HomeMy WebLinkAboutResolution 861 - Approving tenttive plan for Chicoty VillagePLANNING COMMISSION RESOLUTION NO. 861
A RESOLUTION OF THE PLANNING COMMISSION APPROVING A TENTATIVE PLAN
FOR A 22 LOT SUBDIVISION TO BE KNOWN AS CHICORY VILLAGE.
(File No: SUB -18003)
WHEREAS, the applicant has submitted a tentative plan application to create a 22 lot subdivision
consisting of residential property identified on the Jackson County Assessor's map as 37S 2W l 1C, Tax
Lots 8300 and 8400, Central Point, Oregon; and
WHEREAS, the project site is located in the LMR, Low Mix Residential zoning district in the Transit
Oriented Development (TOD) Corridor; and
WHEREAS, the application has been found to be consistent with the applicable approval criteria set forth
in Title 16, Subdivisions and Title 17, Zoning, and per conditions noted in the Staff Report dated
September 4, 2018; and
WHEREAS, on September 4, 2018, at a duly noticed public hearing, the City of Central Point Planning
Commission considered the Applicant's request for Tentative Plan approval for Chicory Village.
NOW, THEREFORE, BE IT RESOLVED that the City of Central Point Planning Commission by
Resolution No. 861 does hereby approve the Tentative Plan application for Chicory Village,
based on the findings and conditions of approval as set forth in Exhibit "A," the Planning
Department Staff Report dated December 4, 2018, including attachments incorporated by
reference.
PASSED by the Planning Commission and signed by me in authentication of its passage this 4h day of
December, 2018,
r�
Planning Commission Chair
ATTEST:
ity Representative
TENTATIVE PLAN FOR THE DEVELOPMENT OF A 22 -LOT SUBDIVISION IN THE LMR ZONING
DISTRICT IN THE TOD CORRIDOR
59
City of Central Point, Oregon
140 S 3rd Street, Central Point, OR 97502
541.664.3321 Fax 541.664.6384
www centralpointoregron gqv
CENTRAL
POINT
STAFF REPORT
December 4, 2018
AGENDA ITEM: VII -B File No. SUB -18003
Community Development
Tom Humphrey, AICP
Community Development Director
Consideration of a Tentative Plan for the development of a 22 -lot subdivision. The project site is
located in the Low Mix Residential (LMR) zoning district in the Transit Oriented Development
(TOD) Corridor. The properties are identified on the Jackson County Assessor's map as 37 2W
I IC, Tax Lots 8300 and 8400. Applicant: Bob Fellows Construction, Agent: Jay Harland,
CSA Planning.
STAFF SOURCE:
Justin Gindlesperger, Community Planner II
BACKGROUND:
The Planning Commission considered the proposed 22 -lot subdivision at the September 4,
2018, the October 2, 2018 and the November 6, 2018 meetings. The public hearings were
continued at those meetings as necessary to amend the Master Plan that provides the basis for
tentative plan approval. Following the initial public hearing, staff met with the applicant's
agent to discuss issues relative to the site and building design, open space areas, stormwater
management and the transportation plan. Revised submittals were received on November 26,
2018 and have been evaluated for compliance.
At this time, the Applicant is requesting approval of a tentative subdivision plan to develop
the site in accordance with the Transit Oriented Development (TOD) Corridor standards for
the Low Mix Residential (LMR) zoning district.
Project Description:
The project site consists of two (2) properties totaling 3.64 acres, the design and development
of which are subject to master plan approval (See File No. MP -18001). The site is located
between Chicory Lane to the west and the Pacific Highway and railroad right-of-way to the
east. South Haskell Street terminates at the northeast comer of the eastern property boundary.
The tentative subdivision plan would create 22 lots (Attachment "A-1"). Per the Master Plan,
lots 1-21 will be occupied by residential development (i.e. single family attached and
detached dwellings). Lot 22 will be an open space area intended to buffer the development
from the adjacent railroad, connect sidewalks to the existing open space area immediately
north of the site, and provide space to treat stormwater with a vegetated bioswale. It is the
applicant's intent to obtain final plat approval and develop the site, including public
improvements, in two (2) phases over a 5 -year period.
As shown in Table 1, below, the proposed development with 21 residential lots on 2.34 net
residential acres complies with the density and lot dimension standards in the LMR zoning
district in the TOD Corridor.
Page 1 of 5
60
I
Table 1. Applicable Zoning Repaulations.
Minimum Density
Maximum Density
6 units/ acre
12 units/acre
9 units/acre
Minimum Lot Area
Attached Row House
2,000 square feet
3,088 square feet
Std Single Family
3,000 square feet
4,131 s uare feet
Average Lot Area
Attached Row House
2,500 square feet
3,469 square feet
Std Sin le Family
4,500 square feet
4,561 square feet
Minimum Lot Width
Attached Row House
24 -feet
32.7 -feet
Std Single Family
50 -feet
54 -feet
Minimum Lot Depth
50 -feet
65 -feet
ISSUES:
There are three (3) issues relative to the proposal as follows:
1. Master Plan. Land divisions and development applications involving two (2) or more
acres within the TOD Corridor require approval of a Master Plan prior to, or
concurrent with, the application for land division or development. The subject
property is 3.64 acres in size and exceeds the threshold for the master plan
requirement.
Comment. The design and development of the subdivision is subject to master plan
approval. The applicant submitted a separate application for approval of a master plan
(File No. MP -18001) at the time of application for subdivision tentative plan. Prior to
development of the Chicory Village Subdivision, the Chicory Village Master Plan
must be approved.
2. Phased Development. As illustrated on the tentative plan (Attachment "A-1 "), the
applicant proposes to construct the subdivision in two (2) phases of development.
Phased developments must be completed within five (5) years of the approval for
tentative plan and each phase is required to conform to applicable subdivision
requirements.
Comments: The design and development of each phase complies with the applicable
subdivision requirements in CPMC 16.10. Phases platted after one (1) year may need
to be modified to comply with any changes to the Municipal Code. Staff recommends
Condition No 1 requiring the applicant to complete the platting of all phases of
Chicory Village within five (5) years of the approval of the tentative plan.
3. Stormwater Management. The property does not have existing stormwater facilities
and the area surrounding the proposed development generally lacks stormwater
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Page 2 of 5
management facilities. The property is relatively flat and there is an area along the
northeast corner of the property where stormwater pools and creates an area of
sedimentation. The tentative piaci (Attachment "A-1") does not illustrate the existing
or proposed storm water management facilities. The Applicant's Findings
(Attachment "C") state that storm drainage facilities constructed with the
development will connect to existing facilities and will include a vegetated bioswale
within the Lot 22 open space area.
Comment. As noted in the Public Works Staff Report (Attachment "D"), the City
will redesign the storm drain along the railroad to alleviate the pooling and
sedimentation on the subject property. In addition, the City will fully design a sub -
regional storm drain facility that will have capacity to accommodate the runoff from
the proposed development, along with adjacent properties to the south. The applicant
will be responsible for the impacts of their development to the overall system and will
need to design and construct a storm drain system on site for storm water quality and
quantity that connects to the existing systems. A maintenance agreement between the
applicant and the Rogue Valley Sewer Services (RVSS) must be established for long-
term maintenance of the proposed bioswale. Staff recommends Condition No. 2(d)(i)
requiring the applicant to comply with Public Works Standards and Specifications
and Condition No 2(d)(ii) requiring the applicant to comply with RVSS Standards.
4. Open Space. Projects within the TOD district or corridor must provide parks and 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 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), including garbage and recycling receptacles.
Comment. As shown on the tentative plan (Attachment "A-1"), the proposed open space
area is 10,600 square feet, with 2,200 square feet as a bioswale for stormwater detention
and 8,400 square feet as open space area. While the proposed open space is less than one
(1) acre and does not qualify as public open space, the Parks Department commented on
September 7, 2018 that the City is willing to take ownership of the proposed open space
area provided the applicant reaches an agreement with Rogue Valley Sewer Services for
the long-term maintenance of any stormwater quality facility, a low -maintenance
landscape plan is developed for the property and park amenities are installed on an
adjacent park. Staff recommends Condition No. 2(b) requiring a parks design plan that
depicts the location of minimum open space design features and improvements, pursuant
to CPMC 17.67.060(D) and Condition No 2(c) requiring an agreement for the long-term
maintenance of the proposed bioswale, or other stormwater quality feature, located on
Lot 22.
FINDINGS OF FACT & CONCLUSIONS OF LAW:
The proposed tentative plan has been evaluated against the applicable review criteria for
Tentative Plans per CPMC 16.10 and the LMR zoning district in the TOD Corridor per
CPMC 17.65 and found to comply as evidenced by the Planning Department Supplemental
Findings (Attachment "B") and the Applicant's Findings (Attachment "C")..
Page 3 of 5
62
CONDITIONS OF APPROVAL:
1. The applicant shall submit a final plat of Phase 1 for review and approval within one (1)
year of approval of the tentative plan, and a final plat for Phase 2 within five (5) years of
approval of the tentative plan.
2. Prior to Final Plat approval, the applicant shall:
a. Provide documentation from the Jackson County Surveyor's Office that the name
of the proposed subdivision is unique relative to other approved land divisions in
Jackson County.
b. Submit a parks design plan that depicts the location of minimum open space
design features and improvements, pursuant to CPMC 17.67.060(D), on the
adjacent park and landscaping designs for Lot 22.
c. Provide documentation of an agreement with Rogue Valley Sewer Services for
the long-term maintenance of any stormwater quality facility located on Lot 22.
d. Demonstrate compliance with all agency conditions of approval including the
following:
i. Satisfy conditions of approval in the Public Works Staff report dated July
26, 2018 (Attachment "D").
ii. Comply with conditions of approval provided by the Rogue Valley Sewer
Services in a letter dated July 24, 2018 (Attachment "E").
iii. Coordinate with Fire District #3 to plan the location of and install fire
hydrants in accordance with Fire District #3 comments received on August
16, 2018 (Attachment "F").
ATTACHMENTS:
Attachment "A-1" — Tentative Plan
Attachment "A-2" — Site Plan
Attachment `B" — Planning Department Supplemental Findings of Fact as presented at the
Planning Commission meeting on 9/4/2018.
Attachment "C" — Applicant's Findings
Attachment "D" — Parks & Public Works Staff Report
Attachment "E" — RVSS Comments
Attachment "F" — Fire District No. 3 Comments
Attachment "G" — Resolution No. 860
ACTION:
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Page 4 of 5
Consideration of the Chicory Village Subdivision Tentative Plan and 1) approve; 2) approve
with modifications; or 3) deny the application.
RECOMMENDATION:
Approve the Chicory Village Subdivision Tentative Plan per the Staff Report dated
December 4, 2018, including all attachments thereto.
Page 5 of S
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ATTACHMENT "A-2"
REVISED PLANNING DEPARTMENT SUPPLEMENTAL FINDINGS OF FACT
AND CONCLUSIONS OF LAW
File No.: SUB -18003
Before the City of Central Point Planning Commission
Consideration of a Tentative Plan for the Chicory Village Subdivision
Applicant:
Bob Fellows Construction
2950 Phillips Way
Central Point, OR 97502
Findings of Fact
and
Conclusion of Law
PART 1
INTRODUCTION
The applicant submitted a tentative plan application (Type III) for the Chicory Village Subdivision to
subdivide 3.64 acres into twenty-two (22) lots, with twenty one (21) single-family residential lots and an
open space lot ("Application"). The property is located within the Low Mix Residential (LMR) zoning
district in the Transit Oriented Development (TOD) District.
A subdivision tentative plan is reviewed as a Type III application. Type III applications are reviewed in
accordance with procedures provided in Section 17.05.400, which provides the basis for decisions upon
standards and criteria in the development code and the comprehensive plan, when appropriate.
The standards and criteria for the proposal are set forth in CPMC Title 16, Subdivisions, and Chapter
17.65, TOD Districts and Corridors, and Chapter 17.67, Design Standards — TOD District and TOD
Corridor. The following findings address each of the standards and criteria as applies to the subdivision
tentative plan.
PROJECT BACKGROUND
The proposed subdivision is an infill development, located in an area with existing subdivision
developments on the south, north and east sides of the subject property. 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. The proposed
density of 9 units per acre is consistent with the minimum/maximum range for the density in the LMR
zoning district. Access to the proposed development will be provided by an extension of South Haskell
Street along the eastern property boundary, an existing section of Chicory Lane to the west, and a new
street, Lindsey Court, that will connect the existing streets through the subdivision.
ATTACHMENT "B"
Page 1 of 54 Findings & Conclusions of Law File No.: SUB -18003
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Figure 1. Tentative Plan
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File No.: SUB -18003
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Page 3 of 54
Site Analysis Map 2012Aw1
Bob Fellows Construction, LLC
Chicory Village Subdivision
Tentative Subdivision, Plan
37 -2W -11C tax lots 8300 & 8400
0 150 75 0 150 Feet
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Findings & Conclusions of Law
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File No.; SUB -18003
Figure 3. Master Plan Site Plan
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PART 2
SUBDIVISIONS
Title 16 of the Central Point Municipal Code (CPMC) establishes standards and criteria for land
division applications including tentative plans and final plats. The sections of CPMC 16 applicable to
the Application are:
Chapter 16.10 - Tentative Plans.
CPMC 16.10.010 Submission of application — Filing fee.
The applicant shall submit an application and tentative plan together with improvement plans and other
supplementary material as may be required to indicate the development plan and shall submit ten copies
to the city together with a filing fee defined in the city's adopted planning application fee schedule. The
diagrams submitted shall consist of three copies at the scale specified in Section 16.10.020 and one copy
in an eight -and -one -half-inch by eleven -inch Format. (Ord. 1941 § 11, 2010, Ord. 1786 §4, 1998; Ord.
1684 §6, 1993; Ord. 1650(part), 1990).
Finding CPMC 16.10.010: The applicant submitted the tentative plan application along with the required
$3,100 application fee on June 7, 2018. The submittal was reviewed and accepted on July 3, 2018 as
complete for review in accordance with the submittal requirements in CPMC 16.10, CPMC 17.05, and
CPMC 17.20.
Conclusion CPMC 16.10.010: Consistent.
CPMC 16.10.015 Application and review—Fees.
Applications and review thereof shall conform to the provisions of Chapter 17.05 and all applicable city
ordinances and laws of the state. All costs of administrative and legal staff time costs, plans checks,
construction inspection, preparation of agreements, in excess of the filing fee, shall be borne by the
applicant and paid upon billing by city. Failure to pay such costs as billed shall constitute grounds for
denial of final plat approval or building permits. (Ord. 1650(part), 1990).
Finding CPMC 16.10.015: See Finding CPMC 16.10.010,
Conclusion: 16.10.015: Consistent.
CPMC 16.10.020 Scale.
The tentative plan shall be drawn on a sheet eighteen by twenty-four inches in size or a multiple thereof at
a scale of one inch equals one hundred feet or, for areas over one hundred acres, one inch equals two
hundred feet, and shall be clearly and legibly reproduced. (Ord. 1650(part), 1990).
Finding CPMC 16.10.020: The tentative plan is drawn on a sheet that is eighteen inches by twenty-four
inches and at a scale of one -inch equals forty feet, which is clearly and legibly produced relative to the
project area.
Page 8 of 54 Findings & Conclusions of Law File No.: SUB -18003
74
Conclusion CPMC 16.10.020: Consistent.
CPMC 16,10.030 General information.
The following general information shall be shown on or included with the tentative plan:
A. Proposed name of the subdivision. This name must not duplicate or resemble the name of another
subdivision in the county;
Finding CPMC 16.10.030(A): The proposed subdivision is named "Chicory Village " The proposed
name must be unique relative to other approved land divisions in Jackson County. As a condition of
approval, the applicant is required to submit a subdivision plat name approval from the Jackson County
Surveyor,
Conclusion CPMC 1610.030(A): Complies as conditioned.
B. Date, north point, and scale of drawing;
Finding CRUC 16.111.030($): The tentative plan was drawn on May 29, 2018 and includes the scale and
north arrow.
Conclusion CPMC 16.10.030(B): Consistent.
C. Location of the subdivision by section, township, and range, and a legal description sufficient to
define the location and boundaries of the proposed tract or the tract designation or other
description according to the records of the county assessor;
Finding CPMC 16.10.030(C): Figure I provides the section, township and range (37 2W 11 C, Tax Lots
8300 and 8400) and Figure 2 provides a site Vicinity Map. Combined with the legal description
submitted with the application, these items define the location and boundaries of the project site.
Conclusion CPMC 16.10.030(C): Consistent.
D. Nacres and addresses of the owner or owners, applicant and engineer or surveyor;
Finding CPMC 16.10.030(D): The applicant is listed on the tentative plan (Figure 1) as Bob Fellows
Construction, LLC and the surveyor is listed as L.J. Friar & Associates P. C. out of Phoenix, Oregon.
Conclusion CPMC 16.10.030(D): Consistent.
E. A title report indicating all interests of record in the property which is the subject of the
application.
Finding CPMC 16.10.030(E): A title report prepared by Amerititle on May 23, 2018 was provided with
the original submittal on July 13, 2018.
Conclusion CPMC 16.10.030(E): Consistent.
Page 9 of 54 Findings & Conclusions of Law File No.: SUB -18003
75
CPMC 16.10.040 Existing conditions.
The following existing conditions shall be shown on the tentative plan:
A. The location, widths and names of all existing or platted streets or other public ways within or
adjacent to the tract, casements, railroad rights-of-way and such other important features within or
adjacent to the tract as may be required by the city;
Finning CPMC 16.10.040(A): The tentative plat illustrates the location and width of .South Haskell
Street, which is northeast of and adjacent to the project site, Chicory Lane, which is west and adjacent to
the project site, and Lindsey Court, which is west of the project site. The Central Oregon & Pacific
Railroad right-vf--way is east of and adjacent to the project site. There are no other existing easements or
rights-of-way within or adjacent to the tract.
Conclusion CPMC 16.10.040(A): Consistent,
B. Contour lines related to some established beach mark or other datum as approved by the city when
the city determines that the nature of the topography or size of the subdivision requires such data.
Contour lines shall have the following minimum intervals:
1. Two -foot contour intervals for ground slopes less than five percent;
2. Five-foot contour intervals for ground slopes exceeding five percent;
Finning CPMC 16.10.040(B): Figure 1 includes topographic information at two foot contour intervals.
The ,slope of the property is less than five percent.
Conclusion CPMC 16.10.040(B): Consistent.
C. The location of at least one temporary bench mark within the plat boundaries;
Finding CPMC 1610.040(C): The tentative plat submittal (Figure 1) provides the basis of survey
including the bearings and elevations.
Conclusion CPMC 16.10.040(0): Consistent.
D. Location and direction of all watercourses and drainage systems;
Finding CPMC 16.10.040(D): There are no drainage systems on the project site; however, per the Public
Works Staff Report dated July 26, 2018, there is a 24 -inch storm drain line within the Lindsey Court
right-of-way and three (3) 8 -inch storm drains beneath the railroad northeast of'the project. There are no
watercourses on or immediately adjacent to the project site.
Conclusion CPMC 16.10.040(D): Consistent.
Page 10 of 54 Findings & Conclusions of Law File No.: SUB -18003
76
E. Natural features, such as rock outcroppings, marshes and wooded areas;
Finding CPMC 16.10.040(E): Per staff site visits and aerial imagery, the project site contains a single
home site on each tax lot with some vegetation, but, it primarily consists of a flat, open grass field. There
are no rock outcropping or woodland areas on the project site. The Vicinity Map (Figure 2) identifies a
potential wetland on the eastern third of the property. Public Works identified an undersized storm drain
along the railroad right-of-way that is contributing to sedimentation andpooling of runoff. Per the Public
Works Staff Report dated July 26, 2018, the City will collaborate with the applicant on a storm drain
system that will alleviate the pooling and sedimentation in this area,
Conclusion 16.10.040(E): Consistent.
F. Existing uses of the property, including location of all existing structures which the subdivider
proposes to leave on the property after platting;
Finding CPMC 16.10.040(F): The property is currently developed with a single family dwelling and a
hardship dwelling. Per the Applicant's Findings. the 11nictures are planned for removal as part of the
proposed subdivision.
Conclusion CPMC 16.10.040(F): Not applicable.
G. The location within the subdivision and in the adjoining streets and property of existing sewers
and water mamas, culverts and drain pipes, and all other existing or proposed utilities to be used on
the property to be subdivided and invert elevations of sewers at points of probable connections;
Finding CPMC 16.10.040(G): TheApplicant's Findings identify the location of existing infrastructure
adjacent to the subject property relative to existing conditions.
Conclusion CPMC 16.10.040(G): Consistent,
H. Zoning on and adjacent to the tract.
Finding CPMC 16.10.040(H): Zoning designations on the project site and adjacent properties are
denoted on the Vicinity Map (Figure 2).
Conclusion CPMC 16.10.040(10: Consistent.
CPMC 15.10.050 Additional information.
The following additional information shall also be included on the tentative plan:
A. Streets, showing location, width, proposed names, approximate grades and approximate radii of
curves and the relationship of all streets to any projected streets as shown of any development plan
adopted by the city;
Finding CPMC 16.10.050(A): The proposed tentative plan (Figure 1) identifies two proposed internal
streets, including their location and width. The project proposes to align the east -west street with Lindsey
Page 11 of 54 Findings & Conclusions of Law File No.: SUB -18003
77
Court on the west side of'Chicory Lane, and continue the name. The project also proposes to continue
South Haskell Street south along the length of the east property boundary.
Condition CPMC 16.10.050(A): Consistent.
B. Easements, showing the width and purpose;
Finding CPMC 16.10.050(B): As shown on the tentative plan (Figure 1) a 10 ft Public Utility Easement
(PUE) is proposed along the frontage of all proposed lots consistent with the Public Works Standards.
An access easement provides access to Lot 20 and Lot 21 from Lindsey Court. No other easements are
proposed on the project site.
Conclusion CPMC 16.10.050(B): Consistent.
C. Lots, showing approximate dimensions, area of smallest lot or lots and utility easements and
building setback lines to be proposed, if any;
Finding CPMC 16.10.050(C): Public utility easements and approximate dimensions of each proposed lot
are shown on the tentative plan (Figure 1).
Conclusion CPMC 16.10.050(C): Consistent.
D. Sites, if any, proposed for purposes other than dwellings;
Finding CPMC 16.10.050(D): As shown on the tentative plan (Figure 1), an open space area is proposed
along the railroad adjacent to the east property boundary.
Conclusion CPMC 16.10.050(D): Consistent.
E. Area in square footage of each lot and the average lot area.
Finding CPMC 16.10.050(E): The lot area for the each of the proposed lots is provided on the tentative
plan (Figure 1).
Conclusion CPMC 16.10.050(E): Consistent.
CPMC 16.10.060 Partial development.
When the property to be subdivided contains only part of the tract owned or controlled by the applicant,
the city may require a development plan of a layout for streets, numbered lots, blocks, phases of
development, and other improvements in the undivided portion, indicating inter -relationship with the
portion sought to be divided. The city shall have authority to require that any adjacent parcel or parcels
owned or controlled by the applicant but not included in the proposed subdivision boundaries be included
in the development whenever inclusion of such parcel or parcels would be an appropriate extension of the
development and in the best interests of the public, considering the development plan and the relationship
between the surrounding area and the area of proposed development.
Page 12 of 54 Findings & Conclusions of Law File No.: SUB -18003
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Finding CPMC 16.10.060: The project site is approximately 1.64 acres and the proposed subdivision,
including individual lots, streets and other improvements, will occupy the subjectproperty in its entirety,
Conclusion CPMC 16.10.060: Not Applicable.
16.10.070 Explanatory information.
Any of the following information may be required by the city and, if it cannot be shown practicably on the
tentative plan, it shall be submitted in separate statements accompanying the tentative plan:
A, A vicinity map showing all existing subdivisions, streets and un -subdivided land ownerships
adjacent to the proposed subdivision and showing how proposed streets may be connected to
existing streets;
Finding CPMC 16.10.070(A): The proposed subdivision is an infill development, located in an area with
existing subdivision developments on the south, north and west sides of the subject property. Figure 1
illustrates the existing lot configuration for the adjacent subdivisions and the extemVion of existing strects
through the proposed subdivision.
Conclusion CPMC 16.10.070(A): Consistent.
B. Proposed deed restrictions in outline form;
Finding CPMC 16.10.070(B): The proposed subdivision does not include any proposed deed restrictions.
Conclusion CPMC 16.10.070(B): Not applicable.
C. Approximate centerline profiles showing the proposed finished grade of all streets, including the
extensions for a reasonable distance beyond the limits of the proposed subdivision;
Finding CPMC 16.10.700(C): Street profiles are not provided with the tentative plan application.
Condition of Approval No. S in the Public Works Staff Report dated July 26, 2018 requires that the
applicant comply with all Public Worley requirements prior to final plat to ensure the streets are
completed in accordance with current standards.
Conclusion CPMC 16.10.070(C): Complies as conditioned.
D. The approximate location and size of all proposed and existing water and sewer lines and storm
drainage systems.
Finding CPMC 16.10.070(D): The approximate location of existing and proposed water, sanitary sewer
and storm drainage systems are not provided with the tentative plan application. Condition of Approval
No. S in the Public Works Staff Report dated July 26, 2018 requires that the applicant comply with all
Public Works requirements prior to final plat to ensure the streets are completed in accordance with
current standards. Conditions from Rogue Valley Sewer Services requires that the applicant comply with
all RVSS requirements prior to final plat to ensure the sewer and stormwater facilities are completed in
accordance with current standards.
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Conclusion CPMC 16.10.070(D): Consistent.
CPMC 16.10.080 Tentative plan approval.
A. Approval of the tentative plan shall not constitute final acceptance of the final plat of the proposed
subdivision or partition for recording; however, approval of the tentative plan shall be binding
upon city for the purpose of the approval of the final plat if the final plat is in substantial
compliance with the tentative pian and any conditions of approval thereof A tentative plan
approval shall expire and become void one year from the date on which it was issued unless the
final plat has been approved pursuant to Chapter 16.12 or an application for extension is filed and
approved subject to the requirements of Section 16.10.100 and Chapter 17.05.
Finding CPMC 16.10.090(A): Upon receipt of a final plat application within the required time limitation
per CPMC 16.12 or CPMC 15.10.100 and 17.05, the City will evaluate the final plat application to
assure that the final plat is substantially compliant with the tentative plan and that all conditions have
been met.
Conclusion CPMC 1610-090: Consistent.
B. When it is the intent to develop a tentative plan and record a final plat in phases, the city, at the
time of tentative plat approval, may authorize a time schedule for platting the various phases in
periods exceeding one year, but in no case shall the total time period for platting all phases be
greater than five years without review of the tentative plan for compliance with the current code
and comprehensive plan. Each phase so platted shall conform to the applicable requirements of
this chapter. Phases platted after the passage of one year from approval of the tentative plan will
be required to modify the tentative plan as necessary to avoid conflicts with changes in the
comprehensive plan or this chapter.
Finding CPMC 16.10.090(B): The Applicant's Findings propose the final plat and development will be
constructed in two (2) phases and will be completed within five (5) years_ Per the Public Works Staff
Report dated July 26, 2018, South Haskell Street shall be extended and designed to for construction as a
Collector Street. The improvements will be eligible for System Development Charge credits. As a
condition of approval, the applicant shall extend South Haskell Street to the southern property boundary
of the project site and construct the street to Collector Street standards.
Conclusion CPMC 16.10.090(B): Complies as conditioned.
Chapter 16.20, Streets and Other Ways — Design Standards.
CPMC 16.20.010 Creation of streets.
A. Streets created by subdivisions and partitions shall be designed and constructed in
conformance with the requirements of the city's comprehensive plan, this code, the city's
public works standards, and all conditions established by the city.
Finding CPMC 16.20.010(A): As shown on the Tentative Plan (Figure 1) and Master Plan (Figure
2), access to the proposed subdivision will be provided by extensions of Lindsey Court and South
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Haskell Street. All streets will be improved to minimum construction standards, per the Public Works
Staff Report dated July 26, 2018
Conclusion CPMC 16.20.010(A): Consistent.
B. The construction of streets shall include subgrade, base, asphaltic concrete surfacing, curbs,
gutters, sidewalks, storm drainage, street signs, street lighting, and underground utilities.
Finding CPMC 16.20.010(8): The Applicant's Findings of Fact state that the proposed roadways will be
designed to comply with the C'ity's codes including the Public Works Design Specifications for street
construction. This (,s supported by tate Tentative Plan (Figure l) and the Public Works Staff'Report dated
July 26, 201&
Conclusion CPMC 16.20.010(B): Consistent.
C. All streets, including the entire right-of-way necessary for the installation of the items mentioned
in the preceding paragraph, shall be dedicated to the city.
Finding CPMC 16.20.010(C): the streets, including the entire right-of-way necessaryfar installation,
will be dedicated to the City at the time off nal plat
Conclusion CPMC 16.20.010(C): Consistent.
CPMC 16.20.020 Streets — Generally
The location, width, and grade of streets shall be considered in their relation to existing and planned
streets, to topographical conditions as they relate to drainage and the operation of the water, sewer
systems, to public convenience and safety and their appropriate relation to the proposed use of the land to
be served by such streets. Where location is not shown in a development plan, the arrangement of streets
in a subdivision shall either:
A. Provide for the continuation or appropriate projection of existing streets in surrounding areas; or,
Finding CPMC 16.20.020(A): The proposed subdivision is an infill development, located in an area
with existing subdivision developments on the south, north and west sides of the subject property.
Figure I illustrates the existing lot configuration for the adjacent subdivisions and the extension of
existing streets through the proposed subdivision.
Conclusion CPMC 16 20.020(A): Consistent
B. Conform to the plan for the neighborhood approved or adopted by the city to meet a particular
situation where topographical or other conditions make continuance or conformance to
existing streets impractical.
Finding CPMC 16.20.020(B): The proposed subdivision is an infill development, located in an area
with existing subdivision developments on the south, north and west sides of the subject property.
Figure I illustrates the extension of existing streets through the proposed subdivision. is consistent
with the surrounding development and is not constrained due to topographical or other conditions.
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Conclusion CPMC 16.20.020(B): Not applicable.
CPMC 16.20.030 Streets --Reserve strips,
Reserve strips ("street plugs") controlling the access to public ways may be required, in the discretion of
city.
Finding CPMC 16.20.030: Per Figure 1, reserve strips are not proposed or determined necessary, for
any part of the proposed Chicory Village.
Conclusion CPMC 16.20.030: Not Applicable.
CPMC 16.20.050 Streets --Extension,
Where a subdivision adjoins acreage, streets which in the option of the city should be continued in the
event of the subdivision of the acreage will be required to be provided through to the boundary lines of
the tract. Reserve strips and street plugs may be required to preserve the objectives of street extensions.
Finding CPMC 16.20.050: The property to the south of the project site exceeds the minimum lot size for
the zoning district and could be further :subdivided in the future. Figure 1 illustrates the extension o, f
South Haskell Street to lite south property line of the subject property to provide street connection to
future development on the adjacent lot..
Conclusion CPMC 16.20.030: Consistent.
CPMC 16.20.060 Existing streets.
Whenever existing streets within a tract are determined by the city to be of inadequate width, additional
right-of-way shall be provided as required.
Finding CPMC 16.20.060: There are no existing streets within the project site. The streets, including the
entire right-of-way necessary for installation, will be dedicated to the City at the time offinal plat.
Conclusion CPMC 16.20.060: Consistent.
CPMC 16.20.070 Half streets.
Half streets while generally not acceptable may be approved where essential to the reasonable
development of the subdivision when in conformity with the other requirements of these regulations and
when the city finds it will be practical to require the dedication of the other half when the adjoining
property is developed. Whenever a half street is adjacent to a tract to be subdivided, the other half of the
street shall be platted within such tract. Reserve strips and street plugs may be required to preserve the
objectives of half streets.
Finding CPMC 16.20.070: As .shown on the Tentative Plan (Figure 1), half street improvements are not
proposed as part of the Chicory Village tentative plan application.
Conclusion CPMC 16.20.070: Not applicable.
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CPMC 16.20.080 Cul-de-sac.
A cul-de-sac shall be as short as possible and shall in no event be more than four hundred feet long nor
serve more than twelve single-family dwellings or seventy-five dwelling units. All cul-de-sacs shall
terminate with a circular turn -around.
Finding CPMC 16.20.080: As shown on the Tentative Plan (Figure 1), a cul-de-sac is not proposed as
part of the Chicory Village tentative plan application.
Conclusion CPMC 16.20.080: Not applicable.
CPMC 16.20.090 Streets --Names.
No street name shall be used which will duplicate or be confused with the names of existing streets except
for extensions of existing streets. Street names and numbers shall conform to the established pattern in the
city and the surrounding area and shall be subject to the approval of the city.
Finding CPMC 16.20.090: The proposed streets provide an extension of Lindsey Court, directly opposite
the access along Chicory Lane, and South Haskell Street.
Conclusion CPMC.1620.090: Consistent.
CPMC 16.20.100 Streets --Adjacent to railroad right-of-way.
Wherever the proposed subdivision contains or is adjacent to a railroad right-of-way, provisions shall be
made for a street approximately parallel to and on each side of such right -of --way at a distance to be
determined by city. Such distance shall be determined with due consideration at mass streets of the
minimum distance required for approach grades to a future grade separation.
Finding CPMC 16.20.100: As shown on the Tentative Plan (Figure 1), the project site is adjacent to
railroad right-of-way along the east property line. The extension of South Haskell Street is parallel to the
railroad, separated by an open space area proposed to buffer the subdivision from the railroad.
Conclusion CPMC 16.20.100: Consistent.
CPMC 16.20.110 Planting easements.
Where physical conditions require approval of streets less than fifty feet in right-of-way width, additional
easements for planting of street trees or shrubs may be required.
Finding CPMC 16.20.110: Per the Public Works Staff Report dated July 26, 2018, the Public Works
Department is not requiring any easements for planting of street trees or shrubs.
Conclusion CPMC 16.20.110: Not applicable.
CPMC 16.20.120 Alleys.
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A. Location. Alleys may be provided in commercial and industrial districts, unless other permanent
provisions for access to off-street parking and loading facilities are made as approved by the city
Finding CPMC 16.20.120(A): The tentative plat (Figure 1) does not include alley development. Chicory
Lane extends along a portion of the south property boundary as an alley. Access from the alley is not
proposed as part of the application.
Conclusion CPMC 16.20.120(A): Not applicable.
B. Intersections. Alley intersections and sharp changes in alignment shall be avoided. The corners of
necessary alley intersections shall have a radius of not less than twenty feet.
Finding CPMC 16,20.120(B). As shown on the tentative plan (Figure 1) and the master plan (Figure 3),
the proposed development does not include alleys. Chicory Lane extends along a portion of the south
property boundary as an alley. Access from the alley is not proposed as part of the application.
Conclusion CPMC 16.20.120(B): Not applicable,
CPMC 16.20.130 Sidewalks.
Sidewalks shall be constructed in accordance with such standards as are adopted by the city. Sidewalk
construction shall be completed on each individual lot prior to the city building inspector granting a
certificate of occupancy for any construction upon said individual lot. No application for a building permit
shall be granted without a requirement in the building permit for construction of sidewalks to city's
standards.
Finding CPMC 16.20.130: Sidewalks shall be constructed along South Haskell Street, Lindsey Court and
the street section of Chicory Lane per public works standards.
Conclusion CPMC 16.20.130: Consistent.
Chapter 16.24, Blocks and Lots—Design Standards
CPMC 16.24.010 Blocks – Length, Width and Shape
The lengths, widths and shapes of blocks shall be designed with due regard to providing adequate
building sites suitable to the special needs of the type and use contemplated, needs for convenient
access, circulation, control and safety of street traffic and limitations and opportunities of topography.
Finding CPMC 16.24.010: The proposed subdivision is an infill development, located in an area with
existing subdivision developments on the south, north and east sides of the subject property. 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.
Conclusion CPMC 16.24.010: Consistent.
CPMC 16.24.020 Blocks – Sizes
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Blocks shall not exceed twelve hundred feet in length except blocks adjacent to arterial streets or
unless the previous adjacent layout or topographical conditions justify a variation. The recommended
minimum distance between intersections on arterial streets is three hundred feet.
Finding CPMC 16.24.020: Access to the proposed subdivision will be provided by extensions of
Lindsey Court and South Haskell Street. Lindsey Court will extend from Chicory Lane to the proposed
extension of South Haskell Street, which will extend the length of the eastern property boundary of the
subject property. As shown on the Tentative Plan (Figure 1), Lindsey Court will be approximately
522. 5feet and South Haskell Street, from Mac Court to the south property boundary of the subject
property, will be approximately 500 feet.Block length for proposed streets is measured along the
proposed centerline. There are no arterial streets within or adjacent to the proposed development.
Conclusion CPMC 16.24.020: Consistent.
CPMC 16.24.030 Blocks — Easements
A. Utility Lines. Easements for electric lines or other non -city -owned public utilities may be required,
and shall be a minimum of ten feet in width located on the exterior portion of a single property,
Easements for city utilities (i.e., water, storm drain and sanitary sewer mains) shall be a minimum
of fifteen feet in width located on the exterior portion of a single property. Tie -back easements six
feet wide by twenty feet long shall be provided for utility poles along lot lines at change of
direction points of easements.
1. Structures Located within a City Utility Easement.
a. Except for public utilities and for signs when developed in accordance with
Chapter 15.24 (Sign Code), no person shall locate, construct, or continue to locate a
structure (as defined in Chapter 16.08) within a city utility easement (as defined in
Chapter 16.08), except as provided in subsections (A)(1)(b) and (A)(2) of this
section.
b. Notwithstanding the foregoing, the city may approve fencing, concrete block
walls/fencing, retaining walls, and similar fencing/wall structures that are otherwise
in compliance with the building code, and with the clearance provisions noted
herein, over an easement subject to the following requirements:
Said fencing or wall structures that interfere with the installation,
maintenance, access, or operation of a public utility or city utility may be
removed by the utility provider or the city at the sole cost of owner.
ii. Any replacement or relocation of the fencing or wall structures shall be at
the sole cost of the property owner or occupant.
iii. Owners and occupants of property shall not be entitled to compensation for
damages related to removal of the fencing or wall structures.
2. Grass, Asphalt, and Concrete Installed within a City Utility Easement.
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a. Subject to the limitations of the building code, lawful owners and occupants of
property may install grass, asphalt and concrete within a city utility easement.
b.In the course of installing, accessing, maintaining, or operating its facilities in a
city utility easement, a public utility or the city, as the case may be, may move or
remove any asphalt, concrete, or vegetation located within said easement. After the
same are moved or removed and after completion of the necessary work, the grass,
asphalt or concrete shall be repaired and replaced in a reasonable manner at the sole
cost of the public utility or city.
c. Owners and occupants of property shall not be entitled to compensation related to
damages to grass, asphalt, or concrete so long as the repairs and replacement are
done in a reasonable manner and in a reasonable time frame.
Finding CPMC 16.24.030(A): Per the tentative plat (Figure 1) no structures or fencing are proposed in
the City Utility Easements along the proposed streets. Development of'the individual lots will be required
to comply with the provisions of'this section.
Conclusion CPMC 16.24.030(A): Consistent.
B. Watercourses. Where a subdivision is traversed by a watercourse, drainage way, channel or
stream, there may be required a stormwater easement or drainage right-of-way conforming
substantially with the lines of such watercourse, and such further width as will be adequate for the
purpose. Streets, parkways or access roads parallel to major watercourses may be required.
Finding CPMC 16.24,030(B): The proposed subdivision is not traversed by a watercourse or
drainage way.
Conclusion CPMC 16.24.030(B): Consistent.
C. Pedestrian Ways. In any block over seven hundred fifty feet in length a pedestrian way may be
required. The minimum width of the pedestrian right-of-way must be at least six feet in width
which shall be hard surfaced through the block and curb to curb in order to provide easy access to
schools, parks, shopping centers, mass transportation stops or other community services. If
conditions require blocks longer than twelve hundred feet, two pedestrian ways may be required
for combination pedestrian way and utility easement. When essential for public convenience, such
ways may be required to connect to cul-de-sacs. Long blocks parallel to arterial streets may be
approved without pedestrian ways if desirable in the interests of traffic safety
Finding CPMC 16.24.030(0): Per Finding CPMC 16.24.020, the proposed blocks are less than seven
hundred.fifty feet in length and a pedestrian way is not included as part of the proposed subdivision.
Conclusion CPMC 16.24.030: Consistent.
CPMC 1+6.24.040 Lots — Uses
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A. The city may, in its discretion, deny approval for the creation of any lot by any manner if the
effect of such creation of lot would be to facilitate perpetuation of a nonconforming use.
B. No lot shall be created unless it is in compliance with all applicable provision of this code.
Finding CPMC 16.24.040: As evidenced by the findings and conclusions set forth herein, the lots of the
proposed subdivision tentative plan satisfy the approval criteria.
Conclusion CPMC 16.24.040: Consistent.
CPMC 16.24.050 Lots — Sizes and Determination
Lot sizes shall conform with the zoning ordinance and shall be appropriate for the location of the
subdivision and for the type of development and use contemplated. In the case of irregular lots, the width
shall be measured along the front building line. in no case shall the average depth be more than two and
one-half times the width. Corner lots for residential use shall have sufficient width to permit appropriate
building setback from and orientation to both streets.
A. In areas that cannot be connected to sewer lines, minimum lot sizes shall be sufficient to permit
sewage disposal by an engineered system in accordance with Department of Environmental
Quality, Jackson County environmental quality section, and public works standards. Such lot sizes
shall conform to the requirements of the Jackson County environmental quality section.
B. Where property is zoned and planned for business or industrial use, other widths and areas may be
required, at the discretion of the city. Depth and width of properties reserved or laid out for
commercial and industrial purposes shall be adequate to provide for the off-street service and
parking facilities required by the type of use and development contemplated
Finding CPMC 16.24.050: As evidenced by the findings and conclusions set forth herein, the proposed
subdivision tentative plan satisfies the approval criteria.
Conclusion CPMC 16.24.050: Consistent,
CPMC 16.24.060 Through Lots
Through lots shall be avoided except where essential to reduce access to primary or secondary arterial
streets or streets of equivalent traffic volume, reduce access to adjacent nonresidential activities, or to
overcome specific disadvantages of topography and orientation. A planting screen easement of at least
ten feet may be required along the line of lots abutting such adjacent street. There shall be no right of
access across such planting screen easements.
Finding CPMC 16.24.060: As shown on the tentative plan (Figure 1) and master plan (Figure 3), the
proposed development does not include through lots.
Conclusion CPMC 16.24.060: Consistent,
CPMC 16.24.070 Lot Side Lines
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The side lines of lots shatl run at right angles to the street upon which the lots face, as far as
practicable, or on curbed streets they shall be radial to the curve,
Finning CPHC 16.24.070: As shown on the tentative plan (Figure 1), the sides of the lots are at right
angles to the proposed streets.
Conclusion 16.24,070: Consistent.
CPMC 16.24.080 Large Lot Subdivision
In subdividing tracts into large lots which at some future time are likely to be resubdivided, the
location of lot lines and other details of the layout shall be such that the resubdivisions may readily
take place without violating the requirements of these regulations and without interfering with the
orderly development of streets or other utilities. Restrictions of building locations in relationship to
future rights-of-way shall be made a matter of record if the city considers it necessary.
Finding CPMC 16.24.080: As evidenced by the findings and conclusions set forth herein, the
proposed subdivision tentative plan satisfies the lot dimension criteria and does not include large lots
to be resuhdivided at a later time.
Conclusion CPMC 16,24,080: Not applicable.
PART 3
ZONING ORDINANCE
The purpose of Title 17 of the CPMC is to encourage the most appropriate use of land, promote orderly
growth of the city, and promote public health, safety, convenience and general welfare. The sections of
CPMC 17 applicable to the application are:
Chapter 17.05, Applications and Types of Review Procedures
This Chapter establishes standard decision-making procedures that enable the city, the applicant, and the
public to review applications and participate in the local decision making process. There are four (4)
types of review procedures, Type I, 11, 11, and IV that are applied to land use and development
applications in Table 17.05. 100, 1. It also establishes when a Traffic Impact Analysis (TIA) is required.
Finding CPMC 17.05: As identified in Table I, Section 17.05.100.1 a subdivision tentative plan is
reviewed using Type III procedures. As evidenced by the mailed and posted notice documents in Exhibit
"A ", the application has been noticed and processed in accordance with the Type III review procedures
per Section 17.05.400. Per Section 17.05.900, a TIA for residential development is required when
Average Daily Trips (ADT) exceed 250. Per the Institute of Transportation Engineers Trip Generation
Manual, a single family dwelling generates 9.57 ADT or 200 ADT for the proposed subdivision tentative
plan. A TIA is not required.
Conclusion CPMC 17.05: Complies,
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Chapter 17.65 — TOD Districts and Corridors
The purpose of the Central Point transit oriented development (TOD) district is to promote efficient and
sustainable land development and the increased use of transit as required by the Oregon Transportation
Planning Rule.
Finding CPMC 17.65: The proposed tentative plan has been reviewed in accordance with the
applicable zoning regulations provided in Chapter 17.65,
Table 1. Aqqlfcabic Zonin R Mations
-standard
Minimum Density
Nfaximum Deni �
LNIR- 1-01)
6 units/ acre
12 units/acre
Proposed Tentative , ian
9.0 units/acre
Minimum Lot Area
Attached Row House
2,000 square feet
3,088 square feet
Std Single Family
3.000 square feet
4,131 square feet
Average Lot Area
Attached Row House
2,500 square feet
3,469 square feet
Std Single Family
4,500 square feet
4,561 square feet
Minimum Lot Width
Attached Row House
24 -feet
32.7 -feet
Std Single Family
50 -feet
54 -feet
Minimum Lot Depth
50 -feet
65 -feet
As shown in Table 1, above, the tentative plan proposes 21 residential lots on 3.64 gross acres. Per
CPMC 17.65.070(D), Table 2, net density is the gross acreage minus any right -of way, environmental
or civic land. Based on the Tentative Plan (Figure 1), right-of-way accounts for 1.15 acres and an
environmental land (i.e. wetland/bioswale area) is 0.05 acres, resulting in 2.34 acres (net) for the
density calculation in this section, Based on the minimum/maximum density requirement for the LMR
zone, this requires 14-28 dwelling units on the site. The applicant proposes 21 units, which is within
the minimum/maximum range for density in the LMR zone (Table 1).
It should be noted that the net acreage in the Applicant's Findings deduct open space lands proposed
as part of the tentative plan. Parks and open space lands are not considered environmental land;
therefore, the density calculation is based on the Planning Department Supplemental Findings and
not the Applicant's Findings.
Conclusion CPMC 17.65: Consistent.
Chapter 17.66 — Application Review Process for the TOD District and Corridor
This chapter describes the review procedures to be followed for development proposed within the
TOD district and corridor which are identified on the official city zoning map.
CPMC 17.66.030, Application and Review
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A. There are four types of applications which are subject to review within the Central Point TOD
district and corridor.
TOD District or Corridor Master Plan. TOD District or Corridor Master Plan. Master
plans shall be required for:
a. Development or land division applications which involve two or more acres of
land; or
b.Modifications to a valid master plan approval which involve one or more of the
following;
i. An increase in dwelling unit density which exceeds fiver percent of
approved density;
ii. An increase in commercial gross floor area of ten percent or two
thousand square feet, whichever is greater;
iii. A change in the type and location of streets, accessways, and parking
areas where off-site traffic would be affected; or
iv. A modification of a condition imposed as part of the master plan
approval.
Finding CPMC 17.66.030(A)(1): The current application is for a 22 -lot subdivision on a
property of approximately 3,64 acres, with approximately 2.34 acres of net residential area.
An application for a master plan (File No. MP- 18001) was submitted separately and
concurrently with the application for the Chicory village Tentative Plan.
Conclusion CPMC 17.66.030(A)(1): Not applicable.
2. Site Plan and Architectural Review. The provisions of Chapter 17.72, Site Plan and
Architectural Review, shall apply to permitted uses and limited uses within the TOD
district and corridor. For site plan and architectural review applications involving two
or more acres of land, a master plan approval, as provided in this chapter, shall be
approved prior to, or concurrently with, a site plan and architectural review application.
Finding CPMC 17.66.030(A)(2): The current application is for a subdivision tentative plan
and does not include a Site Plan and Architectural Review,
Conclusion CPMC 17.66.030(A)(2): Not applicable.
3. Land Division. Partitions and subdivisions shall be reviewed as provided in Title 16,
Subdivisions. For a land division application involving two or more acres of land, a
master plan approval, as provided in this chapter, shall be approved prior to, or
concurrently with, a land division application.
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Finding CPMC 17.66.0311(4)(3): The subject property is approximately 3.64 acres with
approximately 2.21 acres net residential area. As evidenced by the findings and conclusions
set forth herein, the proposed subdivision tentative plan satisfies the approval criteria for
Title 16, Subdivisions. The application for subdivision tentative plan was submitted
concurrently with an application for a master plan (See File No. 1i[P-18001), which is under
separate review.
Conclusion CPMC 17.66.030(A)(3): Consistent.
4. Conditional Use. Conditional uses shall be reviewed as provided in Chapter 17.76,
Conditional Use Permits.
Finding CPMC 77.66, 030(A)(4): The current application is a 22 -lot subdivision and does not
include a Conditional Use.
Conclusion CPMC 17.66.030(A): Not applicable,
B. Submittal Requirements. A master plan shall include the following elements:
1. Introduction. A written narrative describing:
a. Duration of the master plan;
b.Site location map;
c. Land use and minimum and maximum residential densities proposed;
d. Identification of other approved master plans within the project area (one
hundred feet).
2. Site Analysis Map. A map and written narrative of the project area addressing site
amenities and challenges on the project site and adjacent lands within one hundred feet of
the project site.
a. Master Utility Plan. A plan and narrative addressing existing and proposed utilities
and utility extensions for water, sanitary sewer, storm water, gas, electricity, and
agricultural irrigation.
b. Adjacent Land Use Plan. A map identifying adjacent land uses and structures
within one hundred feet of the project perimeter and remedies for preservation of
livability of adjacent land uses.
3. Transportation and Circulation Plan. A transportation impact analysis (TIA) identifying
planned transportation facilities, services and networks to be provided concurrently with
the development of the master plan and addressing Section 17.67.040, Circulation and
access standards.
4. Site Plan. A plan and narrative addressing Section 17.67.050, Site design standards.
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5. Recreation and Open Space Plan. A plan and narrative addressing Section 17.67.060,
Public parks and open space design standards,
6. Building Design Plan. A written narrative and illustrations addressing Section 17.67.070,
Building design standards.
7. Transit .Plan. A plan identifying proposed, or future, transit facilities (if any).
8. Environmental Plan. A plan identifying environmental conditions such as wetlands, flood
hazard areas, groundwater conditions, and hazardous sites on and adjacent to the project
site.
9. Applications shall be submitted as required in Chapter 17.05.
Finding CPMC 17.66.030(B): The current application is a subdivision tentative plan and the
master plan application is under separate review.
Conclusion CPMC 17.66.030(B): Not applicable.
CPMC 17.66.040 Parks and Open Space
Common park and open space shall be provided for all residential development within a TOD district or
corridor as per Section 17.67.060.
Finding CPMC 17.66.040: As shown on the Tentative Plan (Figure 1) and blaster Plan (Figure 3),
common park and open space is included as part of the proposal.
Conclusion CPMC 17.66.040: Consistent.
CPMC 17.66.050 Application Approval Criteria
A. TOD District or Corridor Master Plan. A, master plan shall be approved when the approval
authority finds that the following criteria are satisfied or can be shown to be inapplicable:
1. Sections 17.65.040 and 17.65.050, relating to the TOD district;
2. Sections 17.65.060 and 17.65.070, relating to the TOD corridor;
3. Chapter 17.67, Design Standards--TOD District and TOD Corridor;
4. Chapter 17.60, General Regulations, unless superseded by Sections t7.65.040 through
17.65.070;
5. Section t7.65.050, Table 3, TOD District and Corridor Parking Standards, and Chapter 17.64,
Off -Street Parking and Loading;
6. Chapter 17,7o, Historic Preservation Overlay Zone; and
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7. Chapter 17.76, Conditional Use Permits, for any conditional uses proposed as part of the
master plan,
Finding CPMC 17.66.050(A): The current application is for a subdivision tentative plan and the
application for master plan (MP -18001) is under separate review.
Conclusion CPMC 17.66.050(A): Not applicable.
B. Site Plan and Architectural Review. A site plan and architectural review application shall be
approved when the approval authority finds that the following criteria are satisfied or can be
shown to be inapplicable:
1. The provisions of Chapter 17,72, Site Plan and Architectural Review, shall be satisfied; and
2. The proposed improvements comply with the approved TOD district or corridor master
plan for the property, if required; and
3. Chapter 17.67, Design Standards--TOD District and TOD Corridor.
Finning CPMC 17.66.050(B): The application is for a subdivision tentative plan and does not
include a Site Plan and Architectural Review,
Conclusion CPMC 17.66.050(B): Not applicable.
C. Land Division.. A land division application shall be approved when the approval authority finds
that the following criteria are satisfied or can be shown to be inapplicable:
1. The provisions of Title 16, Subdivisions; and
2. The proposed land division complies with the approved TOD district or corridor master
plan for the property, if required; and
3. Chapter 17.67, Design Standards--TOD District and TOD Corridor.
Finding CPMC 17.66.050(C): As evidenced by the findings and conclusions set, forth herein, the
proposed subdivision tentative plan satisfies the approval criteria.
Conclusion CPMC 17.66.050(C): Consistent.
D. Conditional Use.
1. A conditional use application shall be approved when the approval authority finds that the
following criteria are satisfied or can be shown to be inapplicable:
a. The provisions of Chapter 17.76, Conditional Use Permits; and
b.The proposed conditional use complies with the approved TOD district or corridor
master plan for the property, if required; and
c. Chapter 17.67, Design Standards--TOD District and TOD Corridor.
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2. A conditional use application shall not be required for a conditional use which was
approved as part of a valid master plan approval as provided in subsection (A) of this
section
Finding CPMC I7.66.050(D): The current application is a 22 -lot ,subdivision and does not
include a Conditional U.se.
Conclusion CPMC 17.66.050: Not applicable.
CPMC 17.66.060 Conditions of approval
The approval authority may apply reasonable conditions of approval to ensure that the applicable
standards of this code are satisfied.
Finding CPMC 17.66.060: As evidenced by the findings and conclusions set forth herein, reasonable
conditions apply to ensure the standards of this code are satisfied.
Conclusion CPMC 17.66.060: Consistent.
CPMC 17.66.070 Approval expiration
A. Application approvals granted according to the provisions of this chapter shall expire and become
void one year from the date on which they were issued unless:
1. An application for extension is filed and approved subject to the requirements of Chapter
17.05; or
2. Building permits for the development have been issued and construction diligently
pursued to initiate construction.
B. If the time limit for development expired and no extension has been granted, the application shall
be void
Finding CPMC 17.66.070: The application for subdivision tentative plan is reviewed as a Type
III application. Type III applications are reviewed in accordance with procedures provided in
Section 17.05.400, including approval expiration and extension requests.
Conclusion CPMC 17.66.070: Consistent.
Chapter 17.67, Design Standards — TOD District and TOD Corridor
CPMC 17.67.040 Circulation and access standards
A. Public Street Standards.
1. Except for specific transportation facilities identified in a TOD district or corridor master
plan, the street dimensional standards set forth in the City of Central Point Department of
Public Works Standard Specifications and Uniform Standard Details for Public Works
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Construction, Section 300, Street Construction shall apply .for all development located
within the TOD district and for development within the TOD corridor which is approved
according to the provisions in Section 17.65.020 and Chapter 17.66.
Finding 17.67.040(A)(1): The Applicant's Findings of Fact state that the proposed roadways
will be designed to comply with the City's codes including the Public Works Design
Specifications for street construction. This is supported by the Tentative Plan (Figure 1) and
the Public Works Staff Report dated July 26, 2018,
Conclusion 17.67.040(A)(1): Consistent.
2. Block perimeters shall not exceed two thousand feet measured along the public street right-
of-way.
Finding 17.67.040(A)(2): Block perimeter length measured along the public street right -of=
way for Lindsey Court, South Haskell Street, Mite Court and Chicory Lane is approximately
1, 600 feet. The adjacent property to the south is undeveloped and block perimeter is not
completed at this time.
Conclusion 17.67.040(A)(2): Consistent.
3. Block lengths for public streets shall not exceed six hundred feet between through streets,
measured along street right-of-way.
Finding CPMC 17.67.040(A)(3): Per the Tentative Plan (Figure 1), proposed block length for
Linsey Court is 522.5 feet as measured along the street centerline between Chicory Lane and
South Haskell Street.
Conclusion CPC 17.67 040(A)(3): Consistent,
4. Public alleys or major off-street bike/pedestrian pathways, designed as provided in this
chapter, may be used to meet the block length or perimeter standards of this section.
Finding CPMC 17.67.040(A)(4): As shown on the Tentative Plan (Figure 1) and Blaster Site
Plan (Figure 3), no alleys or major bicycle or pedestrian pathways are proposed.
Conclusion CPMC 17.67.040(A)(4): Not applicable.
5, The standards for block perimeters and lengths shall be modified to the minimum extent
necessary based on fmdings that strict compliance with the standards is not reasonably
practicable or appropriate due to:
a. Topographic constraints;
b.Existing development patterns on abutting property which preclude the logical
connection of streets or accessways;
c. Railroads;
d.Traffic safety concerns;
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e. Functional and operational needs to create a large building; or
f. Protection of significant natural resources.
Finding CPMC 17.67.040(A)(5): As demonstrated in Finding 17.67.040(A)(2) and (4), the
proposal is consistent with the block perimeter and length requirement; therefore, modification of
the standard is not necessary.
Conclusion 17.67.040(A)(5): Not applicable.
6. All utility lines shall be underground but utility vault access lids may be located in the
sidewalk area.
7. Connections shall be provided between new streets in a TOD district or corridor and
existing local and minor collector streets.
8. PedestrianBike Accessways Within Public Street Right -of- Way.
a. Except for specific accessway facilities identified in a TOD district or corridor
master plan, the following accessway dimensional standards set forth in the City of
Central Point department of Public Warks Standard Specifications and Uniform
Standard Details for Pubtic Works Construction, Section 300, Street Construction
shall apply for any development located within the TOD district and for
development within the TOD corridor which is approved according to the
provisions in Section17.65.020 and Chapter 17.66.
b.1n transit station areas, one or more pedestrian -scaled amenities shall be required
with every one hundred square feet of the sidewalk area, including but not limited
to:
Street furniture;
ii. Plantings;
iii. Distinctive Paving;
iv. Drinking fountains; and
V. Sculpture.
c. Sidewalks adjacent to undeveloped parcels may be temporary.
d. Public street, driveway, loading area, and surface parking lot crossings shall be
clearly marked with textured accent paving or painted stripes.
e. The different zones of a sidewalk should be articulated using special paving or
concrete scoring.
Finding 17.67.040(A)(6-8): The Applicant's Findings of Fact state that the proposed completion
of Lindsey Court and South Haksell Street will be designed to comply with the City's codes
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including the Public Works Design Specifications for street construction. This is supported by the
Tentative Plan (Figure 1) and the Public Works Staff Report dated July 26, 2018. As a condition
of approval, sidewalks and landscape rows must be installed along Lindsey Court, South Haskell
Street and the street section of Chicory Lane south of the intersection with Lindsey Court.
Conclusion 17.67.040(6)(6-8): Complies as conditioned.
9. Public Off -Street Accessways.
a. Pedestrian accessways and greenways should be provided as needed to supplement
pedestrian routes along public streets.
b.Off-street pedestrian accessways shall incorporate all of the following design
criteria:
i. The applicable standards in the City of Central Point Department of Public
Works Standard Specifications and Uniform Standard Details for Public
Works Construction, Section 300, Street Construction;
ii. Minimum ten -foot vertical clearance;
iii. Minimum twenty -foot horizontal barrier clearance for pathway;
iv. Asphalt, concrete, gravel, or wood chip surface as approved by the city,
with a compacted subgrade;
V. Nonskid boardwalks if wetland construction is necessary; and
vi. Minimum one hundred square feet of trailhead area at intersections with
other pedestrian improvements. A trail map sign shall be provided at this
location.
c. Minor off-street trails shall be a minimum of five feet wide, have a minimum
vertical clearance of eight feet, a minimum two -foot horizontal clearance from edge
of pathway and be constructed of gravel or wood chips, with a compacted
subgrade.
Finding 17.67.040(A)(9): As shown on the tentative plan (Figure 1), the proposed development
does not include pedestrian accessways or greenways.
Conclusion 17.67.040(A)(9): Not applicable.
B. Parking Lot Driveways,
1. Parking lot driveways that link public streets and/or private streets with parking stalls shall
be designed as private streets, unless one of the following is met:
a. The parking lot driveway is less than one hundred feet long;
b.The parking lot driveway serves one or two residential units; or
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c. The parking lot driveway provides direct access to angled parking stalls.
2. The number and width of driveways and curb cuts should be minimized and consolidated
when possible.
3. Where possible, parking lots for new development shall be designed to provide vehicular
and pedestrian connections to adjacent sites.
4. Large driveways should use distinctive paving patterns.
Finding 17.67 040(B): As shown in Figures 1 and 3, surface parking areas are not proposed as
part of the subdivision development. Driveways and on. -site parking will be provided for the
individual residential lots.
Conclusion 17.67.040(B): Not applicable.
C. On -Site Pedestrian and Bicycle Circulation. Attractive access routes for pedestrian travel should
be provided by:
1. Reducing distances between destinations or activity areas such as public sidewalks and
building entrances. Where appropriate, develop pedestrian routes through sites and
buildings to supplement the public right-of-way;
2. Providing an attractive, convenient pedestrian accessway to building entrances;
3. Bridging across barriers and obstacles such as fragmented pathway systems, wide streets,
heavy vehicular traffic, and changes in level by connecting pedestrian pathways with
clearly marked crossings and inviting sidewalk design;
4. Integrating signage and lighting system which offers interest and safety for pedestrians;
5. Connecting parking areas and destinations with pedestrian paths identified through use of
distinctive paving materials, pavement striping, grade separations, or landscaping.
Finding 1767040(C): As shown in Figures 1 and 3, on-site pedestrian circulation will be
provided by completion of sidewalks along Lindsey Court, South Haskell Street, and the street
section of Chicory Lane south of the Lindsey Court intersection.
Conclusion 17.67.040(C): Consistent.
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 plan, land division, or site
plan process in a manner that preserves and enhances the livability and future development
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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.
Specific infrastructure facilities identified on site in the master plan, 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.
Finding 17.67.050(A): There are no off-site structures servicing the subject property, per the
Tentative Plan and Master Plan. AU proposed utility infrastructure has been reviewed by the
Public Works Department and determined to comply with all applicable sections of the City of
Central Point Department Public Works Standard Specification and Uniform Standard Details for
Public Works Construction per the Public Works Staff Deport dated July 26, 2018.
Conclusion 17.67.050(A). Consistent.
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.
Finding 1767.050(B): Per Ytaffsite visits and aerial imagery, the project site contains ofa single
home site on each tax lot with some vegetation, but it primarily consists of a flat, open grass field
There are no rock outcroppings or woodland areas on the project site_ The Vicinity Map (Figure
2) identifies a potential wetland on the eastern third of the property, Public Works identified an
undersized storm drain along the railroad right-of-way that is contributing to sedimentation and
pooling of runoff. Per the Public Works Staff Report dated July 26, 2018, the City will design and
construct a storm drain system that will alleviate the pooling and sedimentation in this area.
Conclusion 17.67.050(B): Consistent.
C. Topography.
1. Buildings and other site improvements should reflect, rather than obscure, natural
topography.
2. Buildings and parking lots should be designed to fit into hillsides, for instance, reducing
the need for grading and filling.
3. Where neighboring buildings have responded to similar topographic conditions on their
sites in a consistent and positive way, similar treatment for the new structure should be
considered.
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Finding 17.67.050(C): Topography on the prgject is relatively flat with minor grade changes
across the subject property.
Conclusion 17.67.050(C): Not applicable.
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 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.
Finding 17.67.050(D): The proposal maximizes solar orientation to the greatest extent possible
within the context of the existing street network and adjacent development patterns_
Conclusion 17.67.050(D): Consistent.
E. Existing Buildings on the Site.
1, Where a new building shares the site with an admirable existing building or is a major
addition to such a building, the design of the new building should be compatible with the
original.
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.
Finding 17.67.050(E): The existing buildings on the site will be removed as part of the proposed
development. As evidenced by the findings and conclusions setforth herein, the proposed
individual residential structures satisfy the approval criteria for building design standards in the
TOD Corridor,
Conclusion 17.67.050(E): Consistent.
F. New Prominent Structures. Key public or civic buildings, such as community centers, churches,
schools, libraries, post offices, and museums, should be placed in prominent locations, such as
fronting on public squares or where pedestrian street vistas terminate, in order to serve as
landmarks and to symbolically reinforce their importance.
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Finding 17.67.050(F): The proposed residential subdivision does not include key public or civic
buildings.
Conclusion 17.67.050(F): Not applicable.
G. Views. The massing of individual buildings should be adjusted to preserve important views while
benefiting new and existing occupants and surrounding neighborhoods.
Finding I7.67,050(G): As evidenced by the findings and conclusions set forth herein, the
proposed individual residential structures satisfy the approval criteria fvr building design
standards for the TOD Corridor.
Conclusion .17.67.050(G): Consistent.
H. Adjoining Uses and Adjacent Services.
1. When more intensive uses, such as neighborhood commercial or multifamily dwellings,
are within or adjacent to existing single-family neighborhoods, care should be taken to
minimize the impact of noise, lighting, and traffic on adjacent dwellings.
2. Activity or equipment areas should be strategically located to avoid disturbing adjacent
residents_
3. All on-site service areas, loading zones and outdoor storage areas, waste storage, disposal
facilities, transformer and utility vaults, and similar activities shall be located in an area not
visible from a street or urban space.
4. Screening shall be provided for activities, areas and equipment that will create noise, such
as loading and vehicle areas, air conditioning units, heat pumps, exhaust fans, and garbage
compactors, to avoid disturbing adjacent residents.
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.
Finding I7.67.050(H): Per Figure 2, the project site is located in the LMR zoning district within
the TDD Corridor and the proposed 22 -lot subdivision is consistent with the zoning regulations in
CPMC 17.65.050. The development is located adjacent to Snowy Butte Station, Phase 4,
Subdivision, Lindsey Meadows Subdivision and Stonecreek No. 2 Subdivision and the lot
configuration is consistent with the existing development pattern.
Conclusion 17.67.050(X): Consistent.
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.
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2. Adequate buffer strips with vegetative screens shall be placed to mitigate the impact of
higher density development on adjacent lower density development.
3. New residential buildings within fifty feet of existing low density residential development
shall be no higher than thirty-five feet and shall be limited to single-family detached or
attached units, duplexes, triplexes or fourplexes.
4. New commercial buildings within fifty feet of existing low density residential development
shall be no higher than forty-five feet.
5. Dwelling types in a TOD district or corridor shall be mixed to encourage interaction
among people of varying backgrounds and income levels.
6. Zoning changes should occur midblock, not at the street centerline, to ensure that
compatible building types face along streets and within neighborhoods. When dissimilar
building types face each other across the street because the zoning change is at the street
centerline or more infill housing is desired (for instance, duplexes across the street from
single dwellings), design shall ensure similarity in massing, setback, and character.
7. Density should be increased incrementally, to buffer existing neighborhoods from
incompatible building types or densities. Sequence density, generally, as follows: large lot
single dwelling, small lot single dwelling, duplex, townhomes, courtyard multifamily
apartments, large multifamily apartments, and mixed use buildings.
Finding 17.67.050(1): Per Figure 2, the project site is located in the LMR zoning district within
the TOD Corridor and the proposed 22 -lot subdivision is consistent with the zoning regulations in
CPMC 17.65.050. The development is located adjacent to Snowy Butte Station, Phase 4,
Subdivision, Lindsey Meadows Subdivision and Stonecreek No. 2 Subdivision and the lot
configuration is consistent with the existing development pattern.
Conclusion 17.67.050(1): Consistent.
J. Parking.
1, Parking Lot Location.
a. Off-street surface parking lots shall be located to the side or rear of buildings.
Parking at midblock or behind buildings is preferred,
b.Off-street surface parking lots shall not be located between a front facade of a
building and a public street.
c. If a building adjoins streets or accessways on two or more sides, off-street parking
shall be allowed between the building and the pedestrian route in the following
order of priority-
I".
riority:1". Accessways;
2nd,Streets that are non -transit streets.
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3r�. Streets that are transit streets.
d.Parking lots and garages should not be located within twenty feet of a street corner.
2. Design.
a. All perimeter and interior landscaped areas must have protective curbs along the
edges. Trees must have adequate protection from car doors and bumpers.
b.A portion of the standard parking space may be landscaped instead of paved. The
landscaped area may be up to two feet in front of the space as measured from a line
parallel to the direction of the bumper of a vehicle using the space. Landscaping
must be ground cover plants. The landscaping does not apply toward any perimeter
or interior parking lot landscaping requirements, but does count toward any overall
site landscaping requirement.
c. In order to control dust and mud, all vehicle areas must be paved.
d.All parking areas must be striped in conformance with die city of Central Point
parking dimension standards.
e.Thoughtful siting of parking and vehicle access should be used to minimize the
impact of automobiles on the pedestrian environment, adjacent properties, and
pedestrian safety.
f Large parking lots should be divided into smaller areas, using, for example,
landscaping or special parking patterns.
g.Parking should be located in lower or upper building levels or in less visible
portions of site.
3. Additional Standards for LMR, MMR and HMR Zones.
a. When parking must be located to the side of buildings, parking frontage should be
limited to approximately fifty percent of total site frontage,
b.Where possible, alleys should be used to bring the vehicle access to the back of the
site.
c. For parking structures, see Section 17.67.070(H).
Finding 17.67.050(J): Per Figure I and Figure 3, surface, parking areas are not included as part
of the proposed subdivision.
Conclusion 17.67.050(J): Not applicable.
K. Landscaping.
1. Perimeter Screening and Planting.
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a. Landscaped buffers should be used to achieve sufficient screening while still
preserving views to allow areas to be watched and guarded by neighbors.
b.Landscaping should be used to screen and buffer unsightly uses and to separate
such incompatible uses as parking areas and waste storage pickup areas.
2. Parking Lot Landscaping and Screening.
a. Parking areas shall be screened with landscaping, fences, walls or a combination
thereof.
i. Trees shall be planted on the parking area perimeter and shall be spaced at
thirty feet on center.
ii. Live shrubs and ground cover plants shall be planted in the landscaped area.
iii. Each tree shall be located in a four -foot by four -foot minimum planting
area.
iv. Shrub and ground cover beds shall be three feet wide minimum..
V. Trees and shrubs must be fully protected from potential damage by
vehicles.
b.Surface parking areas shall provide perimeter parking lot landscaping adjacent to a
street that meets one of the following standards:
A five -foot -wide planting strip between the right-of-way and the parking
area. The planting strip may be interrupted by pedestrian -accessible and
vehicular accessways. Planting strips shall be planted with an evergreen
hedge. Hedges shall be no less than thirty-six inches and no more than
forty-eight inches in height at maturity. Hedges and other landscaping shall
be planted and maintained to afford adequate sight distance for vehicles
entering and exiting the parking lot;
ii. A solid decorative wall or fence a minimum of thirty-six inches and a
maximum of forty-eight inches in height parallel to and not closer than two
feet from the edge of right-of-way. The area between the wall or fence and
the pedestrian accessway shall be landscaped. The required wall or
screening shall be designed to allow for access to the site and sidewalk by
pedestrians and shall be constructed and maintained to afford adequate sight
distance as described above for vehicles entering and exiting the parking
lot;
iii. A transparent screen or grille forty-eight inches in height parallel to the
edge of right-of-way. A two -foot minimum planting strip shall be located
either inside the screen or between the screen and the edge of right-of-way.
The planting strip shall be planted with a hedge or other landscaping.
Hedges shall be a minimum thirty-six inches and a maximum of forty
inches in height at maturity.
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c. Gaps in a building's frontage on a pedestrian street that are adjacent to off-street
parking areas and which exceed sixty-five feet in length shall be reduced to no
more than sixty-five feet in length through use of a minimum eight -foot -high
screen wall. The screen wall shall be solid, grille, mesh or lattice that obscures at
least thirty percent of the interior view (e.g., at least thirty percent solid material to
seventy percent transparency).
d.Parking Area Interior Landscaping_
Amount of Landscaping. All surface parking areas with more than ten
spaces must provide interior landscaping complying with one or both of the
standards stated below.
(A) Standard 1. Interior landscaping must be provided at the rate of
twenty square feet per stall. At least one tree must be planted for
every two hundred square feet of landscaped area_ Ground cover
plants must completely cover the remainder of the landscaped area.
(B) Standard 2. One tree must be provided for every four parking
spaces. If surrounded by cement, the tree planting area must have a
minimum dimension of four feet. If surrounded by asphalt, the tree
planting area must have a minimum dimension of three feet.
ii. Development Standards for Parking Area interior Landscaping,
(A) All landscaping must comply with applicable standards. Trees and
shrubs must be fully protected from potential damage by vehicles.
(B) Interior parking area landscaping must be dispersed throughout the
parking area. Some trees may be grouped, but the groups must be
dispersed.
(C) Perimeter landscaping may not substitute for interior landscaping.
However, interior landscaping may join perimeter landscaping as
long as it extends four feet or more into the parking area from the
perimeter landscape line.
(D) Parking areas that are thirty feet or less in width may locate their
interior landscaping around the edges of the parking area. Interior
landscaping placed along an edge is in addition to any required
perimeter landscaping.
3. Landscaping Near Buildings. Landscaping shall serve as a screen or buffer to soften the
appearance of structures or uses such as parking lots or large blank walls, or to increase the
attractiveness of common open spaces.
4. Service Areas. Service areas, loading zones, waste disposal or storage areas must be fully
screened from public view.
a. Prohibited screening includes chain-link fencing with or without slats.
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b.Acceptable screening includes;
A six-foot masonry enclosure, decorative metal fence enclosure, a wood
enclosure, or other approved materials complementary to adjacent
buildings; or
ii. A six foot solid hedge or other plant material screening as approved.
Finding 17.67.050(K)(1-4): Per Figure I and Figure 3, surface parking areas and service areas
are not included as part of the proposed subdivision
Conclusion 17 67,050(K)(1-4): Not applicable.
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 o f
Central Point approved street tree list.
Finding 17.67.050(K)(5): The Applicant's Findings of Fact state that the proposed completion of
Lindsey Court, South Haskell Street and the street section of Chicory Lane, south of the
intersection with Lindsey Court, will be designed to comply sviih the City's codes including the
Public Works Design Specifications for street tree planting (A-12),
Conclusion 17.67.050(K)(5): Consistent.
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 revel of one and two-tenths foot candles 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 foot candles at intersections or one
and one-half foot candles 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.
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On -Site Lighting. Lighting shall be incorporated into the design of a project so that it
reinforces the pedestrian environment, provides continuity to an area, and enhances the
drama and presence of architectural features. Street lighting should be provided along
sidewalks and in medians. Selected street light standards should be appropriately scaled to
the pedestrian environment. Adequate illumination should be provided for building entries,
corners of buildings, courtyards, plazas and walkways.
a.Accessways through surface parking lots shall be well lighted with fixtures no
taller than twenty feet.
b.Locate and design exterior lighting of buildings, signs, walkways, parking lots, and
other areas to avoid casting light on nearby properties.
c. Fixture height and lighting levels shall be commensurate with their intended use
and function and shall assure compatibility with neighboring land uses. Baffles
shall be incorporated to minimize glare and to focus lighting on its intended area.
d.Additional pedestrian -oriented site lighting including step lights, well lights and
bollards shall be provided along all courtyard lanes, alleys and off-street bike and
pedestrian pathways.
e. in addition to lighting streets, sidewalks, and public spaces, additional project
lighting is encouraged to highlight and illuminate building entrances, landscaping,
parks, and special features.
Finding 17.67 0500): The Applicant's Findings of Fact state that the proposed completion of
Lindsey Court, South Haskell Street and the street section of Chicory ,bane, south of the
intersection with Lindsey Court, will be designed to comply with the City's codes including the
Public Works.Design Specifications for street construction, including electrical street lighting
standards. Per the Public Works Staff Report, compliance with the Public Works Construction
Specifications shall be verified prior to final plat.
Conclusion 17.67.050(L): Consistent.
M. Signs.
Finding 17.67.050(M: Per the tentative plan application, signage is not included in the proposal.
Conclusion 17.67.050(M): Not applicable.
17.67.060 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.
Finding CPMC 17.67.060(A): As shown on the tentative plan (Figure 1) and the master plan (Figure
3), the subdivision includes an open space area on the east side ofthe development between the
extension of South Haskell Street and the railroad right-of-way and is consistent with the open space
Page 41 of 54 Findings & Conclusions of Law File No.: SUB -18003
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provided with Snowy Butte Station, Phase 4, to the north. The opera space area is designed to
accommodate a variety of activities.
Conclusion CPMC 17.67.060(A): Consistent.
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 spaces shall be available for both passive and active use by people of all
ages.
5. Paries and open spaces in predominantly residential neighborhoods shall be located so that
windows from living areas (kitchens, fancily rooms, living rooms, but not bedrooms or
bathrooms) of a minimum of four residences face onto it.
Finding CPMC 17.67.060(B): As shown on the tentative plays (Figure 1) and the site plan (Figure
3), the open space is located along South Haskell Street, on the east side of the subdivision, which
is within walking distance of the proposed lots, is easily accessible and provides visibility from
nearby residences.
Conclusion CPMC 17.67.060(B): Consistent,
C. Parks and Open Space Amount and Size.
1. Common open space will vary in size depending on their function and location.
2. The total amount of open space provided in a TOD district or corridor shall be adequate to
ntcet the needs of those projected (at the time of build out) to live, work, shop and recreate
there.
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.
b. For multifamily residences, including multistory apartments, garden apartments,
and senior housing: six hundred square feet for each dwelling.
c. Nonresidential development: at least ten percent of the; development's site area
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Finding C.PMC 17.67.060(C): As shown on the tentative.plan (Figure 1), the proposed open
space area is 10, 660 square, feet, with 2,200 square feet to be used as stormwater detention. The
proposed subdivision include 21 single-family residential lots and requires a minimum of 8,400
square feet of open space.
Conclusion CPMC 17.67.060(C): Consistent.
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.Pubtic art such as a statue;
c. Water feature or decorative fountain;
d.Childreri'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
i. 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
Finding 17.67.060(D): As shown on the tentative plan (Figure 1), the proposed open space area
is 10, 660 square feet, with 2,200 square feet as a bioswale for stormwater detention and 8.400
square feet of recreation area. While the proposed open space is less than one (1) acre and does
not qualify as public open space, the Parks Department commented on September 7, 2018 that the
City is willing to take ownership of the proposed open space area provided the applicant reaches
an agreement with Rogue Valley Sewer Services for the long-term maintenance of any stormwater
qualify, facility, a low -maintenance landscape plan is developed for the property and park
amenities are installed on an adjacent park.
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Staff finds the proposed subdivision is within approximately one-quarter (114) mile of a future
neighborhood park included in the Snowy Butte Station Master Plan, which is consistent with the
provisions of the Parks and Recreation Element of the Comprehensive Plan, and the passive
nature of the open space is consistent with the adjacent open ,space areas between South Haskell
Street and the railroad,. Therefore, stafffinds the size of the proposed open space in the project
site, combined with the surrounding parks amenities, meets the recreation needs of the proposed
development. As a condition of approval, the applicant must provide a maintenance agreement for
the stormwater quality facility and a park design plan for the adjacent park and the proposed
open space area.
Conclusion 17.67.060(D)o Complies a.s conditioned.
17.67.070 Building Design Standards.
A. General Design Requirements.
L 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
indusiry standard such as the U.S. Green Building Councit's LEEDVAprogram be
used to identify the most effective strategies. (Information on the LEED TM program
can be obtained from the U.S. Green Building Council's webs ite,www. usgbc.org.)
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.
Finding 17.67.070(A): As slated in the A.pplicaw's Findings and depicted on the Building Design
Plan (Exhibit 4), the proposed building design provides,for efficient building design with
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appropriate materials and massing that provides adequate windows and porches facing the
sidewalks and streets.
Conclusion 17.67.070(A): Consistent.
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 fixture development can take its cues.
b.Certain buildings, because of their size, purpose or location, should be given
prominence and distinct architectural character, reflective of their special function
or position. Examples of these special buildings include theaters, hotels, cultural
centers, and civic buildings.
c. Attention should be paid to the following architectural elements:
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.
Finding 17.67.070(B)(1): The development proposes to construct single-family detached and
single-family attached residential structures. The proposed subdivision is in an area with
existing residential development on the north, south and west sides of the subject property. The
building design plans (Figure 4) depict single and two -,story residential structures that are
representative of the development in the surrounding area
Conclusion 17.67.070(B)(1): Consistent.
2. Commercial and High Mix Residential.
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a. Buildings should be built to the sidewalk edge for a minimum of seventy-five
percent of their site's ,primary street frontage along collector and arterial streets in
C, EC, GC, and 1IMR zones unless the use is primarily residential or the activity
that constitutes the request for increased setback is intended to increase pedestrian
activity, i.e. pedestrian plaza or outdoor seating area.
b.Commercial structures and multi -dwellings should be sited and designed to provide
a sensitive transition to adjacent lower density residential structures, with
consideration for the scale, bulk, height, setback, and architectural character of
adjacent single-family dwellings.
c. In multi -dwelling structures, the plan layout, orientation and window treatment of
the building design should not infringe upon the privacy of other adjacent
dwellings.
Finding .17.67.070(B)(2)o '1 he proposed subdivision tentative plan application does not include
commercial or high mix residential structures or uses.
Conclusion 17.67.070(B)(2)s Not applicable.
C. Building Entries.
1. General.
a.The orientation of building entries shall:
Orient the primary entrance toward the street rather than the parking lot;
ii. Connect the building's twain entrance to the sidewalk with a well-defined
pedestrian walkway.
b.Building facades over two hundred feet in length facing a street shall provide two
or more public building entrances off the street.
c.All entries fronting a pedestrian accessway shall be sheltered with a minimum four -
foot overhang or shelter.
d.An exception to any part of the requirements of this section shall be allowed upon
finding that:
The slope of the land between the building and the pedestrian street is
greater than 1:12 for more than twenty feet and that a more accessible
pedestrian route to the building is available from a different side of the
building; or
ii. The access is to a courtyard or clustered development and identified
pedestrian accessways are provided through a parking lot to directly
connect the building complex to the most appropriate major pedestrian
route(s).
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Finding 17.67.070(C)(I): The building entries of the residential structures are oriented towards
the adjacent sidewalks and streets.
Conclusion 17.67.070(C)(I): Consistent,
2. Commercial and High Mix Residential.
a. For nonresidential buildings, or nonresidential portions of mixed-use buildings,
main building entrances fronting on pedestrian streets shall remain open during
normal business hours for that building.
b. Nonresidential and mixed-use buildings fronting a pedestrian street shall have at
least one main building entrance oriented to the pedestrian street.
Such an entrance shall not require a pedestrian to first pass through a
garage, parking lot, or loading area to gain access to the entrance off or
along the pedestrian street, but the entrance may be through a porch,
breezeway, arcade, antechamber, portico, outdoor plaza, or similar
architectural feature.
ii. If a building has frontage on more than one street, the building shall provide
a main building entrance oriented to at least one of the streets, or a single
entrance at the street intersection.
iii. A building may have more than one main building entrance oriented to a
street, and may have other entrances facing off-street parking and loading
areas.
Finding 17.67.070(C)(2): The proposed subdivision tentative plan application does not include
commercial or high mix residential structures or uses.
Conclusion 17.67.070(C)(2): Not applicable.
3. Residential.
a.The main entrance of each primary structure should face the street the site fronts
on, except on comer lots, where the main entrance may face either of the streets or
be oriented to the corner. 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
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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.
d.Generaliy, 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 matte 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.
g, The front entrance of a multi -dwelling complex should get architectural emphasis,
to create both interest and ease for visual identification
Finding 17.67.070(C)(3): The proposed single-family structures are oriented towards the
adjacent sidewalks and streets. As ,shown on the building design plans (Figure 4), the building
designs include front porches, varied roof lines and front windows.
Conclusion 17.67.070(C)(3): Consistent.
D. Building Facades.
1. General.
a- All building frontages greater than forty feet in length shall break any flat,
monolithic facade by including discernible architectural elements such as, but not
limited to: bay windows, recessed entrances and windows, display windows,
cornices, bases, pilasters, columns or other architectural details or articulation
combined with changes in materials, so as to provide visual interest and a sense of
division, in addition to creating community character and pedestrian scale. The
overall design shall recognize that the simple relief provided by window cutouts or
sills on an otherwise flat facade, in and of itself, does not meet the requirements of
this subsection.
b.Building designs that result in a street frontage with a uniform and monotonous
design style, roofline or facade treatment should be avoided.
c. Architectural detailing, such as but not limited to, trellis, long overhangs, deep inset
windows, should be incorporated to provide sun -shading from the summer sun.
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d.To balance horizontal features on longer facades, vertical building elements shall
be emphasized.
e. The dominant feature of any building frontage that is visible from a pedestrian
street or public open space shall be the habitable area with its accompanying
windows and doors. Parking lots, garages, and solid wall facades (e.g., warehouses)
shall not dominate a pedestrian street frontage.
f. Developments shall be designed to encourage informal surveillance of streets and
other public spaces by maximizing sight lines between the buildings and the street.
g.All buildings, of any type, constructed within any TOD district or corridor shall be
constructed with exterior building materials and Finishes that are of high quality to
convey permanence and durability.
h.The exterior walls of all building facades along pedestrian routes, including side or
return facades, shall be of suitable durable building materials including the
following: stucco, stone, brick, terra cotta, tile, cedar shakes and shingles, beveled
or ship -lap or other narrow -course horizontal boards or siding, vertical board -and -
batten siding, articulated architectural concrete or concrete masonry units (CMU),
or similar materials which are low maintenance, weather -resistant, abrasion -
resistant, and easy to clean. Prohibited building materials include the following:
plain concrete, plain concrete block, corrugated metal, unarticulated board siding
(e.g., T1-11 siding, plain plywood, sheet pressboard), Exterior Insulated Finish
Systems (EIFS), and similar quality, nondurable materials.
i. All visible building facades along or off a pedestrian route, including side or return
facades, are to be treated as part of the main building elevation and articulated in
the same manner. Continuity of use of the selected approved materials must be
used on these facades.
j. Ground -floor openings in parking structures, except at points of access, must be
covered with grilles, mesh or lattice that obscures at least thirty percent of the
interior view (e.g., at least thirty percent solid material to seventy percent
transparency).
k.Appropriately scaled architectural detailing, such as but not limited to moldings or
cornices, is encouraged at the roofline of commercial building facades, and where
such detailing is present, should be a minimum of at least eight inches wide.
1. Compatible building designs along a street should be provided through similar
massing (building facade, height and width as well as the space between buildings)
and frontage setbacks.
Finding 17.67.070(D)(1): The proposed single-family structures are oriented towards the
adjacent sidewalks and streets. As shown on the building design plans (Figure 4), the building
designs include front porches, varied roof lines and, front windows.
Conclusion 17.67.070(D)(1): Consistent.
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115
2. Commercial and High Mix Residential/Commercial.
a. In areas adjacent to the transit station, sidewalks in front of buildings shall be
covered to at least eight feet from building face to provide protection from sun and
rain by use of elements such as: canopies, arcades, or pergolas. Supports for these
features shall not impede pedestrian traffic.
b.Canopies, overhangs, or awnings shall be provided over entrances. Awnings at the
ground level of buildings are encouraged.
c- Awnings within the window bays (either above the main glass or the transom light)
should not obscure or distract from the appearance of significant architectural
features. The color of the awning shall be compatible with its attached building.
d.Ground floor windows shall meet the following criteria:
Darkly tinted windows and mirrored windows that block two-way visibility
are prohibited as ground floor windows.
ii. On the ground floor, buildings shall incorporate large windows, with multi -
pane windows and transoms lights above encouraged.
iii. Ground floor building facades must contain unobscured windows for at
least fifty percent of the wall area and seventy-five percent of the wall
length within the first ten to twelve feet of wail height.
iv. Lower windowsills shall not be more than three feet above grade except
where interior floor levels prohibit such placement, in which case the lower
windowsill shall not be more than a maximum of four feet above the
finished exterior grade.
V. Windows shall have vertical emphasis in proportion. Horizontal windows
may be created when a combination of vertical windows are grouped
together or when a horizontal window is divided by mullions.
Finding 17,67 070(D)(2); The proposed subdivision tentative plan application does not include
commercial or high mix residential structures or uses.
Conclusion 17.67.070(D)(2): Not applicable.
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.
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U. 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.
Hi. 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 strut. 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.
b.The facades of multifamily residences shall comply with the following standards:
i. Building elevations, including the upper stories, facing a pedestrian route
shall not consist of undifferentiated blank walls, but shall be articulated
with architectural detailing such as windows, balconies, and dormers.
ii. For any exterior wall which is within twenty feet of and facing onto a
pedestrian 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.
iii. Arcades or awnings should be provided over sidewalks where ground floor
retail or commercial exists, to shelter pedestrians from sun and rain.
Finding 17.67.070(D)(3): The proposed single-family structures are oriented towards the
adjacent sidewalks and streets. As shown on the building design plans (Figure 4), the building
designs include front porches, varied roof lines and front windows and the attached garage of
each residence constitutes less than 45% of the ground floor width. Residential structures located
across South Haskell Street from the proposed open space area will be oriented with ample
windows facing the open area.
Conclusion 17.67.070(D)(3): Consistent..
E. Roofs,
Page 51 of 54 Findings & Conclusions of Law File No.: SUB -18003
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1. Commercial and High Mix Residential/Commercial.
a. Roof shapes, surface materials, colors, mechanical equipment and other penthouse
functions should be integrated into the total building design. Roof terraces and
gardens are encouraged.
b.When the commercial structure has a flat parapet roof adjacent to pitched roof
residential structures, stepped parapets are encouraged so the appearance is a
gradual transition of rooflines.
Finding 17.67.070(E)(1), The proposed subdivision tentative plan application does not include
commercial or high mix residential structures or uses.
Conclusion 17.67 070(E)(1). Not applicable.
2. residential.
a. Flat roofs with a parapet and cornice are allowed for multifamily residences in all
TOIL, LMR, MMR and HMR districts, in which the minimurn for sloped roofs is
5:12.
b. Flat roofs with a parapet and cornice are allowed forsingle-familyattached and
detached residences (including duplexes, triplexes. fourplexes, townhouses, and
row houses) in all TOD residential districts, except the LMR zone.
c. For all residences with sloped roofs, the roof slope shall be at least 5.12, and no
more than 12:12. Eaves shall overhang building walls at a minimum twelve inches
deep on all sides (front, back, sides) of a residential structure.
d. Roof shapes, surface materials, colors, mechanical equipment and other penthouse
functions should be integrated into the total building design. Roof terraces and
gardens are encouraged
Finding 17.67,070(F.)(2)n As shown on the building design plans (Figure 4), the proposed
residences incorporate sloped roofs with a 5:12 slope and 12 -inch overhang.
Conclusion 17,67070(E)(2), Consistent.
F. Exterior Building Lighting.
1. Commercial and High Mix Residential/Commercial..
a. Lighting of a building fagade shall be designed to complement the architectural
design. Lighting shall not draw inordinate attention to the building.
Primary lights shall address public sidewalks and/or pedestrian plazas
adjacent to the building.
Page 52 of 54 Findings & Conclusions of Law File No.: SUB -18003
118
N
b.No exterior lighting shall be permitted above the second floor of buildings for the
purpose of highlighting the presence of the building if doing so would impact
adjacent residential uses.
Finding 17.67.070(F)(1): The proposed subdivision tentative plan application does not include
commercial or high mix residential structures or uses.
Conclusion 17.67.070(F)(1): Not applicable.
2. Residential.
a. Lighting shall not draw inordinate attention to the building facade.
b.Porch and entry lights are encouraged ort all dwellings to create a safe and inviting
pedestrian environment at night.
c. No exterior lighting exceeding one hundred watts per fixture is permitted in any
residential area.
Finding 17 67 070(F)(2); The AppIicunt's Findings state that the design of the residential
structures will blend with the surrounding neighborhoods and comply with the building design
standards of this section, including residential lighting.
Conclusion 17.67.070(F)(2): Consistent.
G. Service Zones.
I . Buildings and sites shall be organized to group the utilitarian functions away from the
public view.
2. Delivery and loading operations, mechanical equipment (HVAC), trash
compacting/collection, and other utility and service functions shall be incorporated into the
overall design of the building(s) and the landscaping.
3. The visual and acoustic impacts of these functions, along with all wall- or ground -mounted
mechanical, electrical and communications equipment, shall be out of view from adjacent
properties and public pedestrian streets.
4. Screening materials and landscape screens shall be architecturally compatible with and not
inferior to the principal materials of the building.
Finding 17.67.070(F)(2): The proposed residential structures will be reviewed for compliance
with this section at the time of building permit. Landscaping, screening and service equipment will
be in accordance to the requirements of the TOD Corridor.
Conclusion 17.67.070(F)(2): Consistent.
PART 4
SUMMARY CONCLUSION
Page 53 of 54 Findings & Conclusions of Law File No.: SUB -18003
119
As evidenced in Planning Department Supplemental Findings, the proposed tentative plan application for
the Chicory Village Subdivision is, as conditioned in the Staff Report dated December 4, 2018, in
compliance with the applicable criteria set forth in Title 16 and Title 17 of the Central Point Municipal
Code.
Page 54 of 54 Findings & Conclusions of Law File No.: SUB -18003
120
Exhibit "A"
AFFIDAVIT OF MAILING
State of Oregon )
ss.
County of Jackson )
I, Justin P. Gindlesperger, being First duly sworn, depose and say that I am the
Community Planner II for the City of Central Point, a municipality in the State of
Oregon.
On the 14th day of August, 2018, 1 caused a Notice of Public Hearing for a
Master Plan and 2 Mot Tentative Subdivision PIan on property located at 3428 & 3470
Chicory Lane, identified on the Jackson County Assessor's Map as 37 2W i IC, Tax Lots
8300 &8400, a copy of which is attached hereto to be placed in the United States Mail at
Central Point, Oregon, addressed to the persons whose addresses are attached hereto.
s%%w" a OW -10 �0_- � —_
Subscribed and sworn to before me this L7— day of August, 2018.
KA �B�i
rrOTARr rueL�p*3M
COM 484ION Into. W1004
W O�OM fie= aw * af, Ift
Notary PubHc for Oregon
My commission expires: -2- it -
121
City of Centra/ Point
CENTRAL PLANNING DIVISION
POINT Tom Humphrey, AICP
Community Development Director
Notice of Public Hearing
August 14, 2018
Meeting: Central Point Planning Commission
Date: Tuesday, September 4, 2018
Time: 6:00 p.m.
Location; 140 South Third Street
Central Point, OR 97502
NATURE OF MEETIN
Beginning at the above time and place, the Central Point Planning Commission will consider a Master
Plan application (File No. MP -18001) and a Subdivision Tentative Pian application (File No. SUB -
18003) for two (2) parcels totaling 3.64 acres in the Low Mix Residential (LMR) zoning district in the
Transit Oriented Development Corridor (TOD ). The project site is located at 3428 and 3470 Chicory
Lane and is identified on the Jackson County Assessor's Map as 37S 2W 11C, Tax Lots 8300 and
8400.
The application is being reviewed using Type III Quasi-judicial procedures per CPMC 17.05.400, which
provides the opportunity for a public hearing. The public hearing is scheduled for the September 4,
2018 Planning Commission Meeting. Applicant: Bob Fellows Construction; Agent: Jay Harland, CSA
Planning.
NOTICE REQUIREMENTS
The purpose of providing notice is to give nearby property owners and other interested parties the
opportunity to submit written comments about the application relevant to the approval criteria. This
notice has been mailed to property owners within a 250 -ft radius of the project site.
CRITERIA FOR DECISION
• Criteria for the Master Plan application are set forth in CPMC 17.66, Application Review
Process for the TOD District and Corridor.
Criteria for the Subdivision Tentative Plan application are set forth in CPMC 16.10, Tentative
Plans.
The Central Point Municipal Code is available online at www.centralpointoreoon.gov.
122
PUBLIC COMMENTS
1. Pursuant to ORS 197.763(3)(e), comments relative to the approval criteria must be raised prior
to the close of the final public hearing either in person or in writing with sufficient specificity to
afford the decision-makers and all parties an opportunity to respond to the issue(s) raised.
Failure to do so means that an appeal based on that issue cannot be raised at the State Land
Use Board of Appeals.
2. Any person interested in commenting on the above-mentioned land use decision may submit
written comments up until the close of the public hearing at the Planning Commission meeting
scheduled for Tuesday, September 4, 2018 at 6:00 p.m.
3. Written comments may be sent in advance of the meeting to Central Point City Hall, 140 South
Third Street, Central Point, OR 97502 or by e-mail to
Kiri.girldiespefger0centraipointoregon_c ov.
4. Issues that may provide the basis for an appeal shall be raised prior to the expiration of the
comment period noted above. Testimony and written comments about the decision described
above will need to be related to the proposal and should be stated clearly to the Planning
Commission.
5. Copies of all evidence relied upon by the applicants are available for public review at City Hall
located at 140 South Third Street, Central Point, Oregon. The City File Numbers are MP-
18001 and SUB-18003. Copies of the same are available at a $0.25 per page.
6. Project information is available on the City's website at:
http:llwww.centralpoiritorepon.gov/cd romectichico -villa e-master- lan-and-
subdivision
7. For additional information, the public may contact Justin Gindlesperger at (541) 664-3321 Ext.
245 or Justin.gindiestiQ er�7a centralpointoregon.(Iov.
SUMMARY OF PROCEDURE
At the meeting, the Planning Commission will review the Master Plan and Subdivision Tentative Plan;
hear testimony from the applicants, proponents, opponents; and hear arguments on each application,
Any testimony or written comments must be related to the criteria set forth above. At the conclusion of
the review, the Planning Commission may approve, approve with conditions or deny the Master Plan
and Subdivision Tentative Plan applications.
123
124
AFFIDAVIT OF ON SITE NOTICE
State of Oregon
ss.
County of Jackson
1, Justin P. Gindlesperger, being first duly sworn, depose and say that I am the
Community Planner II for the City of Central Point, a municipality in the State of
Oregon.
On the 15th day of August, 20 t 8, I caused a Notice of Application to be placed on
property located at 3428 & 3470 Chicory Lane and identified on the Jackson County
Assessor's Map as 37 2W 11 C, Tax Lots 8300 &8400.
Subscribed and sworn to before me this day of August, 2018.
OMCIALXAIM JaYCR i WON
HaWl'd PU■NGC�N
M
dd ""' No. 01004
Notary Public for egon
My commission expires:
125
CENTRAL
POINT
City of Centra/ Point
PLANNING DIVISION
Notice of Proposed Land Use Action
Tom Humphrey, AICP
Community Development Director
The City of Central Point is reviewing a Master Plan application and Subdivision Tentative Plan
application for a 21 -lot subdivision on 2 properties totaling 3.64 acres in the Low Mix Residential (LMR)
zoning district in the Transit Oriented Development (TOD) Corridor. The project site is located at 3428
and 3470 Chicory Lane and is identified on the Jackson County Assessor's Map as 37S 2W 11C, Tax
Lots 8300 and 8400.
Applicant: Bob Fellows Construction; Agent: Jay Harland, CSA Planning.
The application is being reviewed using Type III Quasi-judicial procedures per CPMC 17.05.400, which
provides the opportunity for a public hearing before the Planning Commission and City Council.
Meeting Date
Time:
Place:
Planning Commission
Tuesday August 7, 2018
6:00 p.m.
140 South 3'" Street
Central Point, OR 97502
Project information is available on the City's website at:
http:llwww. centralpointoregon,00vlcdl.oroiectichicory-vil lape-master-plan-and-subdivision
For additional information, the public may contact Justin Gindlesperger at (541) 664-3321 Ext. 245 or
ustin. indles a er central oin re on. ov.
126
APPLICANT'S EXHIBIT 3
DEMONSTRATION OF COMPLIANCE WITH
APPLICABLE SUBDIVISION STANDARDS
The relevant approval standards applicable to limited land use decisions are recited verbatim
below followed by findings to establish compliance with the same:
CITY OF CENTRAL POINT ZONING ORDINANCE (CPZO)
Title 16 Subdivision
SUBDIVISION STANDARDS
16.20.010 Craatton of streets.
A. Streets created by subdivisions and partltlons shall be designed and constricted in conformance with the
requirements of the city's comprehensive plan, this code, the city's public works standards, and all
conditions established by the city.
B. The construction of streets shall include subgrade, base, asphaltic concrete surfacing, curbs, gutters,
sidewalks, storm drainage, street signs, street lighting, and underground utilities.
C. All streets, including the entire right-of-way necessary for the installation of the items mentioned in the
preceding paragraph, shall be dedicated to the city.
Compliance Discussion: Proposed streets have been designed to conform with the clear City
standards for Minor Local Street (Lindsey Court) and a 2 -Lane Minor Arterial with parking (S.
Haskell Street). The width of right-of-way dedication is shown on the Site Plan, See, Exhibit 7.
Project complies.
16.20.020 Streets --Generally.
The location, width, and grade of streets shah be considered in their relation to existing and planned streets,
to topographical conditions as they relate to drainage and the operation of the water, sewer systems, to
public convenience and safety and their appropriate rotation to the proposed use of the land to be served by
such streets. Where location is not shown in a development plan, the arrangement of streets in a
subdivision shall either:
A. Provide for the continuation or appropriate projection of existing streets in surrounding areas; or
B. Conform to the plan for the neighborhood approved or adopted by the city to meet a particular situation
where topographical or other conditions make continuance or conformance to existing streets impractical.
Compliance Discussion: Proposed streets have been laid out in coordination with Central Point
Public Works and Planning Departments to meet above requirements. Each continues an existing
street. Project complies.
16.20.090 Streets—Namse.
No street name shall be used which will duplicate or be confused with the names of existing streets except
for extensions of existing streets. Street names and numbers shall conform to the established pattern in the
city and the surrounding area and shall be subject to the approval of the city.
Compliance Discussion: Proposed streets will be extending existing streets and, as such, will
bear the names of the street that they are extending- Haskell Street and Lindsey Court. Project
complies.
ATTACHMENT "C"
127
Page 1
APPLICANTS' EXHIBIT
Demonstration of Compliance with Applicable Subdivision Standards
Tentative Subdivision Plan — TCD Master Plan
Applicant; Bob Fellows Construction
16.20.130 Sidewalks.
Sidewalks shall be constructed in accordance with such standards as are adopted by the city. Sidewalk
construction shall be completed on each individual lot prior to the city building inspector granting a
certificate of occupancy for any construction upon said individual lot. No application for a building permit
shall be granted without a requirement in the building permit for construction of sidewalks to city's
standards.
Compliance Discussion: Sidewalks are proposed to be constructed consistent with the standards
for a Minor Residential Street and will be constructed as the individual lots are build out. Project
complies.
16.24.010 Blocks --Length, width and shape.
The lengths, widths and shapes of blocks shall be designed with due regard to providing adequate building
sites suitable to the special needs of the type and use contemplated, needs for convenient access,
circulation, control and safety of street traffic and limitations and opportunities of topography.
Compliance Discussion: The proposed lots are of an adequate size and access for a low density
residential development. Project complies,
16.24.020 Blocks—Sizes.
Blocks shall not exceed twelve hundred feet in length except blocks adjacent to arterial streets or unless the
previous adjacent layout or topographical conditions justify a variation. The recommended minimum
distance between intersections on arterial streets is three hundred feet.
Compliance Discussion: The starting point of both streets are set by the existing streets that they
are extending. The extension of Lindsey Court is one block long and approximately 605 feet in
length, going from Chicory Lane to the extension of Haskell Street. It is approximately 250 feet
from that intersection to the next intersection north with Mac Court. S. Haskell Street is being
extended south, but the length of the extension is less than a block as there are no intersections to
the south. Street terminates at the southern property line, Project complies.
16.24.030 Blocks--Esssmentx.
A. Utility Lines. Easements for electric lines or other non-cbty-owned public utilities may be required, and
shall be a minimum of ten feet In width located on the exterior portion of a single properly. Easements for
city utilities (i.e., water, storm drain and sanitary sewer mains) shall be a minimum of fifteen feet in width
located on the exterior portion of a single property. Tie -back easements six feet wide by twenty feet long
shall be provided for utility poles along lot lines at change of direction points of easements.
1. Structures Located within a City Utility Easement,
a. Except for public utilities and for signs when developed in accordance with Chapter 15.24 (Sign
Code), no person shall locate, construct, or continue to locate a structure (as defined in Chapter 16.08)
within a city utility easement (as defined in Chapter 16,08), except as provided in subsections (A)(1)(b)
and (A)(2) of this section.
b. Notwithstanding the foregoing, the city may approve fencing, concrete block walls/fencing, retaining
walls, and similar fencing/wall structures that are otherwise in compliance with the building code, and
with the clearance provisions noted herein, over an easement subject to the following requirements:
i. Said fencing or wall structures that interfere with the installation, maintenance, access, or
operation of a public utility or city utility may be removed by the utility provider or the city at the sole
cost of owner.
128
Page 2
APPLICANTS' EXHIBIT ;
Demonstration of Compliance with Applicable Subdivision standards
Tentative Subdivision Plan - TOD Master Plan
Applicant: Bob Fellows Construction
ii. Any replacement or relocation of the fencing or wall structures shall be at the sole cost of the
property owner or occupant.
Ill. Owners and occupants of property shall not be entitled to compensation for damages related to
removal of the fencing or wall structures.
Compliance Discussion. Proposed 10 foot wide City Utility Easements are shown along lot
frontages on Lindsey Court and Haskell Street on Exhibit 7. There are no plans to construct fences
or other structures within these easements. Project complies.
2. Grass, Asphalt, and Concrete Installed within a City Utility Easement.
a. Subject to the limitations of the building code, lawful owners and occupants of property may install
grass, asphalt and concrete within a city utility easement.
b. In the course of installing, accessing, maintaining, or operating its facilities in a city utility easement, a
public utility or the city, as the case may be, may move or remove any asphalt, concrete, or vegetation
located within said easement. After the same are moved or removed and after completion of the
necessary work, the grass, asphalt or concrete shall be repaired and replaced in a reasonable manner
at the sole cost of the public utility or city.
c. Owners and occupants of property shall not be entitled to compensation related to damages to grass,
asphalt, or concrete so long as the repairs and replacement are done in a reasonable manner and in a
reasonable time frame.
Compliance Discussion: Applicant anticipates installing landscaping and driveway aprons across
the utility easement. Project can and will comply.
B. Watercourses. Where a subdivision is traversed by a watercourse, drainage way, channel or stream,
there may be required a stormwater easement or drainage right-of-way conforming substantially with the
lines of such watercourse, and such further width as will be adequate for the purpose. Streets, parkways or
access roads parallel to major watercourses may be required.
Compliance Discussion: There are no water courses within the project boundary. Storm drainage
that crosses the property is to be piped, Project complies.
C. Pedestrian Ways. In any block over seven hundred fifty feet in length a pedestrian way may be required.
The minimum width of the pedestrian right-of-way must be at least six feet In width which shall be hard
surfaced through the block and curb to curb in order to provide easy access to schools, parks, shopping
centers, mass transportation stops or other community services. If conditions require blocks longer than
twelve hundred feet, two pedestrian ways may be required for combination pedestrian way and utility
easement. When essential for public convenience, such ways may be required to connect to cul -desacs,
Long blocks parallel to arterial streets may be approved without pedestrian ways if desirable in the interests
of traffic safety. (Ord. 1987 §2(part), 2014; Ord. 1764 §5, 1997; Ord. 1650(part), 1990).
Compliance Discussion: The block length of Lindsey Court is approximately 605 feet which is
less than the maximum of 750 feet. Therefore a Pedestrian Way is not needed in this location,
Project complies.
16.24.040 Lots --Uses.
A. The city may, In its discretion, deny approval for the creation of any lot by any manner if the effect of
such creation of lot would be to facilitate perpetuation of a nonconforming use.
B. No lot shall be created unless it is in compliance with all applicable provisions of this code. (Ord. 1997
§2(part), 2014; Ord. 1684 §12,1993).
129
Page 3
APPLICANTS' EXHISIT
Demonstration of Compliance with Applicable Subdivision Standards
Tentative Subdivision Plan -- TCD Master Plan
Applicant: Bob Fellows Construction
Compliance Discussion: Proposed lots are of sufficient size and dimension to suppori the
residential uses allowed in the zone. No non -conforming uses will be continued. All lots comply
with applicable provisions of the code,
16.24.080 Lots—Size and determination.
Lot sizes shall conform with the zoning ordinance and shall be appropriate for the location of the subdivision
and for the type of development and use contemplated. In the case of irregular lots, the width shall be
measured along the front building line. In no case shall the average depth be more than two and one-half
times the width. Corner lots for residential use shall have sufficient width to permit appropriate building
setback from and orientation to both streets.
A. In areas that cannot be connected to sewer lines, minimum lot sizes shall be sufficient to permit sewage
disposal by an engineered system in accordance with Department of Environmental Quality, Jackson
County environmental quality section, and public works standards. Such lot sizes shall conform to the
requirements of the Jackson County environmental quality section.
Compliance Discussion: All lots conform with applicable provisions of the code. All lots will be
coru>ected to the public sewer line. Project complies.
16.24.060 Through lots.
Through lots shall be avoided except where essential to reduce access to primary or secondary arterial
streets or streets of equivalent traffic volume, reduce access to adjacent nonresidential activities, or to
overcome specific disadvantages of topography and orientation. A planting screen easement of at least ten
feet may be required along the line of lots abutting such adjacent street. There shall be no right of access
across such planting screen easements.
Compliance Discussion: No through lots are proposed. Access to all lots will be from Lindsey
Court. Project complies.
16.24.070 Lot side lines.
The side lines of lots shall run at right angles to the street upon which the lots face, as far as practicable, or
on curbed streets they shall be radial to the curve.
Compliance Discussion: Proposed lot side lines are approximately perpendicular to Lindsey
Court. Lot limes meeting S, Haskell Street are parallel to the southern border and Lindsey Court to
allow for the best utilization of the triangular area created by the angle of S. Haskell Street.
Project complies.
Title 17 Zoninn
Chapter 17.130 GENERAL REGULATIONS
17.60.130 Access.
Each lot shall abut a minimum frontage of forty feet upon a public street, other than an alley, with the
exception of padlots and lots fronting on a cul-de-sac, which may be permitted a reduced frontage of not
less than thirty feet, provided all driveway and off-street parking requirements of Chapter 17.64 can be met,
This section Is not intended to prohibit the creation or development of flag lots.
130
Page 4
APPLICANTS' EXHIBIT
Demonstration of Compliance with Applicable subdivision Standards
Tentative Subdivision Plan - TOO Master Plan
Applicant: Bob Fellows Construction
Compliance Discussion: All proposed lots for detached single family houses meet or exceed the
minimum of 40 feet of frontage on a public street.
************
Chapter 17.75
DESIGN AND DEVELOPMENT STANDARDS
17.75.031 General connectivity, circulation and access standards.
The purpose of this section Is to assure that the connectivity and transportation policies of the city's
Transportation System Plan are implemented. In achieving the objective of maintaining and enhancing the
city's small town environment it is the city's goal to base its development pattern on a general circulation
grid using a walkahie block system. Blocks may be comprised of publiciprivate street right-of-way, or
accessways.
A. Streets and Utilities. The public street and utility standards set forth in the City of Central Point
Department of Public Works Standard Specifications and Uniform Standard Details for Public Works
Construction shall apply to all development within the city.
B. Block Standards. The following block standards apply to all development:
1, Block perimeters snail not exceed two thousand feet measured along the public street right-of-way, or
outside edges of accessways, or other acknowledged block boundary as described in subsection
(13)(4) of this section.
2. Block lengths shall not exceed six hundred feet between through streets or pedestrian accessways,
measured along street right-of-way, or the pedestrian accessway. Block dimensions are measured
from right-of-way to right-of-way along street frontages. A bk)ck's perimeter is the sum of all sides.
3. Accessways or private/retail streets may be used to meet the block length or perimeter standards of
this section, provided they are designed in accordance with this section and are open to the public at
all times.
4. The standards for block perimeters and lengths may be modified to the minimum extent necessary
based on written findings that compliance with the standards are not reasonably practicable or
appropriate due to:
a. Topographic constraints;
b. Existing development patterns on abutting property which preclude the logical connection of streets
or accessways;
c. Major public facilities abutting the property such as railroads and freeways;
d. Traffic safety concerns;
e. Functional and operational needs to create large commercial bullding(s); or
f. Protection of significant natural resources.
Compliance Discussion: The configuration of the surrounding existing streets and alleys in the
proposed subdivision is unusual. No standard blocks are being formed. Chicory Lane is an alley
that bounds the west and a portion of the south side of the subject property. Eastern portion of the
southern boundary abuts property outside of the city limits. The proposed streets in the
subdivision, Lindsey Court and Haskell Street are both extensions of existing streets and as such
their locations are set. The southern side of Lindsey Court is not part of a standard block as there
are no parallel roads to the south at this time, so no perimeter can be measured. The perimeter of
the northern block created by Chicory Lane, Lindsey Court, Haskell Street, and Mac Court is
approximately 1,350 feet long. The block length from Chicory Lane to Haskell Street is 540 feet.
Project complies.
Page 5
131
e
APPLICANTS' EXHIBIT
Demonstration of Cornpilance with Applicable Subdivision Standards
Tentative Subdivision Plan - TOD Master Plan
Applicant: Bob f=ellows Construction
C. Driveway and Property Access Standards. Vehicular access to properties shall be located and
constructed in accordance with the standards set forth in the City of Central Point Department of Public
Works Standard Specifications and Uniform Standard Details for Public Works Construction, Section
320.10.30, Driveway and Property Access.
Compliance Discussion: Driveways are proposed to meet Central Point standards. Project
complies.
D. Pedestrian Circulation. Attractive access routes for pedestrian travel shall be provided through the public
sidewalk system, and where necessary supplemented through the use of pedestrian accessways as
required to accomplish the following:
1. Reducing distances between destinations or activity areas such as public sidewalks and building
entrances;
Compliance Discussion: Sidewalks are proposed to be installed on both sides of Lindsey Court
and S. Haskell Street. Project complies.
17.75.039 Off-street parking design and development standards.
All off-street vehicular parking spaces shad be improved to the following standards:
E. Improvement of Parking Spaces.
8. Except as provided in subsection (EX3) of this section, all uses, including one- and two-family
dwellings on arterial and collector streets, shall provide adequate vehicle turnaround and
maneuvering area through the use of aisle extensions and/or turnaround spaces as illustrated in
Figure 17.75.04 and 17.75.05. Functionally equivalent turnaround and maneuvering designs may be
permitted by the approving authority through the site plan and architectural review process.
Compliance Discussion: No driveways are proposed to take access from arterial or collector
streets. Project complies.
132
Page 6
.-
Public Works Department P..
CENTRAL
POINT
PUBLIC WORKS STAFF REPORT
July 26, 2018
AGENDA ITEM: Chicory Village (Pile No MP -18001 and SU348003)
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 PHT, 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 railroad track to the east of
_r, 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:
1. 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 3rd Street • Centra/ Point, OR 97502 •541.664.3321 Fax 541.664.6384
ATTACHMENT "D"
133
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 Tillage 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 pian 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 prelirninary 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:
1. 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 FY 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 Pian. 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.
134
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 Specifications. Applicant shall comply with the public works standards and
specifications for construction within the right of way.
135
X01 stwo f
July 24, 2018
ROGUE VALLEY SEWER SERVICES
Location: 138 West Vilas Road, Central Point, OR- Mailing Address: P_O. Box 3130, Central Point, OR 7502-0005
Tel, (541) 664-6300, Fax (541) 664-7171 www.RVSS.us
City of Central Point Planning Department
155 South Second Street
Central Point, Oregon 97502
Re; SUB 18003 & MP 18001, Chicory Village, Tax Lots 8300 & 8400, Map 37 2W 111C
The development is with the RVSS service area. There are existing 8 inch mains located along
Chicory Lane to the west and at the dead end of IF laskell Street. The two existing homes on the
subject property are currently served 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 line per RVSS
standards. Sewer service for the proposed development will require a main line extension from one
or a combination of the 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 within the Phase 2 stormwater quality area and will require a stormwater management
plan in accordance with the Regional Stormwater Quality Design Manual.
The proposed development will disturb more than one acre and will require an erosion and sediment
control permit (NPDES 1200 -CN).
Rogue Valley Sewer Services requests that approval of this project be subject to the following
conditions:
Prior to the start of construction:
1. ,'Applicant must provide construction plans prepared per. RVSS standards for approval.
2. Applicant must prepare a stormwater management plan in accordance with the Regional
Stormwater Quality Design Manual,
3. Applicant must record 'a Declaration of Covenants for all new stormwater management
features.
During Construction:
1. Sewer and stormwater 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 arc
installed and will be operational when stormwater runoff enters them.
K:\DATA\AGENCIES\CEN'FPT\PLANNG\SUBDiVISION\2018\SUB 18003—CHICORY VILLAGE.DOC
ATTACHMENT "E"'
136
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 stormwater quality facilities, including vegetation when applicable,
inspected and approved by RVSS.
At the conclusion of construction, RVSS will issue final acceptance in writing indicating that all
sanitary sewer and stormwater requirements have been met.
Feel free to tali me with any questions.
Nicholas R. Bakke, PE
District Engineer
K:\DATA\AGENCIES\CENTPT\PLANNG\SUBDIVISION\2018\SUB 18003 CHICORY VILLAGE.DOC
137
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PLANNING COMMISSION RESOLUTION NO. 861
A RESOLUTION OF THE PLANNING COMMISSION APPROVING A TENTATIVE PLAN
FOR A 22 LOT SUBDIVISION TO BE KNOWN AS CHICORY VILLAGE.
(File Na: SUB -18003)
WHEREAS, the applicant has submitted a tentative plan application to create a 22 lot subdivision
consisting of residential property identified on the .Jackson County Assessor's map as 37S 2W 11 C, Tax
Lots 8300 and 8400, Central Point, Oregon; and
WHEREAS, the project site is located in the LMR, Low Mix Residential zoning district in the Transit
Oriented Development (TOD) Corridor; and
WHEREAS, the application has been found to be consistent with the applicable approval criteria set forth
in Title 16, Subdivisions and Title 17, Zoning, and per conditions noted in the Staff Report dated
September 4, 2018; and
WHEREAS, on September 4, 2018, at a duty noticed public hearing, the City of Central Point Planning
Commission considered the Applicant's request for Tentative Plan approval for Chicory Village.
NOW, THEREFORE, BE IT RESOLVED that the City of Central Point Planning Commission by
Resolution No. 861 does hereby approve the Tentative Pian application for Chicory Village,
based on the findings and conditions of approval as set forth in Exhibit "A," the Planning
Department Staff Report dated December 4, 2018, including attachments incorporated by
reference.
PASSED by the Planning Commission and signed by me in authentication of its passage this 4`s day of
December, 2018.
Planning Commission Chair
ATTEST;
City Representative
Planning Commission Resolution No. 860 (12/04/2018)
140
ATTACHMENT "G"