The accessary uses are being considered as uses accessary to the primary residential intent of the Project and not as stand alone commercial uses. This is an important consideration in that as accessory uses parking is included under the primary use, i.e. one (I) parkin space per dwelling unit is required and that the one parking space includes the prorated share of the parking need generated by accessory uses. The accessory uses are also being treated as exclusive employment areas for purposes of net acreage calculation4. The applicant notes in its application that it will encourage use of the dining facilities and the community room by residents other than those residing in the Project. if this were to occur the use of such facilities by outside groups would result in the reclassif cation of these accessary uses and the requirement of a conditional use permit. In subsequent conversations with the applicant it is agreed that they will limit use of all facilities to occupants of the Project. ~ CPMC Section 17.67.070{D)(2){d}(vi) z CPMC Section 17.65.OS0, Table 2 ~ CPMC Section 17.65.050, Table 3, Senior Housing a CPMC Section 17.65.050, Table 2{~ Twin Creeks Retirement Center In 5q. Ft. Percent of Building Area Percent of Site Area Gross band Area 184,258 Net Land Area I62,43 ] Buildin Area 180.828 Units• I20 Studio 5,205 2.8 2.8 1 Bedroom 43,177 23.8 23.4 2 Bedroom 63,483 35.1 43.4 Total 1I,186S 61.8 50.71 Accessor Uses Dinin 6,057 3.3 3.3 Private Dinin Rm 644 ,03 .03 Cafe 572 ,03 .03 Theater 644 .03 .03 Pool Hall 468 .02 .02 Tea Room ~ 572 .03 .03 Livin ib 1,144 .06 .Ob Multi Pu ose Rm 2,280 1.2 1.2 Beau sho 626 A3 .03 Gift Sho 250 .O1 .O1 Wellness/Infirm 369 .02 .02 Exercise 725 .03 .03 Conference Rm 377 .02 .02 Housekeeping) Laund /Stora e I7,052 9.4 9.4 Office/Marketin 747 .04 .04 Post Office 322 .017 .Oi 7 Gar es 7,020 3.8 3.8 subtotal 40,051 22. i 21.7 CiviclPolice Substation 225 .Qi .Oi Total 40,276 22.2 21.8 Landsca a Total I5% min 38,086 2I.0 20.6 Lot Coverage Total (Max s5~io 125,345 77.2 Page 2 of 7 Included in the design is a police substation, which is classified as a Civic use. Civic uses in the HMR district require a conditional use permit.5 As a condition of this application it will be necessary that the applicant, or the City, apply far and receive a conditional use permit for the police substation prior to occupancy of such space as a police substation. The above table identifies all proposed uses and the square footage and percentage of each use. As noted in the table the Project complies with the minimum coverage requirements set Earth in Section 17.65.050, Table 2. Density and C©verage: For the Property the minimum allowed density is 30 dwelling units per net acre6. Based on the net density calculation a minimum of 10~ dwelling units is required. The Project proposes a total of 120 units, which is consistent with the HMR density requirements. The maximum allowed coverage is $5%~. This fgure is based on a gross acreage calculation. After taking into consideration the gross acreage of the Project the proposed coverage is 77%, which is in compliance with the CPMC. Set Backs: The Property is bordered on three (3} sides by public streets. Because of the Property's configuration there is flexibility in defining front, side, and rear yards. For purposes of determining the setback requirements the following setback assignments were made by staff: 1. Twin Creeks Crossing (south property line) -Front Yard. Section 17.65.050, Table 2 requires a front yard setback from 0 feet to 15 feet. The Project has a 10 foot front yard setback, which is acceptable. 2. Golden Peak Drive {north property Iine) -Rear Yard. Section 17.65.050, Table 2 requires a minimum setback of I O feet. The Project proposes a minimum set back of 9 feet. If this were defined as a side yard the proposed setback would be acceptable. However, since it is opposite Twin Creeks Crossing (front property line} it is being defined as a rear property line. It is Staff's recommendation that a one (1) foot Class A variance be approved per Section 17.13.300, which allows a variance of 10%. Findings for the variance are contained in Exhibit "C". 3. Rustlers Peak (westerly property line) -Side Yard. Section 17.65.050, Table 2 requires a side yard setback from 0 feet to 10 feet. The Project proposes a 15 foot $ inch setback, which exceeds the maximum allowed. As a condition of development the applicant will be required to move the building westerly (5'-$") to comply with the maximum 10-foot setback. This requirement will be noted as a condition of development. ~4. East Property Line -Side Yard. The easterly border of the Property is being considered as a side yard. Along the easterly border the abutting property is vacant, developable land and includes a 30 foot wide pedestrian access easement connecting Twin Creeks C`rc~ssi~~~.~ ~ll~ci ~_rc~lcier~ Peal: Drive per the revised Twin Creeks Master Plan. Parking: Section 17.65.050, Table 3 identifies the minimum parking requirements for the Project. Based on the Project's specific uses a minimum of 120 parking spaces are needed. As Hated earlier a s CPMC Section 17.65.050, 'Fable 1 e lbid CPMC Section. 17.65.050, Table 2 Page 3 of 7 total cif 209 pat'7~in~ ~ha~.::; al"c~ rl=~rlrrirec~. ~M'r~r tflz, 'I~~)1) 1•~~rrla~tir,lr >t)"/o rri tlrc f~)~IrI<ir~~~ ~I7a~;rs r)IU~t I)e covered. ~s d~ s?rrned tlz~~ PI•t)jcet or~lti~ I~)rovidc.s Ti)r ~'h covc~r-c~l f~al-I:iniz space's. t~s ~ra)Ix)sc~d the 1'r;~ja;c;t is short l l paI-I~in~; sp~;rcc~s a)~d recto%r-es 'that an adl.litiorral 3 ~ sl~)ttc;c,s hc° cz)vz~rcci. ('onscclzrcrltf y, ills Project dcsigrl will need to hi; modil`icd to accolrlm{)date the aclditior~~rl I)arl.irrg reylliremcnts. '1 hc~ ahplicaY~tllas identified il) the t-c~~iscci site plan (l~;xhihit "`l1-I:~~~~iscd") the <ldditional rccftiired I)arhillg. "hhf~ applicant has agreed 1t) f)ro~~idc additional covered parkin:?, on tllc 1in~tl consiructiort plant;. y+,'itla ihesc revisions the Pro"fcc.t cot7lplics with the City's rilinilmlu~ ~,:u~i~iut? rc°ytairemcnls. "T"he applicant has also provided a dditiol~lal il~7orn~ratic)11 ret~;,lydirii.; tla~; parkin}rr den~ar)tl fcrrprojec;ts of this type (~e~~iorPIousin~), stzhportiu~, a fowcr parking demand ratio. I)i~spitc 'this addition~:al inlorll)<atiol~. CPMC requires that par-kint; he prc)vide<l at I space/unit. Without furthc:I~ ilifortnatit)11, and i;onsidcl~in~+ the employment parking needs of"tl~e accessor}~ rases st<lff is not pl-epar-ccl to recontn~crrci a discrctionar°y reduction in the parkill~ rtttir~. Any redtactior~s lY tl~c p~tl•lcin~ ratio) would recluirc' al)proval ofa valiance. l~hez-e ire provisiolz~ in the Cody that allow for ercclifs to t1~c I~trrl<in~ when tr<tr~sit i~ ~IV~ailahlz:. CZIr~-erltly, no transit services arc reasonably available to fire l'rojt;ct Site. "l~he Ilc~lrest tr~rl~sit stop is ~ ~et~nd ;street and Laurel ~tr•cct. .l.ar~t~se~i~i~t~ an€~ ©11'e~r ~l~saee; "I he Project incllzdes 313,OR~ st~trzrc ii~et cif landscal)ed open space accotlntirl~ fz~r 2l°/a o~l the total Prohcl•ty area. I~he I7~il~iranarn open sl~~aec r•cq>lircl~~cl>t is 1 ~°%`a. Additionalh-, G~ part o~"the Project's stor-In ch-aina~c recltzircn~enis they will bc~ c.onstructin~ a bio-sue-ale retention system in the :;0~-foot ~1-idc pcdcstriarl cascnicnt abtattin`~ the east side of-the Prol)eI•ty. ,~1s part: of the I'~rc)jet;t the l7eclestrian casclncllt will he improved per the attrrcl~cci Ist~dscal7e plan (l~°xhibit "~- -. Revised"). .~~~cl;titcetr~r•al l:~e:~ig~rr~. 't'he 'Irvin (.leaks '~lastrr flan ~MasteI' PIaTl) C()I~talil5 pl'Oti%151t)nS T"()1' SL'Ili()I' h()llSllli? (assisted ~i~t~r~ ~ living) within the HMl2 districtl~''. "l~he ?vtastca- Plan. does not. distila~rizisl~ hc;t~~ee~~ sctxlor hulasi_t~g al~d assisted living;. '! he key ~ol>ccl~ts adopted in the, l~~ast~:z" flan for corisidcratiott of senior hottsir.~g ilaclude: _- 1. wilding clesiglr enlphasi~es visual orientation and s cannectivityg ~r ,~_~~ 2. Project is architec;tural]~ integt~aied into n~iglzlaorhood5 pr-ovidin~; home-like, non-institutiolaal atn~osplaere; ~. Landscaped courts and gardens provide opportunities „~,~ir.~;a .'~aaa for ~vall;irl~, rratherir~~ aalci ~ar~,er~in~. i3uildin massiti~ aal~ pa~opoz~tions of~oldtdoot• spac~;s provide sense of enclosure; and 4. Close proximity to tral~sit and. retail. minimize the reliance on cars. $ CPMC section 17.65.050, Table 3 Senior 1-lousing. CP'~1C, Section 17.65.050, Table 2 1° T~~ in Creeks Transit (7rientecl l?evelopent Final Master Plan, l7eceznber 14, 2.000, page 59 Page 4 of'1 The Project's design successfully addresses these consideratioEls. It is noted that the Master l'Ian identifies a specific site, otltcr than the Property, furtller south on l-laskell Stz•eet as a IocatioEi foz- senior housing {Figure 2). This is being read as a suggested location and sloes not exclude assisted living uses in any other HMR locations within the Twin Creek area. The Master Plan, as well ~zs the zo~zing regulations, allow for assisted livi~~g iz~ any 1-1MR district. The approval criteria for the Project are in Section 17.G6.050 azzci requires that the applicant demonstrates compliance with the followi~lg CPMC provisions: Section 17.13.300 Class "A" Variances; Section 17.65.040 Land Use - TOD District; Section 17.65.050 Zoni~zg Regulations - TOD District; Section 17.67 Design Standards - TOD Districts and Coz'z'idors; Section 17.60 General Regulations Section 17.64 Off Street Parking and Loading Section 17.70 Historic Preservation and Overlay Zone; and Section 17.76 Conditional Use Permits In reviewing the Project it has been determined that as presented the Project is in general compliance with the above criteria (see Attachment "C" for detailed findings}. Areas ofnon-compliance are: 1. Number of covered parking spaces. This application has been conditioned to provide for the minizxzum required number of covered parking spaces. 2. The need for a Conditional Use Permit for the proposed police substation. This application has been conditioned to apply for and have approved a Conditional Use Permit prior to occupancy of the police substation. 3. Fencing height exceeds the maximum allowable four (4} feet. 4. Rear Yard setback requirement requires a 1-foot variance; which is addressed in this application and acknowledged as a Class "A" Variance. FINDINGS: See attached Attachment "C" (To be distributed cinder separate cover} ISSUES: In reviewing this application the Planning Commission should address the following issues: That the proposed accessory uses are in fact uses accessory to and subordinate to the primary use of the Property for senior housing. This is an important consideration for two reasons: a. To meet the minimum density requirements it is necessary to deduct the area dedicated to these accessory uses. The CPMC does not specifically define accessory uses. However, the proposed uses are accessory to the primary use of the Property. Further, the Pale 5 of 7 accessory uses will generate employment and have been deducted, as exclusive employment areas', from the net acreage figure for purposes of cietermiczing density. b. The accessory uses will generate additional parking riecds for employees. The CPMC does not specifically address parkirlg requirements for accessory uses. However, the required parking ratio for Senior Housing is consezvative and should contain sufficient capacity to serve the proposed accessory uses. 2. A Class "A" variance is required for the rear yard setback along Rustlers Ridge Drive. ltiaidirags for this variance are included in Exhibit "C". 3. Fencing height. As proposed a variance to the fencing requirement is needed. 4. As a condition of devclopinent the applicant will have to improve the ofl=site pcdestrEan easez~nent per• the plans noted in Exhibit "A-Revised". 5. The proposed building needs to be shifted west to comply with the maximum side yard setback along Golden Peak Drive. 6. The applicant izx its findings indicates that the block perimeter exceeds the maxiznuzxz allowable 1,6001ineal feet and a maximum block length of 500 feetr2. Tlie dimension of the block in question was approved in the Twin Creeks Master Plan and platted as paz•t of Twin Creeks Crossing Phase 1 with the understanding that the block would be further partitioned in the future, but with na reference to the need for additional public streets to bisect the block. Currently, the block is an existing lot of record. Section 17.67.040(A)(5}(e) allows deviations from the block limits provided a detez-rnination can be made that the block size is for the functional and operational needs necessary to create a large building. As illustrated in Exhibit "A-Revised" the Project's design requires the entire block. Therefore, justification for deviation from the maximum allowable block standards, in conjunction with the approved Master Plan, is grounds for deviation. COND)CTIONS OF APPROVAL: 1. Prior to issuance of Building Pez~rrzits the applicant shall provide the required minimum number of covered parking. Any reductions in the required minimum number of parking spaces will require approval of a variance. 2. Prior to occupancy of the police substation the applicant, or City, must receive approval for the police substation as a conditional use. 3. Prior the issuance of Building Permits plans shall be modified to address the side yard setback adjustment along Golden Peak Drive necessary to attain the maximum 10-foot side yard setback. 4. Prior to construction of any fencing that exceeds the height limitation the applicant shall apply for and receive a variance to the fencing height limitation. "CPMC Section 17.65.050, TaEale 2(f} 12 CPMC Section 17.6'1.40{A)(2) Page 6 of 7 5. The applicant, or by separate agreelxlent the developer of Twin Creeks, crust complete construction of the pedestriac~ eascn~ccat pear the appl-ovcd places in Exhibit "A-Revised". Said improvements must be completed prior to the issuance of a Certificate Df Occupancy by the City (see Exhibit "D"). 6. Prior to issuance of a building permit the applicant must comply with all the requirements listed in Exhibits "D" through "G". EXHIBITS/ATTACHMENTS Exhibit "A-Revised" -Proposed Pc•oject & Lanclscapilig Plans Exhibit "B" -Applicant's Findings Exhibit "C" - Planning Department Findings Exhibit "D" -Public Works Staff Report Exhibit "E" -Building Department Staff Report Exhibit "1~" - RVSS Correspondence Exhlblt "G" - FIre DIStI'ICt NO. 3 CDI71I71eI1tS Exhibit "H" -Proposed Resolution ACTION: Consideration of Resolution No. , approving the Site Plan Application and Class "A" Variance. RECOMMENDATION: Approval of Resolution No. , granting Site Plan and Class "A" Variance approval. Page 7 of 7 !' ~ ~ !~ ~ 1 ' ~ `{~- ~ `- ;x ~ ~~ „ ~ ~ "' '• y ' ~ evi sec t: r ,. E. .,, .., --..m_ .. 1 ~ ----._ -_....._ .._ ~~ ,~ ~ \ ,\ .__,_ ,\ _ _ . ,, . „ ~. _._._ ,, A rr ~, - _ __ '~ .: ... ~ , . 3 , e .... _. - _,Rfi 4 ;Cj w. , . III - -.-.- .. ~ ,,. ... .._ -I~~I 72v~C :: s r ~' . -~ .~ g ` ~I -y,- ~ Y-4 ~a~ \ ~ oS / , `~~~ . iii Ll ~ qg ` \~ ~ 1 c o- . ~.. ~.^~ '_` `, is ~ i ~ ... '.I I i ;~~ X77 ~~~~.. I ro __ _l ~ ~ ~ .3 l ~l ., v ~~',~ R~'. Sl Y 7 I _.. __. ;' ..-:o : ~ .. ~. ~~~.:, __ _ _ ,. .. ..__ __~ . -~ _.. .,_-.--~. _...._._~ ..~.._. ~ a .~,` ,' .. ~, ... ~.. ~__V__. - _ .... ...-._ _- _ ~~1//1 -- +- / ' NF .. .- w ~. --,._...._._._...._-__.._ .~_t_~i..-. _ i .- -~,...-~.,._~~ __~___...._..._.__....~__..--~._ .... ._ _~ -- _ -- _.. ~..~ . ~- . ... _.._~... ~..- _.._. _ .,-c y1 \._ F . ^^" ' ~~l n72 1 SY _ ~ '~\ I ______ CC J _ ~ _. ~~ 03Cti-100 . ' , t : JACK 0~ L ,_.Y 5C i as _ ..! I i ~1~--. •,[ I `. m, 1 I I } ~ C.. a...-6'_fi -1- ~ _-~ pia ~"'~~/ia c.::~- ,_ ~ 000---.wwa _ r 1 (~ ~ I C S5 F'.E~ _... .. __- __ -r_~_~ ~~cMO ,7 a o L A r ~~ ,.w / •""' n ', _ ~, _ __-r , .~~~~ i ~ 2,42 ._...._. ,....__.~..`.._...~. .____....W..4 ~ i ~ ~ ,~ ~._.~.-.....~._~.__.._.._..__ _J,..1. ~~ .-~.-r.~. --_L ---... ,..~. .._._ _.__ _, m _._ ---- ~ - ... v ~.. --- .. - - :: ~ .. I I ~ I ..... r ~. - ^_., •-e ra an~l~ H L . _ ...... i F _-' a ^~_~~»--- i~ rcu T: ,mar: c . -o r _. a~ r~ I Ir ~ ~ / t~~ ~ _L...~ , i"''. ~. l I~j ~'r~; -arese:ec ~ ~ 1 ~ C ~ l ~ oac ee ~~ ~ ' I `''1 I 7.t~ r r ; ; Imo" ~~ .i'~7 _ y, n- ~ ~- L k .. ~~ ~ i ~ ~ ?, 1.~.~.~']~-3'ra-~1~..-~._ ~~~,/ ~ ~ ~ ~a(• _ _ ' I ' \ r n'r~ ~~ ~.~X~d r ~ `t 7i .. .,; ~, ~" 7 f t 1. .~ r, t ~_ a ~' ~~ (J ~ J .. -,. -. f ~~ . ~' - _,I.........iE ~ .,,a' ~ ~~} :. -~S~ ~ v \ . ~r~ ~~ . ~ ..,' : }/ ^` `~tl.:l~ - fir` ~' ~ ~,~ k I ~ a ~ o - ~ r- `~- ~~ ~ - _ .~'~~ i. Ir°..z `; ~_ k '.lam ~~ ''~ ~~ '~~~" Y - I ~ E q !d ~ l~ _ ¢•,o+," ~ - ~ K'~rc ~ ~ ~ y,~ °-` -~~ .. ,, l ~ ~j _ , s. ~ _- ._ 1. ~~ I , ~__ ~ ~ -~7` I:~ ~~ ~[a" ks ~I~ ~~ , ~ ~`°'~~~ 4~r ~ ~ ° __~ ~--.i ~ ~~~/ e \ -- 1 `lam ~~~ r ~f _ ~ ~ ., _ '~a a .. :1~ 1 .T _ - ` r !f. EE : .. ~ .; .. f .:~; ~ .. _ ._._. _ _ _ ~if _ -N`- ~ .gym ~~~E ,Li ,~ .__. ~ - -ti -- r r , -- ~ _ _._ ._ ~ §,,a ~. c ~ ' .:_... ,I,.... _.. _ _ . _ ~_ t_.n,~w,1~ >~~-~_. _., 1-~-__-~...w.~. _ x~o e•..... ~ ~__ ~_Z _ -....~_._•r .. I~ ::fir , ~ .. .- ~' I i• ,;~ UN!T TAB[1LA7i0\: i .~ 01 ,rr I rv.,~7 ,. ~_ ~~ ~._ ~,,._SL~! I - it y i497 i'LI:!]h'D. RR ~R3. FL.R,S TDiFL ' - _ ....^.-. 13 ~ •~~ ... I ~ i3 k ~' 4'~ ~~ I '~ BUII,p1AG AREA 7ABULATiOh ~ I n~.erc.,- r ~_ ~ 1 1 ~ r i, - i ~- ~ ~ 1~ 1 Y_ftST F44.T SGGCNS xLA. THIftV FLRi TCTFL 13 I ~ ;'a ~ ~ O 4_ ~~ I ~. f I I !' `f ~ !l` ~ Z i r ~I ~ y_. x f\ `u 'r'J ,.> .] ~ ........... _...... ~ }111 U1 1 ~l :i ~ ~ ._ ~ ~ ~ ~ 1 ~ ....J Vii, ( 1 J:~ ~ I~ ... '~ _.: ~ Q ., iG 1 _ V ~' IN ~- 1'- ~_ a ~ . ~ ~ `u n . __ - _...... ~. _~ - ~::r ..,a .~:.~ .. J a^ ~ _ ~ ~ ti F ' ~-,;~~~- -~ _ r.. ~, ~;3YS . I ~ I I I o • %'~~ , x _~~ ~-' , is 3 ~; s~.rn . 3R c~ -' { ~ ~ f- V ..; I ao / a I L~~ c l r ° ; i ~:, r _ . o~ ~~~I ~_ _~ ~.-~ ,~)_~J..~i::__~. '~"I '~. ' I I rr 1_r, c ~ J ° _ v'~~~ ~ f l~ r ~ ;1 - yy ., l ~ w` o. , I - °( ->` 1 L '1`^~ a .~ 1 a I :I~ r" i~ ~~~ ~ ~ , s' J .~ U ^a'v I r~ ~~ -~~ ~ ~ ~'' .. ~, ,, 1~[3 ~E I i' ~ -. _~ lc ~ vim:-) ~ c dl ~ ~ I ~O~l '~ ~'.~\- lr,'-E~l- , - ~ Y' r II ~.'~ w L,. {.. __.. ~.s~.~st.~;a..lW:,~.~__:. ; ~ I..~ ~~. ~~rl ~w -- f ! :.c ~ € ~~ .~ s•cc, r~.. _ rc:T. ic,ran I L = ail Iii ;^ E; __.._:: ~ k_. ~ :; F a ~ ., ~-I C E7. ~Q ixrJ~ I~I~,a~ ~ a~ co L c .. II 4ky.,.~ `J I! --. ...__ ~ 1/ _ -. _ t _ I ~ G rA I~.,,:~~y ~~~_r-°a ~ ` ~.~~C ,. ?L` ", StI 31 lv:~ { 1 ~ - _ 1 1 ~ t C; l I sc.>>:~- rw:,• ~I ~ i ~-`n~ •_ ~..=,._h .. .....--T..._ ,.._. _ HI-+-~^-r--.`_'~ 'f] r---~ 1.^;= E"'~'"'~" ~'li ~ su. __ ° , _..__- ._. ~. _ c .n.a. _ ~11P i R 5 Y F L O O R P! q A \ :. _,,. A3 ~:~7085~050& CP RETIREMENT CTR~WFIEJAl~0506.5-FP2.dwg, 12/14/20DG 2:34:55 PM, E3ob rn ~In ~EO Ir EO ro r n 1,: J' 4. ., s ~ ~ ___~.__ TWIN GREEKS RETIREMENT CENTER ROrrnLD L. GRmiES FC_ N}~ ~;, `,; TWIN GREEKS GR055IN6 f.00P n R e H E r e c~ ~ < ~ GEtiTR4L PO€hT, ORE601+i 9'T502 eso sNCrcax oouvr. sur sEO F~. fui;=ni° I E 3 ~roroci. oa~c~s eswa - C:~pocuments and Settings~Plaittietiv~Loca€ Settings~Temporary lnternet Files~O1.K97~Twin Creeks 3rr 12140G.D4VG, Layoutl, 12/14/2006 1:4Q:17 PM,lriattf~ew €~~~} ~ Rustier Peak Street a'zFS ~~ ~.y_ z3s 4 Vie- ~ .,_.._~_ ...._... ~ ......__....._...r.-....._._..__.._ _ _ ~~ ..... °o -'.-ti-...- '.....-.~..v.-S-.--~--~ ~ __ . i.._i fdl ...~ ~I _ ( f .r _ ~ f ~ ~. s ~' --- - .~ ~ ~I ~...._ a f € I. ~ "-""'~- '~~ t i ~ ~ ~ ~ ~ r~lf ~f J f ' l , `y . -f ~ L 'I ^-'r i ~ t1 1 1 { 1 ~ 4 ~ ~~.~ ~~~ jl• ~ o F { i~ I _ j j~ ~~ I ~ m nj ;. `y~l ?Y5f ~ o~ ,: ~ ~ ~ }i ~ ~ 1 w.~ ` -1 ~ f I ~ ~/~ F ~. ~ ~ ~ ~ ~ ,1 ~ ~ ~i ~ ~ ~. ~ ~ I ~ 'l ~ ti.S_. t I I; ` _.~ ~ - l g yy L If S I ~ ' aRY i ~~ ~l ,'' ~$ ;I t; ~' / ~ -r- 1,... /~f/ ~ \~~~~, _ ~ ~~ ji z~~ "j' ~ W ~ - li ~ ~ t7 G ~ j ~~ ~ ~ ,% m ~ ~~~j;. i ~~~, %~ A. If N Q 3° ~~ y~~~~~~~'~~~~ TWIN GREEKS RETIREMENT CENTER Madara Design [C3C ° ~' urc`'' .~gA'~€}~§~8~`~y~ TWIN CREEKCF20SSINGLOOP ~n~w,tiv.~~n,re,oAS!gosconsuneco~ e z N o" g, ~~ ~~Se 5 / ~ 5 24904V Ys Farfla R6 t _ ~ ;~~ Central Point, Or ee~~ao~~tasrsoz ai 54768E-1OS5 C:~t)ocuments and Seitings~t"tatlhew~Lacal Settings~Teni~orary Internet ~fles~~LK97~Twln Creeks Ctase 121~406.DV+lG, Layouts, 12/t4/200G 1:~t1:24 Ph1, Matthew Rustler Peak Slreet ~ 1 ~t < ~ 4 ~ ~'`:: H I ~ ~' - `9 ~._ ~ ~ i ti. `~ ~.r. '!3 t y 1 y.g~` S _~~ v'i .~ ;~ .. N `1 i r~~ n y -~ [ ~~ ®® f fi ~ ~ ': ~ B® ~~ :3 ' f , y ~ J, ~;. ~ ~ l ..~ ~ l ~ !:. S !n i' - E _ !I ! ` n ~' E ~~ 3 ~m ~ J; ~ t'F' 1~ ~ `t. `: I i C17... i[ ~ ~","•1, ~~ i~ ~ s ', ~ &3 ~ f ~ = i § i~ ~ his i ~., 1 ,~ /~ >r , ~ 7 , ~~ l{ :: ~ ` ~ -~~'i v :::~: / f~~ ®® iii _ ~ ~ c `~, ~~' s,,.,~/ j ~ ~i ~ ~t~ g~ ~~ ,, ~~~. ,iii zt ; i~-/ -- N D ;~~ o~ y'p~~~~;~jp~~~ TWIN CR~~KS RETIf2EM~NT CENTER Madara Design Inc ~~ ° r ~~~W <Sr~iset~~~~1 TWIN CREEKCi20SSiNGL.00P LalMSCepoMchYwYUro.Das~nBCons~".~'.'a~ ; ~~ 88 yeyee 2$44 WcEls Fa Rtl °it}4F ~~ d ~ ~z ]~T ~~~r ~~~ Central Point, Or X41 asn Tasser aa7sv2 YY ~1 ~7-IV~S 90 ~~ Z~ ~ "`0 n1~"'wmc~ wit ya~a.~ ~_ z zm ~m ~~x ~m~ vim _~ 0 ^ ~_ ~ ~ ~ .~n ~zm m ... k ~~~~ ~b¢Q d9..8 ~. m "~~ ~ ~ fax ~ N g ~ ~~ CD a ~ ~. ~ ^~ \/ erv s..:C.reyxw6 ax-y:.v:.kohu:,,~ ade~spe.ieE ~ ~.,r ,.~ ~ '°:.~u;~~ .~,~o::ya~~.l:~xax, I ~ ~ f~i.u^Md3 ~ d ~eaw ~n>1 ~n nw9:3 raVe~l oaE 3hd Zl'adv maw:.: :m» ~ msg. - ^d 3u~~ r;,~,v.:,rave~ maw?¢ic.t n z•ao-u Fl)"Cw »Xfn unar+cn~ia.iw iuv v+~+n4r+l~n ~u •a Foci ewM.a~.nh w:nwe v.n.n .a ~gax..a~evrmnidw..4.» ~wr.. k.a ww~p h••~i 5ri o-w ern a~a yiwwnr a~mu. Pn i:wn..e. n.~•sx,xu V wM6Y. Mae~4'wwi~'f-i-i +l~e imn F+wv'~+Af Umw ya~4'i•~m4Lws.+awn va~.w Kiin~•+v r~ w,ohew:nY,Kw.»~:atZ3 ~a,,x«~u..w rew~ rvy,q ~m~+n<+in 1.a n[ t: Jawq u.~xn wn h1,~%+aa 4~ +n.~i. Nal.M!».I. D».ea~i. sa~iu V.9fiv.u nR, 0 ww>wnw. w~.M1 san~x•+x m R~ ~r[+1.»]~i:~uf~ a+par: ii- yv+.~:~yva ~wr inw:ua...„.n xin.,.. m~% ~wta.9na+ya~.c.K; w;.w•=s•~na. ~.,i»,rer i,wssc~~,.e~s aµi.isv:c ._.nai~epY.l a4im r~q_.__.~ ~....i ~,,, i....: `a min A"w,ow sa~oN a..sni3 q..+~ L v a n .,ia.p PY,1i[v~a ]]4Mi ]OtMi"O ~W~~ H.o.:. q? w+,w ewy.¢ !'J 4EI.w bi NCCC V-•u.wnuw.w:a :v;_um,?sYun w av~' uA.ca r~W .^.C"T.C i~tl u•eN .crn:~ilAUx:[-avnrv~w .++~~P +p pun.,:s u d,c...x a w.m ~.e ACV, ~ ~:.o s.: w~~. w„uA0.ea~=+wm ww n=,xad,:a:..i;al:ooo ..w7,c.rc P+•AVeew. r r. .~a.bi +v.•xN.:~i.nPW :n 0 syed voile wE r 0 si a: S 2 «<_-.~~ -,~ `,;~ ~ `_ -~ .. :~~~..d a E:~- :x --9 ~~ ~_~~ ~,m Q;. 1 .u~e:s 3y1 -~911o~1~a~ +g a~nso~~u~ ~m~,~:.'::r,~ +p~ ~ ~~~ ;,.,~:°.x., .. .............~~. 5tts. irtNw~.NS~, ~` ^N4 ' VSliC4'vY]x]7 n:.4aW~~.%r.""14~ Std >4. I - - F M.w~..i aic ~ x.,,, i, "T. wv'6" < ~ :~-.wn~:i: .axe:..,, w.r p ~:~.~ ..^ i.,..a.:,..,.,.~,,:....~e.: .,:r .. :i, x6..+3 w~..e ~w~.lw~ ..m ~r-.a v ~~:y-.~.~iy ~s.M )n~ . cwt _~....a~:.~.K~Pi+a~ h¢j 6 iU W 3 sv `< F:~J065~0506 CP RETIR[P~![NT CTR~CDCINA~.~4546-5-fE2.d4vL~, COURTYARE~-F.E.fV, 12~IS~20D64:46:03 PM, M~tttievr U ~n ~n30 wNC -~ ~I~'~ ~~" ~ ~~ D rn~ Cp D ~a :~ r R frn h YY~ n o SNC ~~~ ~rnj ~~ D rn A <6 n I° I~ N~ g~~ APO Y ?1 C . ~~ $ x _i rn~ ~D rn~ <° n -~ O Z ______ YROJEGT NA~N~-__~_._._._ 7Vi[N GR:~KS R~71RE~'II\T GEN'F8R 7v~w c!~~:c5 crzassiti~5 ~.oop G~~t7r~ t~a~Nr, or~eox ~~so~ l~~ N () vloo SCG ~~~ ~~~ rn~ rD ~~ ~o n W 0 ROYALS t. CRIMES PG 6)9 SW~FV!t Odl{f~ SUif. Sf0 pH. VeCfOM. 0?s.CTY p)SP1 flJf F:~]QBS~DS06 CP RcTIREMENT C'~R~CDFTNAL~0506-5-EEI-2.c#tivg, EXTLRIOtt [LCVATIONS, 12/15/'L04G 4;23:05 PP~i, t~fatthew «I ~t ~~ S ~~ ~~ "rn r m G -i O w gm ~a s ~, ~ ~' r rn D i z kkRRN 50~ q G ~i r (A C D a Z ~Sz 5So Ti .'0 4 ~ z r O z TW3N Gf~iEEKS tLT€l~MENT G1NTFrF~ TWIN GRE~!G9 GR0551Nb L04f' GMNTf2A1. POINT, D~GON q'7502 ~~ taz = ~t~ l"JJ v ...~ ~ , i n rn rn o ~ g ~ ~ O ][} A kc~~~ nom`` 3.l! Sj `.~ ;: a C7 co ~9~ ~~~~ yn~ ~.,,Y%'".,i ~~k7[s~^:vh .._~,_ .~t.. -~4.~ V r~rv~,rv. ..re v~.......,w4 r.. ,-..w ~FN ~w tiNn . 3~7f1N6'Td~., , •- .. . ~ , .i ., ~. P , ..~, . u ~ r:. ~•~c , r .. ,Wy o..., ,. .~. r .t L„s ~~~~~~~ : ...~... _,.... n~; _ rJ~~V`r TG~`IwJ ~~ .. .:w ,J .._. /,, l~r . s~trt .~... r. is+.a. .. ~.rs;t F:~'i,r -rl o: `.1' ~ 5 ~ , ~rFrp ', 'rCe~ -~,~A lam.:. ..e rr .~.. ~.r rr s~.~, h. s,t ... ,r "M.~ : nXrt i ., s,...r.n ., tr..~~i~~.W,,,n .-. e....... ... rror~v~~€ EX~ ~ ~I~' "_..~.~ Chapter 19.65 TOD Districts and Corridors 17.65.040 ]randuse - TOD district A., 3 -The property is zoned HMR--High Mix Residential.Commercial. This project is designed with high density apartment, designed for the senior community, on the first, second and third floors. The finish hoar has complementary "commercial uses", but all intended to be used by the tenants, but outside community uses are encouraged to use the multi-purpose room and the dining room. There will be a Central Point City police substation located an the first floor along the Twin Creeks crossing street. 17.65.050 Zoning regulation -Table 1,2,3 Zoning District -HMR Multi-plex apartments -- permitted use Senior housing -permitted use Density 4.23A x 30 unitslacre -- 126.90 units min. ? 120 units actual Min. lot acrea = 120 units x 1000 sq ftlunit = 120000 sq ft ~ 184,259 sq ft Average lot area ~ 120 units x 1500 sq ffilunit = 180,000 sq ft ~ 184,259 sq ft Min lot width - not applicable Min. lot depth - 50' - 355' actual Building set back _ frt -minlmax 0'-115' - 15' actual Corner minlmax - 0'110' - 15' actual, side 5' -15' actual {west} and 80' actual (east} rear (north} - 10' -actual - 8°-6° Maximum building height 60' -actual 38'-0" Maximum tot coverage $5% -actual 149,405 (81 %} Minimum landscape area 15% -actual 34,854 (18.9°/fl} Parking standards 1 space per unit = 120 spaces > actual 109 Chapter 17.66 Application review process for the TOD district and TOD corridor 17.07.040 Circulation and access standards A. Public Street Standards 1. Public street standards comply 2. Block perimeters exceed 1,600 feet in the black this project is proposed. 3. The block lengths exceeds 500 feet along Golden Peak Drive 4. The major off street pedestrianlbike pathway that runs along the easterly property fine will need to be used to meet items #2 and #3 listed above 5. The standards for block perimeters and length need no further modifications 6. All utility lines shall be installed underground 7. Connections are provided between new streets and existing streets • :-, c_r i $. Pedestrian/Bike access ways are provided with-in public street right of way along Twin Creeks Crossing. b. This project is not in a transit station area c. Alf the sidewalks will be permanent d. Loading area and parking lot crossing are marked with painted stripes 9. Public off-street access ways shall be provided along the easterly property line. B. Parking lot driveways 1. Parking lot driveways shall not be designed as public street because: a. The parking lot driveway is less than 100 feet tang b. The parking lot driveway serves 120 residential units 2. There are only 2 driveways/curb cuts to accommodate this 4.23 A site 3. Pedestrian connection to adjacent sites will be provided but vehicular access will not be provided. 4. This project has standard driveways, therefore, will not require "distinctive paving patterns. C. On site pedestrian and bicycle circulation 1. The project will provide 5 locations where sidewalks tie direct Into the building entrances to the public right of way. 2. There is a sidewalk which starts on the "Twin Creeks Crossing" side of the project, and runs thru the entire project, without crossing parking lots, and comes out on the North West comer of the project on Rustler Peak Street, 17.67.454 Site Design Standards A. There are no existing on site features and the main entrance faces away from the existing single family development to the west. B. There are no existing trees to preserve. There are no steep slopes, wetlands or stream corridors to impact C. Topography -The site is generally flat with approximately ~2" of slope across the site. There are no needs far special treatments due to the natural topography. D. Solar Orientation -The main entrance has a. south-easterly orientation and the south facing units all have glass windows that are protected from high angled summer sun but allow law angled sun to penetrate the unit. All kitchens are not located on an exterior wall. The third story building is set back 81 feet from the north property line. E. Existing buildings on site -There are no existing building son site. The siding, roofing and windows will have the same appearance are the adjacent SFT homes across Rustler Peak Street and will have the same setback. F. New Prominent Street uses -This projec# is not a "key public or civic building. G. Unfortunately the view from the single family units across Rustler Peak Street will not be preserved. 2 H. Adjoining Uses and adjacent Services 1. The project is adjacent to an existing single family Neighborhood directly across Rustler Peak Street to the west. The West end of the proposed project is the opposite side of the main entry elevation on the East. Most tenant and daily traffic will come on to the site ac on the east side. The level of lighting will be only from the patio's and one exit door. These lights are low wattage. 2, Outdoor activity would occur on the East side where the dog area, putting green and common dining facility are located. 314. These service areas are located on the North-East Corner of the building and screened by wrought iron fencing. 5. The group mail boxes are located inside the building. 1. Transitions in Density 912. The multi_family project wil! be 3 stories in height as compared to the 2 stories in height of the SFR. The multi- family massing will be much greater than the SFT. We have off set the building line at 4 locations along the elevation. All units have patios structures which also help break up the building line. With all of this, we still must provide adequate landscaped buffer strips along the entire Rustler Peak frontage. The frontage conduit of a 6 foot planter strip along the curb, 5' sidewalk and either 15'-$" ar 23'-11" of landscaping. 3. Our project is not within 50 feet of the SFR across the street. 4. This project is not a commercial building. 6. This is not a zone charge 6. Density is not increase incrementally to buffer the adjacent neighborhood. J. Parking 1. Parking lot location A,b,c The 28 garages and 40 of the open parking spaces are located on the sidelor rear of the building depending upon what is defined as the front. If the front is the East elevation, which is the main entry but does not front on Twin Creeks Crossing, there are 37 parking spaces at a 45 degree angle to the building. There are also 5 spaces located near the entry. The parking lot is not located between the main entry and the pedestrian route to the public right of way. d. The parking lot is located 49 feet from the street corner and the garages are set back 37 feet and 29 feet from the corner. 2. Design a. All landscape areas shat! be bordered by a 6" high concrete curb adjacent to paved surfaces. c, All vehicle areas are paved with concrete or asphalt paving d. Ail parking areas will be striped. ,.. 3 ~` e. A11 pedestrian access is located adjacent #o the building and only cross a parking area taming from the Gammon pedestrian access across the east end of the property, f. Our parking lat is divided into two areas on the site. g. Our parking is located on the sides of the building and not between the building and the public right of way_ 3. Additional standards for HMR zones a. The parking lot that is located along Golden Peak Drive exceeds fifty percent of the total site frontage, but is suffered with the garages. b. Alleys not possible across the site because our site is surrounded on all four sides with public right of ways. K. Landscaping 1. Perimeter screening and planting a. North side of site 1. curb 2. 6 feet landscaping 3. 5 feet sidewalk 4. 9 feet landscaping b. fast s ide of site 1. 30 feet pedestrian access to include: a. sidewalk b. landscaping c. wrought iron fence c. South side of site 1. curb 2. 12 feet sidewalk 3. 12 feet to 20 feet landscaping d. West side of site 1. curb 2. 6 feet landscaping 3. 5 feet sidewalk 4. 15 feet to 24 feet landscaping 2. Parking lot landscaping and screening a. Parking lot on the north side 1. garages screen parking lot from the north and there is not enough room between the sidewalk and the building. The main building screens the parking lot from the south. Landscaping and a wrought iron gatelfence screen the parking lot from the west and the east. 2,3,4,5. The trees in the planter bay are 9 feet wide and 20 feet long with a 6 inch high concrete curb which will protect the trees. Shrubs and ground cover will also be planted in the tree bays. 4 ~- ~ i~ 2. ('[}free standing sign, (1 }face} located along Twin Creeks Grassing to identify the City of Central Point Police Department office. (1 ~ street sign stating "police card parking only" 17.67A60 Open Space Design Standards C. Open space amount 3 b. 600 sq.ft. per dwelling time 120 units- 72,000 sq.ft. required. Proposed open space to include: courtyard 13,672 sq.ft, outside landscaping 25,694 sq.ft. patio space ~ 0,080 sq.ft. for a total of 49,446 sq.ft. 17.72.03 Information Required A. Applicant: Twin Creeks Retirement, LLC 1122 Spring Street Medford, Oregon 97504 B. The applicant is no the owner. The owner is Bret Moore PO Box 3577 Central Paint, Or. 97502 Twin Creeks Retirement, LLC is the authorized agent of the owner. Refer fo letter enclosed. 17.05 Applications and Types of review procedures Table 17.05.1 review procedure Transit Oriented District/Corridor Review Type Ill 17.67.060 Building Design Standards A. General Design Requirement 1. Energy Conservation Strategies a. all living units will have operable windows b. The passive heating and cooling strategies are limited to the orientation of window c. see b above d. Small roof are indicated over windows with south ar easterly exposure e. Water saving devices would include" energy saver" appliances tike water heaters, toilets, shower head and faucets. Landscaping include drip irrigation where feasible. B. Architectural Character 1. General The mass and size of this project is so much greater than the adjacent SFR (LMR) al[ we can do is use the same building shapes, materials, roof lines an try to break up the mass with parches that project out from the main building line. The building material will be shingles for roofing, vinyl windows, mixture of siding types and complimentary paint colors with the SFR units. ~~w 6 EXll~b~t u~rr Findings of Fact And Conclusions a~ Law City File Na. 07036 Applicant: Twin Creeks Retirement, Oregon Limited Partnership INTRODUCTION In the Matter of a Site Plan Review for construction of a I20-unit senior citizen retirement facility located in the TOD-HMR, High Mix Residential zojling district and identified on the Jackson Cou~lty Assessor's map as 37 2W 03C Tax Lot 100. (Applicant: Tvvin Creeks Retiren-~ent, Oregon Lin~ited Partnership; Agent: Ronald L. Grimes, Architect). CPMC 17.65.050 Zoning regulations--TOD district. A. Perraritted Llses. Permitted i.cses irz Table ~ are slrozc~n zc~itla a "P." Tlrese ~.rses are alIozc7ed if t]re~ corarpI~ zc~ith the applicable provisions of this title. They are sarbject to the sarrre appIicntian and rez>ie7a process as other perrrzitted uses identified in this title. Finding: The subject property is located within the TOD-HMR, High Mix Residential zoning district. Senior Housing and Multi-plex apartments are designated as a permitted use under Table 1. The project is three (3} stories with 120 residential units, and accessary uses on the ,first floor. There is a proposed police substation identified an the first floor. This would be considered a "Civic" use, and would require a Conditional Use permit application. Conclusion: There are several proposed uses to the residents of the project. These uses are considered accessory uses, with the exception of the police substation. B. Lin2ited Lfses. Limited uses in Table 1 are sllozr~n Ti>ith an "L." These uses are aIlo7c~ed if they comply zc~ith the specific limitations described in this chapter and the applicable provisions of this title. They are subject to the same application and reZ1iezn process as other permitted uses identified in this title. Finding: N/ A Conclusion: N/ A \ \ Serverzilla\ pl\ 2007 Land Use Files\ 07036 -Twin Creeks Retirement\Findings of Fact.doc Page 1 of 17 C. ConditianaI l.lses. Corrditioizai rises irz Table 7 are slrozr>rz zr~itlr a "C." These uses are alIozi}ed if tlre~ corrrpl~ zr~itlr the applicable ~roc~isiorrs of this title. They are subject to Elie sarrre application acrd rez~iezr~ process as other conditional rases iderrtifed irr this title. Finding: If the applicant and/or City follow incorporate the police substatiozz into this development, it would require approval of a Conditional Use Permit application since the use would be classified as a Civic Use. Conclusion: It is a condition of approval for the project that any uses that would be considered Civic would require a CUP. D. Density. Tyre allozr~able residential density and erarl~Ioytrrerrt brrildirrg floor area are specified irr Table 2. Finding: The net land area consists of 162,431 square feet or 3.72 net acres. The TOD-HMR zoning district requires a minimum of 30 units per net acre. Based on the net acreage a total of 112 residezztial units are required. The applicant is providing 120 residential units. Conclusion: The application has met this requirement. E. Dira7er7sional Standards. The dimensional sfandards for Iot size, lot dirziensions, building setbacks, rind building Ireiglit are specified in Table 2. Finding: The minimum lot depth in the HMR district is 50', there is not a minimum lot width required, with the exception of row housing. The subject site is 430 ft. in width. Conclusion: The Iot size and Iot dimension requirements as specified in Table 2 has been met. Finding: The maximum height allowed in the HMR zoning district is sixty {60) feet. The proposed structure height is thirty-eight {38} feet. Conclusion: The building is below the maximum height allowedzn this district. Finding: The rear yard {north side} setback from the back of the garages is nine (9} feet from the property Iine. A ten {10} ft. rear yard setback is required, CPMC 17.65.050. The one {1) foot variation requires a Class A Variance. This requires approval of a variance to allow the 9' setback for the rear yard setback. \\Serverzilla\pl\2007 Land Use Files\07036 -Twin Creeks Retirement\Findings of Fact.doc Page 2 of 17 Conclusion: To meet provisions of CPMC 17.65.051}, 'fable 2 rear yard setback a Class A variance minimuzr~ 10' rear yard set rack in the P1MR coning district is necessary( see Section 17.13.300 for approval Findings). Finding: The front yard (south side) setback is eleven (11} feet at the shortest distance to the covered walkway of the building. CPMC 17.65.050, Table 2 requires a minimum of 0'/maximum of 15`. Conclusion: The building from the furthest extending portion (covered walkway) is within the minimum/maximum front yard setback. Finding: This is a corner lot. The west side yard setback is 15'8" fxom the closest portion of the building. The east side yaxd setback the closest portion of the building is 80'. Finding: CPMC 17.65.050, Table 2 requires a corner lot to have a minimuz-n of 0' and maximum of 10' corner setback. There is also a 5' minimum xequired around the perimeter of the project area (CPMC 17.65.050 (a} - HMR, High Mix Residential Standard side yard setbacks). Finding: The applicant has agreed to cover the parking stalls along the east side of the development as a condition of appxaval. These cavered parking spaces will contribute to the sixty (60} covered spaces required by CPMC 17.65.050 (F)(3}. Finding: The east side of the project area includes a portion of the required parking as well as a cavered drop off area, a putting green and landscaped flag pole area. Finding: The building footprint shifted five (5) feet towards the east side will meet the maximum ten (10} feet corner lot side yard setback requirement. The applicant and agent have agreed to this structure siting condition. Conclusion: The proposed project will meet the corner setback requirements. ~'. Development Standards. 1. Housing Mix. The required ]zousing mix for the TOD district is s]2o7nn in Table 2. Finding: The project offers 120 residential units, exceeding the 40 dwelling units that require a minimum of three (3) housing types. Staff has determined this to be one (1) housing type which is senior housing. This project is a component of the Twin Creeks Master Plan, and that within the \\Serverzilla\pl\2007 Land Use Files\07036 -Twin Creeks Retirement\Findings of Fact.doc Page 3 of 17 Twin Creeks Master Planned protect area, there are more than three (3) housing types. Conclusion: The protect is a component of the Twin Creeks Master Plan and as such meets the variety of mixed housing types required. 2. Accessory i.lnits. Accessory units are allozl>ed as indicated ift Table 7. Accessar~~ units shall meet the follozning standards: a. A n7axianursz of one accessory unit is perr~zitted per lat; b. The primary residence rind/or the accessory i.~rzit ati the lot rrrzsst be ozc~ner- occupied; c. An accessory unit s]zall l~az~e a raraxitniciti floor Wren of eight ]trflzdred square feet; d. The applicable zoning standards in Table 2 shall be satisfied. Findings: N/A Conclusion: N/A CPMC 17.65.050, Table 3 - TOD District and Corridor Parki~zg Staardards require that senior housing has 1 parking space for each dwelling unit. Finding: A total of 12~ spaces are required, with 5D% of the required parking spaces to be covered. Finding: The applicant has provided a revised site plan adding the additional 11. spaces for a total of 12~ spaces. if they should choose to delete those spaces, they would have to get approval of a variance, which would be brought back to the Planning Commission for approval. Finding: There is not a transit stop that runs at 15 minute intervals to allow for a reduction in parking requirements. Finding: The applicant has provided correspondence from similar Iocal developzx~.ents demonstrating that less than one half their residents own a vehicle. Finding: A shuttle bus that will be available to transport residents. Finding: The amenities on the first floor are considered accessory uses to the residents, with the exception of the police substation. Accessory uses are required to provide parking spaces when in conJunction with senior housing, (CPMC 17.65.050 Table 3}. \\Serverzilla\pl\2007 Land Use Files\07036 -Twin Creeks Retirement\Findings of Fact.doc Page 4 of 17 Conclusion: The applicant agreed anti has been conditioned to modify their site plan to include 11 additional parking spaces for a total of 12{} spaces. This modificatiozl has been received lay the Planning Department. CPMC 17.66.030 {2) ~ Site Plarr, Landscaping acrd Consh•rcction Plan approval. The prozisions of Chapter 17.72, Site Plrrrr, Landscaping and Corrstrc,rcfion plan approval, shall appI~ to perrlritted and lirrrited r.sses •rc~itl2irr the TOD district arrd corridor. For development ar land division applications involving rrrore tlrarr S acres of land or 40 dzc~elling units, a rfiraster plan appraz~al, as provided in this chapter, shall be approved prior to, or concurrently znit]r, a site pI~n, landscaping and corrstrrrctiorr plan application. Finding: The Twin Creeks Master plan was adopted in 2000. The proposed development is permitted within the HMR zoning district. Due to the z~zumber of dwelling units, a Site Plan application was filed and processed in accordance with CPMC 17.05 as a Type 11I Iand use actioza. Conclusion: The applicant has met this criterion. T7'.67.040 Circulation and access standards.'" A. Public Street Standards. 1. Except for specific transportation facilities identified in a TDD district or corridor master plan, the street dirnensionaI standards shozc?n in Table 1 and Figafre 7 shall appI~ for all dezlelopment located zclithin the TOD district and for developrrrenf zi~itlrin t]re T'DD corridor znlrich is approved according to the provisions in Section 17,65.020 and Chapter 17.6&. 2. Block perimeters shall not exceed orre thousand six Izundred feet rrreasured along the public street right-of-zc~ay. 3. Block lengths for public streets shall trot exceed fine hundred feet betzt~een through streets, rraerzsured along street right-af-zc~ay. 4. Public alleys or major off-street bike/pedestrian pathzc~a~s, designed as provided in this c]rapter, rrray be used to meet the black length or perimeter standards of this section. 5. The standards for block perimeters and lengths shall be modified to the minimum extent necessary based on findings that strict compliance u~ifh the standards is not reasonably practicable or appropriate due to: a. Topographic constraints; b. Existing development patterns on abutting property zi~hiclr preclude the logical connection of streets or accesszc~a~s; c. Railroads; d. Traffic safety concerns; e. Functional and operational needs to create a large building; or f. Protection of significant natural resources. \\ServerziIla\pI\2007 Land Use Files\07036 -Twin Creeks Retirement\Findings of Fact.doc Page 5 of 17 Finding: The applicazzt in its findizlgs indicates that tl~ze block perimeter exceeds the maximum allowable 1,600 lineal feet and a maximum block length of 500 feet. The dimension of tl~e block in question was approved in the Twin Creeks Master Plan and platted as part of Twin Creeks Crossing Phase I with the understanding that the black would be further partitioned in the future, but with no reference to the need for additional public streets to bisect the block. Currently, the black is an existing lot of record. Section 17.67.040(A){5)(e) allows deviations from the block limits provided a determination can be made that the block size is for the functional and operational needs necessary to create a large building. As illustrated in Exhibit "A-Revised" the Project's design requires the entire block. Therefore, justification for deviation from the maximum allowable block standards, in conjunction with the approved Master Plan, is grounds for deviation. Conclusion: It is consistent with CPMC 17.67.040 {A)(5)(e). CPMC 17'.67'.040 {6) - (9) -Relating to Utility lines, pedestrian bike accesszc~a~s, sidezz~aIks, off-street trails, etc... Finding: These items are reviewed by the Public Works Department during the civil dxawings approval process far cozxzpliance as part of the Twin Creeks Master Plan. Conclusion: Approval of the on-site civil improvements shall be determined by the City Engineer. B. Parking Lot Driveu~a~s. T . Parking lot driz1ezna~s that link public streets and/or priz1ate streets zc1itlz parking stalls shall be designed as private streets, unless one of the foIlozc~ing is nze t. a. The parking lot driz~ezua~ is less than one hundred feet long; &. The parkiztg lot driveznay serves one or tzc~o residential units; or c. The parking lot drivezcray provides direct access to aaigled parking stalls. 2. The number and znidth of drivezna~s and curb cuts should be niininlized and consolidated zahen possible. 3. W11ere possible, parking Tots for nezc~ development slTall be designed to provide vehicular and pedestrian connections to adjacent sites. 4. Large driveznays should use distinctive paving patterns. C. On-Site Pedestrian and Bicycle Circulation. Attractive access routes for pedestrian travel should be provided b,: 1. Reducing distances betzc1een destinations or activity areas such as public sidezc~alks and building entrances. Where appropriate, develop pedestrian routes through sites and buildings to supplement the public right-of-zt>a~; \\ServerzilIa\pI\2007 Land Use Files\07036 -Twin Creeks Retirement\Findings of Fact.doc Page 6 of 17 2. Providing an attractive, conz~enierzt pedestrian rrncess'rr>rrt/ to br.rildirzg entrances; 3. Bridging across barriers and obstacles sr.rcJr as fragrrzeutecl patlrcc~zrlf systems, zc~ide streets, lreazr~ velricrtIar traffic, arzd changes in level by corrnectirzg pedestrian patlzzr~a~s zc7ith dearI~ marked crossings and inviting sidezi?alk design; 4. Integrating sigr~age and lighting s~sterrr zz>]riclr offers interest and safety for pedestrians; 5. Connecting parking areas and destiriatiarrs zr>ith pedestrian paths idenfi~ed through use of distinctiz7e paving rrraterials, paz~errrent stripings, grade separatiarzs, or landscaping. (Ord. 1815 §1(part), Ex1r. C(part), 200Q). Editor's Note: Table 2, Design Standards, and Figure 1, Street Cross Sections, are on file in the planning department. CPMC 1~'.6~ 050 Site design stAazdgrds. A. Respect for Existing Facilities arzd Drz-Site Features. 1. Adjustrnerats should be made drrririg laud division and site design to irnproz1e the overall relationship of a developrr7erit or arz individual br.cilding to the surrounding context. Finding: The applicant has addressed the LMR, Low' Mix Residential area located west of the subject project area. The architect has provided a design that will match the architecture and character of the homes across the street with the proposed senior housing apartment building. Conclusion: The applicant has taken into consideration the surrounding context of the neighborhood. 2, Buildings shorsld be clustered to presen1e natural areas. Finding: The Site Analysis Map of the Master Plan identifies existing vegetation in the proposed area. There is a bio-swale located along a portion of the pedestrian corridor. It is a condition of approval that Iandscaping improvements be made along the pedestrian corridor. This would be the responsibility of the applicant for these improvements, since they will be tying into the bio-swale for storm drainage. COIIClusiOn: The applicant has provided a Iandscape plan for improvements to the 30' wide pedestrian corridor while maintaining and preserving the bio- swale. B. Natural Features. 1. Buildings should be sited to preserve sigrzifi'cant trees. \\5erverzilla\pI\2007 Land Use Files\07036 -Twin Creeks Retirement\Fzndings of Fact.doc Page 7 of 17 Finding: There are not any significant trees inventoried in this area. Conclusion: Not appIcable to the proposed project area. 2. Buildings should be sited to avoid or lessen the impact of develop111ent on environlrrentallyeritical areas such as steep slopes, zc~etlands, and stream corridors. 3. Wl~enez1er possible, znetlands, groves, acrd natural areas slroitld be tnarntarrzed as public preserves alzd as open space opportl.~rzities in rTeiglrborllooc]s. Finding: This is not applicable to the proposed project site. Conclusion: N/ A C. Topograp]zy. Finding: The proposed project site is flat. There are not any hillsides, etc to consider. Conclusion: N/ A 2. Nezc~ buildings proposed far existing neighborhoods znitlz a zc~ell-defined and desirable character should be conTpatible zc?itli or corliplernent the architectural character and siting pattern of neighboring buildings. Finding: The architect has taken the existing neighborhood to the west, by matching the architecture for the new proposed apartment buildings with the existing homes. Conclusion: The applicant has adequately addressed this. F. Neal Prominent Structures. 1. Key public or civic buildings, such as cotnlliunity centers, churches, schools, libraries, post offices, and museums, should be placed in prominent locations, sudz as fronting on public squares or zc~here pedestrian street vistas terrrrinate, in order to serve as landmarks and to symbolically reinforce their iraiportance. Findings: N/ A Conclusion: N/ A G. Viezns. The massing of individual buildings should be adjusted to preserzle important viez~Js zc~hile benefiting nezc~ and existing occupants and surrounding neighborhoods. \\Serverzilla\pl\2007 Land Use Files\07036 -Twin Creeks Retirement\Findings of Fact.doc Page 8 of ~ 7 Findings: The Site Analysis Map in the Master Plan (pg. 8) identified views to Table Rock from the southern portion of the master plan area, and views to the western foothills. With the location and height of the proposed building, and the location of the views, it should not affect these views. Conclusion: This project sllauld not have a negative impact on the views. H. Adjoining Uses and Adjacent Services. 1. Wizen zzzore intensive uses, st,cch as neiglzborizood corzzrzzercial ar r1u.cItifararil~ dzc~ellings, are zi~ithin or adjacent to existing single family izeiglzbarizaods, care s]zot:rld be taken to nzinizrrize the impact of noise, Iiglztir~g, azzd traffic on adjacent dzi>ellings. Finding-: The applicant has oriented the proposed building with most of their accessory activity or residential activity on the opposite side of the existing LMR zoning district to the west. The loading zone to service the building is located an the northeast corner of the proposed site, as well as the majority of the parking for this use. There are garages along the northern portion of the project axea. The service areas and loading zones on the east side shall be screened to minimize any impacts on future development to the east. Conclusion: This proposed building has been arrented to have a minimal affect an the existing LMR neighborhood to the west, with adequate screening and buffering to reduce any possible impacts for future development to the east. 2, Activity ar equipment arms slzouId be strategicaIl~ Iacated to avoid disturbing adjacent residents. 3. All on-site serzaice areas, loading zones and outdoor storage areas, zc~aste storage, disposal facilities, transforrzter and utiliti~ vaults, and similar activities shall be Iacated itz an area not visible from a street ar urban space. 4. Screening slzaIl be provided for actizities areas and equipzzzent that zc~ill create noise, such as loading and vehicle areas, air conditioning units, bent pumps, exhaust fans, and garbage corzzpactors, to avoid disturbing adjacent residents. Finding: See findings outlined above. Conclusion: See conclusion outlined above. 5. Graz€p mailboxes are Iirzzited to the number of houses on and given black of developrnenf. 4zt1~ those boxes servizzg the units zzza~ be located on the block. Multiple a~nits of mailboxes raza~ be cazzzbined zc~iflzin a centraIl~ Iacated building \\Serverzilla\pl\2007 Land Use Files\07036 -Twin Creeks Retirement\Findings of Fact.doe Page 9 of 17 of four malls that meets floe desigaa gt.aideliaaes for araaterials, eattraarce, rnof fnrrtr, zt~iridozc~s, etc. Tlae structure taaust hrtzre lighting bath inside aatd oi.tt. Finding: The applicant has provided an indoor past office to serve the residents of the proposed development. Conclusion: The applicant has adecfuately addressed this. I. Transitions in Density. T. Higher density, attached dzi~elling developratents s1aalI nainianize impact oa~a adjacent existing lower density, single fafnily dzc>eIliaag neigltborlaoods byadjusting height, massing and materials and/or b~ proz7idirtg adequate ba-tffer strips zvitli vegetative screens. 2. Adequate buffer strips z~utlz vegetative screens slaalI be placed to mitigate fhe ianpact of higher density developtaaent on adjacennf Iozi~er deaasity developrraent. 3. Nezc~ residential buildings zc?ithiaa fifty feet of existing lozv deaasity resideaafial dez~elopaaaetat slzr;ll be no higl2er than thirty five feef and shall be Iimited to single family detached or attached units, duplexes, triplexes or four-plexes. 4. Nezc~ cotaaaaaercial buildings zc~itltin fifty feet of existing Iozt~ density residential development shall be no higher Haan forty fine feet. 5. Dzt~elIings types in a TOD district ar corridor s1ta1I be ratixed to encourrage interaction among people of zJarying backgrounds and incorate levels. 6. Zoning changes should occur mid-block, not at the street centerline to eaastare that compatible building types face along streets and znitltin neighborhoods. Wlaeaa dissiratilar building types fnce each other across the street because the zoning change is at tlae street centerline or more iaafa7l housiaag is desired (for instance, duplexes across the street franc single dz{1e11ings), design shall ensure sitaailrtrity in massing, setback, and character. 7. Density should be increased incrernentaIly, to buffer existing neighborhoods from incoaaapatible building fl~pes or densities. Sequence deaasity, generally, as follozirs: large lot single dza7elling, small lot single dzt~eIling, duplex, tozonhomes, cot.crtyard naultifrtaaaily rtpartanents, large naultifataaiIy apartments, rand mixed use buildings. Finding: The applicant has provided a landscape plan and site plan. The applicant has provided more than the requixed percentage of landscaping for the proposed development. The service areas are located away from the existing LMR neighborhood and will be screened from future developzrzent to the east. The proposed site is greater than 50' from the existing neighborhood, though the proposed building height is less than the maximum height allowed in the HMR zoning district. The applicant has taken into consideration the existing LMR neighborhood by incorporating the existing architectural features and character with the proposed building. J. Parking. \\Serverzilla\pl\2007 Land Use Files\07036 -Twin Creeks Retirement\Findings of Fact.doc Page 10 of 17 Finding: The applicant has provided a variety of parking options foz• the residents and employees of the proposed project. The applicant had originally proposed 109 parking spaces, when 120 spaces were needed. Since then, staff has met with the applicant to address this and the applicant has a revised site plan providing 120 spaces. Conclusion: The applicant has met this criterion. IC. Landscaping. Finding: The applicant has provided zxzore thaz~z the minimum landscaping (15%) far this site. Conclusion: The applicant has met ar exceeded this requirement. L. Lighting. Finding: The applicant shall provide lighting at levels as outlined in the Master Plan. On site, the applicant has provided 6 pole lights around the building and a lighted flag pale at the entrance. There are also street Iight that will be installed in accordance with the street lighting standards within the ROW surrounding the project area. Conclusion: The applicant has met this criterion. M. Signs. Finding: There are no signs, other than parking lot signs, that have been discussed as paxt of the site plan review. If the applicant wishes to install any signage, they must obtain a building permit and meet the sign requirements as outlined in 17.67.050. Conclusion: Compliance with the sign requirements shall be reviewed for compliance with the building permit review process. CPMC 17.72.010 Purpose. The purpose of site plan, Iandscaping and construction plan approz1al is to rez~iezcj the site avid landscaping plans of the proposed use, structure or building fo determine compliance ztrith this title and the building code, and to promote the orderly and harmonious dez1elopment of flze city, the stability of Iand values and irivesttnents, and the general zcrelfare, and to promote aesthetic considerations, and to help prevent impairment or depreciation of land values and developtazent by the erection of structures or additions or alterafions fhereta zc?ithout proper attention to site planning, Iandscnping and the \\Serverzilla\pl\2007 Land Use Files\07036 -Twin Creeks Retirement\Findings of Fact.doc Page 11 of 17 rzestlzetic acceptability in relation to the dez>elaprrrerrt of rreiglzborirzg properties. (Orel. 3436 §2 (part), 1981). CPMC 37.72.021 Application grad Yeviezv. Applications shall be accompanied by a fee defrned in the cup's adopted plarzrzirrg application fee schedule. Such applications and the reviezc~ t]zereof shall corzfnrrrz to the provisions of Chapter 17.05 arzd all npplicable lazes of the state. (Ord. 1786 §9, 1998; Ord. 1684 §64, 1993; Ord. 1436 §2(part), 2981). Finding: This application has been processed in accordance with CPMC 17.05. Conclusion: The requirements have been met. CPMC 17.72.030 Inforrazation required. An application shall be filed zc~lziclz s]zall include the follozc~irrg iraforrrration: A. Nanre and address of the applicant; B. Staterazent that the applicant is the ozc>ner of the property ar is the authorized agent of the aZ17r1C'Y; C. Address and Iega1 description of the assessor's parcel nr.zrazber of the property; D. The application shall iaaclzsde an accurate scale drawing of the site, containing, at a aazimrazurn, the foIIozning: 1. North arrozc~, 2. Scale used, 3. Address and legal description of the assessor's parcel number and tax Iot of the property, 4. Lot dimensions, S. AppIicable city zoning designation, 6. Setbacks, 7. Proposed Iarzdscaping, S. Location of all buildings, parking areas, streets, accesses, sidezi~alks, and other izazproz1ements, includizzg the dimensions of each, 9. Ground and architectural elez1ations, 10. Distances betzneen buildings, parking areas, streets, sidezc~alks and other improvements, 11. Surrounding land uses, 12. Easements, 13. Adjacent streets, 14. Off street parking calczrlations, 15. Existing trees, 16. Pedestrian routes and sidezcJalks, Finding: The applicant has addressed all of the above required information to process their Site Plan application. \\Serverzilla\pl\2007 Land Use Files\07036 -Twin Creeks Retirement\Findings of Fact.doc Page 12 of 17 Conclusion: The above zxzentioned criterian has been met. ~ 7. F'eticing, 18. Screening of outdoor trash bins, arld Finding: The site plan provides for fencing and screening of the outdoor service areas and trash collector bins. The applicant is proposing a h' wrought iron fence along with Iandscaping to help screen these uses. CPMC X7.67,050 (~} (a) (i-ii) states that the service areas, Ioadzng zones, waste disposal, or storage areas must be fully screel-zed from public view. Acceptable materials include: a six foot zxzasanxy enclosure, decorative metal fence enclosure; or other approved materials eomplelnentary to adjacent buildings; or a six-foot solid hedge or other plant material screezliz~g as approved. Conclusion: The applicant is providing both types of acceptable screening with a 6' wrought iron fence for a portion of the service/loading areas as well as landscaping. This criterian has been met. 19. The location of all public improz~ernents arld all utilities, including flzeir relation to other utilities in the area; E. Construction plans and such other plans and information as rise reglfired to sHozi} t11e architecture of all buiIdizigs and other iryzprovements; F. In the discretion of the city, a traffic stzsdy performed by a licensed professional engineer; and G. Sucli additional irzfornzation as is necessary to cart~~ out the purposes of this chapter. {Ord. 1685 X65, 1993; Ord. 1436 §2 (part), 1980. Finding: The applicant has provided building plans, elevations, improvement plans, and R-O-W improvement plans. Conclusion: This criterion has been met. CPMC X7.72.040 Standards. In approving, conditionally approving, or denying the plans subrtutted, the city shall base their decision on the follozoing standards: A. Landscaping and fencing and t]1e construction of malls on the site in suc]t a manner as to cause the same to not substantially interfere zc>itlt the landscaping scheme of the rzeigllbarhood, and in such a manner as to use t1~e same to screen such activities and sights as rnigHt be Heterogeneous to existing neighborhood uses. The planning conamissioyi niay require the razaintaining of existing trees for screening purposes and for sound and sight insulation from existing neighborhood use; \\Serverzilla\pl\2007 Land Use Files\07036 -Twin Creeks Retirement\Findings of Fact.doc Page 13 of 17 B. Design, nr.rmber acrd location of ingress acrd egress points so as to irrrprozre and fo avoid interference znitlr the traffic flozr> otr pr.rbIic streets; C. To proz>ide off-sfreef parking and loading facilities acrd 1?edestriarr acrd vehicle flozn facilities in such a rnarrtler as is compatible zr>ith the use fOY YU11iCIr the site is proposed to be rssed and capable of use, and in such a rnanrzer as to irnproz1e and avoid irrterfererrce zr~itla the traffic flozr~ on public streets; D. Signs arzd other outdoor advertising strrrctr~res to ensure drat they do not conflr:ct zi~ith or deter frorrr traffic control signs or devices rrnd that they are corrrpatible znitlr the design of their buildings or uses arrd will riot interfere zi~itlr or detract frorrr the appearance or visibility of nearby signs; E. Accessibility and sr,cffciency of frre figlrtirig facilities to slrch a standard as to provide for the reasonable safety of life, limb and property, irzclr.rding, but not Iirstited to, suitable gates, access roads and fire Iarres so drat all buildings on the pretrrises are accessible to fire apparatacs; F. Coraapliat2ce zvit]r all city ordirrarrces and regulations, irrclrrdit~g Section 16.20.080 pertaining to the maxirrrurrr number of single farrrily dzr~ellit2gs or dzr~elling units aIloznable orz cul-de-sac streets, and applicable state lazr~s; G. Corrrplirrnce zc~itlr suc]r architecture and design standards as to proz1ide aesthetic acceptability irz relation to the neighborhood and the Central Point area and ifs environs. The arclrztecture and design proposals rrray be rejected by the planning cornrnissiorr if found to be incorrrpatible znith the existing architectural or design characteristics of adjacent properties or rsses. In addition, the planning commission reserUes the right to establish additional height, sefback, buffering, or other dez1eIoprrrent requirements that rriay be necessary to ensure Iand r.sse compatibility and erzsr.cre the lrealtlt, safety, and privacy of Central Point residents. (Ord. 1702 §4, 1994; Ord. 1684 §67, 1993; Ord, 1436 ~2(part), 2981). Finding: With the exception of item (D) above, all other information has been provided with the building plans for review by the City and all applicable outside agencies. Conclusion: The criterion has been met. CPMC 17.72.050 Conditions on site plan approval. The city Wray attach to any site plan approval given under this drapter specific conditions deemed necessaryy in the interests of the public health, safety or zr~elfare including, bast not limited to, the follozr?ing: A. Construction and installation of any on-site or off-site inrprozrerraents, including but not limited to sidezr~alks, curbs, gutters, streets, bikezc~ays, street signs and street lights, traffic control signs crud signals, zr~ater, storm drainage, sanitary sezt~er, and park and recreation inzpravenrents. Iri requiring off-site irnprovenrents, the city shall fznd that the irrrprovernents are reasotrably related to the development and zr~ouId serz1e a public purpose such as rrritigating the negative impact of the proposed development. \\Serverzilla\pl\2007 Land Use Files\07036 -Twin Creeks Retirement\Findings of Fact.doc Page 14 of 17 All irarproverrrerrts regr.rired r.rrzder this srrhjectinn s1rall be rrrade at the ex:perrse of the applicant, arzd shall cor~forrn to the prnz~isions of the Standard Specifications arrd Ltr~iforrn Standard Details for Pr.sbIic Works Consfrr,rction in the City of Central Poinf, Oregon. Hazr~ez~er, the city, in its discretion, rtrar~ rrrodij:t~ such standards arrd deterrrrirre site-specifrc design, engineering and construction specifications zalren appropriate ire the particular development; B. An agreement by the ozr~rzer of the property to zr~aive, nn I7is or leer behalf, acrd orr behalf of all future ozr~ners of the land, any objection to the formation of a InrnI inrprovernent district zr?hich rrray be formed in the fr~ture to provide an y of the iraiprnvemerzts specified irr subsection A of this section; C. An agreerrrerit by the azt~ner of the property to enter into a zc~ritten deferred iralprnvernent agreement, providing t]rat one or mare of the irrrproverrrents specified in subsection A of this section shall be rrzade by the ozcrner at some frstr.rre tune to be deter•rrrined by the city; D. Arry agreerarerit entered into pursuant to subsections B or C of this section shall he recorded in the county recorder's office arzd shall be intended to thereafter rr.rn zr~r:t]z the Iand, sa as to bind future ozr~ners of the lands affected. Arzy rand aI1 recording casts shall be borne by the applicant; and E. Any other conditions deerrred by the city to be reasonable and necessary in the interests of the public lrealtlz, safety or zrJelfare. (Ord. 1684 X68, 1993). Finding: The applicant has provided plans that address all of the above improvements to be made on and off site. Conclusion: The applicant has met this cxitexian. CPMC 77.72.060 Building permit issuance--Plan change. A. 1Vo building permit zcJill be issued for the construction zaithout the prior approz1al by the planning cornrraission zc~hich zaill be noted an tl~e first page of the plans. One copy of the plans shall be retained by the city and arze set so approved shall be given to the developer or oznner. B. Any change or deviation from the plans approved by tl2e planning cnmraaission zr~ithout the approval of the buildrng inspector for structures, the planning department for site plans, or the public zr~orks director for public irrzprazrernents shall be considered a violation. (Ord. 1684 §69, 1993; Ord. 1436 ~2(part), 1981). Finding: The applicant has applzed for a building permit. Conclusion: The building plans are being held in the Planning Department pending approval by the Planning Commission. VlThen approved by the PIanning Commission, the building plans will be released from the Department. \\Serverzilla\pl\2007 Land Use Files\07036 -Twin Creeks Retirement\Fiz1dzngs of Fact.doc Page 15 of 17 CPMC 17 72.070 Expircxtion. A. A site plan approval s1~iall lapse arrd becntare void orze year follnzz~ing the date on zi~hiclz it becan7e effective itt~zlcss, by colzditinns of t1~re site. plan approval, r~ greater or lesser time is prescribed as a canditiazr of approval, or t.rnless prior to the expiration of one year, a ba~ilding permit is issued by fire building irzspecfor a~zid cnnstn~ctiorz is commenced and diligeiztly patrsaced tozt~ard coralpletiofi. T1te planning coryzrszission raTay extend the site plan approval for an additional perr:ad of one year, s~sbject to the regzciren~ents of Section 17.76,040. S. If an established tune lirazit for developnaerzt expired arzd rro extension lras been granted, the site plan approval shall be void. {Qrd. 1684 §7D, 1993). Findings: Since tl~e applicant has already applied for a building perrrzit, the expiration is not applicable. Conclusion: N/A. CPMC 17.72.080 Sfte plan coraipiiatzce--Certificate of occupa~zc~. Tlie city nzay refi,cse issuance of a certificate of occupancy for a chalige of use until the applicant for a site plan approval has completed alI requireza~ents and conditions in accordance ~i7itlz the site plan approved by the planning comtaiission. IVo person s11aII use or occupy a buiIdizzg nr property unless such person leas cotazplied zc~itli the applicable zoni~zg ordi~iances, any conditions placed on the person's land use appIicatioli, and hrzs obtained n certificate of occupancy. (Ord. 1684 X71, 1993). 17.13.300 Class A variances. A. Applicability. ?'he.following variances are reviewed tcsing a Type Ilprocedure, as governed by Chapter 17.OS, using the approval criteria in subsection B of this section: 2. Interior Setbacks. Up to a ten percent redasction of the dimensional standards for the side and rear yard setbacks required in the base land use district. Finding: Any variance 14% or less is considered a Class A variance. Conclusion: Class A variance is required B. Approval Criteria. ~ Class A variance shall be granted if the applicant demonstrates compliance with all of the following criteria; 1. The variance requested is required due to the lot configuration, or other conditions of the site; Finding: Due to the presence of public street on three sides of the Property and a 30- foot wide pedestrian access easement on the forth side, the Property is presented with unique challenges relative to the definition of side, front, and rear yards. Further, within the TOD-HMR district all setbacks, with the exception of the rear yard maybe reduced to a minimum zero (0) setback. Consequently, any of the other three yard \\Serverzilla\pl\2007 Land Use Files\07036 -Twin Creeks Retirement\Findings of Fact.doc Page Ifi of 17 areas could be redefiined as a rear yard, thus avoiding a variance. However, the yard areas as represented on Exhibit "A-Revise is r~~ost representative of the relationship of the Project's design to the gelzeral eonf guration of the Property. Conclusion: The proposed rear yard setback complies with the irztez~t of the 'I,OD- HMR district, the Twin Creeks Master Plan, and Scctior~ 17.13.300{B)(1).. 2. The variance does not result in the removal of trees, or it is proposed in order to pj•eser-z~e trees, if trees are present in the development area; Finding: The variance does not require the removal of any existing trees. Conclusion: The requested variance is consistent Section 17.13.300(B)(2). 3. The variance will not result in violation(s) of any other adopted ar•dinance or code standard. Each code standard to be modified shall regz.tir-e a separate variance regatest. Finding: Approval of the variance is the n~Iiniznum required and will zlot result in any further aggravation to the I-equirements and standards for development within the TOD- HMR district. Conclusion: The requested variance is consistent Section 17.13.300(B)(3). 4. An application. for a Class A variance is limited to one lot per application. Finding: The requested Class "A" variance is the only such variance being requested for the Property (Lot). Conelusion: The requested variance is consistent Section 17.13.300(B)(4). S. No more than three Class A variances may be approved for one lot or parcel in trl~elve months, (Ord. 1874 ,~S(part), 200. Finding: The requested Class "A" variance is the only variance requested at this time. It is not anticipated that any additional Class "A" variances will be required during the next twelve months. Conclusion: The requested variance is consistent Section 17.13.300(B)(5). \\Serverzilla\pI\2007 Land Use Files\07036 -Twin Creeks Retirement\Findings of Fact.doc Page 17 of 17 Public Works Department e `~'~~`'` _._~.._.___~.____ ~.._.__~._..._.__ ~__.___._~ENTI~L POINT ~~,;~`°~ca~t y' 3 PUBLIC WORKS ST~FI{" REPORT February J.4, 2007 Bob Pierce, Director Matt Samitore, Dev. Services Coord. EXHIBff " P •, AGENDA ITEM: Site Plan fora 120 unit retirement center Applicant: Twin Creeks Retirement, Oregon Limited Partnership Zoning: TOD-HMR, High Mix Residential Traffic: Based on the International Traffic Engineers {ITE) Trip Generation Manual, a 120 u~~it retirement center will generate approximately 20.40 peak hour trips {PI-iT). The City of Central Point typically requires traffic studies for any development that generates more than 25 PHT. No traff-zc study is waz'ranted for this developzxzent. Existing IYifrastructure: Water: An 12-inch water line exists on Twin Creeks Crossing, a 8-inch waterline exists on Rustler Peak and Golden Peak Drive. Storm Drain: There is a 24-inch. stornl drain line in Twin Creeks Crossing and 12-inch pipe in Rustler Peak and Golden Peak Drive. Street Section: Twin Creeks Crossing is a TOD Collector Street and both Rustler Peak and Golden Peak Drive are standard TOD residential Streets. Engineering and Development Plans and Permits: A Engineering and Development Plazr has already been submitted and accepted by the City of Central Point Public Works. Conditions of Approval: Landsca e and Irri anon Plans and Im rovements -Prior to the building permits being finaled all perimeter landscaping and street trees must be installed per the applicants Landscape and Irrigation Plan. 140 South Third Street f~ Central Paint, OR 97502 .~ 547.664.3321 : Fax 541.664.63&4 1~~ City of Central Point, Oregon 140 5a.~hird St.,Central Point,or 97502 541.664.3321 Fax 541.654,5384 www.cl,central-point.or.us CENTRAL POINT EXHIBIT "." wilding Department Lois Def3enedetti,Buiidir3g Official BUILDING DEPARTMENT STAFF REPC3RT DATE: 01/12/07 T4: Planning Department Planning file: 0703b FROM: Building Department SUBJECT: Twin Creeks Retirement (Senior Retirement Apts.) Name: Twin Creek Retirement-QLP Address :1118 Spring St. City: Medford State: Oregon Zip Code: 97504 Property Description: 37-2W-a3c- 100 PURFOS~: The staff report is to provide information to the Planning Commission and the Applicant regarding City Building Department requirements and conditions to be included in the design and development of the proposed project. This is not a plan review. This report is preliminary and compiled solely fox use by the Central Point Planning Commission. 1 ~~~ City of Central Point, Oregon 140 So.Tilird 5t., Centraf Point, Or 97502 541.664.3321 Fax 541.b64.6384 www.ci.central-point.or us CENTRAL POINT Building Department Lois De`3enecietti,E3~ilding Official BUILDING DEPARTII~ENT COMMENTS: 1. Applicant, agent and contractors must comply with all cun•ent State of Oregon adopted codes, and apply for all permits through the Central Point Building Department. 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 Paint Electrical Department. 4. Provide the building department with a Geotechnical report as required by OSSC Appendix 7 and chapter l 8 of the OS SC. A written report of the investigation shall include, but need not be limited to, the following information: a. A plot plan showing the location of all test borings and/or excavations. b. Descriptions and classifications of the materials encountered. c. Elevations of the water table, if encountered. d. Recoznznendations for foundation type and design criteria, including bearing capacity, provisions to mitigate the effects of expansive soils, provisions to mitigate the effects of liquefaction and soil strength, and the effects of adjacent loads. e. When expansive soils are present, special provisions shall be provided izz the foundation design and construction to safeguard against damage due to expansiveness. Said design shall be based on geotechnical recommendations. 5. Grading/excavation permits are required in accordance with OSSC Appendix J and chapter l8 and 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 practices. All private storm drain work must be permitted and inspected by City Building Dept (prior to backfi11). 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 gradizig/excavationpcrmit. Building permits will not be issued until gradinglexcavationpcrmit is finaled. Exception: l . The upper 1.5 foot of fill placed outside of public rights~of--way. 2. The upper 1.S foot of fill that does not underlie buildings, structures, or vehicular access ways or parking areas. 2 f ~~ City of Central Paint, Oregon 140 So.Third St., Central Point,or 975D2 541.664.3321 Fax 54i.664.6384 www.ci.central-poi nt.ocus CENTRAL POINT Building Department ~.ois C3eBenedetti,Building O€ficial 6. To move or demolish any existing structures located on the property, call the Building Department for pernait requirements. '~. Notify the City Building Department of any existing wells, or septic systems located on the property. 8. .Any development (any man-made change) to improved or unimproved real estate located within the flood hazard area of the City of Central Point shall require a Development Permit as set forth in the Central Point Municipal Code 8.24.120. 9. Dust control, and track out elimination procedures must be implemented. 10. Application for building permits will require four sets of complete plans indicating compliance with Oregon Structural Specialty Code (2004),The International Fire Code (with the State of Oregon Amendments-2004}, NFPA 13, Oregon Mech.Spec. Code (2004), Uniform Plumbing Code (with Oregon Blue Pages-amendments}. Plan check may take from 3 to 8 weeks, depending on completeness when submitted.......if requested, plan check maybe initiated simultaneously with Planning Dept. evaluation (Plan Check Fee must be paid prior to start of plan check}. 11. Fire District 3 wi11 determine fire hydrant locations, as well as access to buildings. The International Fire Code (2003) with Oregon Amendments (2004) will be implemented as part of the plan check code requirement for this proposed building, 12. Property lines must be established and pinned by Lic. Oregon Surveyor prior to any building inspections. 13. No work is to staa~t until Gxading and Erosion Control Plans are approved and permit issued. Any changes proposed shall be submitted in writing by the Applicant, ox Applicant's contractor to the Building Department for approval prior to start of work. If questions, please call Todd Meador.......b54-3321 ext.228~ •V F = 541-~. F.4 717 2 _ F;',u~° EXHIBIT u F ~ ~ ~~~~ ~- ~~.. ~ ;; ~4~U~ '11'.AL~~~Y S~W~R S~F~V~C~S T.cacatian: 13g WcslYilas Road, Cenral Faint. OR • Mailing Addrevs: P,O. I;tix 3130, Ce*~trn1 Point, OR7502~0605 Tc1. (5dt}GG4-f 300, Fax f541) 664.7171 www.itb'3S,iss January 8, 2007 Lisa Morgan FAX 66~-6384 City of Central Ps~ir>t Planning l~epairtment 3 55 South Second Street Gentral Point, Oregon 975d~ Rey Site Plan review fior Twirl Creeks Retirement Center, File # 47036 There is an S inch service lateral stul7bed into this property near the Northeast corner. This service has adequate capacity to serve the proposed use. The property is within the NPDES Phase 2 Stormwater Quality management area and must comply with relevant st©rmwater quality guidelines. Rogue Valley Sewer Services requests that approval of the pr©pased development be sub}ect to the fallowing conditions; 7. Applicant must obtain a sewer permit and pay all related devebpment charges prior to cortn>?ctirlg to the sewer. 2. Applicant must submit a stormwater management plan to RVS to demonstrate compliance with water quality standards. Feel free to caU me if you have any questions regarding this project, Sincerely, Carl Tappert, PE C]istrict Engineer ~l i K:IDATA.~.r~~encse~ICT~N'~'~'~,~LA,~~I G1~itcP]anFtcuiewl2QQ~lp~p~~y-~~,,~inCreekItctxrcmettt.doc ~~ Jackson County Fire District No. 3 8333 Agate Road _ lll~hite City OR 97543-175 ``~ (54I} 826-71UU {voice} (541) 826-4566 (fax) F } ~~» - °~ ~`}~w~°-~,~~~-~~~`l°" InternationallyAccredited - 2005-2a~14 .lanuary 15, 2007 Project # 07036 Twin Creek Retirement • Fire Hydrant and Fire Access layout initially looks good. • The location of the Fire Department Connection {FDC) far the fire sprinkler system will need to be approved by the Fire District. The vault currently shown appears difficult to access. All NFPA 13 standards shall be met. A check fist is available from the Fire District. Mark Moran DFM Cx S PLANNING COMMISSION RESOLUTION NO. A RESOLUTION CONDITIONALLY GRANTING SITE PLAN APPROVAL FOR THE CONSTRUCTION OF A SENIOR HOUSING DEVELOPMENT CONSISTING OF x.20 RESIDENTIAL USES, RESIDENTIAL ACCESSORY USES, AND GRANTING A ONE FOOT REAR YARD CLASS "A" VARIANCE Applicant: Twin Creeks Retirement, Oregon Limited Partnership {37 2W 03C, Tax Lot 10Q) File Na. 07036 WHEREAS, the applicant has subrr~itted an application for a Site Plan application for the construction of a senior housing development within a TOD- HMR, High Mix Residential zoning district. The property consists of approximately 4.23 gross acres and is identified on the Jackson County Assessor's map as 37 2W 03C Tax Lat 100, in the City of Central Paint, Oregon; and WHEREAS, on March b, 2007, the Central Point Planning Commission conducted aduly-noticed public hearing on the applications, at which time it reviewed the City staff reports and heard testimony and comments on the application; and WHEREAS, the Planning Commission's consideration of the application is based on the standards and criteria applicable to the TOD-HMR, High Mix Residential section 17.65, Application Review Process section 17.66 and Design Standards TOD District section 17.67 of the Central Paint Municipal code; and WHEREAS, the Planning Commission, as part of the Site Plan application, has considered and finds per the Revised Staff Report dated March 6, 2007, that the requirement fora 1-foot rear yard variance is a Class "A" Variance and adequate findings have been made demonstrating that issuance of the variance is consistent with the intent of the TOD-HMR District ,now therefore BE IT RESOLVED, that the City of Central Point Planning Commission, by this Resolution No. does hereby approve the application based an the findings and conclusions of approval as set forth on Exhibit "A -Revised", the Revised Staff Report dated March 6, 2007, which includes attachments, is attached hereto by reference and incorporated herein. Planning Commission Resolution No. {030607) PASSED by the Planning Commission and signed by me in authentication of its passage this 6t~ day of March, 2007. Planning Commission Chair ATTEST: City Representative Approved by rrte this btu day of Marcl~t, 2007. Planning Commission Chair Planning Commission Resolution No. (030607)