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HomeMy WebLinkAboutResolution 862 - Approving master plan for chicory VillagePLANNING COMMISSION RESOLUTION NO. 862 A RESOLUTION APPROVING A MASTER PLAN FOR THE CHICORY VILLAGE SUBDIVISION IN THE TOD CORRIDOR (FILE NO. MP -18001) WHEREAS, the applicant has submitted an application for approval of the Chicory Village Subdivision TOD Corridor Master Plan, a residential development within the City's Transit Oriented Development (TOD) Corridor Zoning District; and WHEREAS, on December 4, 2018, the City of Central Point Planning Commission conducted its fourth duly -noticed public hearing on the application, at which time it reviewed the Staff Report 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 master plans and development standards within the TOD districts in accordance with Section 17.65 through 17.67 of the Central Point Municipal Code; and WHEREAS, after duly considering the proposed master plan, it is the Planning Commission's determination that, subject to compliance with conditions as set forth in the Revised Staff Report (Exhibit "A") dated December 4, 2018, the application does comply with applicable standards and criteria for approval of a master plan; and WHEREAS, the Planning Commission accepted staff's Findings of Fact and Conclusions of Law (Exhibit `B") in support of the decision made at the December 4, 2018 meeting. NOW, THEREFORE, BE IT RESOLVED, that the City of Central Point Planning Commission, by this Resolution No. 862, does hereby approve the Master Plan for the Chicory Village Subdivision in the TOD corridor. This approval is based on the findings and conditions of approval as set forth on Exhibit "A", the Planning Department Staff Report dated December 4, 2018 and the Findings of Fact and Conclusions of Law as set forth in Exhibit "B, " including attachments incorporated herein by reference. PASSED by the Planning Commission and signed by me in authentication of its passage this 4th day of December, 2018. Panning Commission Chair ATTEST: C ty epresentative Planning Commission Resolution No. 862 (12/4/2018) MASTER PLAN FOR RESIDENTIAL DEVELOPMENT ON 3.64 ACRES IN THE TOD CORRIDOR. City of Central Point, Oregon 140 S 3rd Street, Central Point, OR 97502 541.664.3321 Fax 541.664.6384 www.centralpointoregon.gov CENTRAL POINT STAFF REPORT December 4, 2018 Community Development Tom Humphrey, AICP Community Development Director AGENDA ITEM: VII -A File No. MP -18001 Public hearing to consider a Master Plan for a residential development on 3.64 acres in the Transit Oriented Development (TOD) Corridor. The project site is located at 3428 and 3470 Chicory Lane in the Low Mix Residential (LMR) zoning district and identified on the Jackson County Assessor's map as 37 2W l IC, Tax Lots 8300 and 8400. Applicant: Bob Fellows Construction, Agent: Jay Harland, CSA Planning. STAFF SOURCE: Tom Humphrey AICP, Community Development Director BACKGROUND: On October 26, 2017 the City Council approved Ordinance No. 2040 changing the zoning on 3.64 acres at the end of South Haskell Street from MMR (Medium lynx Residential) to LMR (Low Mix Residential). The purpose of the zone change was to accommodate a request to lower the density and provide a mix of single family detached and single family attached housing on the subject property consistent with the City's recently adopted housing needs analysis. The proposed Chicory Village Master Plan ("Master Plan") establishes a framework for a residential development within the Transit Oriented Development (TOD) Corridor. It is the applicant's objective to obtain master plan approval to facilitate development of a residential subdivision. The Master Plan serves as a blueprint to instruct fixture development of the site. Implementation of the plan will occur through the land use process as follows: 1) Land division— To create new legal lots, it will be necessary to subdivide the site per the Master-Plan,-rvbieh-requims-& t #fit aad-fwA-plat apphoauou. A -tentative -plat — presents the land division proposal, which is often modified as necessary to comply with all applicable review criteria (i.e. approved master plan, subdivision regulations, zoning standards, etc.) A final plat is the final map and text that result in the creation of new lots upon being approved by the City and recorded by the County. Public improvements (i.e. streets and utilities) are generally installed but can be bonded before the City grants final plat approval. At this time, the applicant has submitted an application for a 22 -lot tentative plat (File No. SUB -18003) and it is being reviewed concurrently with the Master Plan application. 2) Site Plan & Architectural Review —Site Plan and Architectural Review is conducted to assess the proposed private development improvements (i.e. layout and architecture for buildings, parking areas, landscaping, etc.). A subsequent review occurs when applications for building permits are submitted. Page 1 of 5 12 For this project it will be necessary that site development and subsequent building permits comply with the Master Plan and all applicable design standards. Preliminary Site Plan and Architectural Review will occur as part of this Master Plan process. This staff report and attached findings serve as an evaluation of the Master Plan relative to its compliance with the land use requirements and design standards for TOD districts and corridors. The Master Plan was originally presented to the Planning Commission in September but failed to address issues relative to the site and building design, open space and transportation. The public hearing was continued twice to resolve staff concerns identified below as Issues. Project Description: The Master Plan area includes two (2) properties, totaling 3.64 acres located between Chicory Lane to the west and the Pacific Highway and railroad right-of-way to the east. South Haskell Street currently terminates at the northeast corner of the eastern property boundary. The tentative subdivision plan (Attachment "A") creates 22 lots, with Lots 1-21 developed with single family residential units (i.e. single family attached and detached dwellings). Lot 22 is designed as an open space area to buffer the development from the adjacent railroad, extend sidewalks and to provide space to treat storm water. CPMC Section 17.66.030 Application, and review There are four types of applications which are subject to review within the Central Point TOD district and corridor. A TOD Corridor Master Plan is required for a development or land division application which involves two or more acres of land. The Master Plan may be approved prior to, or concurrently with, a land development application as is being proposed in this case. A land development cannot proceed until the Master Plan has been approved. The Master Plan is required to include eight (8) elements which the agent for the applicant has done. However some of these elements were found lacking and required further attention. The proposed subdivision is an infill development, located in the vicinity of existing subdivision developments, two of which were built after the City's adoption of the TOD Corridor requirements. In its introduction the Master Plan provides a written narrative and recognizes the Snowy Butte Station Master Plan. The proposed subdivision is consistent with the existing development pattern in the area, including block sizes and street patterns, and provides connectivity between the proposed subdivision and the surrounding development. ISSUES: There are five (5) issues relative to the proposal as follows: 1. Site Analysis Map failed to include an assessment of the impact Chicory Village will have upon adjoining rural land. Comment. The property to the south of the project site remains outside the city limits and is being used as a rural residential property that should be considered and evaluated as other similar properties in the City have been. Subsequent investigation by staff and the applicant has concluded that the adjoining rural residential property no longer has irrigation rights or facilities and that well and septic systems are protected (refer to Attachment "C"). Page 2 of S 13 2. Transportation and Circulation. The Master Plan notes that the applicant will construct the extension of South Haskell Street in Phase II. They propose making improvements to Haskell's intersection with Lindsey Court and entering into a separate cost-sharing agreement with the City to further extend South Haskell Street to the southern property boundary. The extension of South Haskell Street through the entire Chicory Village development to its southern boundary is identified in the City's Transportation System Plan (TSP) and is a requirement of the Public Works Department. The City is requiring that all of the South Haskell extension be done in Phase 11 subject to standard SDC reimbursements for construction and dedication of collector streets (see Attachment "D"). Additionally, the applicant has stated that no improvements to the Chicory Lane alley on the south boundary of the project are proposed or necessary to serve the project. Other subdivisions in the vicinity (the Snowy Butte Master Pian and the Cascade Meadows PUD) incorporated alleys into their TOD Corridor neighborhoods. Should the applicant change his mind, the City will expect him to make standard public works improvements to Chicory Lane. The only other section of Chicory Lane that is not improved is associated with two tax lots to the south not yet annexed to the City. Comment. The Master Plan now addresses the extension of South Haskell Street through the applicant's property. 3. Recreation and Open Space. Projects within the TOD district or corridor must provide parks and/or open space that meet the needs of the development at the time of build out. For developments of single-family detached and attached residences, a minimum of four hundred (400) square feet of parks and open space area must be provided for each dwelling. Parks and open space areas must also be designed to include improvements to accommodate a variety of activities pursuant to Section 17.67.060(D). The Master Plan proposes to provide the open space required for projects in the TOD Corridor zone by extending the existing linear open space buffer along the railroad right-of-way. Comment. As stated in the Master Plan revisions (Attachment "A"), the proposed open space area is 10,600 square feet, with 2,200 square feet proposed as a bio-swale for storm water detention. Follow-on discussions between the applicant and the City resulted in the decision to place two benches (or a bench slid a water £ountain)_in,.an adjacent.pocket park rather than in the open space buffer. The City has agreed to accept that portion of the open space buffer that is not devoted to storm water detention. The open space should be landscaped and a 10 -year maintenance agreement for the detention basin should be entered into with RVSS (a fairly common practice). 4. Building Design Plan and Site Plan. Section 17.67.070, Building Design Standards ... reconciling these with the Circulation Plan, parking requirements and the site plan. The Master Plan has been modified and new Model concepts have been provided to address concerns raised by the Commission in September (see Attachment "A"). The Applicant originally proposed three single family detached models and one row house concept. These have been replaced by a two story and a single story SFD and one row house concept (see Attachment "A"). The Applicant's Agent has stated that the row house lots have been widened and they are now oriented to South Haskell Street and not oriented Page 3 of 5 14 and accessible from a shared driveway that leads to Lindsey Street. The widening allows a wider and more usable garage and parking apron. In Models A and B the Applicant can build either two story or single story dwellings depending upon the market. Model A has not changed from the original submittal but Model B now depicts the single story application and a larger garage that meets the City's new architectural design standards (45% & 55%). The Applicant does not have specific designs for irregularly shaped lots 13 and 19 and states that final house designs may deviate from these models. Additionally, Model B reflects a 10' rear setback rather than a 15' rear setback in the TOD Corridor. Comment. The Applicant's Agent has made positive revisions to the Master Plan in an effort to address the concerns raised by both staff and by the Planning Commission. It makes sense to offer both one and two story homes in this neighborhood given Central Point demographics. The resulting model concepts also address more and better off-street parking. Staff was surprised to learn that the rear setback requirement in the TOD Corridor is different than that of the TOD district. If the Commission chooses to allow this setback as part of the Master Plan then staff will make changes to the zoning code to bring both zoning districts into alignment. It may have been helpful to have a conceptual design for lots 13 and 19 but it is mandatory. More on -street parking has been shown in the revised Master Plan and can be facilitated by the way the driveways arc laid out. 5. Environmental Plan. The Master Plan notes that the subject property does not contain officially mapped wetlands but does note the presence of poor drainage caused by an earlier development to the south (Cascade Meadows). The culvert design causes the pooling of storm water and sedimentation in the northeast corner of the property. Comment. As noted in the Public Works Staff Report (Attachment "D"), the City has agreed to design and construct storm water drainage facilities necessary correct a problem caused by another development. As part of the Chicory Village development, the applicant will have to design and construct storm water facilities to address run-off from their development. The Public Works conditions (Attachment "D") address these issues. FINDINGS OF FACT & CONCLUSIONS OF LAW: The proposed tentative plan has been evaluated against the applicable review criteria for Master Plans per CPMC 17,66 and may be found to comply now that recommended revisions have been made (reference Attachment "B"). CONDITIONS OF APPROVAL: Approval of the Master Plan shall be subject to the following conditions: 1. Demonstrate compliance with all agency conditions of approval including the following: a. Satisfy conditions of approval in the Public Works Staff report dated July 26, 2018 (Attachment "D"). Page 4 of 5 15 b. Comply with conditions of approval provided by the Rogue Valley Sewer Services in a letter dated July 24, 2018 (Attachment "E") c. Coordinate with Fire District #3 to plan the location of and install fire lane signs and fire hydrants in accordance with Fire District #3 comments received on August 29, 2018 (Attachment "F"). ATTACHMENTS: Attachment "A" - TOD Corridor Master Plan Revised (Chicory Village Subdivision) Attachment "B" - Supplemental Findings of Fact (distributed at meeting) Attachment "C" - CSA Planning Correspondence, dated 10/ 23 and 11/26, 2018 Attachment "D" - Public Works Staff Report, dated 10/26/2018 Attachment "E" - RVSS Comments Attachment "F" - Eire District No. 3 Comments Attachment "G" - Resolution No. 859 (distributed at meeting) ACTION: Consideration of the Chicory Village Master Plan and 1) approve; 2) approve with modifications; or 3) deny the application. RECOMMENDATION: Approve the Master Plan for Chicory Village Master Plan per the Staff Report dated December 4, 2018 including all attachments and herein incorporated by reference. Page 5 of 5 16 ATTACHMENT" CHICORY VILLAGE SUBDIVISION TOD Corridor Master Plan Central Point, Oregon Bob Fellows Construction, LLC Prepared by: CSA Planning, Ltd 4497 Brownridge Terrace Suite 101 Medford, OR 97604 Telephone 541 .779,0589 Fax 541 .779.0114 CSAplanning.net November 26, 2018 17 CHICORY VILLAGE SUBDIVISION Central Point, Oregon Table of Contents TOD Corridor Master Plan Tableof Contents ....... ........................................................... ................................................ i TODCorridor Master Plan ........... ...... ._..................................................................... .......... 1 1 . Introduction.................................................................................................................. 1 2. Site Analysis.............................................................................................................. 2 3. Transportation and Circulation....................................................... ,..... .......,................ 3 4. Site Plan..................................................................................................................... 3 5. Recreation and Open Space Plan................................................................................ 3 6. Building Design Concepts and Lot Placements........................................................... 4 7. Parking Analysis.. .................................................................. .................................... 4 8. Transit Plan................................................................................................................. 5 9. Environmental Plan ................................................................................................. 5 Figures Figure 1. Site Analysis Map Figure 2, Revised Master P#an Site ✓:7esign (November 2018) Appendix Appendix 1. Utility Master Plan Appendix 2. Demonstration of Compliance with Applicable Standards Appendix 3. Building Design Plans 18 Page i TOD Corridor Master Plan 1. Introduction The Chicory Village Subdivision is proposed as a 21 -unit subdivision that will infill a 3.64 acre area that was annexed and zoned TOD-LMR in 2017. The objective of the subdivision is to provide reasonably priced, entry-level housing for Central Point. a. Duration of Master Plan: The project is to be constructed in two phases and is planned to be completed within 5 years. b. Site Location: The subject property is located the east side of Chicory Lane, between the east of the terminus of Lindsay Court and the Central Oregon and Pacific right-of-way. The property is identified as Tax Lots 8300 and 8400 in Township 37 South, Range 02 West (W.M,), Section 1 1 C. The current site addresses are 3428 and 3470 Chicory Lane, Central Point, OR. See, Exhibit 1. c. Land Use and Density: In the TOD-LMR zone, two types of housing are required for developments with between 16 and 40 units. With 21 units proposed, two types or housing types are included - 19 detached single-family units and 2 attached row house units. The required density for the zone is 6 and 12 units per acre. Density for the property can be calculated once the net residential area is determined. Net acre is to be calculated as follows: (f) Net acre equals the area remaining after deducting environmental lands, exclusive employment areas, exclusive civic areas and right-of-way. Table below shows how the net acreage for the subject property is calculated: The proposed subdivision includes 21 units on 2.21 net acres. 21 divided by 2.21 equals 9,5-- 10 units per acre, meeting the minimum standard for this zone which is 6 to 12 units per acre. The 21 dwelling units proposed is consistent with the commitments made by the Applicant during the plan amendment and rezoning process; delivered density was a topic of significant discussion during the plan amendment and rezoning proceedings and Applicant is following through on the commitment made during those proceedings to be near the midpoint of the density for the LMR zoning district, d. Adjacent Master Plans: The subject property is covered by the Central Point TOD Corridor overlay and, as such, a master plan is required for any development that is over 2 acres in size. To the north is the 35.73 acre Snowy Butte Station transit - oriented development which is the only master planned area within 100 feet of the subject property. Much of the Snowy Butte development has been constructed, including the lots immediately to the north of the subject property. Page 1 19 CAUCORY VILLAGE SUBDIVISION Master Plan Applicant: Bob Fellows Construction 2, Site Analysis The subject property is a long, narrow rectangular piece that stretches lengthwise from west to east, It is comprised of two parcels, each of which currently contains a residence and related accessory structures. These houses and accessory structures are in poor condition and are proposed to be removed to make way for the development. Chicory Lane abuts the west property boundary and the western half of the southern boundary. S. Haskell Street terminates at the northeastern corner of the property. The eastern property boundary is angled and parallel to the abutting Central Oregon and Pacific rail line. This angle becomes an issue for layout of the easternmost lots, which is discussed further under Site Design. a. Master Utility Plan: All public utilities are available to the subject property per review by the Applicant's engineer, ,John ,Jensen, PE. See Appendix 1 for his report and maps showing locations of underground utilities around the subject property. b. Adjacent land Use Plan: The subject property is surrounded on two and a half sides by low density single-family subdivisions. See, Figure 1. Site Analysis Map. Surrounding properties are described below: North: To the north is the Snowy Butte Station Transit Oriented Development that includes a wide variety of housing types and civic uses. Abutting the subject property are six lots that are part of the Snowy Butte Station TOD. They were constructed in 2009 and 2010, range in size from 7,300 to 7,950 square feet and contain single-family houses with detached ADU units, Also part of the Snowy Butte plan are two parks that abut the subject property at the northeastern corner. One is an approximately 9,890 square foot park area abutting the subject property's north boundary on the west side of S. Haskell Street. On the east side of S. Haskell Street, between the street and the rail line, is a linear open space area. East: The eastern property boundary abuts the Central Oregon and Pacific Railroad right-of-way on the east. The rail lines are located approximately 65 to 70 feet east of S. Haskell Street. South: The eastern half of the southern boundary abuts one parcel that is outside the City Limits and zoned General Industrial. This parcel however is used as rural residential and Central Point has the property tentatively designated TOD Corridor and zoned TOD MMR. This parcel contains a residence, with the remainder primarily vacant and appears to be used for pasture. The western half of the southern boundary abuts the Chicory Lane alley. The property to the south is in the County and is industrially zoned. The property's use is primarily rural residential in character. No intensive agricultural use appears present. Based upon information from the property owner, the well on the property is in the garage. Our understanding is that the property has no irrigation district water rights. This property is entirely within the Central Point UGB. The proposed residential use is consistent with the City's land use plan for this area and is not expected to have any significant adverse effect on the rural residential character of the property to the south which already has urban residential development on two sides. Page 2 20 CHICORY VILLAGE SUBDIVISION Master Plan Applicant: Bob Fellows Construction West: To the west is a residential subdivision with medium-size lots ranging from .18 to .30 acres in size with single-family houses of various ages, built out since the mid -1970's. 3. Transportation and Circulation Street patterns in this area have already been established by the surrounding developments. S. Haskell Street, a Residential Collector Street, abuts the northeastern corner of the property. Lindsey Court, a Minor Local Street, abuts the center of the western boundary. Applicant proposes to construct an extension of S. Haskell Street to the proposed extension of Lindsey Court as part of the project, subject to standard SDC reimbursements for construction and dedication of collector streets in the City of Central Point. For the section of S. Haskell Street south of Lindsey Court, Applicant will dedicate the right-of-way for extension of S. Haskell Street to facilitate a future a construction project by the City of Central Point. Such dedication will occur at the time of development of Phase 11, If the City desires to have the Applicant construct the portion of S. Haskell Street south of Lindsey Court, the same will be by separate cost-sharing agreement that may be reached between the parties. No improvements to the Chicory Lane alley on the south boundary of the project are proposed or necessary to serve the project Access to the site to/from the north can occur either via S. Haskell Street or from Lindsey Court to Rochelle Court or from Chicory Lane south briefly to connect via Timothy Street and Glenn Way. Access to the site to/from the south can occur via Chicory Lane and Timothy Street to either Malabar or Farnsworth and then down to Beall Lane. Access is ultimately planned to connect to Beall Lane via S Haskell Street but this requires extension through an intervening property to the south. A transportation analysis was performed as part of the zone change completed within the last year. The proposed development is consistent with that TIA, and therefore, no further transportation analysis is required. 4. Site Plan The site design includes 19 standard single-family residential subdivision lots lining the north and south sides of a one block extension of Lindsey Court. At the eastern end, Lindsey Court angles north to meet the extension of S. Haskell Street at a right angle. This creates a triangular area south of Lindsey Court which exceeds the typical lot depth for this subdivision. To make efficient use of this area, 2 narrower lots, Lots 20 and 21, are proposed to accommodate attached row houses with a common driveway from Haskell Street, See, Revised Figure 2. See, Appendix 2 - Demonstration of Compliance with Applicable Development Standards for a detailed review of how the site design meets the Central Point Zoning Code TOD Corridor standards Section 17.65.050. The Master Plan requests flexibility under the Master Planning Process to the rear yard setback to apply the TOD District rear yard setback of 1 0 -feet; the plot plan examples for the individual lots reflects the requested rear - yard setback. The subdivision is proposed in two contiguous phases. Phase 1 includes the western part of the property with Lots 1 to 8. Phase 2 includes the remainder of the property with Lots 9 to 21. 5. Recreation and Open Space Plan The project design proposes to provide the open space required for projects in the TOD Corridor zone by extending the existing linear open space buffer abutting the northeast corner of the subject property south, between S. Haskell Street and the rail line, to the southern boundary. The TOD Corridor requires 400 square feet of open space or park per unit be set aside in developments in that area. With 21 residential Page 3 21 CHICORY VILLAGF. SUBDIVISION Master Plan Applicant: Bob Fellows Construction units at 400 sf per unit, a minimum of 6,400 square feet are required. 10,660 square feet are proposed, with approximately 2,200 serving as a bioswale detention for the development. This linear open space will provide a visual buffer between the subdivision and the rail lines, as well as continuation of the sidewalk south for the use of recreational walkers. After discussion with Planning and Parks staff, Applicant proposes either two benches or a bench and a water fountain on the adjacent pocket park immediately to the north, these amenities will be of greater value on this grassy area. See, Revised Figure 2. The open space will be dedicated to the City along with the street right-of-ways. See, Appendix 2 for how the plan meets CPZC 16.75.060. 6. Building Design Concepts and Lot Placements The Applicant has refined the building design concepts. It is important to recognize these plans are conceptual only. For example, it may be that the final build -out of the project proposes single -story housing units on the shorter wider lots 5-8 and 14. Somewhat site-specific designs will be required for Lots 13 and 19 and these are irregularly shaped lots. The design of the houses is simple but includes front porches and a garage setback from the main fapade of the house. The design concepts are discussed, as follows: • Model A: The house concept for "Model A" is a 3 bed/21/2 bath with approximately 1,910 square feet with 1,393 on the ground floor and 517 square feet upstairs with two bedrooms. See, Sheetl in Appendix 3. • Model B: The majority of the project is expected to utilize the house concept for "Model B". This concept is a 3 bed/2 bath with approximately 1,735 square feet. The design offers multiple front fapade and roofline treatments which allows the architecture to vary across the units while benefitting from some economy of scale by constructing units similar floor plans. See, Sheet 2 in Appendix 3. • Attached Row House: The duplex lots 20 and 21 have been widened slightly to allow the attached row house unit to be widened from the originally submitted design. This widening will allow for a wider and more usable garage (to 12 feet in width). Like the detached units, each unit includes 3 bedrooms, 2Y2 baths and has a single -car garage and feature a front porch and covered back patio. See, Sheets 4 and 5 in Appendix 3. • Lot -specific designs will be developed for Lots 13 and 19 due to their irregular shapes. Final house designs may deviate from the particular designs presented in the Master Plan, but all will comply with all applicable regulatory requirements and will be ror_mistent-wrltFitle-r,..ancapt-presented_.in_the-master plan-to_provide-attrantive entry level housing within this small infill project_ 7. Parking Analysis The revised plans create more functional garage space. In all but the Row House units, the garages are 17 to 19 feet in width. A wider driveway equal to the width of a two -car driveway is included as part of the design for the lots on the south side of Lindsey Court. This configuration will allow the unit owner to keep a car parked in the driveway without blocking the car exiting the garage. Thus, each unit has off- street parking for two vehicles, reducing the need for on -street parking. In addition to the off-street spaces, the Master Plan has been revised to add a plan that illustrates potential unit and parking layout. Actual layouts may vary, but the plan is illustrative of expected on -street parking supply. The plan indicates that approximately 11 on street spaces will be available on Lindsey Court with an 22 Page 4 CHICORY VILLAGE SUBDIVISION Master Plan Applicant: Bob Fellows Construction additional 17 spaces on South Haskell Street. Thus, the project is expected to have more than one on -street space per dwelling unit. 8. Transit Plan No bus service currently serves the subject property. There has been discussion that a future bus line will run down S. Haskell Street, but no plans are imminent. The extension of S. Haskell Street will be available for use by transit if needed in the future. In residential areas, all that is really required is a small shelter and pad which could be poured in the planter strip adjacent to any future bus stop location on the subject property. 9. Environmental Plan The subject property has little in the way of topography or environmental features. Sloping very gently to the northeast, the subject property is essentially level. There are no officially mapped wetlands on the site. However, a preliminary wetlands investigation was performed. A potential wetland is being fed by poorly designed storm drainage facilities. There is an outflow pipe from the neighborhood to the south that was intended to sheet flow to existing culvert pipes under the rail line. Applicant understands that the City is aware of this issue and is actively working on upgrading those culverts and re-routing the storm drainage to them. This area should be reassessed following City action to pipe existing storm drainage outflow locations and make continuous connection to the City's system. Following these storm drainage actions, if there are any wetlands in the area, then the City could incorporate on-site mitigation as a feature of the proposed linear park area between S. Haskell Street and the rail line. See, Figures 1 and 2. Page 5 23 CHICORY VILLA GESUBDIKSION Master Plan Applicant: Bob Fellows Construction Figure 1. Site Analysis Map 24 Page 5 � _ _ _i Subject Lots Tax Lots City Limits 0 Potential Wetland Site Analysis Map 2012 Aerial Bob Fellows Construction, LLC Chicory Village Subdivision N Tentative Subdivision Plan Wt 37-2W-1 1 C tax lots 8300 & 8400 Sf ® 150 75 0 150 Feet CSA Planning, Ltd. CHICORY VILLAGE SUBDIVISION Master Plan Applicant: Bob Fellows Construction Figure 2. Site Plan - Master Plan Page 6 26 � � W ui Z X -O Wa>>w W } OW ^F uJOQa. ' -j W z 'S+� < J T ,JJA a � UI az r i o. :D f � I � 1 tiTo. li, +1 1 f O w j N IF { W a Y ®� II 1 I 03770 3Nb7 A&COINO (43770 3Nb'7 ANaWO 133WS AY001NO -------------- 27 27 � o J O � o II T W u J 4 A o U) J = O 0 y U) a -8 y o o U O m J Y LL ) r O +� ~ O w U U. LL 3 m N U °' mP.- IF L i r 1 f o 03770 3Nb7 A&COINO (43770 3Nb'7 ANaWO 133WS AY001NO -------------- 27 27 � o J O � o II T W u J 4 A o U) J = O 0 y U) a -8 y o o U O m J Y LL ) r O +� ~ O w U U. LL 3 m N U °' mP.- APPENDIX 1 . UTILITY MASTER PLAN a. Public Utility Analysis - Jensen & Associates Consulting Civil Engineers, May 3, 2018 b. Central Point Water Line map c. Central Point Storm Drain System map d. RVSS Sanitary Sewer Map Pap® 1 28 May 30, 2018 CSA Planning Public Utility Analysis - 37S 2W 11C Tax Lots 3470 & 3428 (Proposed Chicory Village Subdivision) Per your request, I have prepared an analysis of the availability of public underground utilities necessary to provide service to the development of the referenced Chicory Village Subdivision in Central Point, Phase 1 Domestic Water System An existing 8" water line in Chicory Lane can be tapped and extended to the east in Lindsey Court to provide domestic water and fire protection for Phase 1 Storm Drainage A 12" storm drain has been stubbed into the property at the intersection of Chicory Lane and Lindsey Court and has the capacity to receive storm water runoff from the lots in Phase 1 only. Storm water detention can be accomplished in the existing 24" diameter storm drains in Lindsey Court. Some minor modifications may be required to the detention control manhole at the west end of the Lindsey Court cul-de-sac. Sanitary Sewer System The sanitary sewer system in Central Point is owned and maintained by RVSS. An existing system in the Lindsey Ct, Chicory Lane area is available for connection and extension to the east to provide sewer service to the lots in Phase 1 Phase 2 Domestic Water System The 8" water line that will extended to the east boundary of Phase l can be looped through Phase 2 and connected to and existing water line at the southerly end of Haskill. Street. Sanitary Sewer System The 8" sanitary sewer that will be installed in Phase 1 may be able to be extended to service a few lots at the west end of Phase 2. The remainder of the lots will be served by 29 the extension of the existing sanitary sewer at the southerly end of Haskell Street. Storm Drainage The applicant is working with the City of Central Point to determine the best option for handling the storm drainage from the eastern half of the property. It is my understanding that all other public utilities (power, telephone, tv, gas) are available for extension to provide service to both phases. Jahn E. Jensen, P.E. 30 31 C it E A C "u j •U19 Ii. C 3 U� z :v sin. PVC nd - end •+��s ,�� .i U � � I P •� C C G (C An ab' UI9 33 o 9L o � U ag IL Q E y �z m o V � T 7� 7 C � N m D • O s� Mla g Z i o�y N o C) nz o w fi z O P i i APPENDIX. 2. DEMONSTRATION OF COMPLIANCE WITH APPLICABLE STANDARDS Title 17 Zonina Chapter 17.65 TOD CORRIDOR MASTER PLAN 17.65.060 Land use--TOD corridor. Four special zone district categories are applied in the Central Point TOD corridor. The characteristics of these zoning districts are summarized in subsections A through D of this section. A. Residential (TOD). 1. LMR—Low Mix Residential. This is the lowest density residential zone in the district. Single-family detached residences are intended to be the primary housing type, however attached single-family, and lower density multifamily housing types are also allowed and encouraged. The housing types within this zone are intended to support pedestrian - friendly access beyond five hundred feet of the primary transit route. Compliance Discussion: Proposed subdivision is comprised primarily of detached single- family residences. Two attached row houses are also proposed. Subject property is located more than 500 feet from the nearest transit route and is connected to that route by sidewalks. Project complies. 17.65.070 Zoning regulations--TOD corridor. A. Permitted Uses. Permitted uses in Table 4 are shown with a "P." These uses are allowed if they comply with the applicable provisions of this tltle. They are subject to the same application and review process as other permitted uses identified in this title. B. Limited Uses. Limited uses in Table 4 are shown with an "L." These uses are allowed if they comply with the specific limitations described in this chapter and the applicable provisions of this title. They are subject to the same application and review process as other permitted uses identified in this title. C. Conditional Uses. Conditional uses in Table 4 are shown with a "C." These uses are allowed if they comply with the applicable provisions of this title. They are subject to the same application and review process as other conditional uses identified in this title. Table 4 TOD Corridor Land Uses Page 1 34 CHICORY VILLAGE SUBDIVISION Master Plan Applicant: Bob Fellows Construction CategoriesUse Residential LMR Dwelling, Multifamily Multiplex, apartment Congregate (senior)r housing P P Open Space Parks and Open Space P P --Permitted use. Compliance Discussion: All proposed uses are permitted within the zone. Proposed subdivision is comprised primarily of detached Single -Family Dwellings on Standard Lots. Two attached row houses are also proposed to meet the requirement for a second housing type. Both types of residential units are permitted in the LIVIR district as shown in Table 4. A linear open space area along the railroad frontage is also included as part of the project. Parrs are also allowed in the LMR district as shown in Table 4. Project complies. D. Density. The allowable residential density and employment building floor area are specified in Table 5. Compliance Discussion; In the TOD-LMR zone, two types of housing are required for developments with between 16 and 40 units. With 21 units proposed, two types or housing types are included - 19 detached single-family units and 2 attached row house units. The required density for the zone is 6 and 12 units per acre. Density for the property can be calculated once the net residential area is determined. Net acre is to be calculated as follows: (f) Net acre equals the area remaining after deducting environmental lands, exclusive employment areas, exclusive civic areas and right-of-way. Table below shows how the net acreage for the subject property is calculated: The subdivision includes 21 units on 2.21 net acres. 21 divided by 2.21 equals 9.5-10 units per acre. Project complies with the minimum standard for this zone which is 6 to 12 units per acre. Page 2 35 CHICORY VILLAGE SUBDIVISION Master Plan Applicant: Bob Fellows Construction Table 5 TOD Corridor Zoning Standards LMR Density—Units Per Net Acre (f) Maximum 12 Meets standard with 10 units/ acre Minimum 6 Dimensional Standards Minimum Lot or Land Area/Unit Standard single-family 3,000 SF Yes Attached row houses 2,000 SF Yes Average Minimum Lot or Land AreWUnit Standard single-family 4,500 SF Yes Attached row houses 2,500 SF Yes y Minimum Lot Width ^� Standard single-family 50' Yes Attached row houses 24' Yes (Minimum Lot Depth _50' Yes (Building Setbacks r Front (min./max.) 101/15' Can & will comply Can & will comply Side (between bldgs.) 5' detached (detached/attached) 0' attached (a) (c) Corner (min./max.) 5710' Can & will comply Rear 15' Can & will comply Garage Entrance (d) Can & will comply Current designs are - 25' Can & will comply Maximum Building Height 35' Maximum Lot Coverage (g) 80% Can & will comply Minimum Landscaped Area (i J 20 /bo of site area Cam w-TiFcomply (Housing Mix Required housing types as 16-40 units in development: 21 units Total listed under Residential in 2 housing types. > 19 Single-family units Table 1. > 2 Attached row house units (a) The five-foot minimum also applies to the perimeter of the attached unit development. (c) Setback required is ten feet minimum between units when using zero lot line configurations. (d) Ten feet behind building facade facing street. (e) Garage entrance shall not protrude beyond the face of the building. (� Net acre equals the area remaining after deducting environmental lands, exclusive employment areas, exclusive civic areas and right-of-way. (g) Lot coverage refers to all impervious surfaces, including buildings and paved surfacing. (i) Landscaped area shall include living ground cover, shrubs, trees, and decorative landscaping material such as bark, mulch or gravel. No pavement or other impervious surfaces are permitted except for pedestrian pathways and seating areas. Page 3 36 CHICORY VILLAGE SUBDIVISION Master Playa Applicant: Bob Fellows Construction E. Dimensional Standards. The dimensional standards for lot size, lot dimensions, building setbacks, and building height are specified in Table 5. Compliance Discussion: Proposed subdivision lots all meet the dimensional standards for the LMR district as defined in Table 5 above. Project complies. F. Development Standards. 1. Housing Mix. The required housing mix for the TOD district is shown in Table 5. 2. Accessory Units. Accessory units are allowed as indicated in Table 1. Accessory units shall meet the following standards: a. A maximum of one accessory unit is permitted per lot; b. The primary residence and/or the accessory unit on the lot must be owner -occupied; c. An accessory unit shall have a maximum floor area of eight hundred square feet; d. The applicable zoning standards in Table 2 shall be satisfied. Compliance Discussion: Proposed subdivision is comprised of 19 detached Single -Family Dwellings and two attached Row Houses. Per Table 5- Housing Mix, 2 housing types are required in subdivisions containing 16-40 units. As 2 types of units are proposed in this 21 -unit subdivision, the project complies. No accessory units are proposed. Project complies. 3. Parking Standards. Parking standards shall be as specified in Section 17.65.050(Fx3). From Section 17.65.050(F)(3): 3. Parking Standards. The off-street parking and loading requirements in Chapter 17.64 shall apply to the TOD district and TOD corridor, except as modified by the standards in Table 3 of this section. a. Fifty percent of ah residential off-street parking areas shall be covered. Accessory unit parking spaces are not required to be covered. b. Parking standards may be reduced when transit service is provided in the TOD district and TOD corridor and meets the following conditions: i. Parking standards may be reduced up to twenty-five percent when transit service is provided in the TOD district and TOD corridor. ii. Parking standards may be reduced up to fifty percent when transit service is provided in the TOD district and TOD corridor and when bus service includes fifteen -minute headways during the hours of seven to nine a.m. and four to six p.m. c. Bicycle parking standards in Chapter 17.64 shall not be reduced at any time. d. Shared parking easements or agreements with adjacent property owners are encouraged to satisfy a portion of the parking requirements for a particular use where compatibility is shown. Parking requirements may be reduced by the city when reciprocal agreements of shared parking are recorded by adjacent users. Table 3 TOD District and Corridor Parking Standards Categories Parking Residential Dwelling, Single -Family 2 spaces per unit. Yes Large and standard lot Zero lot line, detached Attached row houses Page 4 37 CHICORY VILLAGE SUBDIVISION Master Plan Applicant: Bob Fellows Construction Compliance Discussion: All proposed units will have a 1 -car garage (covered parking), plus a driveway that provides parking space for at least one car. No transit service is available to this part of the TOD Corridor. Project complies. Chapter 17.66 APPLICATION REVIEW PROCESS FOR THE TOD DISTRICT AND CORRIDOR 17.66.040 Parks and open spaces. Common park and open space shall be provided for all residential development within a TOD district or corridor as per Section7.61 7.060. Compliance Discussion: The project design proposes to extend the existing linear open space buffer abutting the northeast corner of the subject property south to the southern boundary between S. Haskell Street and the rail line. See section 17.67,060. Chapter 17.67 DESIGN STANDARDS - TOD CORRIDOR 17.67.050 Site design standards. The following standards and criteria shall be addressed in the master plan, land division, and/or site plan review process: A. Adjacent Off -Site Structures and Uses. 1. All off-site structures, including septic systems, drain fields, and domestic wells (within one hundred feet) shall be identified and addressed in the master pian, land division, or site plan process in a manner that preserves and enhances the livability and future development needs of off-site structures and uses consistent with the purpose of the TOD district and as necessary to improve the overall relationship of a development or an individual building to the surrounding context. 2. Specific infrastructure facilities identified on site in the master pian, land division, and/or site plan shall comply with the underground utility standards set forth in the City of Central Point Department of Public Works Standard Specifications and Uniform Standard Details for Public Works Construction, Section 400, Storm Water Sewer System and, more specifically, Section 420.10.02, Ground Water Control Plan, in order to safeguard the water resources of adjacent uses. Compliance Discussion: The storm sewer for Phase 1 will be connecting to the existing line. east of the. property. See Appendi_x.1. Phase 2, the western half of the. project, will be connecting to the existing storm lines that run under the Central Oregon and Pacific rail lines. Design and construction of connecting storm lines will be coordinated with Public kNorks upgrades to these lines. B. Natural Features. 1. Buildings should be sited to preserve significant trees. 2. Buildings should be sited to avoid or lessen the impact of development on environmentally critical areas such as steep slopes, wetlands, and stream corridors. 3. Whenever possible, wetlands, groves, and natural areas should be maintained as public preserves and as open space opportunities in neighborhoods. Compliance Discussion: No significant trees are located on the property. C1ne unmapped pgtential wetland area is being caused by an un -piped section of the municipal storm vvbter system where S, Haskell Street is to be extended. Once the storm water is Page 5 38 CHICORY VILLAGE SUBDIVfSION Master Place Applicant: Bob Fellows Construction continuously piped the potential wetland can be reassessed and if any wetland exists at that point, it could be mitigated on-site in the new linear park as an amenity of the park. C. Topography, 1. Buildings and other site improvements should reflect, rather than obscure, natural topography. Compliance Discussion: Topography is not an issue on this site. The site slopes gently down from the center to the northeast and the northwest and has no features that will impact site improvements. D. Solar Orientation. 1. The building design, massing and orientation should enhance solar exposure for the project, taking advantage of the climate of Central Point for sun -tempered design. 2. Where possible, the main elevation should be facing within twenty-five degrees of due south. 3. In residential developments, the location of rooms should be considered in view of solar exposure, e.g., primary living spaces should be oriented south, but a west facing kitchen should be avoided as it may result in summer overheating. 4. Outdoor spaces should be strategically sited for solar access and the cooling summer winds. 5. Shadow impacts, particularly in winter, on adjacent buildings and outdoor spaces should be avoided. Compliance Discussion: Houses have limited options for their orientation due to the street direction and resulting lot layout. All plans have limited window openings on their east and north facades. E. Existing Buildings on the Site. 2. New buildings proposed for existing neighborhoods with a well-defined and desirable character should be compatible with or complement the architectural character and siting pattern of neighboring buildings. Compliance Discussion: The proposed residence designs are complementary to the surrounding neighborhoods in style, with inviting porches and varied roof lines. H. Adjoining uses and Adjacent Services. 5. Group mailboxes are limited to the number of houses on any given block of development. Only those boxes serving the units may be located on the block. Multiple units of mailboxes may be combined within a centrally located building of four walls that meets the design guidelines for materials, entrance, roof form, windows, etc. The structure must have lighting both inside and out. Compliance Discussion: The Applicant is working with the US Postal Service to determine whether group mailboxes will be required or if delivery will be by house. If group mailboxes are required, they will be located mid -block to be easily accessible to the residents of the block. I. Transitions in Density. 1. Higher density, attached dwelling developments shall minimize impact on adjacent existing lower density, single-family dwelling neighborhoods by adjusting height, massing and materials and/or by providing adequate buffer strips with vegetative screens. 2. Adequate buffer strips with vegetative screens shall be placed to mitigate the impact of higher density development on adjacent lower density development. 5. Dwelling types in a fOD district or corridor shall be mixed to encourage interaction among people of varying backgrounds and income levels. Compliance Discussion: This subdivision is surrounded on two and a half sides by low density housing. The remaining sides include the rail line and the rural residentially used property to the south. No buffers are required of this property. To meet the mixed dwelling type requirement for the TOD Corridor, the development includes both detached single-family residences and attached row houses. Page 5 39 CHICORY VILLAGE SUBDIVISION Master Plan Applicant: Bob Fellows Construction K. Landscaping. 5. Street Trees. Street trees shall be required along both sides of all public streets with a spacing of twenty feet to forty feet on center depending on the mature width of the tree crown, and planted a minimum of two feet from the back of curb. Trees in the right-of-way or sidewalk easements shall be approved according to size, quality, and tree well design, if applicable, and irrigation shall be required. Tree species shall be chosen from the city of Central Point approved street tree list. Compliance Discussion: Street trees will be planted to meet Central Point standards. L. Lighting. 1. Minimum Lighting Levels. Minimum lighting levels shall be provided for public safety in all urban spaces open to public circulation. a. A minimum average light level of one and two-tenths footcandles is required for urban spaces and sidewalks. b. Metal -halide or lamps with similar color, temperature and efficiency ratings shall be used for general lighting at building exteriors, parking areas, and urban spaces. Sodium -based lamp elements are not allowed. c. Maximum lighting levels should not exceed six footcandles at intersections or one and one-half footcandles in parking areas. 2. Fixture Design in Public Rights -of -Way. a. Pedestrian -scale street lighting shall be provided including all pedestrian streets along arterials, major collectors, minor collectors and local streets. b. Pedestrian street lights shall be no taller than twenty feet along arterials and collectors, and sixteen feet along local streets. Compliance Discussion. Street lights will be installed to meet Central Point standards. 1T.67.060 Public parks and open space design standards. A. General. Parks and open spaces shall be provided in the TOD districts and TOD corridors and shall be designed to accommodate a,variety of activities ranging from active play to passive contemplation for all ages and accessibility. B. Parks and Open Space Location. 1. Parks and open spaces shall be located within walking distance of all those living, working, and shopping in TOD districts. 2. Parks and open spaces shall be easily and safely accessed by pedestrians and bicyclists. 3. For security purposes, parks and open spaces shall be visible from nearby residences, stores or offices. 4. Parks and open space shall be available for both passive and active use by people of all ages. 5. Parks and open space in predominantly residential neighborhoods shall be located so that windows from the living areas (kitchens, family rooms, living rooms but not bedrooms or bathrooms) of a minimum of four residences.face onto IL. Compliance Discussion: The project design proposes to extend the existing linear open space buffer abutting the northeast corner of the subject property south, between S. Haskell Street and the rail line, to the southern boundary. See, Figure 27he narrow width will make it easy for residents to view the entire open space area for security. This linear open space will provide a visual buffer between the subdivision and the rail lines, as well as continuation of the sidewalk for the use of recreational walkers for the full length of the property, north to south. The proposed benches will provide opportunity for passive use. The living rooms of the four residences across the S. Haskell Street will have windows that will face the open space. C. Parks and Open Space Amount and Size. 1. Common open spaces will vary in size depending on their function and location. 2. The total amount of common open space provided in a TOD district or corridor shall be adequate to meet the needs of those projected (at the time of build out) to live, work, shop, and recreate there. Page 7 40 CHICORY VILLAGE SUBDIVISION Master- Plan Applicant: Bob Fellows Construction 3. All TOD projects requiring master plans shall be required to reserve, improve and/or establish parks and open space which, excluding schools and civic plazas, meet or exceed the following requirements: a. For single-family detached and attached residences, including duplex units, townhouses and row houses: four hundred square feet for each dwelling. Compliance Discussion: The TOD Corridor requires 400 square feet of open space or park per unit be set aside in developments in that area_ With 21 residential units at 400 sf per unit, a minimum of 8,400 square feet are required, 10,660 square feet are proposed, with approximately 2,200 serving as a bioswale detention for the development. D. Parks and Open Space Design. 1. Parks and open spaces shall include a combination garbage/recycling bin and a drinking fountain at a frequency of one combination garbage/recycling bin and one drinking fountain per site or one combination garbage/recycling bin and one drinking fountain per two acres, whichever is less, and at least two of the following improvements: a. Benches or a seating wall; b. Public art such as a statue; c. Water feature or decorative fountain; d. Children's play structure including swing and slide; e. Gazebo or picnic shelter; f. Picnic tables with barbecue; g. Open or covered outdoor sports court for one or more of the following: tennis, skateboard, basketball, volleyball, badminton, racquetball, handball/paddleball; h. Open or covered outdoor swimming and/or wading pool or play fountain suitable for children to use; or 1. Outdoor athletic fields for one or more of the following: baseball, softball, Little League, soccer. 2. All multifamily buildings that exceed twenty-five units and may house children shall provide at least one children's play structure on site. 3. For safety and security purposes, parks and open spaces shall be adequately illuminated. Compliance Discussion: The open space proposed is just under a quarter of an acre in size and as such does not warrant provision of a drinking fountain or full size trash bin. Instead two benches are proposed for this short stretch of open space which will support the use of the space by recreational walkers and be an amenity for the neighborhood, Alternateively, if the City prefers. the Applicant could install one bench and a single trash can. Service for this trash can will need to be provided by the City.'The required standard street lights will provide more than adequate lighting for the open space 17.67.070 Building design standards. A. General Design Requirements. 1. In recognition of the need to use natural resources carefully and with maximum benefit, the use of "sustainable design" practices is strongly encouraged. In consideration of the climate and ecology of the Central Point area, a variety of strategies can be used to effectively conserve energy and resources: a. Natural ventilation; b. Passive heating and cooling; c. Daylighting; d. Sun -shading devices for solar control; e. Water conservation; f. Appropriate use of building mass and materials; and g. Careful integration of landscape and buildings. It is recommended that an accepted Industry standard such as the U.S. Green Builds gouncil's LEEDTM progqopto wad to identify the most effeclive strategies. (Information on the t_FED program can be obtained *= the U.S. Green Bulkling Council's websile, www.usobc.org.) Page 8 41 CHICORY VILLAGE SUBDIVISION Master Plan Applicant: Bob Fellows Construction 2. All development along pedestrian routes shall be designed to encourage use by pedestrians by providing a safe, comfortable, and interesting walking environment. 3. Convenient, direct and identifiable building access shall be provided to guide pedestrians between pedestrian streets, accessways, transit facilities and adjacent buildings. 4. Adequate operable windows or roof -lights should be provided for ventilation and summer heat dissipation. Compliance Discussion: The building layout and design proposed is efficient and uses appropriate massing for the 2 -story residential building type. All residences have access to the sidewalks which are provided on both sides of each street. Adequate windows are provided for ventilation and safety. The front porches, half of which face south, provide shade for the front living room windows. B. Architectural Character. 1. General. a. The architectural characteristics of surrounding buildings, including historic buildings, should be considered, especially If a consistent pattern Is already established by similar or complementary building articulation, building scale and proportions, setbacks, architectural style, roof forms, building details and fenestration patterns, or materials. In some cases, the existing context is not well defined, or may be undesirable. In such cases, a well-designed new project can establish a pattern or identity from which future development can take its cues. c. Attention should be paid to the following architectural elements: I. Building forms and massing; ii. Building height; iii. Rooflines and parapet features; iv. Special building features (e.g., towers, arcades, entries, canopies, signs, and artwork); v. Window size, orientation and detailing; vi. Materials and color; and vii. The building's relationship to the site, climate, topography and surrounding buildings. Compliance Discussion: The proposed subdivision includes attractive two-story detached residences and attached rove houses that have been designed to meet the above design aspirations. The designs are complementary to the surrounding housing in style, with inviting front porches and varied roof lines. Their floorplans are efficient, offering quality housing with higher density. The buildings represent classic residential forms with gabled roofs, front and back porches, and appropriately sized windows that reflect the use within. The 2 -story building height is typical for the area and should bland well with the surrounding neighborhoods. The gable end wall will have a decorative treatment, such as shingled hardiboard siding to enhance the look of the house. C. Building Entries. 3. Residential. a. The main entrance of each primary structure should face the street the site fronts on, except on corner lots, where the main entrance may face either of the streets or be oriented to the comer. For attached dwellings, duplexes, and multi -dwellings that have more than one main entrance, only one main entrance needs to meet this guideline. Entrances that face a shared landscaped courtyard are exempt. b. Residential buildings fronting on a street shall have an entrance to the building opening on to the street. i. Single-family detached, attached and row house/townhouse residential units fronting on a pedestrian street shall have separate entries to each dwelling unit directly from the street. ii. Ground floor and upper story dwelling units in a multifamily building fronting a street may share one or more building entries accessible directly from the street, and shall not be accessed through a side yard except for an accessory unit to a single-family detached dwelling. c. The main entrances to houses and buildings should be prominent, interesting, and pedestrian - accessible. A porch should be provided to shelter the main entrance and create a transition from outdoor to indoor space. Page 9 42 CHICORY VILLAGE SUBDIVISION Master Plan Applicant: Bob Fellows Construction d. Generally, single -dwelling porches should be at least eight feet wide and five feet deep and covered by a roof supported by columns or brackets. If the main entrance is to more than one dwelling unit, the covered area provided by the porch should be at least twelve feet wide and five feet deep. e. If the front porch projects out from the building, it should have a roof pitch which matches the roof pitch of the house. If the porch roof is a deck or balcony, it may be flat. f. Building elevation changes are encouraged to make a more prominent entrance. The maximum elevation for the entrance should not be more than one-half story in height, or six feet from grade, whichever is less. Compliance Discussion: Each single-family residence has its own distinct entrance facing the street. The attached row house porches are oriented. toward the shared driveway that leads to Lindsey Street. Front entrances have .six foot deep porches across the front facade. The porch is one step up from the front path and has a shed roof whose slope which matches the gabled roof slope. D. Building Facades. 3. Residential. a. The facades of single-family attached and detached residences (including duplexes, triplexes, fourplexes, townhouses, and row houses) shall comply with the following standards: i. No more than forty percent of the horizontal length of the ground floor front elevation of a single-family detached or attached dwelling with frontage on a public street, except alleys, shall be an attached garage. ii. Residential building elevations facing a pedestrian route shall not consist of undifferentiated blank walls, but shall be articulated with architectural details such as windows, dormers, porch details, balconies or bays. iii. For any exterior wall which is within twenty feet of and facing onto a street or public open space and which has an unobstructed view of that pedestrian street or public open space, at least twenty percent of the ground floor wall area shall be comprised of either display area, windows, or doorways. iv. Architectural detailing is encouraged to provide variation among attached units. Architectural detailing includes but is not limited to the following: the use of different exterior siding materials or trim, shutters, different window types or sizes, varying roof lines, balconies or porches, and dormers. The overall design shall recognize that color variation, in and of itself, does not meet the requirements of this subsection. v. Fences or hedges in a front yard shall not exceed three feet in height. Side yard fencing shall not exceed three feet in height between the front building facade and the street. Fences beyond the front facade of the building in a sideyard or back yard and along a street, alley, property line, or bike/pedestrian pathway shall not exceed four feet in height. Fences over four feet in height are not permitted and hedges or vegetative screens in no case shall exceed six feet in height. Compliance Discussion: The proposed designs meet the above standards in that the attached garage on each only constitutes less than 39% or less of the horizontal length of the front elevation. Detailing on the houses will vary by house. The front facade windows and doorways comprise at least 20 % of first floor elevation. Fences are not planned for the front yards. M iF /F N 9F N M IE M i1 IL iY Page 10 43 APPENDIX 3. BUILDING DESIGN CONCEPT PLANS Sheet No. 1. Concept Model A - Plot & Floor Plans, Elevations 2. Concept Model S - Plot & Floor Plans, Elevations a.Ci- or..t Q, cr�..,Y ,, cr .,,�..,..�. (deleted) 4. Concept Attached Row Houses - Floor Plan & Elevations 5. Concept Attached Row House Upper Floor & Plot Plans 44 % \z 45 § Q fm ) k - m e » m z (r �§ \ & .| r -z IZ6CL ,T -k (p n Plik 45 § Q fm ) k - m e » m z (r �§ \ & .| \1 --a T gg x .... ._____- ----------------- 0 I�j 7l�{py x�jr . '-----•----- -- -� u m m =� N Fn w z- 7 t _ �# 3 r o r (P -I 11 Q ; Q $• It �_ $ \ a } k; D13 a 0 @ ID rt 46 t .91 `LC 1z r r n = C1 dJ (a v3ZrjEjrx A m czn i AO CL 47 g E O Q S13l1ryFy. °si+; S z �1 a p � }fir zv� ° hi-mv Zoo- A o�`"C q O? 6 1 z (P A 0 d A 48 ATTACHMENT ` Transmittal Memorandum To: Central Point Planning Commission C/O: Tom Humphrey, Community Development Director Date: November 26, 2018 Subject: Chicory Village Master Plan and Subdivision CSA Planning, Ltd 4497 Brownridge, Suite 101 Medford, OR 97504 Telephone 541.779.0569 Fax 541.779.01 14 JaVC&CSApIanning.net Attached under cover of this transmittal memorandum is a revised Master Plan for Chicory Village. We continued the hearing for the above captioned matter at the Planning Commission meeting in September to the November meeting and then again to the December Meeting. At the initial hearing, there were several infrastructure issues outstanding and the Applicant and Staff committed to working on those issues. The major infrastructure issues appear to be resolved and were summarized in a memo from CSA Planning Ltd. for the record and to the Commission dated October 23, 2018. The revised Master Plan takes account of the revised development code standards for garage width percentage. The code was changed from 40% to 45%. This width change made possible wider garages that can accommodate two small cars or one large car and storage with room for two -car -wide driveways. The house design concept revisions will, hopefully, address concerns of the Commission about parking for the project. The wider driveways also allowed single -story construction to be a more viable option. As the Applicant has examined the market position of the project, it appears there is additional demand for single -story houses and especially units designed with additional accessibility to feature to allow "age in place" living. The concept is advanced in the redesign of the Master Plan. As a technical matter, CSA has reviewed the previously submitted findings of fact and conclusions of law. It does not appear that revisions to the Master Plan necessitate an update to the originally submitted findings and conclusions. The changes to the plan largely concern design related matters which did not relate directly to a specific approval criterion or standard in a manner that warrants updated findings and conclusions. CSA Planning, Ltd. Jay Harland President cc: File 49 Memorandum CSA Punning, Ltd 4497 Brownridge. Suite 101 To: Central Point Planning Commission Medford. OR 97504 CIO: Tom Humphrey, Community Development Director Telephone541.779.0669 Fax 541.779.0114 Date: October 23, 2018 Jay@CSAplanning.ne[ Subject: Chicory Village Master Plan and Subdivision We continued the hearing for the above captioned matter at the Planning Commission meeting in September. At the hearing, there were several infrastructure issues outstanding and the Applicant and Staff committed to working on those issues. The major infrastructure issues appear to be resolved with Staff and the resolution of those issues are described below. Parking was the other major issue of discussion at the initial hearing. Following the hearing, the City Council adopted Ordinance 2047, This Ordinance amended the maximum garage width percentage. It was increased from 40% to 45%. This change allows for greater dwelling design flexibility. Applicant is now rethinking the dwelling design concepts for the project. These changes will affect the parking on the site and several other aspects of the Master Plan. Unfortunately, the design concepts are not quite complete at this time, and therefore, the Applicant is requesting an additional continuance to the December meeting to allow time for the design changes to be completed and provide time for them to be incorporated into the revised Master Plan and provide staff adequate time to review the revisions. Because these continuances have been at the request of the Applicant, Applicant herewith extends the statutory deadline for final decision by 75 days from the original deadline of October 31, 2018. The Applications were originally deemed complete on July 3, 2018. With the 75 -day extension of time, the City will have until January '14, 2019 to make a final decision on the Master Plan (File No. MP 18001) and the associated subdivision (File No. SUS 18003). While the Master Plan Revisions are pending, we would like to take this opportunity to report to the Planning Commission on discussions regarding infrastructure delivery and to address a site analysis issue discussed in the original staff report: The Staff report requested the Site Analysis discuss the rural property to the south. This analysis is provided as follows: The property to the south is in the County and is industrially zoned. The property's use is primarily rural residential in character. No intensive agricultural use appears present. Based upon information from the property owner, ;he well on the prgpBtty i& {r, t�.9pCage-. QUC_understanding is that the property has no irrigation district water rights. This property is entirely within the Central Point UGS. The proposed residential use is consistent with the City's land use plan for this area and is not expected to have any significant adverse effect on the rural residential character of the property to the south which already has urban residential development on two sides. Applicant believes there is an agreement -in -principle on the below infrastructure Issues: o The City proposes a methodology for full reimbursement of street and storm drainage SDCs for the extension of Haskell Street, based upon a methodology memo from CSA to Public Works. o The City will accept the park strip between the street and the railroad provided the area that is not devoted to any stormwater detention is landscaped and any stormwater area is subject to a pre -paid 10 -year maintenance agreement with RVSS. 50 ;691 o The City is responsible for storm water upgrades under the railroad and will obtain environmental permits, if any, necessary to complete the stormwater upgrades and construct the portion of Haskell Street south of its intersection with the extended Lindsey Court. o Phasing of the project is agreeable to the City- subject to implementation of the transportation, storm water and park strip maintenance herein. o Applicant and the Public works have reached a cost-sharing agreement on the lighting installation. Thank you for your attention to this matter and we sincerely hope to plans drafted so that this can all be wrapped up in December and allow the project to be available for the 2018 construction season. CSA Planning, Ltd. �L J4 Harland President cc: File Memorandum Page 2 51 Public Works Department Ai k CENTRAL POINT ATTACHMENT "-L-" PUBLIC WORKS STAFF REPORT 3* October 26, 2018 AGENDA ITEM: Chicory Village (File No MP -18001 and SUB -18003) 3428& 3470 Chicory Lane — 21 lot subdivision Applicant: Robert Fellows Construction Matt Samitore, Director Traffic: The applicant is proposing a 21 -unit single family subdivision. Per the ITE, single family dwellings generate 1.0 peak hour trips. A Traffic Impact Analysis (TIA) threshold is 25 PMT. A TIA is not required for this development. Existing Infrastructure: Water: There is an 8 -inch line in Chicory Lane and a 12 -inch line in S. Haskell Street. Streets: South Haskell is a minor collector. Chicory Lane South of Lindsey Court is a Residential Street and North of Lindsey Court is an alley. Storm water: There is a 24 -inch line 100' west of Chicory Lane in Lindsey Court and a 12 -inch stubbed to the project site. There are three 8" storm drains that go under the rail road track to the east of the project. Background. The proposed 21 -lot subdivision has frontage on Chicory and is also extending South Haskell Street through the site. Chicory Lane will be improved to Minor Local Street Retrofit (w/o landscape rows, ST -15). Lindsey Court will be a Minor Residential Lane (ST -10). South Haskell Street is a 3 lane Minor Collector (ST -30). Issues: There are three issues relative to this application as follows: I . Storm water. There is a general lack of storm water facilities available to the site due to the site's elongated east -west configuration and existing facilities design. In this area there are both storm water quantity and quality issues. This affects both drainage and water quality infrastructure solutions that will be needed to accommodate proposed and future development designated for the area. The storm water issues are addressed below: a. Sub -Region Storm Drain - When the Cascade Meadows Subdivision was approved south of the subject property , construction of a storm drain line was approved to drain water east of the railroad tracks at a location along the southeast portion of the project site. The storm drain line was never completed and caused pooling west of the tracks, impacting the project site. To address the drainage concerns at this location, the City has agreed to design and construct storm 140 South Yd Street + Central Point, OR 97502 •541.664.3321 Fax 541.664.6384 52 water drainage facilities necessary to complete the storm drain connection from Cascade Meadows Subdivision, fix the area of pooling on the project site and provide connection for the proposed development to convey water to the west into the existing manhole in Lindsey Court. b. Chicory Village Storm water - As part of the development, it will be necessary for the applicant to design and construct storm water quantity and quality facilities per the Rogue Valley Storm Water Quality Design Manual to treat for volume and other pollutants. At this time, neither the master plan nor tentative plan applications address this requirement with sufficient information to evaluate the plan location, type or function. 2. South Haskell Extension. The development is required to extend South Haskell Street through the site; however, the proposed development does not generate enough traffic to require a Collector Street, as planned per the Transportation System Plan. To assure future connection as a Collector Street, the City will enter into an SDC Agreement to reimburse the developer for the cost of improvements upgrading South Haskell Street from Local Street to a Collector Street. A preliminary agreement has been reviewed by the City and the applicant that would credit the developer for the full amount of the Street and Storm Drain SDCs generated by all the proposed dwelling units. Conditions of Approval: Prior to tentative plat approval, the applicant shall satisfy the following conditions of approval: Sub -Regional Storm Water Facility — The City agrees to fully design, at City's cost, a sub -regional storm drain facility that will handle treated storm water runoff from the Cascade Meadows Subdivision, the proposed Chicory Village and the undeveloped property to the south of the subject site. Based upon acreage, the applicant will have to contribute 13% of the overall construction costs associated with the construction project. Construction of the facility will be based on City budget in the 19-21 FX or with a reimbursement agreement with the applicant. The project may be partially SDC eligible. 2. Chicory Village Storm Water - The applicant is required to design and construct storm water quantity facilities per City of Central Point standards and storm water quality facilities per the Rogue Valley Storm water Quality Design Manual to treat for volume and other pollutants. 3. Transportation Plan. As part of the Chicory Village Master Plan, the applicant shall provide a written and illustrated plan addressing the following: a. South Haskell Street Improvements. As part of the development, South Haskell Street shall be extended and shall be designed for construction as a Collector Street per Public Works Standard (ST -30). b. SDC Agreement. Improvements are SDC eligible and developer costs shall be reimbursed for design and construction exceeding Local Street standards. The Transportation Plan shall include a signed SDC Agreement that establishes the construction requirements, reimbursement costs and timing of the associated project. The agreement will address credits available for the one legal dwelling on the site. The second dwelling is a hardship dwelling and not SDC eligible. 53 c. Street Lighting — The proposed development shall install street lighting to TOD standards, including double luminaires on S. Haskell and single luminaires on Lindsey Court. A street lighting plan shall be completed by the developer's electrical engineer and approved by the City prior to construction commencing. Potential cash credits are available for upsizing for a Base Meter Cabinet. 4. Parks & Open Space. The Parks Plan shall provide a preliminary design for the proposed open space, which shall extend the existing berm contiguous to the north property boundary. The open space design, including landscaping materials, should minimize weekly maintenance requirements. The City shall review and approve the plans prior to construction plan approval. The required TOD amenities shall be located within the existing pocket park to the north of the subject site. 5. PW Standards and Spccifications. Applicant shall comply with the public works standards and specifications for construction within the right of way. 54 ROGUE VALLEY SEWER. SERVICES [.oradoo: 138 °Nest Vilav 7 -,,ed, C9ntCal Point, OR - ktailing address: P.0 Bax 3130, Cantral Point, OR 7102-000 Tel, ij4i 1 564-6300, Fax (541) 604-7 f71 vww'-VSS.us July 24, 2018 City of Central Point Planning Departtnent 155 South Second Sheet Cen rat Point, (fir: gon 975f>2 Re; SU l3 13003 & MP 1800'l, Chicory Village, Tax Lots 8300 & 8400, tMap 37 2W 11C The development is with the RVSS service area. There are existing 8 inch mains located along Chicory Lane to the gest and at the dead end of Haskell Street. The two existing homes on the subject property are currently se>ved by 4 inch service connections to the 8 inch main along Chicory Lane (alley)' south of the property. These services must be abandoned at the property tine pet RVSS standards, Sewer service for the proposed developmentwd require a main line extension Erom one or a combination of he existing sewer mains adjacent to the development. The main along Haskell Street must be extended southeast through the development for future extension and to serve lots 19,20&21. The project is wirhin die Phase 2 stortrwater quality area and will require a stormwater management plan in accordance with the Regional Stormwatet Quality Design Manual. The proposed development will disturb more than one acre and will require an erosion and sediment control permit (NPDP',S 1200 -CN), Rogue Valley Sewer Services requests that approval of this project be subject to the following conditions: Prior to the start of constnution: I. Applicant must provide construction plans prepared per RVSS standards for approval. 2. Applicant must prepare a stormwater management_ plan in accordance with the Regional Storm,%vater Quality Design Manual, 3. Applicant must record a Declaration of Covenant, Eur all new stormwater management features. During Construction: 1. Sewer and storm -water facilities must be constructed and inspected per RVSS standards. 2. An abandonment permit must be obtained from RVSS prior to abandoning the existing unused service to the property, 3. Applicant must sequence construction so that the permanent stormwater quality features are installed and will be operational when stormwater runoff enters them. K:\DATXAGEI(CIES\CENTPT\PLANK(i\$(1BDIVISIOM20)KSUS 19003 CHICORYVILLAOE.DOC 55 55 4. Applicant must Fence off exposed subgrade of stormwater quality Features From equipment traffic and storage. Prior to final acceptance of project: 1. All new sewer must be constructed, inspected and accepted per RVSS standards. 2_ Applicant must have all starrnwater qualitlT facilities, including vegetation when applicable, inspected and approved by RVSS. At the conclusion of construction, RVSS will issue final acceptance in wr ting indicating that ali sanitat,J s:.wer and stormwater requirements have been met. Feet free ro call me with any questions. Nicholas R. Bakke, PE District Engineer K:\DATA\AOEIi CIES\CENTPT\PLANNOSUBDIVISION\20I&\SUB 18003 CHICORY VILLAQE.DOC 56 56 V w o S u3 �. U o's ou aq �I v� No o C40 � 1000 O ri - CL V Cn u 57 57 0 4 a; m s � r J Y 7 � G a L ZI U SH A a H j 1 � is Ann" P )) 00 H a N r m N 0000 O t O ae m a m C. 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