HomeMy WebLinkAboutPlanning Commission Packet - January 8, 2013A
CENTRAL
POINT
CITY OF CENTRAL POINT
PLANNING COMMISSION AGENDA
January 8, 2013 - 6:00 p.m.
Next Planning Commission
Resolution No. 789
I. MEETING CALLED TO ORDER
II. ROLL CALL
Planning Commission members Chuck Piland, Mike Oliver, Tim Schmeusser, Rick
Samuelson Jr., Tom Van Voorhees, Susan Szczesniak, Craig Nelson Sr.
III. CORRESPONDENCE
IV. MINUTES
Review and approval of December 4, 2012 Planning Commission Minutes
V. PUBLIC APPEARANCES
VI. BUSINESS
A. Eastside Transit Oriented Development (TOD) District (File No. 12003) —
Continued Public Hearing to consider adoption of an Eastside Transit Oriented
Development (TOD) District requiring amendments to the:
1. Comprehensive Land Use Plan Map designating an Eastside TOD District;
2. Zoning Map applying Transit Oriented Development District zoning
classifications;
3. Transportation System Plan identifying a neighborhood circulation plan
for the Eastside TOD District; and
4. Zoning Ordinance Section 17.65 TOD Districts and Corridors, Section
17.66 Application Review Process, and Section 17.67 Design Standards.
VII. DISCUSSION
VIII. ADMINISTRATIVE REVIEWS
IX. MISCELLANEOUS
X. ADJOURNMENT
City of Central Point
Planning Commission Minutes
December 4, 2012
I. MEETING CALLED TO ORDER AT 6:00 P.M.
Il. ROLL CALL
Commissioners Chuck Piland, Mike Oliver, Tim Schmeusser, Tom Van
Voorhees, Rick Samuelson, Jr., and Craig Nelson, Sr. were present. Susan
Szczesniak was absent.
Also in attendance were: Don Burt, Planning Manager; Connie Clune,
Community Planner; and Didi Thomas, Planning Secretary.
I1I. CORRESPONDENCE —None
IV. MINUTES
Tom Van Voorhees made a motion to approve the minutes of the November
13, 2012 Planning Commission meeting. Tim Schmeusser seconded the motion.
ROLL CALL: Oliver, yes; Samuelson, yes; Schmeusser, yes; Van Voorhees, yes;
Nelson, abstained. Motion passed.
V. PUBLIC APPEARANCES - None
VI. BUSINESS
A. Eastside Transit Oriented Development (TOD) District (File No.
12003) — Public hearing to consider adoption of an Eastside Transit
Oriented Development (TOD) District requiring amendments to the
Comprehensive Land Use Plan map designating an Eastside TOD District;
Zoning Map applying Transit Oriented Development District zoning
classifications; Transportation System Plan identifying a neighborhood
circulation plan for the Eastside TOD District; and zoning ordinance
section 17.65 TOD Districts and Corridors, Section 17.66 Application
Review Process, and Section 17.67 Design Standards.
There were no conflicts or ex parte communications to disclose.
Planning Manager Don Burt advised commissioners that he would be presenting
highlights of the proposed amendments required in connection with the Eastside Transit
Oriented Development (TOD) District proposal. Staff is recommending that the public
hearing be opened after the staff presentation, and that testimony be taken from members
Planning Commission Minutes
December 4, 2012
Page 2
of the audience, and hearing continued to Tuesday, January 8, 2013, at 6 p.m. Based on a
recent neighborhood meeting changes to zoning code are still being worked on and are
not ready for presentation.
Mr. Burt began his presentation by stating that in order to create an Eastside TOD,
amendments would need to be made to the City's comprehensive plan, zoning map,
transportation system plan and those sections of the zoning ordinances which would be
directly affected by this change.
The proposed area under consideration consists of approximately 160 acres. It was noted
that the proposed TOD will not be annexing property, modifying annexation policies,
reducing density, expanding commercial lands or expanding the current Urban Growth
Boundary (UGB). The primary impetus for the TOD proposal comes from the recently
adopted Greater Bear Creek Regional Plan, which establishes new minimum residential
density standards. To meet these standards it will be necessary to rely on the TOD section
of the zoning code.
Mr. Burt reviewed current strengths and limitations within the City's traffic, street
circulation and zoning plans relative to the TOD proposal. He pointed out that the traffic
benchmarks would be an additional 2,137 peak hour trips based on the City's
Transportation System Plan (2008). A proposed street circulation plan incorporates
minimum block requirements and connectivity, and TOD design standards based upon
sections 17.66.030, 17.75 and 17.67 of the City's municipal code. Standard zoning, Mr.
Burt explained, has density limitations while the TOD zoning allows for growth. We will
need to get to an average density of 6.9 and TOD zoning will get us there and surpass
average densities. The TOD -LMR zoning allows for a broad mix of housing and greater
density.
Staff noted that the neighborhood meeting that was held at Shepherd of the Valley
catholic church on November 27, 2012 was well attended. The primary concern was
preservation of the neighborhood's current level of livability as the area develops. Mr.
Burt noted that through use of the TOD and master planning requirements, this can be
done. However a definition of the "Master Plan" and master plan criteria needs to be
incorporated into our code addressing duration, location descriptions, minimum and
maximum densities, multi -modal circulation plan, open space and parks, environmental
assets, impacts, and remedies; surrounding land uses, impacts, and remedies.
The public portion of the hearing was opened.
Ernest Mingus, a property owner on Beebe Road, came forward and requested additional
time for deliberation on the issue as he had just heard about it last week. He expressed
concern with an anonymous comment made about property owners in the area of the
proposed eastside TOD being "against future development ". He stated that property
owners were concerned with the impact of any future development on the value of their
properties and the preservation of their quality of life. In addition, he added that the
Planning Commission Minutes
December 4, 2012
Page 3
vacant land designation attached to his property was not true; that there was a dwelling
on the property along with an orchard. Mr. Mingus said that he would like to see a more
balanced approach and felt that the needs of the residents can be met along with coming
up with a plan for development.
Mr. Burt explained that the State's definition of vacant land was used to calculate vacant
land within the proposed TOD, which assigns .25 acres to each existing residence, with
the balance being considered vacant (developable).
Mr. Mingus additionally expressed concerns with the proposed circulation plan.
Jim Sutton, a resident on Hamrick Road, came forward and said that he wanted to
continue to be informed about the meetings.
Mike Duncan, a developer, came forward and stated that he was in favor of advanced
planning, that there were elements of the transit oriented development standards that
provided more control over development of the land. Mr. Duncan said that he isn't sure
where the market is headed but was very complimentary of City staff for taking an
advanced look at this so that existing residents aren't disadvantaged. Staff has done a
good job of evaluating the area, Mr. Duncan stated, and there would be a little more
control with a TOD. Twin Creeks is a good example of mixed uses.
Don Burt advised that staff was continuing to work on the neighborhood's concerns and
will have more information for Mr. Mingus to look at late next week. Mr. Burt
recommended keeping the public hearing open until January 8, 2013 to allow for further
input.
The public hearing was continued.
Mike Oliver made a motion to continue the public hearing in this matter to
Tuesday, January 8, 2013 at 6:00 p.m. Craig Nelson, Sr. seconded the motion.
ROLL CALL: Oliver, yes; Samuelson, yes; Schmeusser, yes; Van Voorhees, yes;
Nelson, yes. Motion passed.
VII. DISCUSSION
VIII. ADMINISTRATIVE REVIEWS
IX. MISCELLANEOUS
X. ADJOURNMENT
Mike Oliver made a motion to adjourn the meeting. Tom Van Voorhees
seconded the motion. Meeting was adjourned at 7:00 p.m.
Planning Commission Minutes
December 4, 2012
Page 4
The foregoing minutes of the December 4, 2012 Planning Commission meeting were
approved by the Planning Commission at its meeting on January 8, 2013.
Planning Commission Chair
EASTSIDE `1~RANSIT ORIENTED
DEVELOPMENT DISTRICT
STAFF REPORT CENTRAL
POINT
STAFF REPORT
January 8, 2013
AGENDA ITEM: File No. 12003
Planning Department
Tom Humphrey,AICP,
Community Development Director
Continued Public Hearing to consider adoption of an Eastside Transit Oriented Development District; Applicant: City of
Central Point.
STAFF SOURCE:
Don Burt, Planning Manager
BACKGROUND:
On December 4, 2012 the Planning Commission held a public hearing to introduce the East Pine Street Transportation
Oriented Development district proposal. The public hearing was continued to January 8, 2013 to allow additional time for
public comment on issues raised relative to preservation of livability for existing residents.
Based on the comments from the public during the public hearing additional amendments are proposed for Section
17.66.030 and 17.67.050 of the Transit Oriented Development District to include criteria for what constitutes a Master
Plan, and clarifying the requirement to address adjacent properties and land uses. These changes are reflected in
Attachment "C ". Additional changes to the proposed Eastside TOD are:
- Removal of URA -3 from the proposed TOD. This is reflected in Attachment "A ". Removal is based on the pending
status of final adoption by the State of the Regional Plan.
Removal of the Amendment to the TSP Neighborhood Circulation Plan. The 2008 TSP needs to be amended later to
incorporate pending ODOT Interchange Access Management Plans. At that time the Neighborhood Circulation Plan
can be added along with other amendments to the TSP.
- Amendments to Section 17.08, Defintions. Adding a definition of "Development' and "Master Plan"
As noted previously adoption of the Eastside TOD requires the following amendments to:
1. The Comprehensive Plan Land Use Plan Map designating an Eastside TOD (Attachment "A ");
2. The Amendment to the Zoning Map to apply TOD zoning to the Eastside TOD (Attachment `B "); and
3. The amendments to TOD sections of the Zoning Ordinance language in Sections 17.08 and 17.65 through 17.67
(Attachment "D ")
ISSUES:
None.
Changes to the Zoning Ordinance text are shown in red.
EXHIBITS /ATTACHMENTS:
Attachment "A — Comprehensive Plan Land Use Map"
Page 1 of 42
Attachment `B — Zoning Map"
Attachment "C — Language Changes to TOD Standards"
Attachment "D" — Resolution (distributed at meeting)
ACTION:
Public hearing, discussion and consideration of Resolution forwarding a recommendation to the City Council.
RECOMMENDATION:
Continue public hearing, take testimony, close public hearing, discussion and action on resolution forwarding a
recommendation to the City Council.
Page 2 of 42
ATTACHMENT "A - Comprehensive Plan Land Use Map"
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Study Area — — Urban Growth Boundary
City Limits Proposed TOD District
Page 3 of 42
Figure
Proposed Eastside TOD District
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City Limits Proposed TOD District
Page 3 of 42
Figure
Proposed Eastside TOD District
CENTRAL
POINT
ATTACHMENT "B — Zoning Map"
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Beebe Rd - -- --
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E. Pine St
Legend
- Open Space Medium Mix Residential
Civic - Employment Commercial
Low Mix Residential Figure
Proposed Eastside TOD District and
Proposed Zone Classification
Page 4 of 42
ATTACHMENT "C — Language Changes to TOD Standards"
Chapter 17.08
17.08.010 Definitions, specific
"Development" The physical development of land. including: but not limited to partitions
subdivisions, building construction, and infrastructure improvements.
"Master Plan" A long-term written and illustrated plan, prepared in accordance with Section 17 66 020 (A)(1) providing
overall guidance and instruction for the use and development of a specific geographic areas within TOD Districts or
Corridors.
Chapter 17.65
TOD DISTRICTS AND CORRIDORS
Sections:
17.65.010
Purpose.
17.65.020
Area of application.
17.65.030
Conflict with other regulations.
17.65.040
Land use - -TOD district.
17.65.050
Zoning regulations - -TOD district.
17.65.060
Land use - -TOD corridor.
17.65.070
Zoning regulations - -TOD corridor.
17.65.010 Purpose.
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. (Ord. 1815
§1 (part), Exh. B(part), 2000).
17.65.020 Area of application.
These regulations apply to the Central Point TOD districts and corridors. The boundaries of these hyeTOD districts and
corridors areas are shown on the official city comprehensive plan and zoning maps.
A. A development application within tk_—a TOD district shall comply with the requirements of this chapter.
B. At the discretion of the applicant, a development application within thaa TOD corridor shall be subject to:
1. The normal base zone requirements as identified on the official zoning map and contained in this code; or
2. The TOD corridor requirements contained in this chapter. (Ord. 1815 §1 (part), Exh. B(part), 2000).
17.65.040 Land use - -TOD district.
Four special zone district categories are applied in the Central Point TOD districtsGerridGF. The characteristics of these
zoning districts are summarized in subsections A through D of this section.
A. Residential (TOD).
Page 5 of 42
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. A- Ae— meh,le oriented aGt i+• � � �
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.
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. (Ord. 1867 §4(part), 2006; Ord.
1815 §1 (part), Exh. B(part), 2000).
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.
D. Density. The allowable residential density and employment building floor area are specified in Table 2.
Page 6 of 42
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 permitted per lot;
b. The primary residence and /or the accessory unit on the lot must be owner- occupied;
G. 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.
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
Zero lot line, detached
P
P
L5
P
N
N
N
N
N
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
Accessory Units
P1
P1
P1
C
N
N
N
Boarding /Rooming House
N
C
C
N
N
N
N
Family Care
Family day care
Day care group home
P
C
P
C
P
P
N
N
N
N
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
Page 7 of 42
Senior Housing
N
P
P
L1
N
C
N
Commercial
Entertainment
N
C
P
P
N
N
Professional Office
C
EN
L3, L4
P
P
P
N
Retail Sales and Service
Sales- oriented
Personal service - oriented
Repair- oriented
Drive - through facilities
Quick vehicle service
C
C
N
N
N
L3
C
N
N
N
L3
C
N
N
N
P
P
P
P
P
P
P
P
P
P
N
N
N
N
N
N
N
N
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
Public facilities
Religious assembly
Schools
C
C
C
C
C
C
C
C
C
C
C
C
C
C
C
N
N
C
N
N
C
C
P
P
N
N
N
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.
Page 8 of 42
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 -- Ground floor business within a multifamily building. Maximum floor area of 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.
3. Parking Standards. The off - street parking and loading requirements in Chapter 17.64 shall apply to the TOD
district and TOD corridor, except as modified by the standards in Table 3 of this section.
a. Fifty percent of all residential off - street parking areas shall be covered. Accessory unit parking spaces
are not required to be covered.
b. Parking standards may be reduced when transit service is provided in the TOD district and TOD corridor
and meets the following conditions:
i. Parking standards may be reduced up to twenty -five percent when transit service is provided in the
TOD district and TOD corridor.
ii. Parking standards may be reduced up to fifty percent when transit service is provided in the TOD
district and TOD corridor and when bus service includes fifteen - minute headways during the hours of
seven to nine a.m. and four to six p.m.
c. Bicycle parking standards in Chapter 17.64 shall not be reduced at any time.
d. Shared parking easements or agreements with adjacent property owners are encouraged to satisfy a
portion of the parking requirements for a particular use where compatibility is shown. Parking requirements
may be reduced by the city when reciprocal agreements of shared parking are recorded by adjacent users.
Table 2
TOD District Zoning Standards
Standard
Zoning Districts
LMR
MMR—]l
HMR
EC
GC
F 7CEO_s
Density - -Units Per Net Acre (f)
Maximum 12 32 NA NA NA NA NA
Minimum 1 14 30 NA NA NA ENA
Dimensional Standards
Page 9 of 42
Minimum Lot or Land Area /Unit
][5,000
FNA
Large single - family
SF
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
11200 SF
NA
NA
NA
NA
Multifamily and senior housing_____.l
2,000 SF
1,500 SF
1,000 SF
1,000 SF
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
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 and senior housing
2,500 SF
2,000 SF
1,500 SF
1,500 SF
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 and senior housing NA NA NA NA NA NA NA
Minimum Lot Depth 50' 50' 50' NA NA L NA JL_NA
Building Setbacks
Front (min. /max.)
10715'
10715'
0715'
0,
15'
5'
15'
Side (between bldgs.)
5' detached
5' detached
5' detached
0'
0'
0'
5'
(detached /attached)
0'
0'
0'
10' (b)
15' (b)
20' (b)
attached (a)(c)
attached (a)(c)
attached (a)
Corner (min. /max.)
5'/10'
5'!10'
01/10'
5'/10'
15'/30'
Rear
15'
15'
10'
0'
15' (b) 0'
0'
5'
10' (b)
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%
1000/0
Page 10 of 42
Minimum Landscaped Area (i)
20% of site area
20% of site area
15% of site area
Q)
0% of site
area (h)
15% of
site area
15% of
site area
NA
Housing Mix
Required housing types as listed under
< 16 units in development: 1 housing type.
NA
NA
NA
NA
Residential in Table 1.
Attached row houses
16 -40 units in development: 2 housing types.
> 40 units in development: 3 or more housing types
(plus approved master plan)
Notes
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) Ten feet behind front building facade facing street.
(e) Garage entrance shall not protrude beyond the face of the building.
(f) Net acre equals the area remaining after deducting environmental lands, exclusive employment areas, exclusive civic areas and
right -of -way.
(g) Lot coverage refers to all impervious surfaces including buildings and paved surfacing.
(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.
Q) Rooftop gardens can be used to helpmeet this requirement.
Page 11 of 42
Table 3
TOD District and Corridor Parking Standards
Use Categories
Minimum Required Parking
Residential
Dwelling, Single - Family
2 spaces per unit.
Large and standard lot
Zero lot line, detached
Attached row houses
Page 11 of 42
Dwelling, Multifamily
1.5 spaces per unit.
Plexes
Apartments and condominiums
Dwelling, Accessory Unit
1 space per unit.
Boarding /Rooming House
1 space per accommodation, plus 1 space for every 2 employees.
Family Care
1 space for every 5 children or clients (minimum 1 space); plus 1 space for every 2
Family day care
employees.
Day care group home
Adult day care
Home Occupation
Shall meet the parking requirement for the residence.
Residential Facility
1 space per unit.
Residential Home
1 space per unit.
Senior Housing
1 space per unit.
Commercial
Entertainment
1 space per 250 square feet of floor area, except for theaters which shall provide 1
space per 4 seats.
Professional Office
1 space per 400 square feet of floor area.
Retail Sales and Service
Sales- oriented
1 space per 500 square feet of floor area.
Personal service- oriented
1 space per 500 square feet of floor area.
Repair- oriented
1 space per 500 square feet of floor area.
Drive - through facilities
Parking as required by the primary use.
Quick vehicle service
1 space per 750 square feet of floor area.
Vehicle sales, rental and repair
1 space per 1,000 square feet of floor area.
Tourist Accommodations
1 space per guest unit, plus 1 space for every 2 employees.
Motel /hotel
Bed and breakfast inn
Industrial
Manufacturing
1 space per employee of the largest shift.
Industrial Service
1 space per employee of the largest shift.
Light
Heavy
Wholesale Sales
1 space per employee of the largest shift.
Civic
Community Services
Number to be determined as part of site plan or conditional use review.
Page 12 of 42
Hospital 1 space per 500 square feet of floor area.
Public Facilities Number to be determined as part of site plan or conditional use review.
Religious Assembly 1 space per 100 square feet of floor area for the main assembly area.
Schools 2 spaces per classroom.
Utilities Number to be determined as part of site plan or conditional use review.
Open Space
Parks and Open Space Number to be determined as part of site plan or conditional use review.
(Ord. 1867 §4(part), 2006; Ord. 1815 §1 (part), Exh. B(part), 2000).
17.65.070 Zoning regulations - -TOD corridor.
A. Permitted Uses. Permitted uses in Table 4 are shown with a "P." These uses are allowed if they comply with the
applicable provisions of this 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 4 are shown with an "L." These uses are allowed if they comply with the specific
limitations described in this chapter and the applicable provisions of this title. They are subject to the same application and
review process as other permitted uses identified in this title.
C. Conditional Uses. Conditional uses in Table 4 are shown with a "C." These uses are allowed if they comply with the
applicable provisions of this title. They are subject to the same application and review process as other conditional uses
identified in this title.
D. Density. The allowable residential density and employment building floor area are specified in Table 5.
E. Dimensional Standards. The dimensional standards for lot size, lot dimensions, building setbacks, and building height
are specified in Table 5.
F. Development Standards.
1. Housing Mix. The required housing mix for the TOD zoning districts is shown in Table 5.
2. Accessory Units. Accessory units are allowed as indicated in Table 4. 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 5 shall be satisfied.
Table 4
TOD Corridor Land Uses
Use Categories Zoning Districts
Page 13 of 42
Page 14 of 42
LMR
MMR
EC
GC
Residential
Dwelling, Single - Family
Large and standard lot
Zero lot line, detached
P
P
L4
P
N
N
N
N
Attached row houses
P
P
N
N
Dwelling, Multifamily
Multiplex, apartment
P
P
L1
L1
Accessory Units
P1
P1
C
N
Boarding /Rooming House
N
C
N
N
Family Care
Family day care
Day care group home
P
C
P
C
N
N
N
N
Adult day care
C
C
N
N
Home Occupation
P
P
P
N
Residential Facility
P
P
N
N
Residential Home
P
P
N
N
Senior Housing
N
P
L1
N
Commercial
Entertainment
N
N
P
P
Professional Office
C
L3
P
P
Retail Sales and Service
Sales- oriented
Personal service- oriented
C
C
L3
C
P
P
P
P
Repair- oriented
Drive - through facilities
Quick vehicle service
N
N
N
N
N
N
P
P
P
P
P
P
Vehicle sales, rental and repair
N
N
N
P
Tourist Accommodations
Motel /hotel
N
N
P
P
Bed and breakfast inn
C
C
P
P
Industrial
Manufacturing
N
N
N
P
Page 14 of 42
Industrial Service
Light
N
N
N
P
Heavy
N
N
N
C
Wholesale Sales
N
N
N
P
Civic
Community Services
C
C
N
N
Hospital
C
C
C
N
Public Facilities
Religious Assembly
Schools
C
C
C
C
C
C
C
C
N
C
N
N
Utilities
C
C
C
C
Open Space
Parks and Open Space
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 -- Ground floor business within a multifamily building. Maximum floor area of ten thousand square feet per tenant.
L4--Only permitted as a transition between adjacent lower density zones and /or when adjacent to an environmental) sensitive area.
Table 5
TOD Corridor Zoning Standards
Standard
Zone Districts
LMR
MMR
EC
GC
Density - -Units Per Net Acre (f)
Maximum
12
32
NA
NA
Minimum
6
14
NA
NA
Dimensional Standards
Minimum Lot Area or Land Area /Unit
Large single - family
5,000 SF
NA
NA
NA
Page 15 of 42
Standard single - family
3,000 SF
NA
NA
NA
Zero lot line detached
2,700 SF
2,700 SF
NA
NA
Attached row houses
2,000 SF
1,500 SF
NA
NA
Multifamily and senior housing
2,000 SF
2,000 SF
1,000 SF
NA
Average Minimum Lot or Land
Area /Unit
Large single - family
7,500 SF
NA
NA
NA
Standard single - family
4,500 SF
NA
NA
NA
Zero lot line detached
3,000 SF
3,000 SF
NA
NA
Attached row houses
2,500 SF
2,000 SF
NA
NA
Multifamily and senior housing
2,000 SF
2,000 SF
1,000 SF
NA
Minimum Lot Width
Large single - family
50'
NA
NA
NA
Standard single - family
50'
NA
NA
NA
Zero lot line detached
30'
30'
NA
NA
Attached row houses
24'
22'
NA
NA
Multifamily and senior housing
NA
NA
NA
NA
Minimum Lot Depth
50'
50'
NA
NA
Building Setbacks
Front (min. /max.)
10715'
10715'
0'
15'
Side (between bldgs.)
5' detached
5' detached
0'
0'
(detached /attached)
0' attached (a) (c)
0' attached (a) (c)
10' (b)
15'(b)
Corner (min. /max.)
5710'
5710'
5710'
15730'
Rear
15'
15'
0'
0'
10' (b)
15' (b)
Garage Entrance
(d)
(d)
(e)
(e)
Maximum Building Height
35'
45'
60'
60'
Maximum Lot Coverage (g)
80%
80%
100%
85%
Page 16 of 42
Minimum Landscaped Area (i)
20% of site area
20% of site area
0% of site
area
15% of
site area
Housing Mix
Required housing types as listed
< 16 units in development: 1 housing type
NA
NA
under Residential in Table 3.
16 - -40 units in development: 2 housing types
> 40 units in development: 3 or more housing
types (plus approved master plan).
NA - -Not applicable
Notes
(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) Ten feet behind building facade facing street.
(e) Garage entrance shall not protrude beyond the face of the building.
(f) Net acre equals the area remaining after deducting environmental lands, exclusive employment areas, exclusive civic areas and
right -of -way.
(g) Lot coverage refers to all impervious surfaces, including buildings and paved surfacing.
(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.
3. Parking Standards. Parking standards shall be as specified in Section 17.65.050(F)(3). (Ord. 1867 §5(part),
2006; Ord. 1815 §1 (part), Exh. B(part), 2000).
Page 17 of 42
Chapter 17.66
APPLICATION REVIEW PROCESS FOR THE TOD DISTRICT AND CORRIDOR
Sections:
17.66.010
Purpose.
17.66.020
Applicability.
17.66.030
Application and review.
17.66.040
Parks and open spaces.
17.66.050
Application approval criteria.
17.66.060
Conditions of approval.
17.66.070
Approval expiration.
17.66.010 Purpose.
The purpose of the Central Point TOD (transit oriented development) district and corridor is to promote efficient land
development, pedestrian /bike travel, and the increased use of transit as required by the Oregon Transportation Planning
Rule. 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. (Ord. 1815 §1 (part), Exh. B(part), 2000).
17.66.020 Applicability.
These regulations apply to land within the Central Point TOD district. As provided in Section 17.65.020 of this code, these
regulations may also apply to land within the Central Point TOD corridor. The boundaries of the district and corridor are
shown on the official city zoning map. (Ord. 1815 §1 (part), Exh. B(part), 2000).
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. Master plan approval shall be required for:
a. Development or land division applications which involve more than f+ve-two or more acres of land or ferty
dwelling units; or
b. Modifications to a valid master plan approval which involve one or more of the following:
i. An increase in dwelling unit density which exceeds five percent of approved density,
ii. An increase in commercial gross floor area of ten percent or two thousand square feet, whichever is
greater;
iv. A change in the type and location of streets, accessways, and parking areas where off -site traffic
would be affected; or
v. A modification of a condition imposed as part of the master plan approval.
Page 18 of 42
2. Site Plan, LandSGaping and GenstFuGtien Plan and Architectural Review Approval. The provisions of Chapter
17.72, Site Plan, and Architectural Review Apprevalappnoval , shall apply to
permitted and limited uses within the TOD district and corridor. For de element Site Plan and Architectuarl
Review applications involving mere thaR ivetwo or more acres of land orfeFty dWel"Rg units, a
master plan approval, as provided in this chapter, shall be approved prior to, or concurrently with, a site plan,
Site Plan and Architectural Review application.
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.
B. Submittal Requirements. A master plan shall include the following elements:
1. Introduction. A written narrative describina:
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 (100 feet)
11. Site Analysis Map. A map and written narrative of the project area addressing site amenities and
challenges on the project site and adiacent lands within 100 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 agricultural irrigatinn
b. Adjacent Land Use Plan. A map identifying adiacent land uses and structures within 100 feet
of the project perimeter and remedies for preservation of livability of adjacent land uses:
111. Circulation Plan. A plan and written narrative addressing section 17-67.040 Circulation and Access
Standards.
1 . Site Plan. A plan and narrative addressing section 17.67.050 Site Design Standards The Site Plan
V. Recreation & Open Space Plan. A plan and narrative addressing section 17 67 060 Public Parks and
Open Space Design Standards.
Vi. Building Design Plan. A written narrative and illustrations addressing section 17.67.070 Building
Design Standards.
11. Transit Plan. A plan identifying proposed. or future, transit facilities (if any).
Applications shall be submitted as required in Chapter 17.05 of this code. (Ord. 1815 §1 (part), Exh. B(part), 2000).
17.66.040 Parks and open spaces.
Common park and open space shall be provided for all residential development within a TOD district or corridor as per
Section 17.67.060. (Ord. 1815 §1 (part), Exh. B(part), 2000).
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;
Page 19 of 42
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.
B. Site Plan, ' andGGaping and GGRstr, Gtien Plan and Architectural Review Approval. A
ser�stFUGtiOR planSite 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, LandsGaping and GanstFuGtien Plan and Architectural Review
Approvalap rp_ oval, shall be satisfied; and
2. The proposed improvements comply with the approved TOD district or corridor master plan for the property, if
re uired; and
3. Chapter 17.67, Design Standards - -TOD district and TOD corridor.
C. Land Division. A land division application shall be approved when the approval authority finds that the following criteria
are satisfied or can be shown to be inapplicable:
1. The provisions of Title 16 -- Subdivisions; and
2. The proposed land division complies with the approved TOD district or corridor master plan for the property,-
re uired; and
3. Chapter 17.67, Design Standards - -TOD district and TOD corridor.
D. Conditional Use.
1. A conditional use application shall be approved when the approval authority finds that the following criteria are
satisfied or can be shown to be inapplicable:
a. The provisions of Chapter 17.76, Conditional Use Permits; and
b. The proposed conditional use complies with the approved TOD district or corridor master plan for the
property, if required; and
c. Chapter 17.67, Design Standards - -TOD District and TOD Corridor.
2. A conditional use application shall not be required for a conditional use which was approved as part of a valid
master plan approval as provided in Section 17.66.050(A). (Ord. 1815 §1 (part), Exh. B(part), 2000).
Page 20 of 42
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. (Ord. 1815 §1(part), Exh. B(part), 2000).
17.66.070 Approval expiration.
A. Application approvals granted according to the provisions of this chapter shall expire and become void one year from
the date on which they were issued unless:
1. An application for extension is filed and approved subject to the requirements of Chapter 17.05; or
2. Building permits for the development have been issued and construction diligently pursued to initiate
construction.
B. If the time limit for development expired and no extension has been granted, the application shall be void. (Ord. 1941
§5, 2010; Ord. 1815 §1(part), Exh. B(part), 2000).
Page 21 of 42
Chapter 17.67
DESIGN STANDARDS - -TOD DISTRICT AND TOD CORRIDOR
Sections:
17.67.010 Purpose.
17.67.020
Area of application.
17.67.030
Conflict with other regulations.
17.67.040
Circulation and access standards.
17.67.050
Site design standards.
17.67.060 Public parks and open space design standards.
17.67.070 Building design standards.
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 she R in Table 1 and Figu 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 e& two thousand six hu^,drrod feet measured along the public street right -
of -way.
3. Block lengths for public streets shall not exceed fkve -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.
Page 22 of 42
6. All utility lines shall be underground but utility vault access lids may be located in the sidewalk area.
7. Connections shall be provided between new streets in a TOD district or corridor and existing local and minor
collector streets.
8. 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 :^ Tc "!e 1 '�g _%4-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
Section 17.65.020 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 and 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.
b. Off - street pedestrian accessways shall incorporate all of the following design criteria:
L 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 ConstructionTable 1 and Figure 1:
ii. Minimum ten -foot vertical clearance;
iii. Minimum twenty -foot horizontal barrier clearance for pathway;
Page 23 of 42
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.
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.
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 stripings, grade separations, or landscaping. (Ord. 1815 §1(part), Exh. C(part), 2000).
Page 24 of 42
17.67.050 Site design standards. The following standards and criteria shall be addressed in the master nlan land
division, and /or site plan review process:
A. RespeG+ for Existing FaGil ies and n r+ Gat 1 Adjustments ,,�.euld be
r Adjacent Off -Site Structures and Uses
11ade during land division and site design All off -site structure (within 100 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 to improve the
overall relationship of a development or an individual building to the surrounding context.
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.
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.
D. Solar Orientation.
1. The building design, massing and orientation should enhance solar exposure for the project, taking advantage
of the climate of Central Point for sun - tempered design.
2. Where possible, the main elevation should be facing within twenty -five degrees of due south.
3. In residential developments, the location of rooms should be considered in view of solar exposure, e.g.,
primary living spaces should be oriented south, but a west facing kitchen should be avoided as it may result in
summer overheating.
4. Outdoor spaces should be strategically sited for solar access and the cooling summer winds.
5. Shadow impacts, particularly in winter, on adjacent buildings and outdoor spaces should be avoided.
E. Existing Buildings on the Site.
Page 25 of 42
I . 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.
F. New Prominent Structures.
1. 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.
G. Views. The massing of individual buildings should be adjusted to preserve important views while benefiting new and
existing occupants and surrounding neighborhoods.
H. Adjoining Uses and Adjacent Services.
1. When more intensive uses, such as neighborhood commercial or multifamily dwellings, are within or adjacent
to existing single - family neighborhoods, care should be taken to minimize the impact of noise, lighting, and traffic
on adjacent dwellings.
2. Activity or equipment areas should be strategically located to avoid disturbing adjacent residents.
3. All on -site service areas, loading zones and outdoor storage areas, waste storage, disposal facilities,
transformer and utility vaults, and similar activities shall be located in an area not visible from a street or urban
space.
4. Screening shall be provided for activities areas and equipment that will create noise, such as loading and
vehicle areas, air conditioning units, heat pumps, exhaust fans, and garbage compactors, to avoid disturbing
adjacent residents.
5. Group mailboxes are limited to the number of houses on any given block of development. Only those boxes
serving the units may be located on the block. Multiple units of mailboxes may be combined within a centrally
located building of four walls that meets the design guidelines for materials, entrance, roof form, windows, etc.
The structure must have lighting both inside and out.
I. Transitions in Density.
1. Higher density, attached dwelling developments shall minimize impact on adjacent existing lower density,
single - family dwelling neighborhoods by adjusting height, massing and materials and /or by providing adequate
buffer strips with vegetative screens.
2. Adequate buffer strips with vegetative screens shall be placed to mitigate the impact of higher density
development on adjacent lower density development.
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 four - plexes.
Page 26 of 42
4. New commercial buildings within fifty feet of existing low density residential development shall be no higher
than forty -five feet.
5. Dwellings 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 mid - block, 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.
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:
1 st. Accessways;
2nd. Streets that are nontransit streets;
3rd. Streets that are transit streets.
d. Parking lots and garages should not be located within twenty feet of a street corner.
2. Design.
a. All perimeter and interior landscaped areas must have protective curbs along the edges. Trees must
have adequate protection from car doors and bumpers.
b. A portion of the standard parking space may be landscaped instead of paved. The landscaped area may
be up to two feet in front of the space as measured from a line parallel to the direction of the bumper of a
vehicle using the space. Landscaping must be groundcover plants. The landscaping does not apply
towards any perimeter or interior parking lot landscaping requirements, but does count towards any overall
site landscaping requirement.
c. In order to control dust and mud, all vehicle areas must be paved.
Page 27 of 42
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.
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.
4. For parking structures, see Section 17.67.070(H).
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 and pickup areas.
2. Parking Lot Landscaping and Screening.
a. Parking areas shall be screened with landscaping, fences, walls or a combination thereof.
i. Trees shall be planted on the parking area perimeter and shall be spaced at thirty feet on center.
ii. Live shrubs and ground cover plants shall be planted in the landscaped area.
iii. Each tree shall be located in a four foot by four foot minimum planting area.
iv. Shrub and groundcover beds shall be three -feet wide minimum.
v. Trees and shrubs must be fully protected from potential damage by vehicles.
b. Surface parking areas shall provide perimeter parking lot landscaping adjacent to a street that meets one
of the following standards:
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 vehicular accessways. Planting strips shall be planted
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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.
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, grill, mesh or lattice that obscure at
least thirty percent of the interior view (e.g., at least thirty percent solid material to seventy percent
transparency).
d. Parking Area Interior Landscaping.
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 every two hundred square feet of landscaped area.
Groundcover plants must completely cover the remainder of the landscaped area.
(B) Standard 2. One tree must be provided for every four parking spaces. If surrounded by
cement, the tree planting area must have a minimum dimension of four feet. If surrounded by
asphalt, the tree planting area must have a minimum dimension of three feet.
ii. Development Standards for Parking Area Interior Landscaping.
(A) All landscaping must comply with applicable standards. Trees and shrubs must be fully
protected from potential damage by vehicles.
(B) Interior parking area landscaping must be dispersed throughout the parking area. Some
trees may be grouped, but the groups must be dispersed.
(C) Perimeter landscaping may not substitute for interior landscaping. However, interior
landscaping may join perimeter landscaping as long as it extends four feet or more into the
parking area from the perimeter landscape line.
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(D) Parking areas that are thirty feet or less in width may locate their interior landscaping around
the edges of the parking area. Interior landscaping placed along an edge is in addition to any
required perimeter landscaping.
3. Landscaping Near Buildings. Landscaping shall serve as a screen or buffer to soften the appearance of
structures or uses such as parking lots or large blank walls, or to increase the attractiveness of common open
spaces.
4. Service Areas. Service areas, loading zones, waste disposal or storage areas must be fully screened from
public view.
Prohibited screening includes chainlink fencing with or without slats.
a. 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.
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,
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.
L. Lighting.
1. Minimum Lighting Levels. Minimum lighting levels shall be provided for public safety in all urban spaces open
to public circulation.
a. A minimum average light level of one and two - tenths footcandles is required for urban spaces and
sidewalks.
b. Metal- halide or lamps with similar color, temperature and efficiency ratings shall be used for general
lighting at building exteriors, parking areas, and urban spaces. Sodium -based lamp elements are not
allowed.
c. Maximum lighting levels should not exceed six footcandles at intersections or one and one -half
footcandles in parking areas.
2. Fixture Design in Public Rights -of -Way.
a. Pedestrian scale street lighting shall be provided including all pedestrian streets along arterials, major
collectors, minor collectors and local streets.
b. Pedestrian street lights shall be no taller than twenty feet along arterials and collectors, and sixteen feet
along local streets.
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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.
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. All signs in the TOD district and corridor shall comply with the design standards described in this chapter.
c. Decorative exterior murals are allowed and are subject to review and criteria by planning commission or
architectural review committee appointed by city council.
d. Signs that use images and icons to identify store uses and products are encouraged.
e. Projecting signs located to address the pedestrian are encouraged.
2. Siqn Requirements.
Sign Type I LMR, MMR, HMR (a), C, and OS Zones I EC and GC Zones
Freestanding
Maximum
Number 1
Height 4 feet.
20 feet.
Sign area per I16 square feet. I50 square feet.
building face
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Total sign area - -all
32 square feet.
100 square feet.
building faces
Location
At entry point(s) to housing complex or
Outside of the public right -of -way.
subdivision.
Wall and Projecting
Maximum
Number
1
No limit.
Height
Lowest part at least 8 feet above underlying
Lowest part at least 8 feet above underlying
grade for projecting signs.
grade for projecting signs.
Sign area per
8 square feet.
1 -1/2 square feet with a maximum of 50
building face
square feet per sign.
Total sign area - -all
16 square feet.
.25 square feet per lineal foot of building
building faces
perimeter.
Location
Signs shall not project more than 4 feet from a
Signs shall not project more than 4 feet from
building wall unless attached to a canopy.
a building unless attached to a canopy.
Temporary
Maximum
Number
A maximum of 2 lawn signs are permitted. All
4
other temporary signs are not permitted.
Height
3 feet maximum.
4 feet for freestanding signs and up to
parapet or roof eaves for wall signs.
Sign area per face
6 square feet.
32 square feet.
Total sign area - -all
24 square feet.
64 square feet.
faces
Location
Outside of the street right -of -way.
Outside of the street right -of -way.
Time limit
120 days.
120 days.
Directional
Maximum
Number
1 sign per driveway.
2 signs per driveway.
Height
3 feet.
3 feet.
Sign area per
6 square feet.
6 square feet.
building face
Total sign area - -all
24 square feet.
32 square feet.
building faces
Location
Adjacent to private driveway or sidewalk.
Adjacent to private driveway or sidewalk.
Total Sign Area Per
8 square feet in LMR
.25 square feet per lineal foot of building
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Lot
32 square feet in MMR, HMR, C, and OS.
perimeter.
All sign faces
N ote:
" For ground floor commercial uses in HMR.
"" For residential uses in HMR.
3. Sign materials.
a. The base materials for a freestanding sign shall be natural materials including stone, brick, or aggregate.
b. Signs and supporting structural elements shall be constructed of metal or stone with wood or metal
informational lettering. No plastics or synthetic material shall be allowed, except for projecting awning signs,
which may be canvas or similar fabric.
c. Sign lettering shall be limited to sixteen inches maximum in height.
d. Sign illumination shall be limited to external illumination to include conventional lighting and neon, if neon
is applied to the sign plane area. Internally illuminated signs are prohibited.
4. Prohibited Signs.
a. Internally - illuminated signs;
b. Roof signs;
c. Reader boards;
d. Sidewalk A -board signs;
e. Flashing signs;
f. Electronic message /image signs;
g. Bench signs;
h. Balloons or streamers;
i. Temporary commercial banners. (Ord. 1815 §1 (part), Exh. C(part), 2000).
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.
1. Parks and open spaces shall be located within walking distance of all those living, working, and shopping in
TOD districts.
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2. Parks and open spaces shall be easily and safely accessed by pedestrians and bicyclists.
3. For security purposes, parks and open spaces shall be visible from nearby residences, stores or offices.
4. Parks and open space shall be available for both passive and active use by people of all ages.
5. Parks and open space in predominantly residential neighborhoods shall be located so that windows from the
living areas (kitchens, family rooms, living rooms but not bedrooms or bathrooms) of a minimum of four
residences face onto it.
C. Parks and Open Space Amount and Size.
1. Common open spaces will vary in size depending on their function and location.
2. The total amount of common open space provided in a TOD district or corridor shall be adequate to meet the
needs of those projected (at the time of build out) to live, work, shop, and recreate there.
3. All TOD projects requiring master plans shall be required to reserve, improve and /or establish parks and open
space which, excluding schools and civic plazas, meet or exceed the following requirements:
a. For single - family detached and attached residences, including duplex units, townhouses and row houses:
four hundred square feet for each dwelling.
b. For multifamily residences, including multistory apartments, garden apartments, and senior housing: six
hundred square feet for each dwelling.
c. Nonresidential development: at least ten percent of the development's site area.
D. Parks and Open Space Design.
1. Parks and open spaces shall include a combination garbage /recycling bin and a drinking fountain at a
frequency of one combination garbage /recycling bin and one drinking fountain per site or one combination
garbage /recycling bin and one drinking fountain per two acres, whichever is less, and at least two of the following
improvements:
a. Benches or a seating wall;
b. Public art such as a statue;
c. Water feature or decorative fountain;
d. Children's play structure including swing and slide;
e. Gazebo or picnic shelter;
f. Picnic tables with barbecue;
g. Open or covered outdoor sports court for one or more of the following: tennis, skateboard, basketball,
volleyball, badminton, racquetball, handball /paddleball; or
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h. Open or covered outdoor swimming and /or wading pool or play fountain suitable for children to use; or
i. Outdoor athletic fields for one or more of the following: baseball, softball, Little League, soccer.
2. All multifamily buildings that exceed twenty -five units and may house children shall provide at least one
children's play structure on site.
3. For safety and security purposes, parks and open spaces shall be adequately illuminated. (Ord. 1815 §1 (part),
Exh. C(part), 2000).
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 LEEDT1 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.
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
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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:
L 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.
C. Building Entries.
1. General.
a. The orientation of building entries shall:
L 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.
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b. Building facades over two hundred feet in length facing a street shall provide two or more public building
entrances off the street.
c. All entries fronting a pedestrian accessway shall be sheltered with a minimum four -foot overhang or
shelter.
d. An exception to any part of the requirements of this section shall be allowed upon finding that:
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).
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.
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 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.
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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 half -a -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.
D. Building Facades.
1. General.
a. All building frontages greater than forty feet in length shall break any flat, monolithic facade by including
discernible architectural elements such as, but not limited to: bay windows, recessed entrances and
windows, display windows, cornices, bases, pilasters, columns or other architectural details or articulation
combined with changes in materials, so as to provide visual interest and a sense of division, in addition to
creating community character and pedestrian scale. The overall design shall recognize that the simple relief
provided by window cutouts or sills on an otherwise flat facade, in and of itself, does not meet the
requirements of this subsection.
b. Building designs that result in a street frontage with a uniform and monotonous design style, roofline or
facade treatment should be avoided.
c. Architectural detailing, such as but not limited to: trellis, long overhangs, deep inset windows; should be
incorporated to provide sun - shading from the summer sun.
d. To balance horizontal features on longer facades, vertical building elements shall be emphasized.
e. The dominant feature of any building frontage that is visible from a pedestrian street or public open space
shall be the habitable area with its accompanying windows and doors. Parking lots, garages, and solid wall
facades (e.g., warehouses) shall not dominate a pedestrian street frontage.
f. Developments shall be designed to encourage informal surveillance of streets and other public spaces by
maximizing sight lines between the buildings and the street.
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g. All buildings, of any type, constructed within any TOD district or corridor, shall be constructed with
exterior building materials and finishes that are of high quality to convey permanence and durability.
h. The exterior walls of all building facades along pedestrian routes, including side or return facades, shall
be of suitable durable building materials including the following: stucco, stone, brick, terracotta, tile, cedar
shakes and shingles, beveled or ship -lap or other narrow - course horizontal boards or siding, vertical board -
and- batten siding, articulated architectural concrete or concrete masonry units (CMU), or similar materials
which are low maintenance, weather - resistant, abrasion - resistant, and easy to clean. Prohibited building
materials include the following: plain concrete, plain concrete block, corrugated metal, unarticulated board
siding (e.g., T1 -11 siding, plain plywood, sheet pressboard), Exterior Insulated Finish Systems (EIFS), and
similar quality, nondurable materials.
i. All visible building facades along or off a pedestrian route, including side or return facades, are to be
treated as part of the main building elevation and articulated in the same manner. Continuity of use of the
selected approved materials must be used on these facades.
j. Ground -floor openings in parking structures, except at points of access, must be covered with grills, mesh
or lattice that obscure at least thirty percent of the interior view (e.g., at least thirty percent solid material to
seventy percent transparency).
k. Appropriately scaled architectural detailing, such as but not limited to moldings or cornices, is
encouraged at the roofline of commercial building facades, and where such detailing is present, should be a
minimum of at least eight inches wide.
I. 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.
2. Commercial and High Mix Residential /Commercial.
a. In areas adjacent to the transit station, sidewalks in front of buildings shall be covered to at least eight
feet from building face to provide protection from sun and rain by use of elements such as: canopies,
arcades, or pergolas. Supports for these features shall not impede pedestrian traffic.
b. Canopies, overhangs or awnings shall be provided over entrances. Awnings at the ground level of
buildings are encouraged.
c. Awnings within the window bays (either above the main glass or the transom light) should not obscure or
distract from the appearance of significant architectural features. The color of the awning shall be
compatible with its attached building.
d. Ground floor windows shall meet the following criteria:
i. Darkly- tinted windows and mirrored windows that block two -way visibility are prohibited as ground
floor windows.
ii. On the ground floor, buildings shall incorporate large windows, with multi -pane windows and
transom lights above encouraged.
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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.
iv. Lower windowsills shall not be more than three feet above grade except where interior floor levels
prohibit such placement, in which case the lower windowsill shall not be more than a maximum of four
feet above the finished exterior grade.
v. Windows shall have vertical emphasis in proportion. Horizontal windows may be created when a
combination of vertical windows is grouped together or when a horizontal window is divided by
mullions.
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 40 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 10 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 square feet in area, and there
should not be more than one garage door for 16 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
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 sideyard or back yard and along a street, alley, property line, or
bike /pedestrian pathway shall not exceed four feet in height. Fences over four feet in height are not
permitted and hedges or vegetative screens in no case shall exceed six feet in height.
b. The facades of multifamily residences shall comply with the following standards:
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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.
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.
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.
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.
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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.
2. Residential.
a. Lighting shall not draw inordinate attention to the building facade.
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.
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.
a. The visual impact of chimneys and equipment shall be minimized by the use of parapets, architectural
screening, rooftop landscaping, or by using other aesthetically pleasing methods of screening and reducing
the sound of such equipment.
H. Parking Structures.
1. Parking garage exteriors should be designed to visually respect and integrate with adjacent buildings.
2. Garage doors and entrances to parking areas should be located in a sensitive manner using single curb cuts
when possible.
3. Residential parking structures must comply with the facade requirements for residential developments. (Ord.
1815 §1 (part), Exh. C(part), 2000).
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