HomeMy WebLinkAboutJune 6, 2023 PC Agenda Packet
PLANNING COMMISSION
June 6, 2023 – 6:00:PM
Email planning@centralpointoregon.gov
to request a Zoom link for virtual participation
I. MEETING CALLED TO ORDER
II. PLEDGE OF ALLEGIANCE
III. ROLL CALL
IV. CORRESPONDENCE
V. MINUTES
Review and approval of Planning Commission meeting minutes.
1. Planning Commission - Regular Meeting - May 9, 2023 6:00 PM
VI. BUSINESS
A. Central Point Station, Phase 2 - Comp Plan Map Amendment(Presented by
Gindlesperger)
B. Central Point Station, Phase 2 - Zone Map Amendment(Presented by
Gindlesperger)
C. Central Point Station, Phase 2 - Master Plan Amendment(Presented by
Gindlesperger)
D. Central Point Station, Phase 2 - Site Plan and Architectural Review(Presented
by Gindlesperger)
VII. DISCUSSION
VIII. MISCELLANEOUS
IX. ADJOURNMENT
Individuals needing special accommodations such as sign language, foreign language interpreters or equipment for the hearing impaired
must request such services at least 72 hours prior to the Planning Commission meeting. To make your request, please contact the City
Recorder at 541-423-1015 (voice), or by e-mail at: Rachel.neuenschwander@centralpointoregon.gov.
Si necesita traductor en español o servicios de discapacidades (ADA) para asistir a una junta publica de la ciudad por favor llame con
72 horas de anticipación al 541-664-3321 ext. 201.
CITY OF CENTRAL POINT
PLANNING COMMISSION MEETING MINUTES
May 9, 2023
I. MEETING CALLED TO ORDER AT 6:03 P.M.
II. PLEDGE OF ALLEGIANCE
III. ROLL CALL
Commissioners Tom Van Voorhees (Chair), Pat Smith, Jim Mock, Kay Harrison, Robin Stroh,
Alicia Van Riggs and Don Dixon were present.
Also in attendance were Planning Director Stephanie Holtey, and Planning Secretary Karin
Skelton.
IV. CORRESPONDENCE
Revised Staff Report
Revised Attachment A
Revised Attachment B
Revised Resolution 904
V. MINUTES
Kay Harrison made a motion to approve the April 4, 2023 minutes as presented. Pat Smith
seconded the motion. The Commissioners all said “aye.” Motion passed.
VI. PUBLIC APPEARANCES
None.
VII. BUSINESS
A. Public Hearing regarding Major Zoning Text Amendments: Parking Reforms
Chair Tom Van Voorhees read the rules for a legislative hearing. The Commissioners had no
conflict of interest to declare.
Planning Director Stephanie Holtey explained the City is required to select and implement
parking reforms by June 30, 2023 to comply with recent amendments to Oregon
Administrative Rules (OAR) 660-012, Transportation Planning. These are also referred to as
Climate Friendly & Equitable Communities (CFEC) rules.
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She stated the CAC considered the proposed amendments at their April 18, 2023 meeting
and unanimously recommended approval.
Ms. Holtey reviewed the individual changes which included amendments to sections
17.05.100 Purpose and Applicability of Review Procedures
17.08 Definitions
17.12 Zoning Districts
17.24.050 Residential Two-Family (R-2) Development Standards
17.60.030 Accessory Structures and Buildings
17.64 Off-Street Parking and Loading
17.65 TOD overlay
17.66 Application Process for the TOD Overlay
17.67 Design Standards – TOD Overlay
17.68.130 Planned Unit Development Residential Use Standards
17.72 Site Plan and Architectural Review
17.75 Design and Development Standards
She added there will be future amendments to include any necessary corrections or updates.
Ms. Holtey reviewed the approval criteria. Alicia Van Riggs made a motion to approve
Resolution No. 904, a Resolution Recommending the City Council approve major text
amendments to various sections of Title17, Zoning; Eliminating parking mandates and
reforming parking in accordance with OAR 660-012; implementing the 2018 Land Use
Element by changing the Transit Oriented Development District and Corridor to an Overlay
and deleting CPMC 17.37, Commercial Medical (C-2(M) District; Reducing the maximum
height and minimum alley setback for accessory structures; Clarifying Site Plan and
Architectural Review submittal requirements and approval criteria; and making minor
corrections throughout. Kay Harrison seconded the motion.
The commissioners expressed appreciation for the detail and scope of the proposed
amendments. They clarified that current applications would be bound by the rules that were
in effect at the time of acceptance. They found the amendments to comply with the approval
criteria set forth in CPMC 17.10, including the Statewide Planning Goals, Comprehensive
Plan and Transportation Planning Rule.
ROLL CALL: Kay Harrison, yes; Jim Mock, yes; Pat Smith, yes; Robin Stroh, yes; Don Dixon,
yes; Alicia Van Riggs, yes. Motion passed.
VIII. DISCUSSION
None.
IX. ADMINISTRATIVE REVIEWS
None.
X. MISCELLANEOUS
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Planning Update
Ms. Holtey informed the Planning Commissioners there would be 5 items on the
June Agenda all associated with a project in Twin Creeks, as well as a modification
request to a prior decision rendered by the Planning Commission for Central Point
Station.
X. ADJOURNMENT
Pat Smith Made a motion to adjourn. Kay Harrison seconded the motion. The
Commissioners all said “aye”. The meeting was adjourned at 7:25 p.m.
Tom Van Voorhees, Planning Commission Chair
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Staff Report
Central Point Station, Phase 2 - Comp Plan Map Amendment
1690
June 6, 2023
Item Summary
Consideration of a Comprehensive Plan Map Amendment application from Employment
Commercial (EC) to High Density Residential/Commercial for 1.62 acres in the Twin Creeks
Transit Oriented Development (TOD) District. The subject property is located at the intersection
of Twin Creeks Crossing and Boulder Ridge Street and is identified on the Jackson County
Assessor’s map as 37S 2W 03CA, Tax Lot 1500.
Applicant: Smith Crossing, LLC; Agent: Scott Sinner Consulting, Inc.
Associated Files: ZC-23002, MP-23001, SPAR-23001
Staff Source
Justin Gindlesperger, Community Planner II
Background
Smith Crossing, LLC (“Applicant”) has requested a Minor Comprehensive Plan Map
Amendment from Employment Commercial to High Density Residential in the Twin Creeks TOD
District. It is the Applicant’s intent to develop the property with a mixed-use development that
includes 45 multifamily residential units including limited ground floor commercial uses along the
Twin Creeks Crossing frontage and multifamily residential interior to the site. The proposed use
is not consistent with the current zoning, which only permits residential units above ground floor
commercial. The proposed Comprehensive Plan Map Amendment could permit mixed-use
opportunities on the site, including vertical (mixed use in the same building) and horizontal
(mixed use in adjacent buildings).
Discussion:
The City of Central Point uses a two (2) map system with the Comprehensive Plan Map and the
Land Use Map. The Comprehensive Plan Map provides a broad view of development within the
City; whereas, the Land Use Map, commonly referred to as the Zoning Map, represents the
spatial distribution of all land uses and provides parcel specific information for development.
Since the Comprehensive Plan Map and the Zoning Map to maintain consistency at all times,
the application for comprehensive map amendment is accompanied by, and being processed
concurrently with, an application for a Zone Map Amendment (see File No. ZC-23002) that
proposes to change the zoning map to High Mix Residential (HMR) that is consistent with the
proposed comprehensive plan map change to high density residential.
Comprehensive Plan Compliance
The current Employment Commercial designation permits a broad range of commercial uses
along with multifamily uses only when located above the ground floor commercial as part of
vertical mixed uses. The proposed amendment maintains mixed-use opportunities on this site,
including vertical (mixed use in the same building) and horizontal (mixed use in separate
buildings on a site). Development of the site must maintain consistency with the Twin Creeks
Master Plan for this area, and leasable commercial space in the mixed-use development will
continue to provide opportunities for small businesses, retail and professional office uses.
Neighborhood Compatibility
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The subject property is currently undeveloped and adjacent to developed properties on the
south and west within the High Density Residential/HMR and Medium Density/ Medium Mix
Residential (MMR) zones. The proposed Comprehensive Plan Map Amendment extends the
High Density Residential/HMR designation and will continue to provide mixed use opportunities
along Twin Creeks Crossing, in accordance with the Twin Creeks Master Plan.
Traffic Impacts
Transportation facilities in the area of the subject property were considered during the approval
of the Twin Creeks Master Plan, which included analysis of transportation needs, traffic
circulation and transit services. A Trip Generation Analysis, prepared by Southern Oregon
Transportation Engineering dated April 17, 2023, evaluated the proposed zone change from EC
to HMR and concluded the proposed map amendment will not generate additional impacts on
transportation facilities.
Issues
None.
Findings of Fact & Conclusions of Law
The Central Point Station, Phase 2, Comprehensive Plan Map Amendment has been
evaluated against the applicable criteria set forth in CPMC 17.96 and found to comply as
evidenced in the Applicant’s Restated Findings of Fact (Attachments “C”), the Planning
Department Supplemental Findings (Attachment “D”) and the Staff Report dated June 6,
2023.
Conditions of Approval
None.
Attachments
Attachment “A” - Project Location Map
Attachment “B” - Master Site Plan
Attachment “C” - Applicant’s Restated Findings and Exhibits, dated 05/25/2023
Attachment “D” - Planning Department Supplemental Findings
Attachment “E” - Trip Generation Assessment, dated 04/17/2023
Attachment “F” - Resolution No. 905
Action
Conduct the public hearing and consider the Comprehensive Plan Map Amendment application.
The Planning Commission may 1) approve; 2) approve with revisions; or 3) deny the
application.
If the Planning Commission finds there is insufficient evidence to take one of these actions at
the June meeting, the Planning Commission may continue the public hearing to a date and time
specific as necessary to allow the applicant to respond to any issues or questions and update
their findings.
Recommendation
Approve the Comprehensive Plan Map Amendment application, the Applicant’s Findings, as
corrected, in Attachment “C” and the Planning Department Supplemental Findings in
Attachment “D.”
ATTACHMENTS:
1. CPA-23002_Attachments
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ATTACHMENT “A”
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BEFORE THE CITY COUNCIL OF THE CITY OF CENTRAL POINT OREGON:
IN THE MATTER OF AN APPLICATION FOR A
MINOR CONPREHENSIVE PLAN MAP AMENDMENT
T37-R2W-03CA TL 1500
SMITH CROSSING LLC APPLICANT
SCOTT SINNER CONSULTING, INC. AGENT
I. BACKGROUND INFORMATION
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) FINDINGS OF FACT
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TABLE 17.05.1
LAND DEVELOPMENT PROCEDURAL APPLICABLE APPROVING 120-DAY
PERMIT TYPE REGULATIONS AUTHORITY RULE
Comprehensive Plan &
UGB Amendments
Major
Minor No
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Approval Criteria:
A.
C.
Findings of Fact:
A.
The Statewide Planning Goals are identified below, Not all goals are applicable to this
request for a minor comprehensive plan map amendment.
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Goal 12 Transportation
Goal 12 requires cities, counties and the state to create a transportation system
plan that takes into account all relevant modes of transportation: mass transit,
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The approving authority can conclude this request for a Minor Comprehensive Plan Map
Amendment is consistent will the approval criteria as provided In the Central Point
Municipal Code and the Comprehensive Plan.
On behalf of the applicant, I request the approval of this Minor Comprehensive Plan Map
Amendment.
Scott Sinner
Scott Sinner Consulting, Inc.
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Planning Department Findings Page 1 of 20
PLANNING DEPARTMENT SUPPLEMENTAL
FINDINGS OF FACT AND CONCLUSIONS OF LAW
File No.: CPA-23002
Before the City of Central Point Planning Commission
Consideration of a Comprehensive Plan Map Change on 1.62 acres for
a property identified on the Jackson County Assessor’s map
as 37S 2W 03CA, Tax Lot 1500.
Applicant: ) Findings of Fact
Smith Crossing LLC ) and
353 Dalton Street ) Conclusion of Law
Medford OR 97501 )
PART 1
INTRODUCTION
The proposed comprehensive plan map amendment requests to classify the above property, located within
the City of Central Point, from Employment Commercial to High Density Residential on the General
Land Use Plan (GLUP) Map.
In accordance with CPMC 17.96.300 and 17.05.100, the proposed Minor Comprehensive Plan map
Amendment is a quasi-judicial map amendment, which is processed using Type III application procedures
set forth in Section 17.05.400.
Approval criteria for this Application include CPMC 17.96, which includes compliance with the
statewide planning goals, comprehensive plan and Transportation Planning Rule. The amendment’s
compliance with applicable criteria are presented in Part 2 and summarized in Part 3.
PROJECT BACKGROUND
The applicant proposes a 45-unit multifamily development with limited ground floor commercial uses
along the Twin Creeks Crossing frontage. The 1.62 acre project site is zoned Employment Commercial
(EC) and is identified in the Twin Creeks Master Plan as a site to provide 1-2 stories of retail, professional
office uses. The proposed use is not consistent with the current zoning district, which only allows
residential units above ground floor commercial. The current application proposes to modify the
Comprehensive Plan Map from Employment Commercial (EC) to High Density Residential/HMR, which
could permit mixed use opportunities on the site, including vertical (mixed use in same building) and
horizontal (mixed use in adjacent buildings).
The City of Central Point uses a two (2) map system with the Comprehensive Plan Map and the Land Use
Map. The Comprehensive Plan Map provides a broad view of development within the City; whereas, the
Land Use Map, commonly referred to as the Zoning Map, represents the spatial distribution of all land
uses and provides parcel specific information for development. The Land Use Element of the City’s
Comprehensive Plan requires the Comprehensive Plan Map and the Zoning Map to maintain consistency
at all times. Therefore, the application for comprehensive map amendment is accompanied by, and being
processed concurrently with, an application for a Zone Map Amendment (see File No. ZC-23002) that
proposes to change the zoning map to High Mix Residential that is consistent with the proposed
comprehensive plan map change to high density residential.
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Planning Department Findings Page 2 of 20
PART 2 - ZONING CODE COMPLIANCE
17.96.200 Initiation of amendments.
A proposed amendment to the comprehensive plan or urban growth boundary may be initiated by either:
A. A resolution by the planning commission to the city council;
B. A resolution of intent by the city council; or for zoning map amendments;
C. An application by one or more property owners, or their agents, of property affected by the proposed
amendment.
Finding CPMC 17.96.200: The Planning Division received an application by the listed applicant and
designated agent for the zone change request. The application was accepted as complete on April 18,
2023, indicating the application complied with the required submittals of this Chapter.
Conclusion 17.96.200: Consistent.
17.96.300 Major and minor amendments.
Proposed amendments to the comprehensive plan, including urban growth boundary amendments, are
categorized as either major or minor amendments as defined in Section 17.10.300. Proposals for major
revisions shall be processed as a Type IV procedure per Section 17.05.500. Proposals for minor changes
shall be processed as a Type III procedure per Section 17.05.400.
Finding CPMC 17.96.300: The proposed amendment is the application of adopted policy to a
particular property and is not the adoption of new policy. The requested change is a Minor
Amendment, as defined in Section 17.10.300, and has been processed in accordance with Type III
procedures in CPMC 17.05.400.
Conclusion CPMC 17.96.300: Consistent.
17.96.400 Submittal and timing of proposals.
Applications for an amendment to the comprehensive plan, or urban growth boundary, may be submitted
at any time. Once accepted proposals shall be scheduled by the city council by resolution of intent. The
applications and review thereof shall conform to the provisions of Chapter 17.05 and all applicable laws
of the state.
Finding CPMC 17.96.400: The application was accepted as complete on April 18, 2023. As
evidenced by the land use notifications, including notice to DLCD on May 2, 2023, notice to
surrounding property owners and advertisement on the City’s website
(www.centralpointoregon.gov/projects), the City has duly noticed and processed the application in
accordance with Chapter 17.05.
Conclusion CPMC 17.96.400: Consistent.
CPMC 17.96.500 Approval criteria.
A recommendation or a decision to approve or to deny an application for an amendment to the
comprehensive plan or urban growth boundary shall be based on written findings and conclusions that
address the following criteria:
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Planning Department Findings Page 3 of 20
A. Approval of the request is consistent with the applicable statewide planning goals (major amendments
only);
Finding CPMC 17.10.400 (A): The proposed amendments have been reviewed against the Statewide
Planning Goals and found to comply as follows:
Goal 1- Citizen Involvement. This goal requires that all citizens be given the opportunity to be
involved in all phases of the planning process. As evidenced by the land use notifications,
including notice to DLCD on May 2, 2023, notice to surrounding property owners and
advertisement on the City’s website (www.centralpointoregon.gov/projects), the City has duly
noticed the application as necessary to allow the opportunity for citizen participation in the
public hearings scheduled with the Planning Commission (6-6-2023) and City Council (6-22-
2023) for the proposed map changes consistent with Goal 1.
Goal 2 – Land Use Planning. Goal 2 addresses the land use planning procedures in Oregon,
including the need to adopt comprehensive plans and implementing ordinances based on factual
information. The proposed change is based on factual information from the municipal code and
existing policy in the comprehensive plan.
Goal 3 – Agricultural Lands. Goal 3 addresses agricultural land within rural areas. The
proposed map amendment does not affect agricultural lands or agricultural buffers that would be
required adjacent to agricultural lands outside the urban growth boundary. On this basis, Goal
3 does not apply to the proposed amendment.
Goal 4 – Forest Lands. Goal 4 addresses forest lands within rural areas. The proposed
amendment does not affect forest lands or lands adjacent to forest lands; therefore, Goal 4 does
not apply.
Goal 5 – Open Spaces, Scenic and Historic Areas, and Natural Resources. Goal 5 establishes a
process for each natural and cultural resource to be inventoried and evaluated. If deemed to be
significant, local governments may preserve, allow uses that conflict with the resource, or allow a
combination of the two. In Central Point, floodplains and historic structures have been
inventoried, and ordinances have been adopted to minimize impacts to each. The subject property
of the proposed map amendment is within the Special Flood Hazard Area of Griffin Creek.
Proposed development on the property will be subject to applicable policies, actions and
standards in the Central Point Municipal Code to minimize flood losses and protect the property
and surrounding properties from the dangers of flooding.
Goal 6 – Air, Water and Land Resources Quality. Goal 6 requires local comprehensive plans
and implementing ordinances to comply with state and federal regulations on air, water and land
quality resource requirements. The proposed amendment is not expected to have impacts on
compliance with these standards and requirements.
Goal 7 – Areas Subject to Natural Hazards. Goal 7 requires appropriate safeguards when
planning for development in floodplains or other areas subject to natural hazards. The subject
property of the proposed map amendment is within the Special Flood Hazard Area of Griffin
Creek. Proposed development on the property will be subject to applicable policies, actions and
standards in the Central Point Municipal Code to minimize flood losses and protect the property
and surrounding properties from the dangers of flooding.
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Planning Department Findings Page 4 of 20
Goal 8 – Recreational Needs. This goal requires communities to inventory existing parks and
recreational facilities, and to project the needed facilities to serve all populations within the
community. The development of the subject property is addressed in the Twin Creeks Master
Plan, which includes an interconnected network of active and passive parks and recreation areas.
As such, the needs for parks and recreational facilities are addressed throughout the master plan
area. Since the proposed amendment maintains the mix of allowed residential and commercial
uses while providing flexibility for horizontal configuration, future permitted uses are generally
the same and therefore not expected to generate additional need for parks and recreation
services.
Goal 9 – Economy of the State. Goal 9 addresses diversification and improvement of the
economy and specifically addresses commercial and industrial land. The proposed changes
affect the comprehensive plan map designation and zoning designation of the subject property.
The EC zone currently permits a broad range of commercial uses along with multifamily uses
only when located above the ground floor commercial as part of vertical mixed uses.
The proposed modification would allow mixed use opportunities on this site, including vertical
(mixed use in the same building) and horizontal (mixed use in separate buildings on a site).
Provided commercial uses in the horizontal mixed use are consistent with Exhibit 37 (Civic and
Commercial Plan) of the Twin Creeks Master Plan, the proposed amendments are consistent with
Goal 9. Since Master Plan compliance is required for Site Plan and Architectural Review,
approval, it can be concluded that the proposed Comprehensive Plan Map Amendment is
consistent with Goal 9.
Goal 10 – Housing. Goal 10 requires local communities to plan for and accommodate housing
needs in the City. The proposed map amendments would allow mixed use opportunities on this
site, including vertical (mixed use in the same building) and horizontal (mixed use in separate
buildings on a site) and continuing to provide multifamily uses on the subject property. As such,
the proposed amendments continue to allow housing, which is consistent with the City’s need to
produce additional housing and with Goal 10.
Goal 11 – Public Facilities and Services. Goal 11 calls for efficient planning of public services
such as sewer, water, law enforcement and fire protection to assure that public services are
planned in accordance with a community’s needs and capacities rather than to be forced to
respond to development as it occurs. Public facilities and services are planned in accordance
with the Comprehensive Plan Public Facilities Element and updated master plans for water,
stormwater, etc. These facilities and services have been established to accommodate full build-
out of the Twin Creeks Master Plan area for the benefit of the project site and other properties
therein. The proposed amendment will not affect the provision of services or generate additional
need for services since the proposed zoning will continue to allow a mix of commercial and
residential uses.
Goal 12 – Transportation. Goal 12 aims to provide a safe, convenient and economic
transportation system. The development of the subject property was considered during the
approval of the Twin Creeks Master Plan, which includes analysis of transportation needs, traffic
circulation and transit services. A Trip Generation Analysis, prepared by Southern Oregon
Transportation Engineering dated April 17, 2023, concludes the proposed amendment is
consistent with the original Traffic Impact Analysis for the Master Plan area and will not
generate additional impacts on transportation facilities.
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Planning Department Findings Page 5 of 20
Goal 13 – Energy. Goal 13 has to do with conserving all forms of energy. The subject property is
within the Twin Creeks Master Plan area and located along a high capacity transportation
corridor. As such, the proposed amendment and subsequent development of the subject property
are not expected to increase energy utilization.
Goal 14 – Urbanization. Goal 14 has to do with managing the City’s growth in conjunction with
project need based on population and land use. The proposed map amendment is within the area
considered for development within the Twin Creeks Master Plan, which considered development
of the subject property to urban development standards and previously considered within the
City’s land needs. As such, the proposed amendment will not affect population growth or land
need.
Goals 15- Applies to the Willamette Valley and does not apply to the City of Central Point.
Goals 16-19 - Applies to coastal areas and does not affect the City of Central Point.
Conclusion CPMC 17.96.500(A): Based on the nature of the proposed amendment and the findings
above, the proposed change to Central Point Zone Map is consistent with all applicable Statewide
Planning Goals.
B. Approval of the request is consistent with the Central Point comprehensive plan (major and minor
amendments);
Finding CPMC 17.96.500 (B): A review of the Central Point Comprehensive Plan identified the
following relevant policies:
Urbanization Element:
Policy 5: Promote efficient and economical patterns of mixed land uses and development
densities that locate a variety of different life activities ,such as employment, housing,
shopping and recreation in convenient proximity; and that are, or can be made, accessible by
multiple modes of transportation —including walking, bicycling, and transit in addition to
motor vehicles —within and between neighborhoods and districts.
Finding Urbanization Policy 5: The proposed modification would allow mixed use opportunities
on this site, including vertical (mixed use in the same building) and horizontal (mixed use in
separate buildings on a site). The site is within the area developed under the Twin Creek
Master Plan that includes multiple modes of transportation within and between the
neighborhoods.
Conclusion Urbanization Policy 5: Consistent
Economic Element:
Goal 6: To maintain at all times an adequate supply of suitable short-term (five-year)
employment lands.
Finding Economic Goal 6: The proposed changes affect the comprehensive plan map
designation and zoning designation of the subject property. The EC designation on the
comprehensive plan map and zone map currently permits a broad range of commercial uses
along with multifamily uses only when located above the ground floor commercial as part of
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Planning Department Findings Page 6 of 20
vertical mixed uses. The proposed modification allows mixed use opportunities on this site,
including vertical (mixed use in the same building) and horizontal (mixed use in separate
buildings on a site). Provided commercial uses in the horizontal mixed use are consistent with
Exhibit 37 (Civic and Commercial Plan) of the Twin Creeks Master Plan, the proposed
amendments are consistent with the economic element.
Conclusion Economic Goal 6: Consistent.
Policy 4: Small Businesses: The City shall pursue and encourage development of leasable
employment buildings (i.e. flex space) to create opportunities to expand, retain and attract
small businesses to Central Point’s employment districts.
Finding Policy 4: Small Businesses: The proposed modification would allow mixed use
opportunities on this site, including vertical (mixed use in the same building) and horizontal
(mixed use in separate buildings on a site). Provided commercial uses in the horizontal mixed use
are consistent with Exhibit 37 (Civic and Commercial Plan) of the Twin Creeks Master Plan, the
leasable commercial space fronting Twin Creeks Crossing will continue to provide opportunities
for small businesses.
Conclusion Policy 4: Small Businesses: Consistent.
Policy 8: Adequate Short-Term Supply. The City shall assure that, through its Capital
Improvement Program, public facilities and transportation facilities are available and
adequate in capacity to maintain a supply of competitive short-term buildable lands sufficient
to meet employment needs within a five-year period, particularly for the retail, specialty
foods, professional, health care, and trucking sectors.
Finding Policy 8: Adequate Short-Term Supply: The competitive short-term supply of land means
those lands are ready for development with serviceable facilities, or public facilities, utilities
and transportation facilities, that have adequate capacity for planned development. The
proposed amendment is within the planning area for the Twin Creeks Master Plan that
provides adequate and serviceable facilities to the site.
The proposed modification would allow mixed use opportunities on this site, including
vertical (mixed use in the same building) and horizontal (mixed use in separate buildings on
a site). Provided commercial uses in the horizontal mixed use are consistent with Exhibit 37
(Civic and Commercial Plan) of the Twin Creeks Master Plan, the leasable commercial
space fronting Twin Creeks Crossing will continue to provide opportunities for retail and
professional uses.
Conclusion Policy 8: Adequate Short-Term Supply: Consistent.
Policy 9: Prepare for Long-Term Needs: The City shall maintain a supply of competitive short-
term employment lands in the medium and large site categories equivalent to the twenty-year
demand for those categories. The supply of short-term employment land shall be reviewed
and updated every four years consistent with the Portland State University Population
Research Center Coordinated Population Forecasting schedule. When it is determined that
the supply of land as measured in terms of number of sites and/or acreage in the medium and
large site categories is inadequate to serve the twenty-year needs then the City shall amend
its UGB to include additional short-term (5-year) employment lands.
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Planning Department Findings Page 7 of 20
Finding Policy 9: Prepare for Long-Term Needs: The Land Use Element defines the EC
classification as lands “…designed to accommodate a wide variety of retail, service, and
office uses in an environment that is pedestrian oriented…” Site requirements for uses in EC
zones are typically smaller (0.5-5 acres) that accommodate smaller building sizes (200-
15,000 square feet). The project site is approximately 1.62 acres and is outside the demand
projections for medium and large site needs assessments.
Conclusion Policy 9: Prepare for Long-Term Needs: Not applicable.
Land Use Element:
Commercial Policy 1: Maintain the zoning of all commercial areas of Central point as necessary
to comply with the Economic Element.
Finding Commercial Policy 1: As demonstrated in the findings for Goal 6 of the Economic
Element, the proposed modification allows mixed use opportunities on this site, including
vertical (mixed use in the same building) and horizontal (mixed use in separate buildings on
a site). Provided commercial uses in the horizontal mixed use are consistent with Exhibit 37
(Civic and Commercial Plan) of the Twin Creeks Master Plan, the proposed amendments are
consistent with the economic element.
Conclusion Commercial Policy 1: Consistent.
Conclusion CPMC 17.96.500(B):Based on the evaluation of applicable Comprehensive Plan
policies, the proposed comprehensive plan map amendment is consistent with the Central Point
Comprehensive Plan
C. For urban growth boundary amendments findings demonstrate that adequate public services and
transportation networks to serve the property are either available, or identified for construction in the
city’s public facilities master plans (major and minor amendments); and
Finding CPMC 17.96.500 (C): The proposed amendment to the City’s comprehensive plan map does
not include an amendment to the urban growth boundary.
Conclusion CPMC 17.96.500(C): Not applicable.
D. The amendment complies with OAR 660-012-0060 of the Transportation Planning Rule.
OAR 660-012-0060 – Transportation Planning Rule
The State Transportation Planning Rule (TPR) in OAR 660-012-0060 requires changes to land use plans
and land use regulations (i.e. Comprehensive Plan Map Amendments and Zoning Map Amendments) to
be consistent with the function and capacity of existing and planned transportation facilities. Oregon
Administrative Rule (OAR) 660-012-0060 subsection (1) states the following:
(1) If an amendment to a functional plan, an acknowledged comprehensive plan, or a land use
regulation (including a zoning map) would significantly affect an existing or planned
transportation facility, then the local government must put in place measures as provided in
section (2) of this rule, unless the amendment is allowed under section (3), (9) or (10) of this rule.
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Planning Department Findings Page 8 of 20
A plan or land use regulation amendment significantly affects a transportation facility if it would:
(a) Change the functional classification of an existing or planned transportation facility
(exclusive of corrections of map errors in an adopted plan);
(b) Change standards implementing a functional classification system; or
(c) Result in any of the effects listed in paragraphs (A) through (C) of this subsection based
on projected conditions measured at the end of the planning period identified in the
adopted TSP. As part of evaluating projected conditions, the amount of traffic projected
to be generated within the areas of the amendment may be reduced if the amendment
includes an enforceable, ongoing requirement that would demonstrably limit traffic
generation, including, but not limited to, transportation demand management. This
reduction may diminish or completely eliminate the significant effect of the amendment.
(A) Types or levels of travel or access that are inconsistent with the functional
classification of an existing or planned transportation facility;
(B) Degrade the performance of an existing or planned transportation facility such
that it would not meet the performance standards identified in the TSP or
comprehensive plan; or,
(C) Degrade the performance of an existing or planned transportation facility that is
otherwise projected to not meet the performance standards identified in the TSP
or comprehensive plan.
Finding OAR 660-012-0060(1): A Trip Generation Analysis was prepared for the proposed zone
change by Southern Oregon Transportation Engineering, LLC on April 17, 2023. The Study
evaluates the proposed zone change on the 1.62-acre project site (37S 2W 03CA Tax Lot 1500) from
EC to HMR. Per the Trip Generation Analysis, the trip generation of the proposed amendment was
evaluated based on 45 multi-family dwelling units and 2,514 square feet of commercial gross floor
area. The analysis reported a total of 700 daily trips and 57 PM Peak trips, which is a decrease in
total daily trips and PM Peak trips on the surrounding streets. Per the Trip Generation Analysis, the
traffic generated by the proposed development will not alter the functional classification for any
existing or planned infrastructure.
Conclusion OAR 660-012-0060(1): Consistent.
(2) If a local government determines that there would be a significant effect, then the local
government must ensure that allowed land uses are consistent with the identified function,
capacity, and performance standards of the facility measured at the end of the planning period
identified in the adopted TSP through one or a combination of the remedies listed in (a)
through (e) below, unless the amendment meets the balancing test in subsection (2)(e) of this
section or qualifies for partial mitigation in section (11) of this rule. A local government using
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Planning Department Findings Page 9 of 20
subsection (2)(e), section (3), section (10) or section (11) to approve an amendment recognizes
that additional motor vehicle traffic congestion may result and that other facility providers
would not be expected to provide additional capacity for motor vehicles in response to this
congestion.
(a) Adopting measures that demonstrate allowed land uses are consistent with the planned,
function, capacity, and performance standards of the facility.
(b) Amending the TSP or comprehensive plan to provide transportation facilities,
improvements or services adequate to support the proposed land uses consistent with the
requirements of this division; such amendments shall include a funding plan or
mechanism consistent with section (4) or include an amendment to the transportation
finance plan so that the facility, improvement, or service will be provided by the end of
the planning period.
(c) Amending the TSP to modify the planned function, capacity or performance standards of
the transportation facility.
(d) Providing other measures as a condition of development or through a development
agreement or similar funding method, including but not limited to transportation system
management measures or minor transportation improvements. Local governments shall,
as part of the amendment, specify when measures or improvements provided pursuant to
this subsection will be provided.
(e) Providing improvements that would benefit modes other than the significantly affected
mode, improvements to facilities other than the significantly affected facility, or
improvements at other locations if:
(A) The provider of the significantly affected facility provides a written statement
that the system-wide benefits are sufficient to balance the significant effect, even
though the improvements would not result in consistency for all standards;
(B) The providers of facilities being improved at other locations provide written
statements of approval; and,
(C) The local jurisdictions where facilities are being improved provide written
statements of approval.
Finding OAR 660-012-0060(2): As demonstrated in the findings and conclusions for OAR
660-012-0060(1), the proposed amendment does not significantly affect transportation
facilities.
Conclusion OAR 660-012-0060(2): Not applicable.
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Planning Department Findings Page 10 of 20
(3) Notwithstanding sections(1) and (2) of this rule, a local government may approve an
amendment that would significantly affect an existing transportation facility without assuring
that the allowed land uses are consistent with the function, capacity, and performance
standards of the facility where:
(a) In the absence of the amendment, planned transportation facilities, improvements and
services as set forth in section (4) of this rule would not be adequate to achieve
consistency with the identified function, capacity or performance standard for that facility
by the end of the planning period identified in the TSP.
(b) Development resulting from the amendment will, at a minimum mitigate the impacts of
the amendment in a manner that avoids further degradation to the performance of the
facility by the time of the development through one or a combination of transportation
improvements or measures;
(c) The amendment does not involve property located in an interchange area as defined in
paragraph (d)(C); and
For affected state highways, ODOT provides a written statement that the proposed funding and
timing for the identified mitigation improvements or measures are, ata minimum, sufficient to
avoid further degradation to the performance of the affected state highway. However, if a local
government provides the appropriate ODOT regional office with written notice of a proposed
amendment in a manner that provides ODOT reasonable opportunity to submit a written
statement into the record of the local government proceeding, and ODOT does not provide a
written statement, then the local government may proceed with applying subsections (a)
through (c) of this section.
Finding OAR 660-012-0060(2): As demonstrated in the findings and conclusions for OAR
660-012-0060(1), the proposed amendment does not significantly affect transportation
facilities.
Conclusion OAR 660-012-0060(2): Not applicable.
(4) Determinations under sections (1) through (3) of this rule shall be coordinated with affected
transportation facility and service providers and other affected local governments.
(a) In determining whether an amendment has a significant effect on an existing or planned
transportation facility under subsection (1)(c) of this rule, local governments shall rely on
existing transportation facilities and services and on the planned transportation facilities,
improvements and services set forth in subsections (b) and (c) below.
(b) Outside of interstate interchange areas, the following are considered planned facilities,
improvements, and services:
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Planning Department Findings Page 11 of 20
(A) Transportation facilities, improvements or services that are funded for
construction or implementation in the Statewide Transportation Improvement
Program or a locally or regionally adopted transportation improvement program
or capital improvement plan or program of a transportation service provider.
(B) Transportation facilities, improvements or services that are authorized in a local
transportation system plan and for which a funding plan or mechanism is in place
or approved. These include, but are not limited to, transportation facilities,
improvements or services for which: transportation systems development charge
revenues are being collected; a local improvement district or reimbursement
district has been established or will be established or will be established prior to
development; a development agreement has been adopted; or conditions of
approval to fund the improvement have been adopted.
(C) Transportation facilities, improvements or services in a metropolitan planning
organization (MPO) area that are part of the area’s federally-approved,
financially constrained regional transportation system plan.
(D) Improvements to state highways that are included as planned improvements in a
regional or local transportation system plan or comprehensive plan when ODOT
provides a written statement that the improvements are reasonably likely to be
provided by the end of the planning period.
(E) Improvements to regional and local roads, streets or other transportation facilities
or services that are included as planned improvements in a regional por local
transportation system plan or comprehensive plan when the local government9s)
or transportation service provider(s) responsible for the facility, improvement or
service provides a written statement that the facility, improvement or service is
reasonably likely to be provided by the end of the planning period.
(c) Within interstate interchange areas, the improvements included in (b) (A-(C) are
considered planned facilities, improvements and services, except where:
(A) ODOT provides a written statement that the proposed funding and timing of
mitigation measures are sufficient to avoid a significant adverse impact on the
Interstate Highway system, then local governments may also rely on the
improvements identified in paragraphs (b)(D) and (E) of this section; or,
(B) There is an adopted interchange area management plan, then local government
may also rely on the improvements identified in that plan and which are also
identified in paragraphs (b)(D) and (E) of this section.
(d) As used in this section and section (3):
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Planning Department Findings Page 12 of 20
(A) Planned interchange means new interchanges and relocation of existing
interchanges that are authorized in an adopted transportation system plan or
comprehensive plan;
(B) Interstate highway means Interstates 5, 82, 84, 105, 205 and 405; and,
(C) Interstate interchange area means:
(i) Property within one-quarter mile of the ramp terminal intersection of an
existing or planned interchange on an Interstate Highway; or,
(ii) The interchange area as defined in the Interchange Area Management
Plan adopted as an amendment to the Oregon Highway Plan.
(e) For purposes of this section, a written statement provided pursuant to paragraphs (b)(D),
(b)(E), or (c)(A) provided by ODOT, a local government or transportation facility
provider, as appropriate, shall be conclusive in determining whether a transportation
facility, improvement or service is a planned transportation facility, improvement or
service. In the absence of a written statement, a local government can only rely upon
planned transportation facilities, improvements and services identified in paragraphs
(b)(A)-(C) to determine whether there is a significant effect that requires application of
the remedies in section (2).
Finding OAR 660-012-0060(4): As demonstrated in the findings and conclusions for OAR
660-012-0060(1), the proposed amendment does not significantly affect transportation
facilities.
Conclusion OAR 660-012-0060(4): Not applicable.
(5) The presence of a transportation facility or improvement shall not be a basis for an exception to
allow residential, commercial, institutional, or industrial development on rural lands under this
division or OAR 660-004-0022 and 660-004-0028.
Finding OAR 660-012-0060(5): The application is for an amendment within city limits on lands
zoned for commercial use and is not on rural lands. No exceptions are requested as part of the
application.
Conclusion OAR 660-012-0060(5): Not applicable.
(6) If a local government is determining whether proposed land uses would affect or be consistent
with planned transportation facilities as provided in sections (1) and (2) using a performance
standard based on projected levels of motor vehicle traffic, then the local government shall give
full credit for potential reduction in vehicle trips for uses located in mixed-use, pedestrian-
friendly centers, and neighborhoods as provided in subsections (a)–(d);
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(a) Absent adopted local standards or detailed information about the vehicle trip reduction
benefits of mixed-use, pedestrian-friendly development, local governments shall assume
that uses located within a mixed-use, pedestrian-friendly center, or neighborhood, will
generate 10 percent fewer daily and peak hour trips than are specified in available
published estimates, such as those provided by the Institute of Transportation Engineers
(ITE) Trip Generation Manual that do not specifically account for the effects of mixed-
use, pedestrian-friendly development. The 10 percent reduction allowed for by this
subsection shall be available only if uses that rely solely on auto trips, such as gas
stations, car washes, storage facilities, and motels are prohibited;
(b) Local governments shall use detailed or local information about the trip reduction
benefits of mixed-use, pedestrian-friendly development where such information is
available and presented to the local government. Local governments may, based on such
information, allow reductions greater than the 10 percent reduction required in subsection
(a);
(c) Where a local government assumes or estimates lower vehicle trip generation as provided
in subsection (a) or (b), it shall ensure through conditions of approval, site plans, or
approval standards that subsequent development approvals support the development of a
mixed-use, pedestrian-friendly center or neighborhood and provide for on-site bike and
pedestrian connectivity and access to transit as provided for in OAR 660-012-0045(3)
and (4). The provision of on-site bike and pedestrian connectivity and access to transit
may be accomplished through application of acknowledged ordinance provisions which
comply with OAR 660-012-0045(3) and (4) or through conditions of approval or findings
adopted with the plan amendment that ensure compliance with these rule requirements at
the time of development approval; and
(d) The purpose of this section is to provide an incentive for the designation and
implementation of pedestrian-friendly, mixed-use centers and neighborhoods by lowering
the regulatory barriers to plan amendments that accomplish this type of development. The
actual trip reduction benefits of mixed-use, pedestrian-friendly development will vary
from case to case and may be somewhat higher or lower than presumed pursuant to
subsection (a). The commission concludes that this assumption is warranted given
general information about the expected effects of mixed-use, pedestrian-friendly
development and its intent to encourage changes to plans and development patterns.
Nothing in this section is intended to affect the application of provisions in local plans or
ordinances that provide for the calculation or assessment of systems development charges
or in preparing conformity determinations required under the federal Clean Air Act
Finding OAR 660-012-0060(6): See Finding OAR 660-012-0060(1).
Conclusion OAR 660-012-0060(6): Not applicable.
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(7) Amendments to acknowledged comprehensive plans and land use regulations that meet all of the
criteria listed in subsections (a)–(c) shall include an amendment to the comprehensive plan,
transportation system plan, the adoption of a local street plan, access management plan, future
street plan, or other binding local transportation plan to provide for on-site alignment of streets or
accessways with existing and planned arterial, collector, and local streets surrounding the site as
necessary to implement the requirements in OAR 660-012-0020(2)(b) and 660-012-0045(3):
(a) The plan or land use regulation amendment results in designation of two or more acres of
land for commercial use;
(b) The local government has not adopted a TSP or local street plan that complies with OAR
660-012-0020(2)(b) or, in the Portland Metropolitan Area, has not complied with Metro’s
requirement for street connectivity as contained in Title 1, Section 3.08.110 of the
Regional Transportation Functional Plan; and
(c) The proposed amendment would significantly affect a transportation facility as provided
in section (1).
Finding OAR 660-012-0060(7): The subject property is less than two acres in size and the
proposed amendment seeks to change the comprehensive plan designation from commercial to
high-density residential. The Transportation System Plan for the City of Central Point was
acknowledged in 2008. As demonstrated in the findings and conclusions for OAR 660-012-
0060(1), the proposed amendment does not significantly affect transportation facilities.
Conclusion OAR 660-012-0060(7): Not applicable.
(8) A “mixed-use, pedestrian-friendly center or neighborhood” for the purposes of this rule, means:
(d) Any one of the following:
i. An existing central business district or downtown;
ii. An area designated as a central city, regional center, town center, or main street
in the Portland Metro 2040 Regional Growth Concept;
iii. An area designated in an acknowledged comprehensive plan as a transit-oriented
development or a pedestrian district; or
iv. An area designated as a special transportation area as provided for in the Oregon
Highway Plan.
(e) An area other than those listed in subsection (a) which includes or is planned to include
the following characteristics:
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(A) A concentration of a variety of land uses in a well-defined area, including the
following:
(i) Medium to high density residential development (12 or more units per
acre);
(ii) Offices or office buildings;
(iii) Retail stores and services;
(iv) Restaurants; and
(v) Public open space or private open space that is available for public use,
such as a park or plaza.
(B) Generally include civic or cultural uses;
(C) A core commercial area where multi-story buildings are permitted;
(D) Buildings and building entrances oriented to streets;
(E) Street connections and crossings that make the center safe and conveniently
accessible from adjacent areas;
(F) A network of streets and, where appropriate, accessways and major driveways
that make it attractive and highly convenient for people to walk between uses
within the center or neighborhood, including streets and major driveways within
the center with wide sidewalks and other features, including pedestrian-oriented
street crossings, street trees, pedestrian-scale lighting and on-street parking;
(G) One or more transit stops (in urban areas with fixed route transit service); and
(H) Limit or do not allow low-intensity or land extensive uses, such as most
industrial uses, automobile sales and services, and drive-through services.
Finding OAR 660-012-0060(8): The subject property meets the definition of a mixed use,
pedestrian-friendly center or neighborhood as it is located within a transit oriented
development designated on the comprehensive plan map.
Conclusion OAR 660-012-0060(8): Consistent.
(9) Notwithstanding section (1) of this rule, a local government may find that an amendment to a
zoning map does not significantly affect an existing or planned facility if all of the following
requirements are met:
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Planning Department Findings Page 16 of 20
(a) The proposed zoning is consistent with the existing comprehensive plan map designation
and the amendment does not change the comprehensive plan map;
Finding OAR 660-012-0060(9)(a): The City of Central Point uses a two (2) map system
with the Comprehensive Plan Map and the Land Use Map. The Comprehensive Plan Map
provides a broad view of development within the City; whereas, the Land Use Map,
commonly referred to as the Zoning Map, represents the spatial distribution of all land
uses and provides parcel specific information for development. The application for
comprehensive plan map amendment is being processed concurrently with an application
for a Zone Map Amendment (see File No. ZC-23002) that proposes to change the zone
map to change the zoning to High Mix Residential (HMR) that is consistent with the
proposed high density residential designation in the comprehensive plan.
Conclusion OAR 660-012-0060(9)(a): Consistent.
(b) The local government has an acknowledged TSP and the proposed zoning is consistent
with the TSP; and,
Finding OAR 660-012-0060(9)(b): The Transportation System Plan for the City of
Central Point was acknowledged in 2008 and updated in 2023. The Land Use Goals and
Policies in the TSP direct the City to effectively manage the use of land within the
urbanized area and manage the Land Element of the Comprehensive Plan in a manner
that is consistent with the successful implementation of the TSP.
The Land Use Element determines where a land use will be physically sited, how it will
be managed to achieve the City’s land use goals and includes the street classification
system for all streets within the City’s urban area to ensure the land uses are compatible
with the surrounding infrastructure. At the time the TSP and Land Use Element were
acknowledged, they were in balance. As demonstrated in the findings and conclusions for
OAR 660-012-0060(1), the proposed amendment does not significantly affect
transportation facilities; therefore it can be concluded that the proposed zoning remains
consistent with the TSP.
Conclusion OAR 660-012-0060(9)(b): Consistent.
(c) The area subject to the zoning map amendment was not exempted from this rule at the
time of an urban growth boundary amendment as permitted in OAR 660-024-0020(1)(d),
or the area was exempted from this rule but the local government has a subsequently
acknowledged TSP amendment that accounted for urbanization of the area.
Finding OAR 660-012-0060(9)(c): The subject property and the surrounding area were
not exempted from the Transportation Planning Rule at the time of an urban growth
boundary expansion.
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Planning Department Findings Page 17 of 20
Conclusion OAR 660-012-0060(9)(c): Not applicable.
(10) Notwithstanding sections (1) and (2) of this rule, a local government may amend a functional
plan, a comprehensive plan or a land use regulation without applying performance standards
related to motor vehicle traffic congestion (e.g. volume to capacity ratio or V/C), delay or travel
time if the amendment meets the requirements of subsection (a) of this section. This section does
not exempt a proposed amendment from other transportation performance standards or policies
that may apply including, but not limited to, safety for all modes, network connectivity for all
modes (e.g. sidewalks, bicycle lanes) and accessibility for freight vehicles of a size and frequency
required by the development.
(a) A proposed amendment qualifies for this section if it:
(A) Is a map or text amendment affecting only land entirely within a multimodal
mixed-use area (MMA); and
(B) Is consistent with the definition of an MMA and consistent with the function of
the MMA as described in the findings designating the MMA.
(b) For the purpose of this rule, “multimodal mixed-use area” or “MMA” means an area:
(A) With a boundary adopted by a local government as provided in subsection (d) or
(e) of this section and that has been acknowledged;
(B) Entirely within an urban growth boundary;
(C) With adopted plans and development regulations that allow the uses listed in
paragraphs (8)(b)(A) through (C) of this rule and that require new development
to be consistent with the characteristics listed in paragraphs (8)(b)(D) through
(H) of this rule;
(D) With land use regulations that do not require the provision of off-street parking,
or regulations that require lower levels of off-street parking than required in other
areas and allow flexibility to meet the parking requirements (e.g. count on-street
parking, allow long-term leases, allow shared parking); and
(E) Located in one or more of the categories below:
(i) At least one-quarter mile from any ramp terminal intersection of existing
or planned interchanges;
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Planning Department Findings Page 18 of 20
(ii) Within the area of an adopted Interchange Area Management Plan
(IAMP) and consistent with the IAMP; or
(iii) Within one-quarter mile of a ramp terminal intersection of an existing or
planned interchange if the mainline facility provider has provided written
concurrence with the MMA designation as provided in subsection (c) of
this section.
(c) When a mainline facility provider reviews an MMA designation as provided in
subparagraph (b)(E)(iii) of this section, the provider must consider the factors listed in
paragraph (A) of this subsection.
(A) The potential for operational or safety effects to the interchange area and the
mainline highway, specifically considering:
(i) Whether the interchange area has a crash rate that is higher than the
statewide crash rate for similar facilities;
(ii) Whether the interchange area is in the top ten percent of locations
identified by the safety priority index system (SPIS) developed by
ODOT; and
(iii) Whether existing or potential future traffic queues on the interchange exit
ramps extend onto the mainline highway or the portion of the ramp
needed to safely accommodate deceleration.
(B) If there are operational or safety effects as described in paragraph (A) of this
subsection, the effects may be addressed by an agreement between the local
government and the facility provider regarding traffic management plans
favoring traffic movements away from the interchange, particularly those
facilitating clearing traffic queues on the interchange exit ramps.
(d) A local government may designate an MMA by adopting an amendment to the
comprehensive plan or land use regulations to delineate the boundary following an
existing zone, multiple existing zones, an urban renewal area, other existing boundary, or
establishing a new boundary. The designation must be accompanied by findings showing
how the area meets the definition of an MMA. Designation of an MMA is not subject to
the requirements in sections (1) and (2) of this rule.
(e) A local government may designate an MMA on an area where comprehensive plan map
designations or land use regulations do not meet the definition, if all of the other elements
meet the definition, by concurrently adopting comprehensive plan or land use regulation
amendments necessary to meet the definition. Such amendments are not subject to
performance standards related to motor vehicle traffic congestion, delay or travel time.
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Planning Department Findings Page 19 of 20
Finding OAR 660-012-0060(10): The proposed amendment affects land within an Activity
Center, an area designated in the comprehensive plan for mixed uses with medium to high
density. The activity center promotes pedestrian oriented development with transit services.
However, the activity centers are not consistent with the definition of a Mulitmodal Mixed Use
Area (MMA), as defined in the TPR. As shown in the Applicant’s Trip Generation Analysis
and demonstrated in the findings and conclusions for OAR 660-012-0060(1), the proposed
amendment does not significantly affect transportation facilities and the functional plan will
not change.
Conclusion OAR 660-012-0060(10): Not applicable.
(11) A local government may approve an amendment with partial mitigation as provided in section
(2) of this rule if the amendment complies with subsection (a) of this section, the amendment
meets the balancing test in subsection (b) of this section, and the local government coordinates
as provided in subsection (c) of this section.
(a) The amendment must meet paragraphs (A) and (B) of this subsection.
(A) Create direct benefits in terms of industrial or traded-sector jobs created or
retained by limiting uses to industrial or traded-sector industries.
(B) Not allow retail uses, except limited retail incidental to industrial or traded sector
development, not to exceed five percent of the net developable area.
(C) For the purpose of this section:
(i) “Industrial” means employment activities generating income from the
production, handling, or distribution of goods including, but not limited
to, manufacturing, assembly, fabrication, processing, storage, logistics,
warehousing, importation, distribution and transshipment, and research
and development.
(ii) “Traded-sector” means industries in which member firms sell their goods
or services into markets for which national or international competition
exists.
(b) A local government may accept partial mitigation only if the local government
determines that the benefits outweigh the negative effects on local transportation facilities
and the local government receives from the provider of any transportation facility that
would be significantly affected written concurrence that the benefits outweigh the
negative effects on their transportation facilities. If the amendment significantly affects a
state highway, then ODOT must coordinate with the Oregon Business Development
Department regarding the economic and job creation benefits of the proposed amendment
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Planning Department Findings Page 20 of 20
as defined in subsection (a) of this section. The requirement to obtain concurrence from a
provider is satisfied if the local government provides notice as required by subsection (c)
of this section and the provider does not respond in writing (either concurring or non-
concurring) within 45 days.
(c) A local government that proposes to use this section must coordinate with Oregon
Business Development Department, Department of Land Conservation and Development,
area commission on transportation, metropolitan planning organization, and
transportation providers and local governments directly impacted by the proposal to
allow opportunities for comments on whether the proposed amendment meets the
definition of economic development, how it would affect transportation facilities and the
adequacy of proposed mitigation. Informal consultation is encouraged throughout the
process starting with pre-application meetings. Coordination has the meaning given in
ORS 197.015 and Goal 2 and must include notice at least 45 days before the first
evidentiary hearing. Notice must include the following:
(A) Proposed amendment.
(B) Proposed mitigating actions from section (2) of this rule.
(C) Analysis and projections of the extent to which the proposed amendment in
combination with proposed mitigating actions would fall short of being
consistent with the performance standards of transportation facilities.
(D) Findings showing how the proposed amendment meets the requirements of
subsection (a) of this section.
(E) Findings showing that the benefits of the proposed amendment outweigh the
negative effects on transportation facilities
Finding OAR 660-012-0060(10): As shown in the Applicant’s Trip Generation Analysis and
demonstrated in the findings and conclusions for OAR 660-012-0060(1), the amendment does
not significantly affect transportation facilities, the functional plan will not change and
mitigation is not required.
Conclusion OAR 660-012-0060(10): Not applicable.
PART 3 – CONCLUSION
As evidenced in findings and conclusions provided in Part 2, the proposed comprehensive plan map
amendment is consistent with applicable standards and criteria in the Central Point Municipal Code,
including the Statewide Planning Goals (where applicable), Comprehensive Plan, and Statewide
Transportation Planning Rule.
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MEMORANDUM
To: City of Central Point
Planning Division
140 South Third Street
Central Point, OR 97502
Date: 04/17/2023
Project: Central Point Station Phase 2 - Plan Amendment and Zone Change
Subject: Trip Generation Assessment
Southern Oregon Transportation Engineering prepared a trip generation assessment for a
proposed Minor Comprehensive Plan Amendment and zone change from Employment
Commercial (EC TOD) to High Mix Residential / Commercial (HMR/TOD) on 1.62 acres
located along the south side of Twin Creeks Crossing, west of the railroad tracks (372W03CA
tax lot 1500) in Central Point, Oregon. Our assessment is provided below.
BACKGROUND
The proposed plan amendment and zone change from EC to HMR/Commercial allows the
same highest and best uses, which are commercial uses. For the Transportation Planning
Rule (TPR) assessment, the potential trip generation for the proposed plan amendment and
zone change is a net zero increase or no increase to the transportation system.
For the proposed site plan assessment, the planned uses on the site include high density
residential and commercial, with 45 multi-family residential (MFR) units and 2,514 square feet
(SF) of commercial gross floor area (GFA). A site plan is shown below.
319 Eastwood Drive
Medford, OR 97504
Telephone 541.941.4148
Kim.parducci@gmail.com
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Central Point Station Phase 2 Plan Amendment / ZC – Trip Generation Assessment 2
TRIP GENERATION
The Institute of Transportation Engineers (ITE) Trip Generation Manual, 11th Edition was used
to generate trips for the proposed plan amendment and zone change analysis. Land use 220
– Multifamily Housing and 822 – Strip Retail Plaza (<40k) were used in the analysis. A
summary of results is provided in Table 1. ITE graphs and land use descriptions are provided
in the attachments.
SF = square feet, DU = dwelling unit
1. Land Use 822 weekday rate based on fitted curve equation
2. Land Use 220 weekday, a.m., and p.m. rates based on fitted curve equations
As shown in Table 1, the highest and best use within both the base zoning (EC TOD) and
proposed zoning (HMR/Commercial TOD) is a commercial use and results in no net increase
to the transportation system. The trip generations in Table 1 assume 25% buildout (17,950
SF) for commercial development, but this could be higher or lower depending on site layout.
Comparing 25% buildout of commercial development to the proposed site plan (45 multifamily
units + 2,514 SF of commercial) shows a net decrease of 287 average daily trips (ADT) overall.
AGENCY REQUIREMENTS
The City of Central Point requires a traffic impact analysis (Public Works Standards and
Specifications 320.10.03(3)) when trip generations fall within specific ranges. These include a
change in zoning or plan amendment that generates 300 average daily trips (ADT) more than
current zoning, an increase in site traffic by 250 ADT or 25 peak hour trips, an increase in peak
hour volume of a particular movement to and from the State highway by 20%, or an increase
in use of adjacent streets by vehicles exceeding 20,000 pounds gross vehicle weight.
None of the TIA requirements are shown to be met. No TIA, therefore, is shown to be required
unless the City has a safety concern that we are unaware of.
ODOT Development Review Guidelines (Chapter 3.3) provide traffic impact analysis
thresholds for various types of developments. A TIA is required to address the TPR when a
proposed land use change results in an increase of 1000 ADT or greater than 400 ADT on a
Table 1 – Central Point Station GLUP Amendment and Zone Change Trip Generations
Land Use Unit Size Daily
Trips
Weekday
AM Peak Hour
Weekday
PM Peak Hour
Total (In) (Out) Total (In) (Out)
Base Zoning EC TOD
822 – Strip Retail Plaza 1000 SF 17.95 987 42 25 17 118 59 59
Proposed Zoning HMR/Commercial TOD
822 – Strip Retail Plaza 1000 SF 17.95 987 42 25 17 118 59 59
Proposed Site Plan
220 – Multifamily Housing DU 45 364 37 9 28 40 25 15
822 – Strip Retail Plaza 1000 SF 2.514 336 6 4 2 17 9 8
Site Plan Trip Total 700 43 13 30 57 34 23
Net Difference (potential)
EC to HMR/Commercial 0 0 0
Net Difference (site plan)
EC to HMR/Commercial -287 +1 -61
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Central Point Station Phase 2 Plan Amendment / ZC – Trip Generation Assessment 3
highway section. The proposed plan amendment and zone change is shown to result in no
net increase on the transportation system. The proposed site also does not take direct access
to a State facility. No TIA, therefore, is expected to be required by ODOT.
Based on the trip assessment for the proposed plan amendment and zone change, it is our
conclusion that a traffic impact analysis is not shown to be required by City of Central Point or
ODOT criteria. The proposed zone change is concluded to have no significant effect on
existing or planned facilities in accordance with Division 12 of the Oregon Administrative Rules
(OAR) 660-012-0060. Please feel free to contact us with any questions.
Respectfully,
_______________________________________
Kimberly Parducci, PE PTOE
Firm Principal
Southern Oregon Transportation Engineering, LLC
Attachments: ITE Graphs
Site Plan
Assessors map
Agency requirements
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ATTACHMENTS
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Planning Commission Resolution No. 905 (06/06/2023)
PLANNING COMMISSION RESOLUTION NO. 905
A RESOLUTION FORWARDING A FAVORABLE
RECOMMENDATION TO THE CITY COUNCIL TO APPROVE A MINOR
COMPREHENSIVE PLAN MAP AMENDMENT FROM EMPLOYMENT COMMERCIAL
TO HIGH DENSITY RESIDENTIAL ON A 1.62 ACRE PROPERTY IDENTIFIED ON THE
JACKSON COUNTY ASSESSOR’S MAP AS 37S 2W 03CA, TAX LOT 1500.
File No. CPA-23002
Applicant: Smith Crossing, LLC
WHEREAS, the Comprehensive Plan Land Use Map is proposed to re-designate the
property identified by the Jackson County Assessor’s Map as 37S 2W 03CA Tax Lot 1500 as
High Density Residential; and
WHEREAS, the proposed Comprehensive Map Amendment is consistent with applicable
statewide planning goals; and
WHEREAS, the proposed Comprehensive Map Amendment is accompanied by, and being
processed concurrently with, an application for a Zone Map Amendment (see File No. ZC-
23002) that proposes to change the zoning map to High Mix Residential that is consistent
with the proposed comprehensive plan map change to high density residential; and
WHEREAS, adequate public services and transportation networks are available to the site;
and
WHEREAS, the proposed comprehensive plan map change from Employment Commercial
to High Density Residential has been determined to be consistent with the State
Transportation Planning Rule.
NOW, THEREFORE, BE IT RESOLVED, that the City of Central Point Planning
Commission, by this Resolution No. 905, does recommend that the City Council approve the
comprehensive plan map on the property identified by the Jackson County Assessor’s Map
as 37S 2W 03CA Tax Lot 1500. This decision is based on the Staff Report dated June 6,
2023 including Attachments A through F attached hereto by reference and incorporated
herein.
PASSED by the Planning Commission and signed by me in authentication of its passage this
6th day of June, 2023.
_______________________________
Planning Commission Chair
ATTEST:
_______________________________
City Representative
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Staff Report
Central Point Station, Phase 2 - Zone Map Amendment
1691
June 6, 2023
Item Summary
Consideration of a Minor Zone Map Amendment application from Employment Commercial (EC)
to High Mix Residential (HMR) for 1.62 acres in the Twin Creeks Transit Oriented Development
(TOD) District. The subject property is located at the intersection of Twin Creeks Crossing and
Boulder Ridge Street and is identified on the Jackson County Assessor’s map as 37S 2W 03CA,
Tax Lot 1500. Applicant: Smith Crossing, LLC; Agent: Scott Sinner Consulting, Inc.
Associated Files: CPA-23002, MP-23001, SPAR-23001
Staff Source
Justin Gindlesperger, Community Planner II
Background
Smith Crossing, LLC (“Applicant”) has requested a Minor Zone Map Amendment from EC to
HMR in the Twin Creeks TOD District. It’s the Applicant’s intent to develop the property with a
mixed-use development that includes 45 multifamily residential units with limited ground floor
commercial uses along the Twin Creeks Crossing frontage and multifamily buildings interior to
the site. The proposed zone change would allow mixed-use opportunities on this site, including
vertical (mixed use in the same building) and horizontal (mixed use in separate buildings on a
site).
In consideration of this application, there are three (3) criteria that must be addressed per
CPMC 17.10.400:
1. Comprehensive Plan Compliance. Review of the Comprehensive Plan identified
several relevant policies that promote efficient patterns of mixed land uses, ensure an
adequate supply of employment lands that are appropriate for small businesses and a
need to maintain the zoning within commercial areas of the City.
The current EC zone designation permits a broad range of commercial uses along with
multifamily uses only when located above the ground floor commercial as part of vertical
mixed uses. The proposed zone map change maintains mixed-use opportunities on this
site, including vertical (mixed use in the same building) and horizontal (mixed use in
separate buildings on a site).
2. Compatibility with Surround Land Uses and Zoning. The proposed Zone Map
Change is for a single, 1.62 acre property at the intersection of Twin Creeks Crossing
and Boulder Ridge Street. The properties to the south and west are developed with
residential uses in the High Mix Residential (HMR) and Medium Mix Residential (MMR)
zones, respectively. Amending the zone map to include the subject property in the HMR
zone is consistent with the existing zoning and land uses of the adjacent properties and
6.B
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maintains mixed uses opportunities on the site.
3. Traffic Impacts/Transportation Planning Rule Compliance. The State Transportation
Planning Rule (TPR) in OAR 660-012-0060 requires changes to land use plans and land
use regulations (i.e. Comprehensive Plan Map Amendments and Zoning Map
Amendments) to be consistent with the function and capacity of existing and planned
transportation facilities.
The development of the subject property was considered during the approval of the Twin
Creeks Master Plan, which includes analysis of transportation needs, traffic circulation
and transit services. A Trip Generation Analysis, prepared by Southern Oregon
Transportation Engineering dated April 17, 2023, evaluated the proposed zone change
from EC to HMR and concluded the proposed map amendment will not generate
additional impacts on transportation facilities.
Issues
None.
Findings of Fact & Conclusions of Law
The Central Point Station, Phase 2, Minor Zone Map Amendment has been evaluated
against the applicable criteria set forth in CPMC 17.10 and found to comply as evidenced in
the Applicant’s Restated Findings of Fact (Attachments “C”), the Planning Department
Supplemental Findings (Attachment “D”) and the Staff Report dated June 6, 2023.
Conditions of Approval
None.
Attachments
Attachment “A” - Project Location Map
Attachment “B” - Master Site Plan
Attachment “C” - Applicant’s Restated Findings and Exhibits, dated 05/25/2023
Attachment “D” - Planning Department Supplemental Findings
Attachment “E” - Trip Generation Assessment, dated 04/17/2023
Attachment “F” - Resolution No. 906
Action
Conduct the public hearing and consider the Minor Zone Map Amendment application. The
Planning Commission may 1) approve; 2) approve with revisions; or 3) deny the application.
If the Planning Commission finds there is insufficient evidence to take one of these actions at
the June meeting, the Planning Commission may continue the public hearing to a date and time
specific as necessary to allow the applicant to respond to any issues or questions and update
their findings.
Recommendation
Approve the Minor Zone Map Amendment application per the the Staff Report dated June 6,
2023, the Applicant’s Findings, as corrected, in Attachment “C” and the Planning Department
Supplemental Findings in Attachment “D.”
ATTACHMENTS:
1. ZC-23002_Attachments
6.B
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ATTACHMENT “A”
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Planning Department Findings Page 1 of 3
PLANNING DEPARTMENT SUPPLEMENTAL
FINDINGS OF FACT AND CONCLUSIONS OF LAW
File No.: ZC-23002
Before the City of Central Point Planning Commission
Consideration of a Zone (Map) Change on 1.62 acres for
a property identified on the Jackson County Assessor’s map
as 37S 2W 03CA, Tax Lot 1500.
Applicant: ) Findings of Fact
Smith Crossing LLC ) and
353 Dalton Street ) Conclusion of Law
Medford OR 97501 )
PART 1
INTRODUCTION
The proposed zone map amendment requests to rezone the above property, located within the City of
Central Point Transit Oriented Development (TOD) District, from Employment Commercial (EC) to High
Mix Residential (HMR).
The Minor Zoning Map Amendment request is quasi-judicial and is subject to Type III application
procedures set forth in Section 17.05.400.
Applicable development code criteria for this Application include CPMC 17.10, which includes
compliance with the statewide planning goals, comprehensive plan and Transportation Planning Rule.
The amendment’s compliance with applicable criteria are presented in Part 2 and summarized in Part 3.
PROJECT BACKGROUND
The applicant proposes a 45-unit multifamily development with limited ground floor commercial uses
along the Twin Creeks Crossing frontage. The 1.62 acre project site is zoned Employment Commercial
(EC) and is identified in the Twin Creeks Master Plan as a site to provide 1-2 stories of retail, professional
office uses. The proposed use is not consistent with the current zoning district, which only allows
residential units above ground floor commercial. The current application proposes to modify the zone
map from Employment Commercial (EC) to High Mix Residential (HMR). The proposed modification
would permit mixed use opportunities on the site, including vertical (mixed use in same building) and
horizontal (mixed use in adjacent buildings).
The City of Central Point uses a two (2) map system with the Comprehensive Plan Map and the Land Use
Map. The Comprehensive Plan Map provides a broad view of development within the City; whereas, the
Land Use Map, commonly referred to as the Zoning Map, represents the spatial distribution of all land
uses and provides parcel specific information for development. The Land Use Element of the City’s
Comprehensive Plan requires the Comprehensive Plan Map and the Zoning Map to maintain consistency
at all times. Therefore, the application for zone map amendment is accompanied by, and being processed
concurrently with, an application for a Comprehensive Plan Amendment (see File No. CPA-23002) that
proposes to change the comprehensive plan map to high density residential that is consistent with the
proposed zone change to High Mix Residential zoning.
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Planning Department Findings Page 2 of 3
PART 2 - ZONING CODE COMPLIANCE
17.10.200 Initiation of amendments.
A proposed amendment to the code or zoning map may be initiated by either:
A. A resolution by the planning commission to the city council;
B. A resolution of intent by the city council; or for zoning map amendments;
C. An application by one or more property owners (zoning map amendments only), or their agents, of
property affected by the proposed amendment. The amendment shall be accompanied by a legal
description of the property or properties affected; proposed findings of facts supporting the proposed
amendment, justifying the same and addressing the substantive standards for such an amendment as
required by this chapter and by the Land Conservation and Development Commission of the state. (Ord.
1989 §1(part), 2014).
Finding CPMC 17.10.200: The Planning Division received an application by the listed applicant and
designated agent for the zone change request. The application was accepted as complete on April 18,
2023, indicating the application complied with the required submittals of this Chapter.
Conclusion 17.10.200: Consistent.
17.10.300 Major and minor amendments.
There are two types of map and text amendments:
A. Major Amendments. Major amendments are legislative policy decisions that establish by law general
policies and regulations for future land use decisions, such as revisions to the zoning and land division
ordinance that have widespread and significant impact beyond the immediate area. Major amendments are
reviewed using the Type IV procedure in Section 17.05.500.
B. Minor Amendments. Minor amendments are those that involve the application of adopted policy to a
specific development application, and not the adoption of new policy (i.e., major amendments). Minor
amendments shall follow the Type III procedure, as set forth in Section 17.05.400. The approval authority
shall be the city council after review and recommendation by the planning commission. (Ord. 1989
§1(part), 2014; Ord. 1874 §3(part), 2006).
Finding CPMC 17.10.300: The proposed amendment is the application of adopted policy to a
particular property and is not the adoption of new policy. The requested change is a Minor
Amendment and have been processed in accordance with Type III procedures in CPMC 17.05.400.
Conclusion CPMC 17.10.300: Consistent.
17.10.400 Approval criteria.
A recommendation or a decision to approve, approve with conditions or to deny an application for a text
or map amendment shall be based on written findings and conclusions that address the following criteria:
A. Approval of the request is consistent with the applicable statewide planning goals (major amendments
only);
Finding CPMC 17.10.400 (A): As evidenced in findings for CPMC 17.10.300, the proposed
amendment is a Minor Amendment to the zoning map.
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Planning Department Findings Page 3 of 3
Conclusion CPMC 17.10.400(A): Not applicable.
B. Approval of the request is consistent with the Central Point comprehensive plan (major and minor
amendments);
Finding CPMC 17.10.400 (B): The proposed amendment is processed and reviewed concurrently
with an application for a corresponding comprehensive plan map amendment. As demonstrated in the
findings and conclusions for CPMC 17.96.500(B), the proposed map amendment is consistent with
the Central Point comprehensive plan. See PART 2- Zoning Code Compliance of Findings of Fact
and Conclusions of Law for File No. CPA-23002, dated June 6, 2023.
Conclusion CPMC 17.10.400(B): Consistent.
C. If a zoning map amendment, findings demonstrating that adequate public services and transportation
networks to serve the property are either available, or identified for construction in the city’s public
facilities master plans (major and minor amendments); and
Finding CPMC 17.10.400 (C): The development of the subject property was considered during the
approval of the Twin Creeks Master Plan, which includes analysis of transportation needs, traffic
circulation and transit services. A Trip Generation Analysis, prepared by Southern Oregon
Transportation Engineering dated April 17, 2023, concludes the proposed map amendment will not
generate additional impacts on transportation facilities.
Conclusion CPMC 17.10.400(C): Consistent.
D. The amendment complies with OAR 660-012-0060 of the Transportation Planning Rule. (Ord. 1989
§1(part), 2014; Ord. 1874 §3(part), 2006. Formerly 17.10.300(B)).
Finding CPMC 17.10.400(D): The proposed amendment is processed and reviewed concurrently with an
application for a corresponding comprehensive plan map amendment. As demonstrated in the findings
and conclusions for CPMC 17.96.500(D), the proposed map amendment is consistent with OAR-660-012-
0060 of the Transportation Planning Rule. See PART 2 – Zoning Code Compliance of Findings of Fact
and Conclusions of Law for File No. CPA-23002, dated June 6, 2023.
Conclusion CPMC 17.10.400(D): Consistent.
PART 3 – CONCLUSION
As evidenced in findings and conclusions provided in Part 2, the proposed zone map amendment is
consistent with applicable standards and criteria in the Central Point Municipal Code, including the
Statewide Planning Goals (where applicable), Comprehensive Plan, and Statewide Transportation
Planning Rule.
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MEMORANDUM
To: City of Central Point
Planning Division
140 South Third Street
Central Point, OR 97502
Date: 04/17/2023
Project: Central Point Station Phase 2 - Plan Amendment and Zone Change
Subject: Trip Generation Assessment
Southern Oregon Transportation Engineering prepared a trip generation assessment for a
proposed Minor Comprehensive Plan Amendment and zone change from Employment
Commercial (EC TOD) to High Mix Residential / Commercial (HMR/TOD) on 1.62 acres
located along the south side of Twin Creeks Crossing, west of the railroad tracks (372W03CA
tax lot 1500) in Central Point, Oregon. Our assessment is provided below.
BACKGROUND
The proposed plan amendment and zone change from EC to HMR/Commercial allows the
same highest and best uses, which are commercial uses. For the Transportation Planning
Rule (TPR) assessment, the potential trip generation for the proposed plan amendment and
zone change is a net zero increase or no increase to the transportation system.
For the proposed site plan assessment, the planned uses on the site include high density
residential and commercial, with 45 multi-family residential (MFR) units and 2,514 square feet
(SF) of commercial gross floor area (GFA). A site plan is shown below.
319 Eastwood Drive
Medford, OR 97504
Telephone 541.941.4148
Kim.parducci@gmail.com
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Central Point Station Phase 2 Plan Amendment / ZC – Trip Generation Assessment 2
TRIP GENERATION
The Institute of Transportation Engineers (ITE) Trip Generation Manual, 11th Edition was used
to generate trips for the proposed plan amendment and zone change analysis. Land use 220
– Multifamily Housing and 822 – Strip Retail Plaza (<40k) were used in the analysis. A
summary of results is provided in Table 1. ITE graphs and land use descriptions are provided
in the attachments.
SF = square feet, DU = dwelling unit
1. Land Use 822 weekday rate based on fitted curve equation
2. Land Use 220 weekday, a.m., and p.m. rates based on fitted curve equations
As shown in Table 1, the highest and best use within both the base zoning (EC TOD) and
proposed zoning (HMR/Commercial TOD) is a commercial use and results in no net increase
to the transportation system. The trip generations in Table 1 assume 25% buildout (17,950
SF) for commercial development, but this could be higher or lower depending on site layout.
Comparing 25% buildout of commercial development to the proposed site plan (45 multifamily
units + 2,514 SF of commercial) shows a net decrease of 287 average daily trips (ADT) overall.
AGENCY REQUIREMENTS
The City of Central Point requires a traffic impact analysis (Public Works Standards and
Specifications 320.10.03(3)) when trip generations fall within specific ranges. These include a
change in zoning or plan amendment that generates 300 average daily trips (ADT) more than
current zoning, an increase in site traffic by 250 ADT or 25 peak hour trips, an increase in peak
hour volume of a particular movement to and from the State highway by 20%, or an increase
in use of adjacent streets by vehicles exceeding 20,000 pounds gross vehicle weight.
None of the TIA requirements are shown to be met. No TIA, therefore, is shown to be required
unless the City has a safety concern that we are unaware of.
ODOT Development Review Guidelines (Chapter 3.3) provide traffic impact analysis
thresholds for various types of developments. A TIA is required to address the TPR when a
proposed land use change results in an increase of 1000 ADT or greater than 400 ADT on a
Table 1 – Central Point Station GLUP Amendment and Zone Change Trip Generations
Land Use Unit Size Daily
Trips
Weekday
AM Peak Hour
Weekday
PM Peak Hour
Total (In) (Out) Total (In) (Out)
Base Zoning EC TOD
822 – Strip Retail Plaza 1000 SF 17.95 987 42 25 17 118 59 59
Proposed Zoning HMR/Commercial TOD
822 – Strip Retail Plaza 1000 SF 17.95 987 42 25 17 118 59 59
Proposed Site Plan
220 – Multifamily Housing DU 45 364 37 9 28 40 25 15
822 – Strip Retail Plaza 1000 SF 2.514 336 6 4 2 17 9 8
Site Plan Trip Total 700 43 13 30 57 34 23
Net Difference (potential)
EC to HMR/Commercial 0 0 0
Net Difference (site plan)
EC to HMR/Commercial -287 +1 -61
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Central Point Station Phase 2 Plan Amendment / ZC – Trip Generation Assessment 3
highway section. The proposed plan amendment and zone change is shown to result in no
net increase on the transportation system. The proposed site also does not take direct access
to a State facility. No TIA, therefore, is expected to be required by ODOT.
Based on the trip assessment for the proposed plan amendment and zone change, it is our
conclusion that a traffic impact analysis is not shown to be required by City of Central Point or
ODOT criteria. The proposed zone change is concluded to have no significant effect on
existing or planned facilities in accordance with Division 12 of the Oregon Administrative Rules
(OAR) 660-012-0060. Please feel free to contact us with any questions.
Respectfully,
_______________________________________
Kimberly Parducci, PE PTOE
Firm Principal
Southern Oregon Transportation Engineering, LLC
Attachments: ITE Graphs
Site Plan
Assessors map
Agency requirements
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________________________
________________________
ATTACHMENTS
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Planning Commission Resolution No. 906 (06-06-2023)
PLANNING COMMISSION RESOLUTION NO. 906
A RESOLUTION FORWARDING A FAVORABLE RECOMMENDATION TO THE CITY
COUNCIL TO APPROVE A MINOR ZONE MAP AMENDMENT
FROM EMPLOYMENT COMMERCIAL (EC) TO HIGH MIX RESIDENTIAL (HMR)
ON A 1.62 ACRE PROPERTY IDENTIFIED ON THE JACKSON COUNTY ASSESSOR’S
MAP AS 37S 2W 03CA, TAX LOT 1500.
File No. ZC-23002
Applicant: Smith Crossing, LLC
WHEREAS, the Comprehensive Plan Land Use Map is proposed to re-designate the
property identified by the Jackson County Assessor’s Map as 37S 2W 03CA Tax Lot 1500 as
High Density Residential; and
WHEREAS, the proposed High Mix Residential (HMR) zoning is an urban High Density
Residential zoning district consistent with the Comprehensive Plan and surrounding land
uses; and
WHEREAS, adequate public services and transportation networks are available to the site;
and
WHEREAS, the proposed zone change from EC to HMR has been determined to be
consistent with the State Transportation Planning Rule.
NOW, THEREFORE, BE IT RESOLVED, that the City of Central Point Planning
Commission, by this Resolution No. 906, does recommend that the City Council approve the
change of zone on the property identified by the Jackson County Assessor’s Map as 37S 2W
03CA Tax Lot 1500. This decision is based on the Staff Report dated June 6, 2023 including
Attachments A through F attached hereto by reference and incorporated herein.
PASSED by the Planning Commission and signed by me in authentication of its passage this
6th day of June, 2023.
_______________________________
Planning Commission Chair
ATTEST:
_______________________________
City Representative
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Staff Report
Central Point Station, Phase 2 - Master Plan Amendment
1692
June 6, 2023
Item Summary
Consideration of a Master Plan Amendment application for modifications to the Twin Creeks
Master Plan, including realignment to an off-street pathway and revising the land use
designation to permit high-density residential development with limited ground floor commercial
uses. The 1.62 acre site is located at the intersection of Twin Creeks Crossing and Boulder
Ridge Street and is identified on the Jackson County Assessor’s map as 37S 2W 03CA, Tax Lot
1500. Applicant: Smith Crossing, LLC; Agent: Scott Sinner Consulting, Inc.
Associated Files: CPA-23002, ZC-23002, SPAR-23001
Staff Source
Justin Gindlesperger, Community Planner II
Background
The Twin Creeks TOD Master Plan was approved in December 2000 to guide development
within an approximately 230-acre land area in accordance with the TOD district zoning and
design standards. At this time, Smith Crossing, LLC (“Applicant”) has requested a Master Plan
Amendment to the Twin Creeks Master Plan with the intent to develop the property with a 45-
unit multifamily development with limited ground floor commercial uses along the Twin Creeks
Crossing frontage and multifamily residential interior to the site. The current application
proposes the following:
· Revise the Land Use Plan (Exhibit 18), the Mixed Use Plan (Exhibit 36) and the Civic
and Commercial Plan (Exhibit 37) of the Twin Creeks Master Plan to change the land
use designation to High Mix Residential/Commercial and permit horizontal mixed-use
development (mixed uses in adjacent buildings).
· Amend the Circulation Plan (Exhibit 3) of the Twin Creeks Master Plan to realign a
pedestrian accessway location from the east side of the property to the west side of the
property.
Discussion:
The property was recently approved for a zone change to HMR. The HMR zone permits mixed
use opportunities on the site, including vertical (mixed in same building) and horizontal (mixed
use in adjacent buildings). The 1.62 acre project site is identified in the Twin Creeks Master
Plan as a site to provide 1-2 stories of destination retail and professional office uses.
The subject property is currently undeveloped and adjacent to developed properties on the
south and west within the High Density Residential/HMR and Medium Density/ Medium Mix
Residential (MMR) zones.
The property is located along the south side of Twin Creeks Crossing at the intersection with
Boulder Ridge Street. In this area, Twin Creeks Crossing is a divided street with a center
median, limiting full-movement access at Boulder Ridge Street. This configuration is due to the
close proximity with Rogue Valley Highway/Highway 99, multiple turning lanes at that
intersection and higher traffic volumes. Boulder Ridge Street, abutting the west side of the
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property, extends less than 150-feet from the Twin Creeks Crossing right-of-way and does not
connect to another public right-of-way, further limiting vehicle circulation and access to/from the
subject property.
The proposed development is consistent with the existing development pattern in the area,
connects to the existing streets and provides circulation through the existing development to the
south. The current application is under review concurrently with requests to amend the
comprehensive plan map, amend the zoning map, and a site plan and architectural review for
the proposed development.
Issues
There are two (2) issues relative to this project as set forth below:
1. Change Land Use Designation. The applicant proposes to change the land use
designation of the property to High Mix Residential/Commercial (HMR) in order to
construct a horizontal mixed-use development (mixed uses in adjacent buildings). The
current proposal includes leasable commercial floor area along Boulder Ridge Street
and a portion of Twin Creeks Crossing, with the remainder of the development as
multifamily residential units. The proposed use is not consistent with the current master
plan, which only allows residential units above ground floor commercial.
Comment: The proposed Master Plan Amendment will continue to provide mixed use
opportunities on the site, including vertical (mixed use in the same building) and
horizontal (mixed use in separate buildings on a site) while providing a transition from
MMR development south of the subject property to leasable ground floor commercial
along Twin Creeks Crossing.
Limiting leasable commercial space to the street frontages will reduce commercial traffic
into the site that has limited turning movements from Twin Creeks Crossing and will
reduce conflicts with residential traffic interior to the site and the residential development
to the south. Provided the leasable commercial areas in the horizontal mixed use are
consistent with the Civic and Commercial Plan of the Twin Creeks Master Plan, the
proposed change in land use designation is consistent with the Twin Creeks Master
Plan.
Staff recommends Condition of Approval No. 1 that requires the applicant to revise the
site plan showing commercial floor area on the publicly visible areas of Building 1,
including the west elevation along the Boulder Ridge Street frontage and north elevation
along the entire Twin Creeks Crossing frontage.
2. Minor Pedestrian Accessway. The applicant proposes to realign the minor pedestrian
accessway from the east side of the property as shown on the Circulation Plan (Exhibit
3) of the Twin Creeks Master Plan to the west side of the property and connect to an
existing path on the property to the south, which is under common ownership with the
subject property. Despite common ownership, there are no access easements between
the properties. Per the standard identified in Master Plan Exhibit 12, a minor pedestrian
accessway must provide a 24-inch landscape row on either side of the pathway.
Comment: The Circulation Plan identifies the location of the pathway along Griffin Creek,
adjacent to an area that was modified in 2014-2016 to mitigate floodway hazards on the
Twin Creeks Master Plan area. The modifications resulted in steep grades down to the
creek bed. The proposed realignment of the pedestrian pathway diverts pedestrians
away from the steep grades and along the western portion of the subject site.
Sections of the off-street accessway identified on the Circulation Plan are not
constructed to the north of Twin Creeks Crossing, limiting connections as originally
depicted. The proposed realignment extends an existing pathway from the adjacent
development to the south and connects with an existing crosswalk at the intersection of
Twin Creeks Crossing and Boulder Ridge Street, linking off-street pedestrian activity
from N. Haskell to Twin Creeks Crossing.
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The proposed location, as depicted on the Site Plan (Attachment “B-1”), is abutting the
west property boundary of the subject property. There is an existing three (3) foot wide
landscape buffer between the path and the parking area on the adjacent property that
will provide a vegetative buffer to the pedestrian path.
Since the pedestrian accessway provides connection between public streets, Staff
recommends Condition of Approval No 2 requiring an easement for public access for the
realigned pedestrian accessway.
Findings of Fact & Conclusions of Law
The Central Point Station, Phase 2, Master Plan Amendment has been evaluated against
the applicable criteria set forth in CPMC 17.66 and found to comply as evidenced in the
Applicant’s Restated Findings of Fact (Attachments “C”), the Planning Department
Supplemental Findings (Attachment “D”) and the Staff Report dated June 6, 2023.
Conditions of Approval
Approval of the Master Plan Amendment shall be subject to the following:
1. Prior to the issuance of any building permits, the applicant shall submit a revised site
plan that depicts the ground floor of Building 1 providing leasable commercial floor area
along the entire frontage of Twin Creeks Crossing and the frontage of Boulder Ridge
Street.
2. Prior to the issuance of building permits, the Applicant shall provide a copy of a signed
and recorded easement, as necessary, to allow for public access to the realigned
pedestrian accessway.
Attachments
Attachment “A” - Project Location Map
Attachment “B” - Twin Creeks Master Plan Exhibits 3, 18, 36 and 37 printed; remaining pages
herein incorporated by reference. Copies available upon request.
Attachment “C” - Master Site Plan
Attachment “D” - Overall Landscape Plan
Attachment “E” - Applicant’s Restated Findings and Exhibits, dated 05/25/2023
Attachment “F” - Planning Department Supplemental Findings
Attachment “G” - Resolution No. 907
Action
Conduct the public hearing and consider the Master Plan Amendment application. The
Planning Commission may 1) approve; 2) approve with revisions; or 3) deny the application.
If the Planning Commission finds there is insufficient evidence to take one of these actions at
the June meeting, the Planning Commission may continue the public hearing to a date and time
specific as necessary to allow the applicant to respond to any issues or questions and update
their findings.
Recommendation
Approve the Master Plan Amendment application subject to the recommended condition of
approval set forth in the Staff Report dated June 6, 2023, the Applicant’s Restated Findings in
Attachment “E” and the Planning Department Supplemental Findings in Attachment “F.”
ATTACHMENTS:
1. MP-23001_Attachments
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Attachment “A”
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Attachment “B”
Exhibit 3, Circulation Plan
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Exhibit 36, Mixed Use
Plan
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Exhibit 37,
Civic and Commercial Plan
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Attachment “C”
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Attachment “D”
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Page 1 of 17
BEFORE THE PLANNING COMMISSION OF THE CITY OF CENTRAL POINT OREGON:/
IN THE MATTER OF AN APPLICATION FOR A )
REVISION OF A MASTER PLAN ) FINDINGS OF FACT
37-R2W-03CA TL 1500 ) AND
PMCI, INC APPLICANT ) CONCLUSIONS
SCOTT SINNER CONSULTING, INC. AGENT ) OF LAW
I. BACKGROUND INFORMATION
Applicant:
Smith Crossing LLC
353 Dalton St
Medford, OR 97501
Milo Smith milosmith@gmial.com
Philip Smith Philips.pmci@yahoo.com
Agent:
Sco7 Sinner Consul9ng, Inc.
4401 San Juan Dr. Suite G
Medford, OR 97504
541-601-0917
sco7sinner@yahoo.com
Property:
37 2W 03CA TL 1500
Smith Crossing LLC
Twin Creeks Crossing and Boulder Ridge Street
Central Point OR 97502
1.62 Acres Net Acreage
Exis9ng zoning Employment Commercial (EC)
Proposed Zoning HMR High Mix Residen9al Commercial (TOD)
Project Summary:
This applica9on requests two modifica9ons to the adopted Twin Creeks Master Plan (TCMP).
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Page 2 of 17
The first request would relocate a segment of a walking path iden9fied on the TCMP away from a
common area that also contains a regional stormwater facility. The site topography and the
presence of year round open water at the bo7om of a 10 foot drop would present a public safety
issue for the residents of the City.
The modifica9on would extend the exis9ng path developed on the adjacent development through
the subject property in a safer loca9on. The comple9on of this segment would complete a walking
path from Twin Creeks Crossing to North Haskell
The second modifica9on would revise the TCMP from the Comprehensive Plan Map designa9on
of Employment Commercial to High Density and the Zoning Map from the Employment
Commercial (EC) to High Mix Residen9al / TOD (HMR/TOD)
The applicant has submi7ed an applica9on for a 45 unit mul9family development with 2,514
square feet of ground floor commercial lease space on the street frontage.
Figure 1 Site Loca on
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Page 3 of 17
Path Modifica9on:
The following image is the current loca9on of the path in the TCMP. This segment of the path is
within the common area, adjacent to the regional storm water facility for the Twin Creeks
Community.
Figure 2 Current path loca on TCMP
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Page 4 of 17
The image below illustrates the topography at site. The current path loca9on would be at the edge
of a 10-foot drop with open water at the bo7om of the slope. Providing a path at this loca9on
would represent a significant safety hazard to the public.
The proposed path loca9on can be seen at the bo7om of the image. The exis9ng path is stubbed
to the property line from the south. This project would provide a connec9on to Twin Creeks
Crossing at an exis9ng marked pedestrian crossing in Twin Creeks Crossing.
Figure 4 Site Plan
Figure 3 Aerial image
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Page 5 of 17
The approval of the requested modifica9on to the loca9on of the path will allow for the
comple9on of the en9re walking path south of Twin Creeks Crossing.
Figure 5 Completed path route
Public safety will be significantly improved by reloca9on of the path away from a steep slope with
year-round standing water and by providing a link to an exis9ng pedestrian crossing.
Employment Commercial to High Density Mixed Use / TOD
The TCMP currently iden9fies the subject property as Employment Commercial land. The
applica9on has submi7ed the necessary applica9ons for a Minor Revision to the Comprehensive
Plan Map, a Zone Map Amendment and a Site Plan Applica9on.
The Central Point Municipal Code (CPMC) uses allowed in the in the EC zone and the HMR/TOD
zone would allow for very similar mixed use development. Both zones allow mul9family housing,
the EC zone requires all ground floor spaces in a development to be for commercial uses. The
HMR/TOD zone allows mul9family uses with commercial uses on the street frontage.
The applicant’s proposed development provides commercial uses, VRBO units, on the street
frontage of Twin Creeks Crossing and the remainder of the ground floor spaces are all residen9al
dwelling units.
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mp •I Il
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111111, «' ill7%..a»; 1
North Elevation (Scale 3/16 =1) Along Tin Creeks Crossing
Page 6 of 17
Figure 6 Proposed mixed use frontage Phase 2
The proposed architecture of the building on Twin Creeks Crossing is similar to the mixed-use
building on the north side of Twin Creeks Crossing. These two buildings provide the prominent
gateway to the Twin Creeks Community an9cipated in the TCMP.
The applicant has developed other proper9es in the Twin Creeks Core area with a substan9al
ground floor commercial presence as an9cipated in the Master Plan. The approval of the
requested modifica9on will provide the mixed use commercial mul9family frontage for the Twin
Creeks Core area while providing much needed addi9onal dwelling units.
17.66.050 Applica on 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 sa sfied or can be shown to be
inapplicable:
1. Sec ons 17.65.040 and 17.65.050, rela ng to the TOD district;
2. Sec ons 17.65.060 and 17.65.070, rela ng to the TOD corridor;
3. Chapter 17.67, Design Standards--TOD District and TOD Corridor;
4. Chapter 17.60, General Regula ons, unless superseded by
Sec ons 17.65.040 through 17.65.070;
5. Sec on 17.65.050, Table 3, TOD District and Corridor Parking Standards, and
Chapter 17.64, Off-Street Parking and Loading;
6. Chapter 17.70, Historic Preserva on Overlay Zone; and
7. Chapter 17.76, Condi onal Use Permits, for any condi onal uses proposed as part of
the master plan.
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Page 7 of 17
Findings of Fact
17.65.040 Land use--TOD district.
Four special zone district categories are applied in the Central Point TOD districts. The
characteris cs of these zoning districts are summarized in subsec ons A through D of
this sec on.
A. Residen al (TOD).
1. LMR--Low Mix Residen al. This is the lowest density residen al zone in the district.
Single-family detached residences are intended to be the primary housing type; however,
a;ached single-family and lower density mul family housing types are also allowed and
encouraged.
2. MMR--Medium Mix Residen al. This medium density residen al zone focuses on
higher density forms of residen al living. The range of housing types includes higher
density single-family and a variety of mul family residences. Low impact commercial
ac vi es may also be allowed.
3. HMR--High Mix Residen al/Commercial. This is the highest density residen al zone
intended to be near the center of the TOD district. High density forms of mul family
housing are encouraged along with complementary ground floor commercial uses. Low
impact commercial ac vi es may also be allowed. Low density residen al uses are not
permi;ed.
The applicant has requested a minor Comprehensive Plan map amendment to redesignate the
subject property from the current Employment Commercial designa9on to the High-Density
designa9on.
The requested High-Density designa9on allows for the High Mix Residen9al (HMR)(TOD) zoning
district.
The applicant has submi7ed a zone map amendment applica9on to amend the zone map for the
subject property from the current Employment Commercial (EC) zoning district to the High Mixed
Residen9al (HMR) (TOD) zoning district.
As indicated in the CPMC, the HMR TOD zoning district is the highest density residen9al zone
intended to be near the center of the TOD district. The subject property meets the loca9onal
standards for the HMR TOD zone as the property is located on Twin Creeks Crossing, the entrance
to the Twin Creeks TOD from Highway 99. This loca9on leads directly to the Code of the Twin
Creeks TOD.
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Page 8 of 17
The request to modify the Twin Creeks Master plan at the subject property from an Employment
Commercial property to the HMR, High Density Mixed use is consistent with the loca9onal
standards of the General Land Use Plan designa9on and the HMR zoning district.
The modifica9on of the Master Plan to allow for a development to the standards of the HMR zone
will allow for the development of a mul9family development with ground floor commercial uses
for the Twin Creeks Crossing street frontage as prepared with the site plan applica9on
consolidated with the Master plan amendment, zone map amendment and Comprehensive Plan
Map amendment submi7ed by the applica9on.
Conclusion of Law
The Planning Commission can conclude the requested revision of the master plan is consistent
with the objec9ves of the Twin Creeks Master Plan to provide high-density mixed-use
development near the core of the TOD and the applica9on submi7ed by the applicant facilitate a
development consistent with the code requirements for the TOD.
******************************************************************************
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Page 9 of 17
17.65.050 Zoning regula ons--TOD district.
A. Permi;ed Uses. Permi;ed uses in Table 1 are shown with a “P.” These uses are allowed
if they comply with the applicable provisions of this tle. They are subject to the same
applica on and review process as other permi;ed uses iden fied in this tle.
B. Limited Uses. Limited uses in Table 1 are shown with an “L.” These uses are allowed if
they comply with the specific limita ons described in this chapter and the applicable
provisions of this tle. They are subject to the same applica on and review process as
other permi;ed uses iden fied in this tle.
C. Condi onal Uses. Condi onal uses in Table 1 are shown with a “C.” These uses are
allowed if they comply with the applicable provisions of this tle. They are subject to the
same applica on and review process as other condi onal uses iden fied in this tle.
D. Density. The allowable residen al density and employment building floor area are
specified in Table 2.
E. Dimensional Standards. The dimensional standards for lot size, lot dimensions,
building setbacks, and building height are specified in Table 2.
F. Development Standards.
1. Housing Mix. The required housing mix for the TOD district is shown in Table 2.
2. Accessory Units. Accessory units are allowed as indicated in Table 1. Accessory units
shall meet the following standards:
a. A maximum of one accessory unit is permi;ed per lot;
b. The primary residence and/or the accessory unit on the lot must be owner-occupied;
c. An accessory unit shall have a maximum floor area of eight hundred square feet;
d. The applicable zoning standards in Table 2 shall be sa sfied.
Findings of Fact
Table 1 in Title 17.65 provides the uses for the TOD District.
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Table 1
TOD District Land Uses
Use Categories Zoning Districts
LMR MMR HMR EC GC C OS
Residential
Dwelling, Single-Family
Large and standard lot p L5 N N N N N
Zero lot line, detached p p N N N N N
Attached row houses p p p C N N N
Dwelling, Multifamily
Multiplex, apartment p p p L1 L1 N N
Senior housing L6 p p L1 L1 N N
Commercial
Entertainment N N C P, L7 P, L8, L9 N N
Professional Office C L3 L3, L4 p p p N
Retail Sales and Service
Sales-oriented C L3 L3 p p N N
Personal service-oriented C L3 L3, L4 p p N N
Page 10 of 17
L3--Permitted in existing commercial buildings or new construction with ground floor businesses with
multifamily dwellings above ground floor. Maximum floor area for commercial use not to exceed ten
thousand square feet per tenant.L4--Second story offices may be permitted in areas adjacent to EC zones as
a conditional use.
Applica9ons have been submi7ed for a development on the property consistent with the uses
highlighted above. Residen9al uses in the TOD indicates mul9plexes are outright permi7ed in the
HMR zoning district. Commercial uses permi7ed in the TOD suitable for the proposed loca9on
include professional offices and services are permi7ed in new construc9on as ground floor units
with mul9family dwelling units constructed above.
The applica9ons consolidated with this revision propose Building 1 fron9ng on Twin Creeks
Crossing with ground floor commercial lease space with mul9family housing, and Building 2 and
3 propose mul9plexes. All proposed uses are consistent with the uses and loca9onal
requirements of Table 1.
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LMR MMR HMR
NA NA
NA
NA NA
50' NA NA
50' NA NA NA
50' 50'
5'0/15 0' 0/15'0'/5'15'
e (between bldgs.)5'detached 5'detached 5'detached 0' 0' 0' 5
(detached/0' 0' 0' b (
ed (a)
(
o· 0' 5
0'
(() (
(g) 80%
site NA
area area area ()area (h)
HousingMix
eq hou type li < it development:1 housingtype.
under Residential in Table 1.
16-40 units in development: 2 housing
types.
> 40 units in v lopm t: mo
housing types (plus approved master plan)
Page 11 of 17
The subject parcel is an exis9ng parcel created with the approval of the final plat as recorded in
County Survey 19470. This applica9on does not propose the crea9on of any new parcels and
the lot dimension standards to crea9ng new lots are not applicable.
6.C.a
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LMR MMR HMR EC GC c OS
(f)
12 32 NA NA NA NA NA
6 14 25 NA NA
NA NA NA NA NA NA
NA NA NA NA NA NA
NA NA NA NA NA
s 2,000 SF 1500 1 NA NA NA NA
Multifamily NA NA NA NA NA NA NA
Average Minimum Lot or Land
Area/Unit
Large single-family 7,500 SF NA NA NA NA NA NA
Standard single-family 4,500 SF NA NA NA NA
Page 12 of 17
D. Density. The allowable residen al density and employment building floor area are
specified in Table 2.
The density requirement for HMR in Table 2 is 25 units per acre minimum. The site is 1.62 net
acres x 25 DU density is 40 dwelling units. The site plan applica9on proposed with this
consolidated applica9on is 44 mul9family residen9al units.
In addi9on, the proposed site plan provides commercial spaces for tourist accommoda9ons,
VRBO units, on the ground floor Twin Creeks Crossing frontage.
The applica9on meets the density requirements of Table 2.
E. Dimensional Standards. The dimensional standards for lot size, lot dimensions,
building setbacks, and building height are specified in Table 2.
The consolidated applica9on does not create any new lots. The dimensional standards for lot size
and dimensions are not applicable.
Table 2 iden9fies the front setback at 0-15 feet. The site plan proposes a front setback of 5 feet
from the building to the ROW on Twin Creeks Crossing in compliance with the standard. The side
setback of 5 feet for detached buildings and 10 feet for rear setbacks are also met with the
proposed site plan.
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The proposed building height is 33 feet, the maximum building height for the HMR zone is 60
feet.
F. Development Standards.
1. Housing Mix. The required housing mix for the TOD district is shown in Table 2.
Table 2 requires 3 housing types for plans requiring more than 40 units. The proposed plan
complies with 1 bedroom flats, 2 bedroom flats and two story townhouse units. The townhouse
units are not for individual sale, they are 2 story unit with an internal staircase.
Commercial units are provided on the ground floor street frontage of Twin Creeks Crossing.
2. Accessory Units. Accessory units are allowed as indicated in Table 1. Accessory units
shall meet the following standards:
a. A maximum of one accessory unit is permi;ed per lot;
b. The primary residence and/or the accessory unit on the lot must be owner-occupied;
c. An accessory unit shall have a maximum floor area of eight hundred square feet;
d. The applicable zoning standards in Table 2 shall be sa sfied.
The consolidated applica9on does not propose accessory units.
3. Parking Standards. The off-street parking and loading requirements in
Chapter 17.64 shall apply to the TOD district and TOD corridor, except as modified by the
standards in Table 3 of this sec on.
a. Except for mul family housing, fiDy percent of all residen al off-street parking areas
shall be covered. Accessory unit parking spaces are not required to be covered.
b. Vehicle parking standards may be reduced when transit service is provided in the TOD
district and TOD corridor and meets the following condi ons:
i. Parking standards may be reduced up to twenty-five percent when transit service is
provided in the TOD district and TOD corridor.
ii. Parking standards may be reduced up to fiDy percent when transit service is provided
in the TOD district and TOD corridor and when bus service includes fiDeen-minute
headways during the hours of seven to nine a.m. and four to six p.m.
c. Bicycle parking standards in Chapter 17.64 shall not be reduced except as permi;ed by
Sec on 17.75.039(H)(3).
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d. Shared parking easements or agreements with adjacent property owners are
encouraged to sa sfy a por on of the parking requirements for a par cular use where
compa bility is shown. Parking requirements may be reduced by the city when reciprocal
agreements of shared parking are recorded by adjacent users.
The proposed development is mixed use, Mul9family development with tourist accommoda9ons.
Table 3 provides the parking requirements for the TOD. The mul9family apartments are 1.5 spaces
per dwelling unit and Tourist Accommoda9ons has a requirement for 1 space per guest plus 1
space per employee.
The required parking is 68 spaces for the mul9family and 1 space per 500 square feet of
commercial space. The total parking requirement is 73 spaces, and 92 spaces are provided. No
relief from the parking standard is requested.
Required bicycle parking is met inside the individual dwelling units.
No shared parking is proposed.
17.65.060 Land use--TOD corridor.
The standards of this 9tle are not applicable to the HMR zoning district.
17.65.070 Zoning regula ons--TOD corridor.
The standards of this 9tle are not applicable to the HMR zoning district.
17.67.040 Circula on and access standards.
A. Public Street Standards.
1. Except for specific transporta on facili es iden fied 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 Specifica ons and Uniform Standard Details
for Public Works Construc on, Sec on 300, Street Construc on 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 Sec on 17.65.020 and
Chapter 17.66.
This consolidated applica9on does not propose any revision to the public streets. The City is
processing a vaca9on of the segment of Boulder Ridge south of Twin Creeks Crossing.
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Circula9on Plan Revision
The proposed revision to the circula9on plan relocates the segment of the pedestrian plat
adjacent to the subject property to improve public safety. The current path loca9on iden9fies the
proposed path in a common area with a 10 foot drop off to an area that holds open water.
The proposed loca9on relocates the path to the west side of the proposed development and
extends the exis9ng terminus of the path from the property to the south to the public right of
way and exis9ng crosswalk at Twin Creeks Crossing.
9. Public Off-Street Accessways.
a. Pedestrian accessways and greenways should be provided as needed to
supplement pedestrian routes along public streets.
b. Major 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 Specifica ons and Uniform Standard Details for Public Works
Construc on, Sec on 300, Street Construc on;
ii. Minimum ten-foot ver cal 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 construc on is necessary; and
vi. Minimum one hundred square feet of trailhead area at intersec ons with
other pedestrian improvements. A trail map sign shall be provided at this
loca on.
This consolidated applica9on seeks to revise the loca9on of the public off street accessway south
of Twin Creeks Crossing. The current posi9on of this segment of the accessway is located on an
open space area containing a regional stormwater facility, see figure 1 below. The accessway
constructed in this loca9on would impact the stormwater facility and would create a significant
safety hazard due to a steep 10 foot drop to open water of the storm facility.
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The revision proposed, figure 2 below, will extend the public accessway installed with the
development of the adjacent Smith Crossing Phase 1. The proposed accessway will connect the
current terminus to the Twin Creeks Crossing right of way and improve public safety.
All standards indicated above can be met with the proposed loca9on of the Public Accessway and
will provide improved public safety for pedestrians using the facility.
Revision to the Land Use Plan
The exis9ng Land Use Plan in the TCMP indicates the subject property is designated as
Employment Commercial. The proposed revision would change the designa9on to High Mix
Residen9al.
Figure 10 Proposed HMR Land Use Designa on
Figure 8 Exis ng path circula on Figure 7 Proposed path circula on
Figure 9 Proposed EC Land Use Designa on
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Revision to the Civic and Commercial Plan
The exis9ng Civic and Commercial Plan indicates the subject property contemplates a
neighborhood grocery / convenience store, a dry cleaner or café. The proposed revision would
indicate the proposed uses to be restaurants professional office, retail sales and services.
Revision to the Mixed Use Plan
The exis9ng Mixed Use Plan does not indicate the subject property is indicated as a mixed use
area, it was contemplated for employment Commercial uses. The proposed revision will include
the subject property in the mixed-use designa9on.
Figure 11 Exis ng Civic / Commercial Plan Figure 12 Revised Civic and Commercial Plan
Figure 14 Exis ng Mixed Use Plan Figure 13 Revised Mixed Use Plan
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Page 1 of 18 Findings & Conclusions of Law File No.: MP-23001
PLANNING DEPARTMENT SUPPLEMENTAL FINDINGS OF FACT
AND CONCLUSIONS OF LAW
File No.: MP-23001
Before the City of Central Point Planning Commission
Consideration of the Twin Creeks Transit Oriented Development
Master Plan Amendment
Applicant: ) Findings of Fact
Smith Crossing LLC ) and
353 Dalton Street ) Conclusion of Law
Medford OR 97501 )
PART 1
INTRODUCTION
The applicant submitted the Twin Creeks Master Plan Amendment application for modifications to the
approved Twin Creeks Master Plan including a realignment to a residential walking path, revising the
Comprehensive Plan Map designation from Employment Commercial to High Density Residential), and
revising the zoning district from Employment Commercial (EC) to High Mix Residential (HMR). The
property is located near the intersection of Twin Creeks Crossing and Boulder Ridge Street within the EC
zoning district in the Transit Oriented Development (TOD) District.
A master plan amendment 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.
Applicable Review Criteria for TOD master plans are set forth in Chapter 17.66, Application Review
Process for the TOD District and Corridor and include:
1. CPMC 17.65.040 and 17.65.050 relating to the TOD District
2. CPMC 17.66.030 A(1)(b) and 17.66.030 B – Submittal Requirements
3. CPMC 17.67, Design Standards—TOD District and TOD Corridor;
4. CPMC 17.60, General Regulations unless superseded by Sections 17.65.040 through 17.65.070
5. CPMC 17.65.050, Table 3, TOD District and Corridor Parking Standard, and CPMC 17.64, Off-
Street Parking and Loading
6. CPMC 17.70, Historic Preservation Overlay
PROJECT BACKGROUND
The property is located along the south side of Twin Creeks Crossing at the intersection with Boulder
Ridge Street. In this area, Twin Creeks Crossing is a divided street with a center median, limiting full-
movement access at Boulder Ridge Street. This configuration is due to the close proximity with Rogue
Valley Highway/Highway 99, multiple turning lanes at that intersection and higher traffic volumes.
Boulder Ridge Street, abutting the west side of the property, extends less than 150-feet from the Twin
Creeks Crossing right-of-way and does not connect to another public right-of-way, further limiting
vehicle circulation and access to/from the subject property.
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Page 2 of 18 Findings & Conclusions of Law File No.: MP-23001
The property was recently approved for a zone change to HMR. The HMR zone permits mixed use
opportunities on the site, including vertical (mixed in same building) and horizontal (mixed use in
adjacent buildings). The 1.62 acre project site is identified in the Twin Creeks Master Plan as a site to
provide 1-2 stories of destination retail and professional office uses.
As shown on the Vicinity Map (Figure 1), the property is bound by open space to the east, the Twin
Creeks Crossing to the north and existing residential developments in the Medium Mix Residential
(MMR) and HMR zoning districts, to the south and west respectively. The development to the south is
under common ownership with the subject property. Despite common ownership, there are no access
easements between the properties.
The applicant proposes a 45-unit multifamily development with limited ground floor commercial uses
along the Twin Creeks Crossing frontage. The proposed development is consistent with the existing
development pattern in the area, connects to the existing streets and provides circulation through the
existing development to the south.
The application to amend the Twin Creeks Master Plan proposes to realign a residential walking path
location shown in Exhibit 3 of the Twin Creeks Master Plan; and, revise the Land Use Plan (Exhibit 18),
the Mixed Use Plan (Exhibit 36), and the Civic and Commercial Plan (Exhibit 37) to permit high-density
residential development with limited ground floor commercial uses.
Since Master Plan compliance is required for Site Plan and Architectural Review, the application for
master plan amendment is accompanied by, and being processed concurrently with, an application for a
Site Plan and Architectural Review (see File No. SPAR-23001) that reviews site and building design
criteria for Design Standards in the TOD District and Corridor (CPMC 17.67).
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Figure 1. Vicinity Map
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Figure 2. Site Plan
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Figure 3. Landscape Plan
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PART 2 – CHAPTER 17.65
LAND USE AND ZONING REGULATIONS
TOD DISTRICT AND CORRIDOR
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. The sections of CPMC 17.65 applicable to the application are:
17.65.040 Land Use – TOD District
Four special zone district categories are applied in the Central Point TOD districts. The characteristics of
these zoning districts are summarized in subsections A through D of this section.
A. Residential (TOD).
1. LMR--Low Mix Residential. This is the lowest density residential zone in the district.
Single-family detached residences are intended to be the primary housing type; however,
attached single-family and lower density multifamily housing types are also allowed and
encouraged.
2. MMR--Medium Mix Residential. This medium density residential zone focuses on higher
density forms of residential living. The range of housing types includes higher density
single-family and a variety of multifamily residences. Low impact commercial activities
may also be allowed.
3. HMR--High Mix Residential/Commercial. This is the highest density residential zone
intended to be near the center of the TOD district. High density forms of multifamily
housing are encouraged along with complementary ground floor commercial uses. Low
impact commercial activities may also be allowed. Low density residential uses are not
permitted.
B. Employment (TOD).
1. EC--Employment Commercial. Retail, service, and office uses are primarily intended for
this district. Activities which are oriented and complementary to pedestrian travel and
transit are encouraged. Development is expected to support pedestrian access and transit
use. Automobile oriented activities are generally not included in the list of permitted uses.
Residential uses above ground floor commercial uses are also consistent with the purpose
of this zone.
2. GC--General Commercial. Commercial and industrial uses are primarily intended for this
district. Activities which are oriented and complementary to pedestrian travel and transit
are encouraged. Residential uses above ground floor commercial uses are also consistent
with the purpose of this zone.
C. C--Civic (TOD). Civic uses such as government offices, schools, and community centers are the
primary uses intended in this district. These uses can play an important role in the vitality of the
TOD district.
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D. OS--Open Space (TOD). Because the density of development will generally be higher than other
areas in the region, providing open space and recreation opportunities for the residents and
employees in the TOD district becomes very important. This zone is intended to provide a variety
of outdoor and recreation amenities.
Finding 17.65.040: The subject property was approved for a zone change to HMR. The HMR zone
would allow mixed use opportunities on this site, including vertical (mixed use in the same building) and
horizontal (mixed use in separate buildings on a site). Provided commercial uses in the horizontal mixed
use are consistent with Exhibit 37 (Civic and Commercial Plan) of the Twin Creeks Master Plan, the
proposed master plan amendments are consistent with the Twin Creeks Master Plan and the
requirements of this section.
Conclusion 17.65.040: Consistent.
17.65.050 Zoning Regulations – TOD District
A. Permitted Uses. Permitted uses in Table 1 are shown with a “P.” These uses are allowed if
they comply with the applicable provisions of this title. They are subject to the same
application and review process as other permitted uses identified in this title.
B. Limited Uses. Limited uses in Table 1 are shown with an “L.” These uses are allowed if
they comply with the specific limitations described in this chapter and the applicable
provisions of this title. They are subject to the same application and review process as
other permitted uses identified in this title.
C. Conditional Uses. Conditional uses in Table 1 are shown with a “C.” These uses are
allowed if they comply with the applicable provisions of this title. They are subject to the
same application and review process as other conditional uses identified in this title.
Finding 17.65.050(A-C): The amendment to the Master Plan proposes multifamily residential
dwellings and ground floor commercial uses for professional office and retail sales and service,
including sales-oriented and personal service oriented businesses. In accordance with CPMC
17.65.050, Table 1, commercial uses are permitted as a limited use in the HMR zone when provided
on the ground floor with multifamily dwellings above. There are no conditional uses proposed with
the application.
Conclusion 17.65.050(A-C): Consistent.
D. Density. The allowable residential density and employment building floor area are
specified in Table 2.
E. Dimensional Standards. The dimensional standards for lot size, lot dimensions, building
setbacks, and building height are specified in Table 2.
Finding 17.65.050(D-E): The HMR zoning district requires a minimum density of 25 units/acre and
no maximum density. The proposed development includes 45 units on 1.62 acres, or approximately 27
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units/acre. The applicant does not propose to divide the property into individual properties and Table
2 in CPMC 17.65.050 does not provide minimum lot areas or lot width for multifamily development.
The subject property exceeds the minimum lot depth of 50-feet.
Conclusion 17.65.050(D-E): Consistent.
F. Development Standards.
1. Housing Mix. The required housing mix for the TOD district is shown in Table 2.
2. Accessory Units. Accessory units are allowed as indicated in Table 1. Accessory
units shall meet the following standards:
Finding 17.65.050(F)(1-2): Proposals greater than 40 units are required to provide three housing
types per Table 2 of CPMC 17.65.050. The housing mix is addressed as part of the Twin Creeks TOD
Master Plan (See Exhibit 35), which provides for eight (8) housing types. Apartments, which are
proposed as part of this development, are one of the multifamily housing types planned for the Twin
Creeks TOD Master Plan area.
Conclusion 17.65.050(F)(1-2): Consistent.
3. Parking Standards. The off-street parking and loading requirements in
Chapter 17.64 shall apply to the TOD district and TOD corridor, except as
modified by the standards in Table 3 of this section.
Finding 17.65.050(F)(3): As required in the Transportation Planning Rule, OAR 660-012, parking
mandates are no longer considered for properties within ½ mile of frequent transit service. As shown
in the image below, the subject property (marked with a purple star) is within the Frequent Transit
Corridor and parking requirements are not applicable to the project.
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Conclusion 17.65.070(F)(3): Consistent.
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Page 10 of 18 Findings & Conclusions of Law File No.: MP-23001
PART 3 – 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. The sections of CPMC
17.66 applicable to the application are:
CPMC 17.66.030, Application and Review
A. There are four types of applications which are subject to review within the Central Point
TOD district and corridor. The first of the four types apply in this case.
1. 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.Modification to a valid master plan approval which involve one or more of
the following:
i. An increase in dwelling unit density which exceeds five 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 master plan amendment on
a property less than two (2) acres in size. The proposed amendment to the Twin Creeks Master
Plan includes modifications to the Circulation Plan (Exhibit 3), Land Use Plan (Exhibit 18),
Mixed Use Plan (Exhibit 36), and Civic and Commercial Plan (Exhibit 37) of the approved
Twin Creeks Master Plan. These exhibits establish conditions for development with the TOD
Master Plan area related to housing, commercial land uses and pedestrian/bicycle
circulations facilities. The current application is to satisfy the requirements for modifications
to a valid master plan per CPMC 17.66.060(A)(1)(b)(iv).
Conclusion CPMC 17.66.030(A)(1): Consistent.
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.
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Page 11 of 18 Findings & Conclusions of Law File No.: MP-23001
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.
4. Conditional Use. Conditional uses shall be reviewed as provided in Chapter 17.76,
Conditional Use Permits.
Finding CPMC 17.66.030(A)(2-4): The current application is for modifications to a valid
master plan . There are no additional land divisions or conditional uses as part of the
submittal. The proposed modification to the master plan is processed and reviewed
concurrently with an application for site plan and architectural review (File No. SPAR-
23001). Site and building design standards are addressed as part of the site plan and
architectural review, as demonstrated in findings and conclusions for SPAR-23001, dated
June 6, 2023.
Conclusion CPMC 17.66.030(A)(2-4): Consistent.
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).
Finding CPMC 17.66.030(B)(1): The proposed modification is to a valid master plan, the
Twin Creeks Master Plan, which provides a written analysis of the site location as well as the
overall area covered within the Master Plan. The Vicinity Map (Figure 1) illustrates the site
location of the subject property as it relates to the surrounding development and, at a
minimum, the applicant needs to match the development pattern within the master plan area.
Conclusion CPMC 17.66.030(B): Consistent.
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.
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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.
Finding CPMC 17.66.030(B)(2): The project site is within the Twin Creeks Master Plan area
and the proposed modification identifies existing utilities and adjacent land uses. The proposed
modification does not propose any alterations to existing utilities.
Conclusion CPMC 17.66.030(B)(2): Consistent
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.
Finding CPMC 17.66.030(B)(3): As shown on the Vicinity Map (Figure 1), the project site is
within an area of existing development. The street network and circulation patterns were
established per the Master Plan. A Transportation Generation Analysis for the proposed
mixed-use development shows no net increase in trips from the project site.
Conclusion CPMC 17.66.030(B)(3): Consistent.
4. Site Plan. A plan and narrative addressing Section 17.67.050, Site design standards.
Finding CPMC 17.66.030(B)(4): As evidenced by the findings and conclusions set forth
herein, the modification to the Twin Creeks Master Plan satisfies the approval criteria for site
design standards for the TOD District.
Conclusion CPMC 17.66.030(B)(4): Consistent.
5. Recreation and Open Space Plan. A plan and narrative addressing Section 17.67.060,
Public parks and open space design standards.
Finding CPMC 17.66.030(B)(5): Recreation and open space areas have been developed
throughout Twin Creeks in accordance with the Twin Creeks Master Plan. The proposed
modification does not alter any approved parks and recreation facilities.
Conclusion CPMC 17.66.030(B)(5): Not applicable.
6. Building Design Plan. A written narrative and illustrations addressing Section
17.67.070, Building design standards.
Finding CPMC 17.66.030(B)(6): As evidenced by the findings and conclusions set forth
herein, the proposed modification to the Twin Creeks Master Plan satisfies the approval
criteria for building design standards for the TOD District and Corridor.
Conclusion CPMC 17.66.030(B)(6): Consistent
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7. Transit Plan. A plan identifying proposed, or future, transit facilities (if any).
Finding CPMC 17.66.030(B)(7):The identification of transit facilities were satisfied in the
Twin Creeks Master Plan. The proposed modification does not alter the approved plans.
Conclusion: CPMC 17.66.030(B)(7): Not applicable..
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.
Finding CPMC 17.66.030(B)(8): The site is located within the Special Flood Hazard Area
(SFHA) for Griffin Creek. The Site Plan (Figure 2) identifies the location of the SFHA on the
property and depicts the proposed structures outside the areas subject to flooding. Any future
development within the SFHA will require a Floodplain Development Permit.
Conclusion CPMC 17.66.030(B)(8): Consistent.
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: Recreation and open space areas were identified and constructed in
accordance with the Twin Creeks Master Plan. The proposed modification does not alter the approved
plans.
Conclusion CPMC 17.66.040: Not applicable.
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;
Findings CPMC 17.65.040 and 17.65.050: As evidenced by the findings and conclusions set
forth in Part 2 herein, the proposed development satisfies the approval criteria for land use
and zoning standards for the TOD District.
Conclusion CPMC 17.65.040 and 17.65.050: Consistent.
2. Chapter 17.67, Design Standards--TOD District and TOD Corridor;
Findings CPMC 17.67: As evidenced by the findings and conclusions set forth in Part 4
herein, the proposed Master Plan satisfies the approval criteria for design standards for the
TOD District.
Conclusion CPMC 17.67: Consistent.
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3. Section 17.65.050, Table 3, TOD District and Corridor Parking Standards, and Chapter
17.64, Off-Street Parking and Loading;
Findings CPMC 17.65.050(F)(3): See Finding CPMC 17.65.050(F)(3).
Conclusion CPMC 17.65.050(F)(3): Consistent.
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:
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:
D. Conditional Use.
Finding CPMC 17.66.050(B-D): The application is for a modification to a valid master plan. An
application for Site Plan and Architectural Review is being processed and reviewed concurrently
(see File No. SPAR-23001). There are no additional land divisions or conditional uses as part of
the submittal.
Conclusion CPMC 17.66.050(C): 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.
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Page 15 of 18 Findings & Conclusions of Law File No.: MP-23001
PART 4 – CHAPTER 17.67
DESIGN STANDARDS – TOD DISTRICT AND TOD CORRIDOR
The purpose of the Central Point TOD district and TOD corridor design standards is to complement and
support efficient and sustainable land development, to reduce auto reliance and to increase transit use as
required by the Oregon Transportation Planning Rule. The sections of CPMC 17.67 applicable to the
application are:
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
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.
2. Block perimeters shall not exceed two thousand feet measured along the public street right-
of-way.
3. Block lengths for public streets shall not exceed six hundred feet between through streets,
measured along street right-of-way.
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.
5. The standards for block perimeters and lengths shall be modified to the minimum extent
necessary based on findings 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;
e. Functional and operational needs to create a large building; or
f. Protection of significant natural resources.
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.
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Finding 17.67.040(A)(1-7): The public street design and circulation plan were approved with
the Twin Creeks Master Plan and are constructed in accordance with City standards and the
approved master plan layout. The current application does not propose to alter the street
design or layout.
Conclusion 17.67.040(A)(1-7): Not applicable.
8. Pedestrian/Bike Access ways Within Public Street Right-of-Way.
a. Except for specific access way facilities identified in a TOD district or corridor
master plan, the following access way dimensional standards set forth in the City of
Central Point Department of Public Works Standard Specifications and Uniform
Standard Details for Public 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.
9. Public Off-Street Accessways.
a. Pedestrian accessways and greenways should be provided as needed to supplement
pedestrian routes along public streets.
b.Major 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)(8-9): The Twin Creeks Master Plan identifies an off-street public
accessway along the western boundary of the subject property. The path location identified in the
master plan is along Griffin Creek, adjacent to an open space area that was modified in 2014-
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2016 to mitigate floodway hazards on the Twin Creeks Master Plan area. Due to the steep grades
and the lack of pedestrian crossing at the path terminus at Twin Creeks Crossing, the applicants
propose relocating the pedestrian access away from the eastern property boundary, terminating at
the intersection of Twin Creeks Crossing and Boulder Ridge Street. As a condition of approval,
the pedestrian accessway must be installed in accordance with the standard identified in Master
Plan Exhibit 12 and provide an easement for public access.
Conclusion 17.67.040(A)(6-8): Complies as conditioned.
17.67.050 Site Design Standards.
Finding 17.67.050: The current application is for modifications to a valid master plan. The proposed
modification to the master plan is processed and reviewed concurrently with an application for a site plan
and architectural review (File No. SPAR-23001). Site design standards are addressed as part of the Site
Plan and Architectural Review, as demonstrated in findings and conclusions for SPAR-23001, dated June
6, 2023.
Conclusion 17.67.050: Consistent.
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.
B. Parks and Open Space Location.
C. Parks and Open Space Amount and Size.
D. Parks and Open Space Design.
Finding 17.67.060: Recreation and open space areas have been developed throughout Twin
Creeks in accordance with the Twin Creeks Master Plan.
Conclusion 17.67.060: Not applicable.
17.67.070 Building Design Standards.
Finding 17.67.050: The current application is for modifications to a valid master plan. The proposed
modification to the master plan is processed and reviewed concurrently with an application for a site plan
and architectural review (File No. SPAR-23001). Building design standards are addressed as part of the
Site Plan and Architectural Review, as demonstrated in findings and conclusions for SPAR-23001, dated
June 6, 2023.
Conclusion 17.67.050: Consistent.
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Page 18 of 18 Findings & Conclusions of Law File No.: MP-23001
PART 5
SUMMARY CONCLUSION
As evidenced in Planning Department Supplemental Findings, the application for a modification to the
Twin Creeks Master Plan is, as conditioned in the Staff Report dated June 6, 2023, in compliance with the
applicable criteria set forth in Title 17 of the Central Point Municipal Code.
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Planning Commission Resolution No. 907 (06/06/2023)
PLANNING COMMISSION RESOLUTION NO. 907
A RESOLUTION APPROVING A MODIFICATION
TO THE TWIN CREEKS MASTER PLAN
IN THE TOD DISTRICT
(FILE NO. MP-23001)
WHEREAS, the applicant has submitted an application for approval of a modification to the
Twin Creeks Master Plan, a development within the City’s Transit Oriented Development
(TOD) District; and
WHEREAS, on June 6, 2023, the City of Central Point Planning Commission conducted a
duly-noticed public hearing on the application, at which time it reviewed the Staff Report and
heard testimony and comments on the application; and
WHEREAS, the Planning Commission’s consideration of the application is based on the
standards and criteria applicable to master plans and development standards within the TOD
districts in accordance with Section 17.65 through 17.67 of the Central Point Municipal Code;
and
WHEREAS, after duly considering the proposed modification to an approved master plan, it
is the Planning Commission’s determination that, subject to compliance with conditions as
set forth in the Staff Report (Exhibit “A”) dated June 6, 2023, the application does comply
with applicable standards and criteria for approval of a master plan; and
WHEREAS, the Planning Commission accepted the applicant’s findings, as revised
(Attachment “E”), and staff’s Findings of Fact and Conclusions of Law (Exhibit “F”) in support
of the decision made at the June 6, 2023 meeting.
NOW, THEREFORE, BE IT RESOLVED, that the City of Central Point Planning
Commission, by this Resolution No. 907, does hereby approve the Modification to the Twin
Creeks Master Plan in the TOD district. This approval is based on the findings and conditions
of approval as set forth on Exhibit “A”, the Planning Department Staff Report dated June 6,
2023, including Attachments A through G attached hereto by reference and incorporated
herein.
PASSED by the Planning Commission and signed by me in authentication of its passage this
6th day of June, 2023.
_______________________________
Planning Commission Chair
ATTEST:
_______________________________
City Representative
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Staff Report
Central Point Station, Phase 2 - Site Plan and Architectural Review
1694
June 6, 2023
Item Summary
Consideration of a Site Plan & Architectural Review application to construct a mixed-use
development comprised of 3 buildings containing a total of 45 multi-family residential units and
2514 square feet of commercial space. The 1.62 acre site is located in the Twin Creeks Transit
Oriented Development (TOD) Master Plan area within the High Mix Residential (HMR) zone.
The site fronts Twin Creeks Crossing and is identified on the Jackson County Assessor’s map
as 37S 2W 03CA Tax Lot 1500.
Applicant: Milo Smith, Smith Crossing LLC
Agent: Scott Sinner, Scott Sinner Consulting, Inc.
Associated Files: CPA-23002, ZC-23002, MP-23001
Staff Source
Justin Gindlesperger, Community Planner II
Laura Stewart, Community Planner I
Background
The Twin Creeks TOD Master Plan (“Master Plan”) was approved on December 14, 2000. The
Master Plan sets forth written and illustrated instructions for the development of 230 acres,
including the mix of housing types, employment opportunities and multimodal transportation
facilities, etc. At this time, the Applicant is proposing to develop a 1.71 acre tract of land (i.e.
1.62 acres plus 0.09 right-of-way to be vacated) with a mix of commercial and residential uses.
The proposal is located on a site originally identified in the Master Plan as “Destination Retail
and Professional Office.” In a concurrent application (MP-23001), the Applicant proposed
amending the envisioned uses to include mixed-use and multifamily apartments. The purpose of
the amendment is to retain the commercial use and add needed housing. This also takes
advantage of the fact that the Applicant owns the adjoining multifamily development to the
south. This provides a secondary access via private parking lot driveways between Smith
Crossing and this application, which is known as Central Point Station 2.
Project Description
The proposal includes the construction of 3 buildings together with parking, landscaping and a
public bicycle/pedestrian accessway (Attachment “A”). Building 1 provides ground floor
commercial uses along Twin Creeks Crossing and Boulder Ridge Street frontage. Buildings 2
and 3 are multifamily buildings located interior to the site with frontage on the parking lot
driveway and pedestrian walkways, including a minor pedestrian accessway open to the public
along the west property boundary.
The landscape plan provides street frontage, parking lot perimeter, and interior landscaping
throughout the development.
Architecturally, the proposed structures are similar in design and scale, three (3) story buildings
featuring flat roofs with parapets, awnings and other design features (Attachment “B”). Per the
Applicant’s Findings (Attachment “E”), the proposed development was designed to be
compatible with the architecture of the surrounding developments. Building 1 is the most
prominent structure with frontage along Twin Creeks Crossing and Boulder Ridge Street in the
vicinity of the TOD core area. Buildings 2 and 3 are interior to the site, facing adjacent
properties, with access along the pedestrian accessway and internal to the site.
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Issues
There are 6 issues relative to this project:
1. Concurrent Applications. The Site Plan and Architectural Review is based on changes
to the Land Use, Zoning, and Master Plan, to allow horizontal mixed-use, add multifamily
housing to the site and relocate a minor pedestrian accessway. Denial of any of these
applications will necessitate amendments to this application to comply with approval
criteria and standards.
Comment: Staff Recommends Condition No. 1, which specifies this application is subject
to approval of each of the preceding concurrent applications.
2. Boulder Ridge Right-of-Way Vacation. There is a short section of Boulder Ridge
Street that takes access on Twin Creeks Crossing and terminates without connecting to
another public street. The proposed site plan shows six (6) parking stalls on this section
of Boulder Ridge Street, which is not permitted. Due to existing development patterns,
the Public Works Department has determined that there is no public interest in retaining
this 140-ft/0.09 acre section of Boulder Ridge Street as right-of-way.
Comment: Per the Public Works Staff Report dated May 15, 2022, (Attachment “F”), the
City is supportive of the right-of-way vacation for Boulder Ridge Street and is requiring
completion of the vacation prior to building permit issuance. Once this is completed, the
vacated area will be part of the project site and the vehicle parking and maneuvering will
be allowed subject to the design and development standards in CPMC 17.67. Staff is
recommending approval of Condition No. (2)(a).
3. Site Access. The site has access at two (2) locations, the intersection of Boulder Ridge
Street and Twin Creeks Crossing and on North Haskell Street through the existing Smith
Crossing Phase I. The Applicant currently owns Smith Crossing Phase I; however, it will
be necessary to provide a cross access easement to provide legal access across the
sites in the event of future changes in ownership.
Comment: Staff recommends Condition No. 2(c) requiring a cross access easement for
the mutual benefit of the project site and Smith Crossing Phase 1.
4. Off-Street Pedestrian Accessway.
a. Public Access. In accordance with the Master Plan Amendment (MP-23001) to
the Circulation Plan (Master Plan Exhibit 3), there is a Minor Pedestrian
Accessway that will extend from the southeast property boundary, along the west
property boundary of the project site to Twin Creeks Crossing. The relocation is
needed to avoid steep slopes associated with the Jackson Creek Overbank
Floodway Mitigation channel.
Comment: Per the Master Plan, the Minor Pedestrian Accessway is a public
facility. Staff recommends Condition No. 2(b) requiring the applicant to provide a
recorded copy of an access easement for the facility before building permits are
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issued.
b. Design. The standard for Minor Pedestrian Accessway design is provided in
Master Plan Exhibit 12. It requires a 5-ft path and 24-inches of landscaping on
both sides of the path. The proposed site and landscape plans (Attachment “A”
and “C”, respectively) illustrate the required path width with landscaping on the
east side.
Comment: There is an existing landscape strip on the adjoining property (i.e.
Pear Valley Senior Living), which is 5-ft in width. This exceeds the minimum 24-
inch standard and is recommended as adequate to buffer the pedestrian
accessway. No further action is needed.
5. Street Trees. As shown on the Landscape Plan (Attachment “C”), street trees are
proposed along the Twin Creeks Crossing frontage; however, the finished sidewalk does
not include trees wells for installation.
Comment: In accordance with the Public Works Staff Report dated May 15, 2022
(Attachment “F”), the Applicant will be required to retrofit the sidewalk to include street
trees along this section of Twin Creeks Crossing. Public Works has stated that the cost
is fully eligible for SDC credits. Staff recommends Condition No. 2(c) requiring the
Applicant to retrofit the sidewalks and provide the trees in accordance with the Master
Plan and Public Works requirements for street tree placement.
6. Parking Lot Landscaping and Screening. The site plan depicts six (6) surface area
parking stalls in the current Boulder Ridge Street right-of-way (to be vacated) adjacent to
Twin Creeks Crossing.
Comment: In accordance with 17.67.050K)(2)(b), the Applicant will be required to add a
five (5) foot planting strip as a landscape buffer between the Twin Creeks Crossing right-
of-way and the six (6) surface area parking stalls on the project site.
Findings of Fact & Conclusions of Law
The Central Point Station Phase 2 Site Plan and Architectural Review has been evaluated
against and found to comply with the applicable criteria for Site Plan and Architectural Review
applications in the Transit Oriented Development District as evidenced by the Planning
Department’s Supplemental Findings (Attachment “J”), which includes the Applicant’s Corrected
Findings (Attachment “E”), application exhibits and agency comments.
Conditions of Approval
1. Approval of this Site Plan and Architectural Review application is subject to approval of
the following applications:
a. Comprehensive Plan Amendment, File No. CPA-23002
b. Master Plan Amendment, File No. MP-23001
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c. Zone Change, File No. ZC-23002.
2. Prior to building permit issuance, the following conditions shall be met:
a. The Boulder Ridge Street right-of-way adjacent to the site shall be vacated.
b. The Applicant shall provide a recorded copy of a cross-access easement as
needed to allow public use of the Minor Pedestrian Accessway consistent with
the revised Master Plan Exhibit 3, Circulation.
c. The Applicant shall provide a recorded copy of a cross access easement
between Smith Crossing Phase 1, 37S 2W 03C Tax Lot 138, and Central Point
Station Phase 2, 37S 2W 03CA Tax Lot 1500.
d. The Applicant shall submit a site lighting plan that demonstrates compliance with
the lighting standards in CPMC 17.67.050(L).
e. Street trees are required along the Twin Creeks Crossing frontage. The location
of the street trees shall be coordinated with and approved by Public Works.
f. Obtain a NPDES 1200-C permit from the Department of Environmental Quality
(DEQ) and provide a copy to the Public Works Department.
3. The Site Plan and Architectural Review approval shall expire after one (1) year, in
accordance with CPMC 17.72.070, unless a timely written request is received and an
extension is granted.
4. Any proposed changes to the approved development shall be subject to CPMC 17.09,
Modifications to Approved Plans and Conditions of Approval.
Attachments
Attachment “A” - Site Plan
Attachment “B” - Building Elevations
Attachment “C” - Landscape Plan
Attachment “D” - Irrigation Plan
Attachment “E” - Applicant’s Findings, as corrected
Attachment “F” - Public Works Department Staff Report, dated May 15, 2023
Attachment “G” - Building Department Comments, dated May 9, 2023
Attachment “H” - Rogue Valley Sewer Services Letter dated May 5, 2023
Attachment “I” - Jackson County Fire District 3 Letter dated May 11, 2023
Attachment “J” - Planning Department Supplemental Findings
Attachment “K” - Resolution No. 908
Action
Conduct the public hearing and consider the proposed Site Plan and Architectural Review
application with corrections and conditions, and 1) approve; 2) approve with revisions; or 3)
deny the application.
Recommendation
Approve Resolution No.908, a Resolution recommending approval of the Site Plan &
Architectural Review application for the Central Point Station Phase 2 development plan per the
Staff Report dated June 6, 2023, including all attachments thereto herein incorporated by
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reference.
Recommended Motion
I move to approve Resolution 908, a Resolution recommending approval of the Site Plan &
Architectural Review application for the Central Point Phase 2 development plan per the Staff
Report dated June 6, 2023.
ATTACHMENTS:
1. SPAR-23001 Attachments
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Attachment “A” – Site Plan
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Attachment “B” – Building Elevations
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Attachment “B” – Building Elevations
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Attachment “B” – Building Elevations
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Attachment “C” – Landscape Plan
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Attachment “D” – Irrigation Plan
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Attachment “E” – Applicant’s Findings, as corrected
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Attachment “E” – Applicant’s Findings, as corrected
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Attachment “E” – Applicant’s Findings, as corrected
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Attachment “E” – Applicant’s Findings, as corrected
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Attachment “E” – Applicant’s Findings, as corrected
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Attachment “E” – Applicant’s Findings, as corrected
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Attachment “E” – Applicant’s Findings, as corrected
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Attachment “E” – Applicant’s Findings, as corrected
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Attachment “E” – Applicant’s Findings, as corrected
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Attachment “E” – Applicant’s Findings, as corrected
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Attachment “E” – Applicant’s Findings, as corrected
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Attachment “E” – Applicant’s Findings, as corrected
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Attachment “F” – Public Works Department Staff Report, dated May 15, 2023
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Attachment “F” – Public Works Department Staff Report, dated May 15, 2023
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Attachment “G” – Building Department Comments, dated May 9, 2023
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Attachment “H” – Rogue Valley Sewer Services Letter dated May 5, 2023
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Attachment “I” – Jackson County Fire District 3 Letter dated May 11, 2023
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Attachment “I” – Jackson County Fire District 3 Letter dated May 11, 2023
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Attachment “I” – Jackson County Fire District 3 Letter dated May 11, 2023
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Attachment “I” – Jackson County Fire District 3 Letter dated May 11, 2023
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Attachment “J” – Planning Department Supplemental Findings
PLANNING DEPARTMENT SUPPLEMENTAL FINDINGS OF FACT
AND CONCLUSIONS OF LAW
File No.: SPAR-23001
Before the City of Central Point Planning Commission
Consideration of a Site Plan & Architectural Review
Central Point Station Phase 2
Applicant: ) Findings of Fact
Smith Crossing, LLC ) and
353 Dalton Street ) Conclusion of Law
Medford, OR 97501 )
PART 1
INTRODUCTION
Background
The Applicant is requesting Site Plan and Architectural Review approval to develop a 1.62 acre site
with a mixed-use development including 2,514 square feet of ground floor commercial with frontage on
Twin Creeks Crossing and Boulder Ridge Street and a total of 45 multi-family residential units including
12 mixed-use apartments in Building 1, 18 multifamily apartments in Building 2 and 15 multifamily
apartments in Buidling 3 as shown on the Site Plan (Exhibit 1).
The project site is on property identified on the Jackson County Assessor’s Map as 37S 2W 03CA, Tax
Lot 1500. Concurrent with this applicaton is a request to amend the General Land Use Plan (GLUP)
Map and Zone Map from Employment Commercial/EC to High Density Residential/High Mix Residential
(HMR) (See File No. CPA23002 and ZC-23002, respectively). These findings are based on approval of
the above applications, as well as amendments that were proposed to the Master Plan as part of MP-
23001. The purpose of the Master Plan amendments is to allow horizontal mixed use on the site as
needed to permit two multifamily buidlings without ground floor commercial.
During the Pre-Application Conference (PRE-22001), it was noted that Public Works was supportive of
vacating Boulder Ridge Street adjacent to the project site. This determination refects the absence of
opportunity and plans to extend the street south due to exsting development patterns. This application
assumes the vacation will be completed as evidenced by parking stalls shown within the current right-
of-way. This is addressed in recommended conditions of approval in the Public Works Staff Report
dated May 15, 2023, which requires completion of the right-of-way vacation prior to building permit
issuance (See Exhibit 8).
Review Procedures
The site plan and architectural review request is a Major Project, which is typically reviewed using Type
II procedures per CPMC 17.05.300. Due to the scope and location of the project, during the Pre-
Application Conference in February 2022, the Planning Director determined that this application is
subject to Type III procedures per Central Point Municipal Code (CPMC) 17.05.300(B)(3)(a). The Type
III procedures set forth in CPMC 17.05.400, provide the standard decision making procedures for the
application.
Applicable Criteria
Approval of the Site Plan and Architectural Review application is subject to the following standards and
criteria in the Central Point Municipal Code:
CPMC 17.65 - TOD Districts and Corridors for the HMR zone
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Attachment “J” – Planning Department Supplemental Findings
Page 2 of 90 Findings & Conclusion of Law SPAR-23001
CPMC 17.66 - Application Review Procedures for the TOD District and Corridor
CPMC 17.67 - Design Standards -- TOD District and Corridor
CPMC 17.72 – Site Plan and Architectural Review
The Findings will be presented in seven (7) parts as follows:
1. Introduction
2. Twin Creeks Master Plan
3. TOD District and Corridor Land Use and Zoning Regulations
4. Application Review Process for the TOD District and Corridor
5. Design Standards – TOD District and TOD Corridor
6. Site Plan and Architectural Review
7. Summary Conclusion
It needs to be noted that CPMC 17.67, Design Standards – TOD District and TOD Corridor include
criteria denoted by “shall” or “must.” “Shall” and “must” statements are interpreted as requirements and
“should” statements are recommended standards or guidelines.
Exhibits
Exhibit 1 – Site Plan
Exhibit 2 – Building Elevations (Building 1)
Exhibit 3 – Building Elevations (Builiding 2)
Exhibit 4 – Building Elevations (Building 3)
Exhibit 5 – Landscape Plan
Exhibit 6 – Irrigation Plan
Exhibit 7 – Applicant’s Findings (Corrected)
Exhibit 8 – Public Works Staff Report dated May 15, 2023
Exhibit 9 – Fire District 3 Email dated May 17, 2023
Exhibit 10 – Fire District 3 Email dated May 11, 2023
Exhibit 11 – Building Department Comments dated May 9, 2023
Exhibit 12 – Rogue Valley Sewer Services Letter dated May 5, 2023
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Attachment “J” – Planning Department Supplemental Findings
Page 3 of 90 Findings & Conclusion of Law SPAR-23001
Figure 1 - Vicinity Map
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Attachment “J” – Planning Department Supplemental Findings
Page 4 of 90 Findings & Conclusion of Law SPAR-23001
PART 2
TWIN CREEKS MASTER PLAN
The Twin Creeks TOD Master Plan was approved in 2001 to guide development within a 230-acre land
area in accordance with the TOD district zoning and design standards. The Master Plan governs land
use and circulation within the Master Plan area. The proposed mixed-use development on the Project
Site has been evaluated against the Master Plan and has been found to comply as conditioned as
follows:
Figure 2 – Master Plan Exhibit 3 Circulation Plan
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Attachment “J” – Planning Department Supplemental Findings
Page 5 of 90 Findings & Conclusion of Law SPAR-23001
Finding: Master Plan Exhibit 3, Circulation: There are three aspects of the Circulation Plan that
provide guidance and instruction relative to the proposed project, 1) Street Network, 2) Off-Street
Pedestrian Accessway, and 3) Shared Access. These are addressed as follows:
1) Streets. Master Plan Exhibit 3 presents the required street network for the Twin Creeks Master
Plan. The Twin Creeks Crossing and Boulder Ridge Street frontages, were constructed as part
of Twin Creeks Crossing Phase I in 2006. There is an unused portion of Boulder Ridge Street
that adjoins the northwest corner of the Project Site. Public Works, in the Staff Report dated
May 15, 2023, is requiring and has agreed to initiate a right-of-way vacation application for
Boulder Ridge Street, needed to provide six additional parking stalls (Figure 3). All
infrastructure surrounding the site has been constructed in accordance with the Master Plan.
2) Off-Street Pedestrian Accessway The Master Plan identifies and an off-street pedestrian
accessway along the east boundary of the project site (See Master Plan Exhibit 3). The off-
street pedestrian accessway connects the site to Smith Crossing Phase 1 to the south, and
Twin Creeks Crossing to the north. The proposed site plan relocates the accessway to the west
property line consistent with the Master Plan Amendment application (See File No. MP-23001).
The pedestrian accessway would have run adjacent to the stormwater drainage facility,
consisting of steep slopes and year round standing water, constituting a possible public safety
concern. It was determined in MP-23001, the relocation of the pedestrian accessway from the
east side of the development to the western boundary of the development, adjacent to Pear
Valley Senior Living, was consistent with the need to protect the public health, safety, and
welfare.
3) Shared Access At the time the only public access to the site is via Boulder Ridge Street, which
takes access from Twin Creeks Crossing (Figure 3). This access is shared with Pear Valley
Senior Living. To the south there is an internal private access drive through Smith Crossing
Phase 1, a multifamily development owned and operated by the Applicant for Central Point
Station 2. The shared access is shown throughout the Master Plan, including but not limited to
Exhibit 3, Circulation. Due to the ownership of Smith Crossing Phase 1 and the subject
application, there is an opportunity and mutual benefit for shared access between Smith
Crossing and Central Point Station 2. As conditioned, a cross access easement shall be
required prior to building permit issuance between Smith Crossing Phase 1 and the Central
Point Station 2 to assure legal access between the sites consistent with the Master Plan.
Conclusion, Master Plan Exhibit 3, Circulation: The proposed Site Plan is consistent with the Twin
Creeks Master Plan Circulation Plan,Exhibit 3.
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Attachment “J” – Planning Department Supplemental Findings
Page 6 of 90 Findings & Conclusion of Law SPAR-23001
Figure 4 – Master Plan Exhibit 18 Land Use Plan
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Attachment “J” – Planning Department Supplemental Findings
Page 7 of 90 Findings & Conclusion of Law SPAR-23001
Finding Exhibit 18, Land Use: The proposed Site Plan and Architectural Review application provides
a mix of housing and commercial uses consistent with the High Mix Residential zoning district. As
demonstrated by the Planning Commission’s approval of concurrent applications to amend the General
Land Use and Zoning Designations from Employment Commercial (EC)/EC to High Density Residential
(HRes)/HMR and the Twin Creeks Master Plan, the proposed development is consistent with the Land
Use Plan in Exhibit 18.
Conclusion, Exhibit 18, Land Use: Consistent.
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Page 8 of 90 Findings & Conclusion of Law SPAR-23001
Figure 5 – Master Plan Exhibit 35 Housing Plan
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Attachment “J” – Planning Department Supplemental Findings
Page 9 of 90 Findings & Conclusion of Law SPAR-23001
Finding, Exhibit 35, Housing Plan: The proposed Site Plan and Architectural Review application
provides 45 multifamily residential dwelling units in three buildings, including a mixed-use building
fronting on Twin Creeks Crossing and two multifamily apartment buildings that front on the internal
parking area. In accordance with the Master Plan amendment (See File No. MP-23001), the proposal is
consistent with the updated housing plan in Exhibit 35, which includes a mix of multifamily and mixed-
use apartments.
Conclusion, Exhibit 35, Housing Plan: Consistent.
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Attachment “J” – Planning Department Supplemental Findings
Page 10 of 90 Findings & Conclusion of Law SPAR-23001
Figure 5 – Master Plan Exhibit 37 Civic and Commercial Plan
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Attachment “J” – Planning Department Supplemental Findings
Page 11 of 90 Findings & Conclusion of Law SPAR-23001
PART 3
CHAPTER 17.65 – TOD DISTRICT AND CORRIDOR
LAND USE AND ZONING REGULATIONS
17.65.050 Zoning Regulations—TOD District
A. Permitted Uses. Permitted uses in Table 1 are shown with a “P.” These uses are allowed if
they comply with the applicable provisions of this title. They are subject to the same application
and review process as other permitted uses identified in this title.
B. Limited Uses. Limited uses in Table 1 are shown with an “L.” These uses are allowed if they
comply with the specific limitations described in this chapter and the applicable provisions of this
title. They are subject to the same application and review process as other permitted uses
identified in this title.
C. Conditional Uses. Conditional uses in Table 1 are shown with a “C.” These uses are allowed if
they comply with the applicable provisions of this title. They are subject to the same application
and review process as other conditional uses identified in this title.
Table 1 - TOD District Land Uses
Use Categories Zoning Districts
LMR MMR HMR EC GC C OS
Residential
Dwelling, Single-Family
Large and standard lot P L5 N N N N N
Zero lot line, detached P P N N N N N
Attached row houses P P P C N N N
Dwelling, Multifamily
Multiplex, apartment P P P L1 L1 N N
Senior housing L6 P P L1 L1 N N
Accessory Units P1 P1 P1 C N N N
Boarding/Rooming House N C C N N N N
Family Care
Family day care P P P N N N N
Day care group home C C P N N N N
Adult day care C C C N N N N
Home Occupation P P P P N N N
Residential Facility P P P N N N N
Residential Home P P P N N N N
Commercial
Entertainment N N C P, L7 P, L8, L9 N N
Professional Office C L3 L3, L4 P P P N
Retail Sales and Service
Sales-oriented C L3 L3 P P N N
Personal service-oriented C L3 L3, L4 P P N N
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Attachment “J” – Planning Department Supplemental Findings
Page 12 of 90 Findings & Conclusion of Law SPAR-23001
Table 1 - TOD District Land Uses
Use Categories Zoning Districts
LMR MMR HMR EC GC C OS
Repair-oriented N N N P P N N
Drive-through facilities N N N P P N N
Quick vehicle service N N N P P N N
Vehicle sales, rental and repair N N N P P N N
Tourist Accommodations
Motel/hotel N N C P P N N
Bed and breakfast inn C C P P P N N
Industrial
Manufacturing N N N N P N N
Industrial Service
Light N N N N P N N
Heavy N N N N C N N
Wholesale Sales N N N N P N N
Civic
Community Services C C C N N P C
Hospital C C C C N C N
Public facilities C C C C C C N
Religious assembly C C C C N P N
Schools C C C N N P L2
Utilities C C C C C C C
Open Space
Parks and Open Space P P P P P P P
N--Not permitted. P--Permitted use. P1--Permitted use, one unit per lot. C--Conditional use.
L1--Only permitted as residential units above ground floor commercial uses.
L2--School athletic and play fields only. School building and parking lots are not permitted.
L3--Permitted in existing commercial buildings or new construction with ground floor businesses with multifamily dwellings above ground
floor. Maximum floor area for commercial use not to exceed ten thousand square feet per tenant.
L4--Second story offices may be permitted in areas adjacent to EC zones as a conditional use.
L5--Only permitted as a transition between lower density zones and/or when adjacent to an environmentally sensitive area.
L6--Permitted only when part of an existing or proposed senior housing project on abutting property under the same ownership within
the MMR or HMR district.
L7--Mobile food vendors, pods and mobile food courts are prohibited as provided in Chapter 5.44, Mobile Food Businesses.
L8--Mobile food vendors and pods are subject to the application requirements and provisions in Chapter 5.44, Mobile Food Businesses.
L9--Mobile food courts may be permitted in the GC zone as a conditional use in accordance with Chapter 5.44, Mobile Food Businesses
and per Chapter 17.76, Conditional Use Permits.
Finding CPMC 17.65.050 (A-C): The proposed multi-family units are listed in Table 1 as a
Permitted Use in the proposed HMR zone. Commercial is listed in the HMR zone as a Limited
Use and is only permitted on the ground floor of new construction in combination with multi-
family dwellings above, with a maximum floor area for commercial use not to exceed ten
thousand square feet per tenant. The total proposed commercial square footage for the project
is 2,514.
Conclusion CPMC 17.65.050 (A-C): Consistent.
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Page 13 of 90 Findings & Conclusion of Law SPAR-23001
D. Density. The allowable residential density and commercial space are specified in Table 2.
Finding CPMC 17.65.050(D): In the HMR zoning district, the minimum density is 25 units/acre
with no specified maximum density. As shown in the table below, the proposed mixed-use
development exceeds the minimum density requirement in the HMR zone.
Density
Site Area 1.71 acres
Minimum Density 25 units/acre
Minimum No. Units Required 43
Proposed No. Units 45
Proposed Density 27 units/acre
Conclusion CPMC 17.65.050(D): Consistent.
E. Dimensional Standards. The dimensional standards for lot size, lot dimensions, building
setbacks, and building height are specified in Table 2.
Finding CPMC 17.65.050(E): As shown in the table below, the proposed project meets the
dimensional standards, building setbacks, and housing mix of the HMR zoning district.
Dimensional Standards Analysis
Proposed Project HMR District
Minimum Lot Depth 509.83’ 50’
Front Yard Setback (min./max.) 5’ 0’/15’
Side Yard Setback (min. /max.)
0' (between units); 15.5'
(between plexes)
0' (between units); 5'
(between plexes)
Building 1 Side Yard Setback
Building 2
Building 3
North 38.5’, South 14.5’
North ’, South 7.5’
North ’, South 14.5’
5’ (detached)
0’ (attached)
Rear 180’ 10’
Maximum Building Height 33’ 60'
Maximum Lot Coverage 82% 85%
Minimum Landscaped Area 17% 15%
Housing Mix
There are 8 housing types
in the Master Plan area,
including the MF housing
provided as part of the
proposed project.
>40 units in development,3
or more housing types (plus
approved master plan)
Conclusion CPMC 17.65.050(E): Consistent.
F. Development Standards.
1. Housing Mix. The required housing mix for the TOD district is shown in Table 2.
Finding CPMC 17.65.050(F)(1): The required housing mix is addressed as part of the Twin
Creeks TOD Master Plan. The proposed project multifamily apartments as defined in CPMC
17.08.410(C)(2)(b), which is one of eight housing types provided in the Twin Creeks Master
Plan Area.
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Page 14 of 90 Findings & Conclusion of Law SPAR-23001
Conclusion CPMC 17.65.050(F)(1): Consistent.
2. Accessory Units. Accessory units are allowed as indicated in Table 1. Accessory units
shall meet the following standards:
a. A maximum of one accessory unit is permitted per lot;
b. The primary residence and/or the accessory unit on the lot must be
owner-occupied;
c. An accessory unit shall have a maximum floor area of eight hundred square feet;
d. The applicable zoning standards in Table 2 shall be satisfied.
Finding CPMC 17.65.050(F)(2): The proposal does not include accessory units.
Conclusion CPMC 17.65.050(F)(2): Not applicable.
Table 2 - TOD District Zoning Standards
Standard Zoning Districts
LMR MMR HMR EC GC C OS
Density—Units/Net Acre (f)
Maximum 12 32 NA NA NA NA NA
Minimum 6 14 25 NA NA NA NA
Dimensional Standards
Minimum Lot/Unit
Large single-family 5,000 SF NA NA NA NA NA NA
Standard single-family 3,000 SF NA NA NA NA NA NA
Zero lot line detached 2,700 SF 2,700 SF NA NA NA NA NA
Attached row houses 2,000 SF 1,500 SF 1,200 SF NA NA NA NA
Multifamily NA NA NA NA NA NA NA
Average Min Lot/Unit
Large single-family 7,500 SF NA NA NA NA NA NA
Standard single-family 4,500 SF NA NA NA NA NA NA
Zero lot line detached 3,000 SF 3,000 SF NA NA NA NA NA
Attached row houses 2,500 SF 2,000 SF 1,500 SF NA NA NA NA
Multifamily NA NA NA NA NA NA NA
Minimum Lot Width
Large single-family 50' NA NA NA NA NA NA
Standard single-family 50' NA NA NA NA NA NA
Zero lot line detached 30' 30' NA NA NA NA NA
Attached row houses 24' 22' 18' NA NA NA NA
Multifamily NA NA NA NA NA NA NA
Minimum Lot Depth 50' 50' 50' NA NA NA NA
Building Setbacks (k)
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Attachment “J” – Planning Department Supplemental Findings
Page 15 of 90 Findings & Conclusion of Law SPAR-23001
Table 2 - TOD District Zoning Standards
Standard Zoning Districts
LMR MMR HMR EC GC C OS
Front (min. /max.) 10'/15' 10'/15' 0'/15' 0' 0'/15' 0'/5' 15'
Side (between bldgs.)
(detached/attached)
5' detached, 0'
attached (a)(c)
5' detached, 0'
attached (a)(c)
5' detached, 0'
attached (a)
0', 10' (b) 0', 15' (b) 0', 20' (b) 5'
Corner (min. /max.) 10'/NA 10'/NA 0'/10' 5'/10' 15'/30' 5'/10' 15'/NA
Rear 10' 10' 10' 0', 10' (b) 15' (b), 0' 0', 20' (b) 5'
Garage Entrance (d) (d) (d) (e) (e) (e) NA
Maximum Building Height 35' 45' 60' 60' 60' 45' 35'
Maximum Lot Coverage (g) 80% 80% 85% 100% 100% 85% 25%
Min Landscaped Area (i) 20% of site area 20% of site area 15% of site area (j) 0% of site area (h) 15% of site area 15% of site area NA
Housing Mix
Required housing types as
listed under Residential in
Table 1.
< 16 units in development: 1 housing type.
16--40 units in development: 2 housing types.
> 40 units in development: 3 or more housing types
(plus approved master plan).
NA NA NA NA
NA--Not applicable.
(a) The five-foot minimum also applies to the perimeter of the attached unit development.
(b) Setback required when adjacent to a residential zone.
(c) Setback required is ten feet minimum between units when using zero lot line configurations.
(d) Garage entrance shall be at least ten feet behind front building facade facing street.
(e) Garage entrance shall not protrude beyond the face of the building.
(f) Net acre equals area remaining after deducting environmental lands, exclusive employment areas, exclusive civic areas & ROW.
(g) Lot coverage refers to all impervious surfaces including buildings and paved surfacing.
(h) Parking lot landscaping and screening requirements still apply.
(i) Landscaped area shall include living ground cover, shrubs, trees, and decorative landscaping material such as bark, mulch or gravel.
No pavement or other impervious surfaces are permitted except for pedestrian pathways and seating areas.
(j) Rooftop gardens can be used to help meet this requirement.
(k) Where a building setback abuts a public utility easement (PUE), the building setback shall be measured from the furthest protrusion
or overhang for the structure to avoid utility conflicts.
3. Parking Standards. The off-street parking and loading requirements in Chapter 17.64 shall
apply to the TOD district and TOD corridor, except as modified by the standards in Table 3 of this
section.
a. Except for multifamily housing, fifty percent of all residential off-street parking areas shall
be covered. Accessory unit parking spaces are not required to be covered.
b. Vehicle parking standards may be reduced when transit service is provided in the TOD
district and TOD corridor and meets the following conditions:
i. Parking standards may be reduced up to twenty-five percent when transit service is
provided in the TOD district and TOD corridor.
ii. Parking standards may be reduced up to fifty percent when transit service is provided
in the TOD district and TOD corridor and when bus service includes fifteen-minute
headways during the hours of seven to nine a.m. and four to six p.m.
c. Bicycle parking standards in Chapter 17.64 shall not be reduced except as permitted by
Section 17.75.039(H)(3).
6.D.a
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Attachment “J” – Planning Department Supplemental Findings
Page 16 of 90 Findings & Conclusion of Law SPAR-23001
d. Shared parking easements or agreements with adjacent property owners are encouraged
to satisfy a portion of the parking requirements for a particular use where compatibility is
shown. Parking requirements may be reduced by the city when reciprocal agreements of
shared parking are recorded by adjacent users.
Finding CPMC 17.65.050(F)(3): As required in the transportation Planning Rule, OAR 660-
012, parking mandates are no longer considered for properties within ½ mile of frequent transit
service. As shown below, the subject property is within the Frequent Transit Corridor and
minimum vehicle parking requirements are not applicable.
In accordance with CPMC 17.64, multifamily residential developments require one (1) bicycle
parking space per unit and commercial uses require up to two (2) bicycle parking spaces, or one
(1) per 1,000 square feet of office floor area. The proposed development includes 45
multifamily units and 2,514 square feet of commercial floor area, resulting in a minimum of 47
bicycle parking spaces for the development. As a condition of approval, the applicant shall
submit a revised site plan prior to building permit issuance as necessary to accommodate the
minimum required bicycle parking spaces.
Conclusion CPMC 17.65.050(F): Complies as conditioned.
PART 4
CHAPTER 17.66 – APPLICATION REVIEW PROCESS
FOR THE TOD DISTRICT AND CORRIDOR
17.66.030 Application and Review
A. Application Types. There are four types of applications which are subject to review within the
Central Point TOD district and corridor.
1. TOD District or Corridor Master Plan.
2. Site Plan and Architectural Review.
3. Land Division.
4. Conditional Use.
Finding CPMC 17.66.030(A): The current application is a Site Plan and Architectural Review
for a proposed mixed-use development on 1.62 acres. An application for a modification to an
approved master plan is under review separately (see file No. MP-23001). There are no
additional land divisions or conditional uses as part of the submittal.
Conclusion CPMC 17.66.030(A): Consistent.
B. Submittal Requirements. A master plan shall include the following elements:
1. Introduction.
2. Site Analysis Map.
3. Transportation and Circulation Plan.
4. Site Plan.
5. Recreation and Open Space Plan.
6. Building Design Plan.
7. Transit Plan.
8. Environmental Plan.
Applications shall be submitted as required in Chapter 17.05.
6.D.a
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Attachment “J” – Planning Department Supplemental Findings
Page 17 of 90 Findings & Conclusion of Law SPAR-23001
Finding CPMC 17.66.030(B): The current application is a Site Plan and Architectural Review
for a mixed-use development on less than two (2) acres. An application for modification to an
approved master plan has been reviewed concurrently (see File No. MP-23001).
Conclusion CPMC 17.66.030(B): Not applicable.
17.66.040 Parks and Open Spaces
Parks 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: The proposed mixed-use development is within the Twin Creeks
TOD Master Plan area, which established parks and open spaces throughout the Twin Creeks
TOD to meet the requirements of this section.
Conclusion CPMC 17.66.040: Not applicable.
17.66.050 Application Approval Criteria
A. TOD District or Corridor Master Plan.
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 17.65.040 through
17.65.070;
5. Section 17.65.050, Table 3, TOD District and Corridor Parking Standards, and Chapter
17.64, Off-Street Parking and Loading;
6. Chapter 17.70, Historic Preservation Overlay Zone; and
7. Chapter 17.76, Conditional Use Permits, for any conditional uses proposed as part of the
master plan.
Finding CPMC 17.66.050(A): As evidenced in the findings and conclusions for CPMC
17.66.030(B), the current application is a Site Plan and Architectural Review and an application
for a modification to an approved master plan is under review separately.
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.
6.D.a
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Attachment “J” – Planning Department Supplemental Findings
Page 18 of 90 Findings & Conclusion of Law SPAR-23001
Finding CPMC 17.66.050(B): As evidenced by the findings and conclusions set forth in Parts
2, 5 and 6 herein, the proposed mixed-use development satisfies the approval criteria for site
plan and architectural review.
Conclusion CPMC 17.66.050(B): Consistent.
C. Land Division.
Finding CPMC 17.66.050(C): The current application is a Site Plan and Architectural Review.
There are no additional land divisions as part of the submittal.
Conclusion CPMC 17.66.050(C): Not applicable.
D. Conditional Use.
Finding CPMC 17.66.050(D): The current application is a Site Plan and Architectural Review.
There are no additional conditional uses as part of the submittal.
Conclusion CPMC 17.66.050(D): Not applicable.
PART 5
CHAPTER 17.67 – DESIGN STANDARDS
TOD DISTRICT AND TOD CORRIDOR
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
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.
2. Block perimeters shall not exceed two thousand feet measured along the public street
right-of-way.
3. Block lengths for public streets shall not exceed six hundred feet between through
streets, measured along street right-of-way.
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.
5. The standards for block perimeters and lengths shall be modified to the minimum extent
necessary based on findings 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;
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Attachment “J” – Planning Department Supplemental Findings
Page 19 of 90 Findings & Conclusion of Law SPAR-23001
c. Railroads;
d. Traffic safety concerns;
e. Functional and operational needs to create a large building; or
f. Protection of significant natural resources.
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.
Finding CPMC 17.67.040(A)(1-7): The public street design and circulation plan were approved
with the Twin Creeks Master Plan and are constructed in accordance with city standards and
the approved master plan layout. The current application does not propose to alter the street
design or layout.
Conclusion CPMC 17.67.040(A)(1-7): Not applicable.
8. Pedestrian/Bike 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 Works Standard Specifications and
Uniform Standard Details for Public 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. In 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:
i. 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.
9. Public Off-Street Accessways.
a. Pedestrian accessways and greenways should be provided as needed to
supplement pedestrian routes along public streets.
6.D.a
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Attachment “J” – Planning Department Supplemental Findings
Page 20 of 90 Findings & Conclusion of Law SPAR-23001
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 CPMC 17.67.040(A)(8-9): The Site Plan (Exhibit 1) shows realignment of the
pedestrian accessway from the east side of the property to the west. This is consistent with the
requested modification to the Twin Creeks Master Plan Circulation Plan (Exhibit 3) (See File No.
MP-23001). As a condition of approval, the pedestrian accessway shall be constructed in
accordance with Exhibit 12, Minor Pedestrian Accessway, of the Master Plan.
Conclusion CPMC 17.67.040(A)(8-9): Complies as conditioned.
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
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 CPMC 17.67.040(B): The applicant requested a vacation of the portion of Boulder
Ridge Street abutting the subject property. Upon approval, the vacated portion of the street will
provide access to the parking lot of the proposed development, with on-street parking and
access through the site to existing development to the south. The entrance to the site is clearly
marked as a transition from the existing developments and does not include additional curb cuts
or other driveways.
6.D.a
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Conclusion CPMC 17.67.040(B): Consistent.
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 CPMC 17.67.040(C): As evidenced in the findings and conclusions for CPMC
17.67.040(A), a pedestrian accessway will be constructed across the site that connects the
adjacent existing development with an existing sidewalk and crossing at Twin Creeks Crossing
and Boulder Ridge Street.
Conclusion CPMC 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 needs of off-site structures and uses consistent with the purpose of the
TOD district and as necessary to improve the overall relationship of a development or an
individual building to the surrounding context.
2. Specific infrastructure facilities identified on site in the master 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 CPMC 17.67.050(A): There are no off-site structures servicing the subject property.
The proposed development is an infill project on a vacant lot with public infrastructure installed
as part of previous development in the area. Connections to the existing infrastructure will be in
accordance with all applicable sections of the City of Central Point Department of Public Works
Standard Specification and Uniform Standard Details for Public Works Construction.
6.D.a
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Conclusion CPMC 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 CPMC 17.67.050(B): The Site is located within the Special flood Hazard Area (SFHA)
for Griffin Creek. The Site Plan (Exhibit 1) identifies the location of the SFHA on the property
and depicts the proposed structures outside the areas subject to flooding. Any future
development within the SFHA will require a Floodplain Development Permit. Per staff site visits
and aerial images, there are no rock outcroppings or woodland areas on the project site.
Conclusion CPMC 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.
Finding CPMC 17.67.050(C): The Twin Creeks TOD Master Plan considered the relatively flat
topography within the Master Plan area. The proposed building design proposes three-story
structures within the maximum allowable building height and similar to the existing two and
three story residential buildings in Smith Crossing Phase 1 to the south and Pear Valley Senior
Living to the west.
Conclusion CPMC 17.67.050(C): Consistent.
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.
6.D.a
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5. Shadow impacts, particularly in winter on adjacent buildings and outdoor spaces should
be avoided.
Finding CPMC 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 CPMC 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 CPMC 17.67.050(E): The project site is currently undeveloped. As evidenced by the
findings and conclusions set forth herein, the proposed structures satisfy the approval criteria for
building design standards in the TOD District (See Part 5 Findings).
Conclusion CPMC 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.
Finding CPMC 17.67.050(F): The proposed development does not include a key public or civic
building.
Conclusion CPMC 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 CPMC 17.67.050(G): Views of Table Rock and Mt. McLoughlin were identified in the
Twin Creeks TOD Master Plan. The proposed multi-use project is similar in height to the
surrounding neighborhood and will not interrupt views enjoyed by Pear Valley Senior Living or
neighborhood residents beyond what was planned to occur per the Twin Creeks TOD Master
Plan.
Conclusion CPMC 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.
Finding CPMC 17.67.050(H)(1): The proposed development is an infill project within the HMR
zoning district and not within or adjacent to single-family neighborhoods. The properties
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Attachment “J” – Planning Department Supplemental Findings
Page 24 of 90 Findings & Conclusion of Law SPAR-23001
adjacent to the subject property are developed with high density residential developments
consistent with the standards to the HMR and MMR zoning districts.
Conclusion CPMC 17.67.050(H)(1): Consistent.
2. Activity or equipment areas should be strategically located to avoid disturbing adjacent
residents.
Finding CPMC 17.67.050(H)(2): The subject property shares a common property boundary
with Pear Valley Senior Living, which is the closest adjacent residents to the site. As shown on
the Site Plan (Exhibit 1), the HVAC equipment servicing the units will be located away from this
boundary and oriented towards property boundaries without adjacent development (open
space) or with greater distance to other development (approximately 180-feet to Smith Crossing
Phase 1).
Conclusion CPMC 17.67.050(H)(2): Consistent.
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.
Finding CPMC 17.67.050(H)(3): As shown on the Site Plan (Exhibit 1), parking, loading and on-
site service areas are located within the interior of the site and are screened by buildings and
landscape areas. The waste storage and disposals facilities are located to the rear of Building 1
along the east property boundary, and will not be visible from a street or urban space. The
abutting open space area to the east is not publicly accessible and is used to preserve
floodplain areas and treat stormwater runoff. As evidenced in CPMC 17.67.040(A)(8-9), the
minor pedestrian accessway will be realigned to the west further limiting public use of the open
space.
Conclusion CPMC 17.67.050(H)(3): Consistent.
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.
Finding CPMC 17.67.050(H)(4): The waste storage and disposal facilities will be screened by a
trash enclosure that complies with the standards in CPMC 17.67.050(K)(4). On-site service
areas are interior to the site and are screened by buildings and landscape areas.
Conclusion CPMC 17.67.050(H)(4): Consistent.
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 CPMC 17.67.050(H)(5): As depicted on the Site Plan (Exhibit 1), a community mailbox
is provided for the units within the development near the southwest corner of Building 1.
Conclusion CPMC 17.67.050(H)(5): Consistent.
I. Transitions in Density.
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Attachment “J” – Planning Department Supplemental Findings
Page 25 of 90 Findings & Conclusion of Law SPAR-23001
1. Higher density, attached dwelling developments shall minimize impact on adjacent
existing lower density, single-family dwelling neighborhoods by adjusting height,
massing and materials and/or by providing adequate buffer strips with vegetative
screens.
2. Adequate buffer strips with vegetative screens shall be placed to mitigate the impact of
higher density development on adjacent lower density development.
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 CPMC 17.67.050(I): The proposed development is adjacent to Pear Valley Senior
Living to the west and zoned HMR; and, Smith Crossing Phase 1 to the south, which is zoned
Medium Mix Residential. The project site is not located adjacent to any low density residential
development or zoning. Notwithstanding the proposed building height is 33-ft, which is
consistent with the density transition provisions in this section.
Conclusion CPMC 17.67.050(I): 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:
1st . Accessways;
2nd. Streets that are non-transit streets.
6.D.a
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Attachment “J” – Planning Department Supplemental Findings
Page 26 of 90 Findings & Conclusion of Law SPAR-23001
3rd. Streets that are transit streets.
d. Parking lots and garages should not be located within twenty feet of a street
corner.
Finding CPMC 17.67.050(J)(1): As depicted on the Site Plan (Exhibit 1), the off- street surface
parking is located to the rear of Building 1. There is no parking located between the front facade
of the building and a public street.
Conclusion CPMC 17.67.050(J)(1): Consistent.
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 the 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.
Finding CPMC 17.67.050(J)(2): As shown on the Site Plan (Exhibit 1) and Landscape Plan
(Exhibit 5), the proposed development includes paving of all vehicle and parking areas,
protective curbs around trees, and design consistent with standards.
Conclusion CPMC 17.67.050(J)(2): Consistent.
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).
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Attachment “J” – Planning Department Supplemental Findings
Page 27 of 90 Findings & Conclusion of Law SPAR-23001
Finding CPMC 17.67.050(J)(3): Six (6) of the ninety-two parking spaces are located on the
side of Building 1, facing first floor commercial space. The parking lot frontage on the west side
of the property that adjoins Twin Creeks Crossing is approximately 9% of the total street
frontage. The project site is not conducive to alley access to parking and does not include a
parking structure.
Conclusion CPMC 17.67.050(J)(3): Consistent.
K. Landscaping.
1. Perimeter Screening and Planting.
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.
Finding CPMC 17.67.050(K)(1): Landscaping is provided throughout the site as a buffer to
parking and waste storage areas.
Conclusion CPMC 17.67.050(K)(1): Consistent.
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.
Finding CPMC 17.67.050(K)(2)(a): . As depicted on the Landscaping Plan (Exhibit 5), the
trees are proposed at 30- feet on center along the eastern property boundary and shrubs and
ground cover are proposed in the landscape areas. Landscape areas are protected by curbs.
Conclusion CPMC 17.67.050(K)(2)(a): Consistent.
b. Surface parking areas shall provide perimeter parking lot landscaping adjacent
to a street that meets one of the following standards:
i. 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
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Attachment “J” – Planning Department Supplemental Findings
Page 28 of 90 Findings & Conclusion of Law SPAR-23001
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.
Finding CPMC 17.67.050(K)(2)(b): As shown on the Site Plan (Exhibit 1), there are six (6)
surface area parking stalls proposed in the current Boulder Ridge Street right-of-way (to be
vacated) adjacent to Twin Creeks Crossing. As a condition of approval, the landscape plan shall
be revised to comply with this section and submitted prior to the issuance of building permits.
Conclusion CPMC 17.67.050(K)(2)(b): Not applicable.
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).
Finding CPMC 17.67.050(K)(2)(c): As shown on the Site Plan (Exhibit 1), surface parking
areas are not proposed adjacent to public streets in gaps in the frontage for Building 1. As
evidenced in 17.67.050(J), the parking area to the west of Building 1, adjacent to Twin Creeks
Crossing, is less than sixty five feet, approximately 9% of the street frontage, and is properly
screened.
Conclusion CPMC 17.67.050(K)(2)(c): Not applicable.
d. Parking Area Interior Landscaping.
i. 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
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Attachment “J” – Planning Department Supplemental Findings
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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.
Finding CPMC 17.67.050(K)(2)(d)(i): As shown on the Landscape Plan (Exhibit 5), parking
area interior landscape include 23 trees, as required in Standard 2 above.
Conclusion CPMC 17.67.050(K)(2)(d)(i): Consistent.
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.
Finding CPMC 17.67.050(K)(2)(d)(ii): As depicted on the Landscape Plan (Exhibit 5), the
parking area interior landscaping is protected by curbs in order to prevent damage by vehicles.
The landscaping is dispersed throughout the parking area and joins perimeter landscaping but
does not substitute for interior landscape areas. The parking area is greater than thirty (30) feet
and does not propose interior landscaping around the edges of the parking area.
Conclusion CPMC 17.67.050(K)(2)(d)(ii): Consistent.
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.
Finding CPMC 17.67.050(K)(3): The proposed landscaping plan provides a mix of trees,
shrubs and ground covers along the frontage, sides (where applicable) and rear of the proposed
buildings and parking areas consistent with this requirement.
Conclusion CPMC 17.67.050(K)(3): Consistent.
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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.
b. Acceptable screening includes:
i. 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 CPMC 17.67.050(K)(4): As shown on the Site Plan (Exhibit 1), a waste disposal
enclosure is proposed for the development. The design of the proposed enclosure will be
approved at the time of building permit.
Conclusion CPMC 17.67.050(K)(4): Consistent.
5. Street Trees. Street trees shall be required along both sides of all public streets with a
spacing of twenty feet to forty feet on center depending on the mature width of the tree
crown, and planted a minimum of two feet from the back of curb. Trees in the right-of-
way or sidewalk easements shall be approved according to size, quality, and tree well
design, if applicable, and irrigation shall be required. Tree species shall be chosen from
the city of Central Point approved street tree list.
Finding CPMC 17.67.050(K)(5): As depicted on the Landscape Plan (Exhibit 5), street trees
are included along Twin Creeks Crossing; however, the finished sidewalk does not include tree
wells. As a condition of approval, the applicant shall retrofit the sidewalk to include street trees
along this section of Twin Creeks Crossing in accordance with the standards in this section and
Exhibit 33 of the Master Plan and Public Works requirements.
Conclusion CPMC 17.67.050(K)(5): Complies as conditioned.
L. Lighting.
1. Minimum Lighting Levels. Minimum lighting levels shall be provided for public safety in
all urban spaces open to public circulation.
a. A minimum average light level of one and two-tenths 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.
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b. Pedestrian street lights shall be no taller than twenty feet along arterials and
collectors, and sixteen feet along local streets.
3. 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 CPMC 17.67.050(L): Lighting fixtures were installed in the public right-of-way in
accordance with the Twin Creeks TOD Master Plan prior to final plat approval of Twin Creeks
Crossing Phase I. Internal site lighting is not shown on the site or utility plan; however, the
applicant has indicated that wall-mounted lighting fixtures will be provided on the exterior walls
and porch lighting will also be provided for each residential unit consistent with the standards of
this section. As a condition of approval, the applicant shall submit a lighting plan prior to
building permit issuance that depicts the location of all proposed lighting for the site in
accordance with the requirements of this section.
Conclusion CPMC 17.67.050(L): Complies as conditioned.
M. Signs.
1. The provisions of this section are to be used in conjunction with the city sign regulations in
the Central Point Sign Code, Chapter 15.24. The sign requirements in Chapter 15.24 shall
govern in the TOD district and corridor with the exception of the following:
a. The types of signs permitted shall be limited only to those signs described in this
chapter.
b. Decorative exterior murals are allowed and are subject to review and criteria by
planning commission or architectural review committee appointed by city council.
c. Signs that use images and icons to identify store uses and products are encouraged.
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Attachment “J” – Planning Department Supplemental Findings
Page 32 of 90 Findings & Conclusion of Law SPAR-23001
d. Projecting signs located to address the pedestrian are encouraged.
2. Sign Requirements. Signs within the TOD district or corridor shall comply with the standards
in Table 17.67.050(1).
Table 17.67.050(1) Sign Requirements
Sign Type LMR & MMR HMR(a)(b) C and OS EC and GC
Freestanding/Monument
Permitted Yes
Internally Illuminated Prohibited
Max. Number 1
Max. Height (Measured from
Finished Grade)
4 feet 8 feet 20 feet
Sign Area/Building Face 16 square feet 20 feet 50 square feet
Total Sign Area--All Building Faces 32 square feet 48 feet 100 square feet
Location At entry point to housing complex or
subdivision
Outside of public right-of-way
Wall and Projecting
Permitted Yes
Internally Illuminated Prohibited
Max. Number 1 No limit
Max. Height Lowest part at least 8 feet above underlying grade for projecting signs
Sign Area/Building Face 8 square feet Principal facade; 1.5 square feet for each linear
foot of business frontage, not to exceed 2 square
feet of frontage if 20-foot r-o-w.
Secondary facade; 2 square feet of linear
business frontage.
Determined by linear distance of building
frontage
Sign Area/Building Face 8 square feet
Total Sign Area--All Building Faces 16 square feet
Location Signs shall not project more than 4 feet from a building wall unless attached to a canopy
Temporary (d) (e)
Permitted Yes
Internally Illuminated Prohibited
Max. Number 2 4
Max. Height 3 feet NA
Sign Area/Building Face 6 square feet 32 square feet
Total Sign Area--All Building Faces 24 square feet 64 square feet
Location Outside of street right-of-way
Time Limit 120 days
Directional
Permitted Yes
Internally Illuminated Prohibited
6.D.a
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Attachment “J” – Planning Department Supplemental Findings
Page 33 of 90 Findings & Conclusion of Law SPAR-23001
Table 17.67.050(1) Sign Requirements
Sign Type LMR & MMR HMR(a)(b) C and OS EC and GC
Max. Number 1 per driveway 2 per driveway
Max. Height 3 feet
Sign Area/Building Face 6 square feet
Total Sign Area--All Building Faces 24 square feet
Location Adjacent to private driveway or sidewalk
Scoreboard (c)
Permitted No No CUP No
Internally Illuminated NA Yes NA
Max. Number NA Yes NA
Max. Height NA 30 feet NA
Max. Sign Area NA 525 square
feet
NA
Location NA Per CUP NA
(a) For ground commercial uses in the HMR district.
(b) For residential uses in the HMR district.
(c) Scoreboards allowed only as a conditional use within the Civic district.
(d) Sidewalk A-frame boards (1) within fixed dimensions and not obstructing public right-of-way.
(e) Temporary commercial banners to promote grand openings, 30 to 60 days per year maximum with planning permit.
3. Sign Materials. Unless otherwise exempt, or authorized by the planning commission, all signs must
comply with the following design criteria:
a. The base materials for a freestanding sign shall be natural materials including stone, brick, or
aggregate.
b. Building/sign proportionality as referenced in Table 17.67.050(1).
c. Sign illumination shall be limited to external illumination to include conventional lighting and
neon, if neon is applied to the sign plane area. External illumination is understood to include
“back lit” or “halo” lighting. Internally illuminated signs are prohibited except as provided under
Table 17.67.050(1) for scoreboards.
4. Prohibited Signs.
a. Internally illuminated signs;
b. Roof signs;
c. Reader boards;
d. Flashing signs;
e. Electronic message/image signs on which copy is created through the use of a pattern of lights
in a dot matrix configuration, which may be changed intermittently;
f. Bench signs;
g. Balloons or streamers. (Ord. 2028 §4, 2016; Ord. 1971 §4 (Exh. C) (part), 2013; Ord. 1815
§1(part), Exh. C(part), 2000).
Finding CPMC 17.67.050(M): Signage is not considered or approved as part of this review.
Proposed signs are required to apply for a building permit and must comply with the standards
in this section.
Conclusion CPMC 17.67.050(M): Not applicable.
6.D.a
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Attachment “J” – Planning Department Supplemental Findings
Page 34 of 90 Findings & Conclusion of Law SPAR-23001
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.
B. Parks and Open Space Location.
C. Parks and Open Space Amount and Size.
D. Parks and Open Space Design.
Finding CPMC 17.67.060: The Parks and Open Space requirements were addressed as part of
the Master Plan. No additional parks and open space is proposed as part of the current
application.
Conclusion CPMC 17.67.060: Not applicable.
17.67.070 Building Design Standards.
A. General Design Requirements.
1. In recognition of the need to use natural resources carefully and with maximum benefit,
the use of “sustainable design” practices is strongly encouraged. In consideration of the
climate and ecology of the Central Point area, a variety of strategies can be used to
effectively conserve energy and resources:
a. Natural ventilation;
b. Passive heating and cooling;
c. Daylighting;
d. Sun-shading devices for solar control;
e. Water conservation;
f. Appropriate use of building mass and materials; and,
g. Careful integration of landscape and buildings. It is recommended that an
accepted industry standard such as the U.S. Green Building Council’s LEEDTM
program be used to identify the most effective strategies. (Information on the
LEEDTM program can be obtained from the U.S. Green Building Council’s
website,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 CPMC 17.67.070(A): The proposed Site Plan & Architectural Review provides a mixed
use building with ground floor commercial along Twin Creeks Crossing Street frontage, as well
as two (2) multifamily buildings interior to the site. As illustrated on the Site Plan (Exhibit 1), all
6.D.a
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Attachment “J” – Planning Department Supplemental Findings
Page 35 of 90 Findings & Conclusion of Law SPAR-23001
buildings have frontage on and access pedestrian routes as needed to connect the building
entries to the parking areas, common pedestrian accessways and the public sidewalk system.
It’s important to note that the concurrent Master Plan Modification application (File No. MP-
23001) amends the Circulation Plan (Master Plan Exhibit 3). The amendment modifies the
location of a pedestrian accessway from the eastern property boundary adjacent to the Jackson
Creek Overbank flood mitigation channel and stormwater drainage facility, to a safer location
along the western property boundary, as shown on the Site Plan (Exhibit 1).
Conclusion CPMC 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 future 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:
i. Building forms and massing;
ii. Building height;
iii. Rooflines and parapet features;
iv. Special building features (e.g. towers, arcades, entries, canopies, signs
and artwork);
v. Window size, orientation and detailing;
vi. Materials and color; and
vii. The building’s relationship to the site, climate topography and surrounding
buildings.
2. Commercial and High Mix Residential.
a. Buildings shall 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 HMR 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.
6.D.a
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Attachment “J” – Planning Department Supplemental Findings
Page 36 of 90 Findings & Conclusion of Law SPAR-23001
Finding CPMC 17.67.070(B): The architectural characteristics of Central Point Station Phase 2
are consistent with the surrounding buildings, building articulation, building scale and
proportions, setbacks, architectural style, roof forms, building details and materials, and
fenestration patterns.
Conclusion CPMC 17.67.070(B): Consistent.
C. Building Entries.
1. General.
a. The orientation of building entries shall:
i. Orient the primary entrance toward the street rather than the parking lot;
ii. Connect the building’s main entrance to the sidewalk with a well-defined
pedestrian walkway
Finding CPMC 17.67.070(C)(1)(a): As shown on the site plan in Exhibit 1,
entries to the commercial space are oriented toward the Twin Creeks Crossing
and Boulder Ridge Street, and the entries to the residential units are oriented
towards the parking lot
Conclusion CPMC 17.67.070(C)(1): Consistent.
b. Building facades over two hundred feet in length facing a street shall provide
two or more public building entrances off the street.
Finding CPMC 17.67.070(C)(1)(b): The Building Elevations (Staff Report
Attachment 4) provide scaled drawings of the building at 1” = 3/16 scale. Based
on the measurements, the buidling façade on Twin Creeks Crossing is 115-feet
in length and provides two (2) building entries. The façade fronting Boulder
Ridge is 56-feet and provides one building entrance.
Conclusion CPMC 17.67.070(C)(1)(b): Not applicable.
c. All entries fronting a pedestrian accessway shall be sheltered with a minimum
four-foot overhang or shelter.
Finding CPMC 17.67.070(C)(1)(c): There are three (3) pedestrian
accessways on the site: 1) the public sidewalk along Twin Creeks Crossing; 2)
the public sidwalk along Boulder Ridge; and 3) the Minor Pedestrian
Accessway along the west property boundary (See File No. MP-23001). As
shown on the Building Elevations (Exhibit 2-4), there are 8-ft metal canopies
provided over the building entries facing Twin Creeks Crossing and Boulder
Ridge on Building 1. Buildings 2 and 3 include residential units with frontage
along the Minor Pedestrian Accessway. However, there are no building entries
proposed for Building 2 with frontage on the Pedestrian Accessway. Building 3
primary building entries are via an internal corridor. Secondary building entries
are via patio doors onto covered patios. The patio overhang is 4-ft as shown on
the West Building Elevation for Building 3 (Exhibit 4).
Conclusion CPMC 17.67.070(C)(1)(c):Consistent.
6.D.a
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Attachment “J” – Planning Department Supplemental Findings
Page 37 of 90 Findings & Conclusion of Law SPAR-23001
d. An exception to any part of the requirements of this section shall be allowed
upon finding that:
i. 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).
Finding CPMC 17.67.070(C)(1)(d): The proposed land development does not request or
necessitate an exception to these standards.
Conclusion CPMC 17.67.070(C)(1)(d): Not applicable.
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.
i. 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 CPMC 17.67.070(C)(2): As shown on the Site Plan (Exhibit 1), the mixed-use building
(i.e. Building 1) is the only building with frontage on a pedestrian street. Per the Findings for
CPMC 17.67.070(C)(1), the building entrances comply with this section with regard to both the
number of entrances and their orientation.
Conclusion CPMC 17.67.070(C)(2): Consistent.
3. Residential.
a. The main entrance of each primary structure should face the street the site
fronts on, except on corner lots, where the main entrance may face either of
the streets or be oriented to the corner. For attached dwellings, duplexes, and
multi-dwellings that have more than one main entrance, only one main
6.D.a
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Attachment “J” – Planning Department Supplemental Findings
Page 38 of 90 Findings & Conclusion of Law SPAR-23001
entrance needs to meet this guideline. Entrances that face a shared
landscaped courtyard are exempt.
b. Residential buildings fronting on a street shall have an entrance to the building
opening on to the street.
i. Single-family detached, attached and row house/townhouse residential
units fronting on a pedestrian street shall have separate entries to each
dwelling unit directly from the street.
ii. Ground floor and upper story dwelling units in a multifamily building
fronting a street may share one or more building entries accessible
directly from the street, and shall not be accessed through a side yard
except for an accessory unit to a single-family detached dwelling.
c. The main entrances to houses and buildings should be prominent, interesting,
and pedestrian-accessible. A porch should be provided to shelter the main
entrance and create a transition from outdoor to indoor space.
d. Generally, single-dwelling porches should be at least eight feet wide and five
feet deep and covered by a roof supported by columns or brackets. If the main
entrance is to more than one dwelling unit, the covered area provided by the
porch should be at least twelve feet wide and five feet deep.
e. If the front porch projects out from the building, it should have a roof pitch
which matches the roof pitch of the house. If the porch roof is a deck or
balcony, it may be flat.
f. Building elevation changes are encouraged to make a more prominent
entrance. The maximum elevation for the entrance should not be more than
one-half story in height, or six feet from grade, whichever is less.
g. The front entrance of a multi-dwelling complex should get architectural
emphasis, to create both interest and ease for visual identification.
Finding CPMC 17.67.070(C)(3): As shown on the Site Plan (Exhibit 1), building entries for
each unit are accessible from the public street and the parking lot with exterior stairs to the
upper story dwelling units.
Conclusion CPMC 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.
6.D.a
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Attachment “J” – Planning Department Supplemental Findings
Page 39 of 90 Findings & Conclusion of Law SPAR-23001
Finding CPMC 17.67.070(D)(1)(a): Buildings 1, 2 and 3 are 113-ft, 130-ft and
109, ft in length, respectively. As shown on the Building Elevations (Exhibits 2-
4), each of the buildings is articulated with recessed entrances, changes in
materials, columns and variation in roof parapet heights to break up the length
and to add dimension and features needed to break up the façade.
Conclusion CPMC 17.67.070(D)(1)(a): Consistent.
b. Building designs that result in a street frontage with a uniform and monotonous
design style, roofline or facade treatment should be avoided.
Finding CPMC 17.67.070(D)(1)(b): As demonstrated in Exhibits 2-4 and Finding
16.67.070(D)(1)(a), the proposed building design doesn’t result in a uniform and
monotonous design style or façade treatment.
Conclusion CPMC 17.67.070(D)(1)(b): Consistent.
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.
Finding CPMC 17.67.070(D)(1)(c):Although this is a guideline denoted by
“should,” the proposal includes metal canopies to provide shading and shelter
over building entries.
Conclusion CPMC 17.67.070(D)(1)(c): Consistent.
d. To balance horizontal features on longer facades, vertical building elements
shall be emphasized.
Finding CPMC 17.67.070(D)(1)(d):. As demonstrated on the Building
Elevations (Exhibits 2-4) and Finding 17.67.070(D)(1)(a), the longer facades of
the building elevations emphasize vertical elements through changes in color
and material, columns and roof heights at the horizontal articulations and
recessed entrances in order to balance to the vertical building elements with the
horizontal features.
Conclusion CPMC 17.67.070(D)(1)(d): Consistent.
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.
Finding CPMC 17.67.070(D)(1)(e): The proposed building frontage for Building
1 (Exhibit 2) is along Twin Creeks Crossing. Buildings 2 and 3 are interior to the
site and do not front on a pedestrian street. In all cases, however, the dominant
feature of all buiildings are window areas that are 22% to over 50% of the
ground floor façade area.
Conclusion CPMC 17.67.070(D)(1)(e): Consistent.
6.D.a
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Attachment “J” – Planning Department Supplemental Findings
Page 40 of 90 Findings & Conclusion of Law SPAR-23001
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.
Finding CPMC 17.67.070(D)(1)(f): As shown in Exhibits 2-4, the extensive
unobscured window area on the ground floor combined with patios and windows
on the second floor promotes informal surveillance of the public street, interior
parking lot and Minor Pedestrian Accessway on the site, as well as parking
areas on adjoining sites.
Conclusion CPMC 17.67.070(D)(1)(f): Consistent.
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.
Finding CPMC 17.67.070(D)(1)(g): The Building Elevations (Exhibits 2-4)
provide architectural details denoting building materials, including board and
batten siding; decorative cement siding; Hardi trim, belly bands and siding; as
well as, faux stone. These are high quality materials consistent with the building
materials allowed in accordance with CPMC 17.67.070(D)(1)(g).
Conclusion CPMC 17.67.070(D)(1)(g): Consistent.
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.
Finding CPMC 17.67.070(D)(1)(h): See Finding CPMC 17.67.070(D)(1)(g).
Conclusion CPMC 17.67.070(D)(1)(h): Consistent.
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.
Finding CPMC 17.67.070(D)(1)(i):As shown in Exhibits 2 and 3, Buildings 2 and
3 are articulated in the same manner as the primary building facades with
variation in the wall plane, quality mateirals, more than 20% window area,
recessed entrances/patios and breezeways.
Conclusion CPMC 17.67.070(D)(1)(i): Consistent.
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
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interior view (e.g., at least thirty percent solid material to seventy percent
transparency).
Finding CPMC 17.67.070(D)(1)(j): The proposed development does not include
a parking structure. A surface parking area is provided interior to the
development.
Conclusion CPMC 17.67.070(D)(1)(j): Not applicable.
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.
Finding CPMC 17.67.070(D)(1)(k): This is a guideline/recommendation and not
a standard. Notwithstanding the proposed buildings include parapet walls with
12-inch cornices in a modern, minimalist style.
Conclusion CPMC 17.67.070(D)(1)(k): Consistent.
l. 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 CPMC 17.67.070(D)(1)(l): The proposed design is similar to and
compatible with the mixed-use development northwest of the site (i.e. Central
Point Station) with similar building façade design elements, frontage on the
sidewalk and massing.
Conclusion CPMC 17.67.070(D)(1)(l): Consistent.
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.
Finding CPMC 17.67.070(D)(2)(a): As evidenced in Finding
17.67.070(C)(1)(c), there are 8-ft metal canopies provided over the building
entries facing Twin Creeks Crossing and Boulder Ridge on Building 1.
Conclusion CPMC 17.67.070(D)(2)(a): Consistent.
b. Canopies, overhangs or awnings shall be provided over entrances. Awnings at
the ground level of buildings are encouraged.
Finding CPMC 17.67.070(D)(2)(b): As evidenced in Finding 17.67.070(C)(1)(c)
and shown on the Building Elevations (Exhibits 2-4), building entrances feature
awnings or overhangs over entrances.
Conclusion CPMC 17.67.070(D)(2)(b): Consistent.
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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.
Finding CPMC 17.67.070(D)(2)(c): As shown on the Building Elevations
(Exhibits 2-4), the color of the awnings is compatible with the building design
and does not obscure or distract from the architectural features.
Conclusion CPMC 17.67.070(D)(2)(c): Consistent.
d. Ground floor windows shall meet the following criteria:
i. Darkly tinted windows and mirrored windows that block two-way visibility
are prohibited as ground floor windows.
Finding CPMC 17.67.070(D)(2)(d)(i): As shown in Exhibits 2-4, there are no
proposed tinted or mirrored windows on any floor for Buildings 1, 2 and 3.
Conclusion CPMC 17.67.070(D)(2)(d)(i): Consistent.
ii. On the ground floor, buildings shall incorporate large windows, with multi-
pane windows and transom lights above encouraged.
Finding CPMC 17.67.070(D)(2)(d)(ii):As shown in Exhibits 2-4 all of the
buildings incorporate multipane windows with area exceeding 20% for the
multifamily buildings (No. 2 and 3) and over 50% window area on Building 1,
which is mixed-use and has frontage on Twin Creeks Crossing, a public street.
Conclusion CPMC 17.67.070(D)(2)(d)(ii): Consistent.
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 wall height.
Finding CPMC 17.67.070(D)(2)(d)(iii): The façade of Building 1 along Twin
Creeks Crossing is 114' 6" long, minus the breezeway at 8" 6", which equals
97'6” of building façade. The required 75% equals 73' feet of required windows.
The Building 1 elevation (Exhibit 2) shows 73'6' of windows. The wall areas on
the first floor with 10' walls is 975 sqft. 50% window coverage is 487.5 feet. The
elevation shows 504 sqft feet of window coverage, meeting the requirement.
The façade of Building 1 along Boulder Ridge Street is 48' 6" long, which
requires a minimum of 36’4” of windows. The building elevation (Exhibit 2)
shows 37' of windows meeting the requirement. The wall area on the first floor
with 10' walls is 485 sqft. 50% window coverage is 247.5 feet. The elevation
shows 286 sqft feet of window coverage, meeting the requirement.
Conclusion CPMC 17.67.070(D)(2)(d)(iii): Consistent
iv. Lower windowsills shall not be more than three feet above grade except
where interior floor levels prohibit such placement, in which case the
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lower windowsill shall not be more than a maximum of four feet above the
finished exterior grade.
Finding CPMC 17.67.070(D)(2)(d)(iv): As shown in Exhibits 2-4, the ground
floor incorporates large unobscured windows with windowsills less than 3 feet
front grade.
Conclusion CPMC 17.67.070(D)(2)(d)(iv): Consistent.
v. Windows shall have vertical emphasis in proportion. Horizontal windows
may be created when a combination of vertical windows is grouped
together or when a horizontal window is divided by mullions.
Finding CPMC 17.67.070(D)(2)(d)(v): The facades of Building 1 along Twin
Creeks Crossing and Boulder Ridge Street feature windows with vertical
emphasis, in proportion with horizontal elements.
Conclusion CPMC 17.67.070(D)(2)(v): Consistent.
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 shall be
an attached garage.
ii. When parking is provided in a garage attached to the primary structure
and garage doors face the street the front of the garage should not take
up more than forty percent of the front facade in plan, and the garage
should be set back at least ten feet from the front facade. If a porch is
provided, the garage may be set back ten feet from the front of the porch.
In addition, garage doors that are part of the street-facing facade of a
primary structure should not be more than eighty square feet in area, and
there should not be more than one garage door for sixteen feet of building
frontage.
iii. 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.
iv. 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.
v. 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
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overall design shall recognize that color variation, in and of itself, does not
meet the requirements of this subsection.
vi. Fences or hedges in a front yard shall not exceed three feet in height.
Side yard fencing shall not exceed three feet in height between the front
building facade and the street. Fences beyond the front facade of the
building in a side yard 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.
Finding CPMC 17.67.070(D)(3)(a): The proposed mixed-use development does not include
single-family attached or detached units.
Conclusion CPMC 17.67.070(D)(3)(a): Not applicable.
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 CPMC 17.67.070(D)(3)(b): As shown on the Building Elevations (Attachment 4) in the
Staff Report dated June 6, 2023), the proposed mixed-use apartments in Building 1 and the
interior multifamily buildings (Buildings 2 and 3) provide articulated walls with architectural
details including windows, balconies, and metal awnings. The window area on the ground floor
for Building 2 comprises 22% and Building 3 comprises 35% of the wall face area.
Conclusion CPMC 17.67.070(D)(3)(b): Consistent.
E. Roofs.
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 CPMC 17.67.070(E)(1): The proposed mixed-use development includes a flat roof
design, with a 4’ parapet wall with deck overhang, that is integrated into the building design and
follows the articulation of the building façade.
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Conclusion CPMC 17.67.070(E)(1): Consistent.
2. Residential.
a. Flat roofs with a parapet and cornice are allowed for multifamily residences in
all TOD, LMR, MMR and HMR districts, in which the minimum for sloped roofs
is 5:12.
b. Flat roofs with a parapet and cornice are allowed for single-family attached 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 CPMC 17.67.070(E)(2): The proposed mixed-use development is designed with flat
roofs with stepped parapets.
Conclusion CPMC 17.67.070(E)(2): Consistent.
F. Exterior Building Lighting.
1. Commercial and High Mix Residential/Commercial.
a. Lighting of a building facade shall be designed to complement the architectural
design. Lighting shall not draw inordinate attention to the building.
i. Primary lights shall address public sidewalks and/or pedestrian plazas
adjacent to the building.
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 CPMC 17.67.070(F)(1): The location of some on-site building lighting is shown on the
building elevations but not on the site plan. As a condition of approval, the applicant is required
to submit a lighting plan that depicts the location of all proposed on-site lighting that complies
with the standards of this section prior to issuance of building permits. There are wall lights
shown adjacent to ground floor building entries and second story balconies. No lighting is
proposed above the second floor.
Conclusion CPMC 17.67.070(F)(1): Complies as conditioned.
2. Residential.
a. Lighting shall not draw inordinate attention to the building facade.
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b. Porch and entry lights are encouraged on 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 CPMC 17.67.070(F)(2): The proposed development is required to submit a lighting
plan that depicts the location of all proposed on-site lighting that complies with this section.
Conclusion CPMC 17.67.070(F)(2): Complies as conditioned.
G. Service Zones.
1. 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 CPMC 17.67.070(G)(2): The HVAC units are illustrated on the Site Plan (Exhibit 1)
and the Landscape Plan (Exhibit 5). As shown these are out of view from pedestrian streets
and accessways due to their location and proposed landscape screening.
Conclusion CPMC 17.67.070(G)(2): Consistent.
PART 6
CHAPTER 17.72 – SITE PLAN AND ARCHITECTURAL REVIEW
17.72.020 Applicability
No permit required under Title 15, Buildings and Construction, shall be issued for a major or minor
project, as defined in this section, unless an application for site plan and architectural review is
submitted and approved, or approved with conditions, as set forth in this chapter.
A. Exempt Projects. Except as provided in subsection (B)(3) of this section the following projects
do not require site plan and architectural review:
1. Single-family detached residential structures;
2. Any multiple-family residential project containing three or less units;
3. Landscape plans, fences, when not part of a major project;
4. Storage sheds, patio covers, garages and carports, decks, gazebos, and similar non-
occupied structures used in conjunction with residential uses; and
5. Signs that conform to a previously approved master sign program for the project site.
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Exempt projects are required to comply with all applicable development standards of this
chapter.
B. Major Projects. The following are “major projects” for the purposes of the site plan and
architectural review process and are subject to Type 2 procedural requirements as set forth in
Chapter 17.05, Applications and Types of Review Procedures:
1. New construction, including private and public projects, that:
a. Includes a new building or building addition of five thousand square feet or more;
b. Includes the construction of a parking lot of ten or more parking spaces; or
c. Requires one or more variances or conditional use permits and, in the judgment of
the director, will have a significant effect upon the aesthetic character of the city or
the surrounding area;
2. Any attached residential project that contains four or more units;
3. Any minor project, as defined in subsection C of this section, that the director determines
will significantly alter the character, appearance, or use of a building or site.
C. Minor Projects. Except when determined to be an exempt project or a major project pursuant to
subsections A and B of this section respectively, the following are defined as “minor projects” for
the purposes of site plan and architectural review, and are subject to the Type I procedural
requirements of Chapter 17.05, Applications and Types of Review Procedures:
1. New construction, including private and public projects, that involves a new building or
building addition of less than five thousand square feet;
2. Signs that meet all applicable standards as set forth in Section 17.75.050, Signage
standards;
3. Exterior remodeling within the commercial or industrial zoning districts when not part of a
major project;
4. Parking lots less than ten parking spaces;
5. Any project relating to the installation of cabinets containing communications service
equipment or facilities owned and operated by a public utility and not subject to
Section 17.60.040, Antenna standards;
6. Minor changes to the following:
a. Plans that have previously received site plan and architectural review approval;
b. Previously approved planned unit developments;
7. At the discretion of the director any changes to previously approved plans requiring site
plan and architectural review.
As used in this subsection, the term “minor” means a change that is of little visual significance, does not
materially alter the appearance of previously approved improvements, is not proposed for the use of the
land in question, and does not alter the character of the structure involved. At the discretion of the
director if it is determined that the cumulative effect of multiple minor changes would result in a major
change, a new application for site plan and architectural review is required. All minor changes must
comply with the development standards of this chapter.
Finding CPMC 17.72.020: The proposed Central Point Station Phase 2 mixed-use
development includes new construction greater than 5,000 s.f. and qualifies as a Major Project.
Due to the scope and location, the Planning Director determined the project is subject to Type III
procedures per Central Point Municipal Code (CPMC) 17.05.400(B)(3)(a). The Type III
procedures set forth in CPMC 17.05.400 provide for the basis for decision in the development
code and the comprehensive plan, when appropriate.
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Conclusion CPMC 17.72.020: Consistent.
17.72.030 Information Required
Application for site plan and architectural review shall be made to the community development
department and shall be accompanied by the application fee prescribed in the city of Central Point
planning department fee schedule. The application shall be completed, including all information and
submittals listed on the official site plan and architectural review application form.
Finding CPMC CPMC 17.72.030: Central Point Station Phase 2 was reviewed for
completeness and accepted as complete per the notice of completion dated April 18, 2023.
Conclusion CPMC 17.72.030: Consistent.
17.72.040 Site Plan and Architectural Standards
In approving, conditionally approving or denying any site plan and architectural review application, the
approving authority shall base its decision on compliance with the following standards:
A. Applicable site plan, landscaping and architectural design standards as set forth in Chapter
17.75, Design and Development Standards.
Finding CPMC 17.72.040(A): In accordance with CPMC 17.67.030, the TOD Designs
Standards apply when there is a conflict between design standards. The only standards in
CPMC 17.75 that apply include the parking lot dimension standards in Table 17.75.02 and
Figure 17.75.03. As shown on the Site Plan, all parking stalls and aisles meet the minimum
dimensions for 90 degree parking spaces and two-way travel through parking lots.
Conclusion CPMC 17.72.040(A): Consistent.
B. City of Central Point Department of Public Works Department Standard Specifications and
Uniform Standard Details for Public Works Construction.
Finding CPMC 17.72.040(B): The Parks & Public Works Department reviewed the application
for compliance with the Standard Specifications and Uniform Standards Details for Public Works
Construction and found it to be compliant (Exhibit 8).
Conclusion CPMC 17.72.040(B): Consistent.
C. Accessibility and sufficiency of firefighting facilities to such a standard as to provide for the
reasonable safety of life, limb and property, including, but not limited to suitable gates, access
roads and fire lanes so that all buildings on the premises are accessible to fire apparatus.
Finding CPMC 17.72.040(C): Fire District #3 evaluated the proposal and provided comments
in Exhibits 9 and 10. Fire District #3 will conduct additional review during building plan
submittal. The applicant must comply with all Fire District #3 comments prior to building permit
issuance.
Conclusion CPMC 17.72.040(C): Complies as conditioned.
6.D.a
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Attachment “J” – Planning Department Supplemental Findings
Page 49 of 90 Findings & Conclusion of Law SPAR-23001
PART 7
SUMMARY CONCLUSION
As evidenced in the findings and conclusions, the proposed mixed-use development known as Central
Point Station Phase 2 Site Plan and Architectural Review is consistent with applicable standards and
criteria in the Central Point Municipal Code as conditioned.
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Attachment “J” – Planning Department Supplemental Findings
Page 50 of 90 Findings & Conclusion of Law SPAR-23001
Exhibit 1 – Site Plan
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Attachment “J” – Planning Department Supplemental Findings
Page 51 of 90 Findings & Conclusion of Law SPAR-23001
Exhibit 2 – Building 1 Elevations
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Attachment “J” – Planning Department Supplemental Findings
Page 52 of 90 Findings & Conclusion of Law SPAR-23001
Exhibit 3 – Building 2 Elevations
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Attachment “J” – Planning Department Supplemental Findings
Page 53 of 90 Findings & Conclusion of Law SPAR-23001
Exhibit 4 – Building 3 Elevations
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Attachment “J” – Planning Department Supplemental Findings
Page 54 of 90 Findings & Conclusion of Law SPAR-23001
Exhibit 5 – Landscape Plan
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Attachment “J” – Planning Department Supplemental Findings
Page 55 of 90 Findings & Conclusion of Law SPAR-23001
Exhibit 6 – Irrigation Plan
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Attachment “J” – Planning Department Supplemental Findings
Page 56 of 90 Findings & Conclusion of Law SPAR-23001
Exhibit 7 – Applicant’s Findings, Corrected
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Attachment “J” – Planning Department Supplemental Findings
Page 57 of 90 Findings & Conclusion of Law SPAR-23001
Exhibit 7 – Applicant’s Findings, Corrected
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Attachment “J” – Planning Department Supplemental Findings
Page 58 of 90 Findings & Conclusion of Law SPAR-23001
Exhibit 7 – Applicant’s Findings, Corrected
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Attachment “J” – Planning Department Supplemental Findings
Page 59 of 90 Findings & Conclusion of Law SPAR-23001
Exhibit 7 – Applicant’s Findings, Corrected
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Attachment “J” – Planning Department Supplemental Findings
Page 60 of 90 Findings & Conclusion of Law SPAR-23001
Exhibit 7 – Applicant’s Findings, Corrected
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Attachment “J” – Planning Department Supplemental Findings
Page 61 of 90 Findings & Conclusion of Law SPAR-23001
Exhibit 7 – Applicant’s Findings, Corrected
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Attachment “J” – Planning Department Supplemental Findings
Page 62 of 90 Findings & Conclusion of Law SPAR-23001
Exhibit 7 – Applicant’s Findings, Corrected
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Attachment “J” – Planning Department Supplemental Findings
Page 63 of 90 Findings & Conclusion of Law SPAR-23001
Exhibit 7 – Applicant’s Findings, Corrected
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Attachment “J” – Planning Department Supplemental Findings
Page 64 of 90 Findings & Conclusion of Law SPAR-23001
Exhibit 7 – Applicant’s Findings, Corrected
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Attachment “J” – Planning Department Supplemental Findings
Page 65 of 90 Findings & Conclusion of Law SPAR-23001
Exhibit 7 – Applicant’s Findings, Corrected
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Attachment “J” – Planning Department Supplemental Findings
Page 66 of 90 Findings & Conclusion of Law SPAR-23001
Exhibit 7 – Applicant’s Findings, Corrected
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Attachment “J” – Planning Department Supplemental Findings
Page 67 of 90 Findings & Conclusion of Law SPAR-23001
Exhibit 7 – Applicant’s Findings, Corrected
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Attachment “J” – Planning Department Supplemental Findings
Page 68 of 90 Findings & Conclusion of Law SPAR-23001
Exhibit 7 – Applicant’s Findings, Corrected
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Attachment “J” – Planning Department Supplemental Findings
Page 69 of 90 Findings & Conclusion of Law SPAR-23001
Exhibit 7 – Applicant’s Findings, Corrected
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Attachment “J” – Planning Department Supplemental Findings
Page 70 of 90 Findings & Conclusion of Law SPAR-23001
Exhibit 7 – Applicant’s Findings, Corrected
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Attachment “J” – Planning Department Supplemental Findings
Page 71 of 90 Findings & Conclusion of Law SPAR-23001
Exhibit 7 – Applicant’s Findings, Corrected
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Attachment “J” – Planning Department Supplemental Findings
Page 72 of 90 Findings & Conclusion of Law SPAR-23001
Exhibit 7 – Applicant’s Findings, Corrected
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Attachment “J” – Planning Department Supplemental Findings
Page 73 of 90 Findings & Conclusion of Law SPAR-23001
Exhibit 7 – Applicant’s Findings, Corrected
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Attachment “J” – Planning Department Supplemental Findings
Page 74 of 90 Findings & Conclusion of Law SPAR-23001
Exhibit 7 – Applicant’s Findings, Corrected
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Attachment “J” – Planning Department Supplemental Findings
Page 75 of 90 Findings & Conclusion of Law SPAR-23001
Exhibit 7 – Applicant’s Findings, Corrected
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Attachment “J” – Planning Department Supplemental Findings
Page 76 of 90 Findings & Conclusion of Law SPAR-23001
Exhibit 7 – Applicant’s Findings, Corrected
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Attachment “J” – Planning Department Supplemental Findings
Page 77 of 90 Findings & Conclusion of Law SPAR-23001
Exhibit 7 – Applicant’s Findings, Corrected
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Attachment “J” – Planning Department Supplemental Findings
Page 78 of 90 Findings & Conclusion of Law SPAR-23001
Exhibit 7 – Applicant’s Findings, Corrected
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Attachment “J” – Planning Department Supplemental Findings
Page 79 of 90 Findings & Conclusion of Law SPAR-23001
Exhibit 7 – Applicant’s Findings, Corrected
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Attachment “J” – Planning Department Supplemental Findings
Page 80 of 90 Findings & Conclusion of Law SPAR-23001
Exhibit 7 – Applicant’s Findings, Corrected
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Attachment “J” – Planning Department Supplemental Findings
Page 81 of 90 Findings & Conclusion of Law SPAR-23001
Exhibit 7 – Applicant’s Findings, Corrected
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Attachment “J” – Planning Department Supplemental Findings
Page 82 of 90 Findings & Conclusion of Law SPAR-23001
Exhibit 7 – Applicant’s Findings, Corrected
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Attachment “J” – Planning Department Supplemental Findings
Page 83 of 90 Findings & Conclusion of Law SPAR-23001
Exhibit 8 – Public Works Staff Report dated May 15, 2023
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Attachment “J” – Planning Department Supplemental Findings
Page 84 of 90 Findings & Conclusion of Law SPAR-23001
Exhibit 8 – Public Works Staff Report dated May 15, 2023
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Attachment “J” – Planning Department Supplemental Findings
Page 85 of 90 Findings & Conclusion of Law SPAR-23001
Exhibit 9 – Fire District 3 Email dated May 17, 2023
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Attachment “J” – Planning Department Supplemental Findings
Page 86 of 90 Findings & Conclusion of Law SPAR-23001
Exhibit 9 – Fire District 3 Email dated May 17, 2023
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Attachment “J” – Planning Department Supplemental Findings
Page 87 of 90 Findings & Conclusion of Law SPAR-23001
Exhibit 10 – Fire District 3 Email dated May 11, 2023
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Attachment “J” – Planning Department Supplemental Findings
Page 88 of 90 Findings & Conclusion of Law SPAR-23001
Exhibit 10 – Fire District 3 Email dated May 11, 2023
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Attachment “J” – Planning Department Supplemental Findings
Page 89 of 90 Findings & Conclusion of Law SPAR-23001
Exhibit 11 – Building Department Comments dated May 9, 2023
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Attachment “J” – Planning Department Supplemental Findings
Page 90 of 90 Findings & Conclusion of Law SPAR-23001
Exhibit 12 – Rogue Valley Sewer Services Letter dated May 5, 2023
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Attachment “K” – Resolution No. 908
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