HomeMy WebLinkAbout02112025 PC Agenda Packet (4)PLANNING COMMISSION
MEETING
AGENDA
February 11, 2025
6:00 PM
Email planning@centralpointoregon.gov
to request a Zoom link for virtual participation
www.centralpointoregon.gov
10. Meeting Called to Order
20. Roll Call
30. Correspondence
40. Approval of Minutes
A. Approval of December 3, 2024 Planning commission Minutes
50. Public Appearances
60. Business
A. Floodplain Management Code Updates - Major Land Use Text Amendment
B. Comprehensive Plan Land Use Element Amendment
C. Climate Friendly Area Designation Zoning Map and Text Amendments
70. Discussion Items
80. Administrative Reviews
90. Miscellaneous
100. Adjournment
Individuals wishing to attend a meeting via Zoom or needing special
accommodations such as sign language, foreign language interpreters, or
equipment for deaf and hard of hearing people must request such services at least
72 hours before the City Council meeting. To make your request, please contact
the City Recorder at 541-423-1015 (voice) or by e-mail to
meetings@centralpointoregon.gov.
Si necesita traductor en espanol o serviciis de discapacidades (ADA) para asistir a
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una junta publica de la caudad poor favor llame con 72 hora de anticipation al 541-
664-3321 ext. 201.
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PLANNING COMMISSION
MEETING
MINUTES
December 3, 2024
6:00 PM
Email planning@centralpointoregon.gov
to request a Zoom link for virtual participation
www.centralpointoregon.gov
1 Meeting Called to Order
The meeting was called to order at 6:03 PM
2 Roll Call
Commissioners Tom Van Voorhees (Chair), Pat Smith, Jim Mock, Alicia Van
Riggs, Kay Harrison and Royce Chambers were present. Also in attendance were
Planning Director Stephanie Powers, Community Planner Justin Gindlesperger,
Consultant from Jet Planning, Elizabeth Decker (virtually) and Planning Secretary
Karin Skelton.
3 Correspondence
None.
4 Approval of Minutes
A.Approval of November 5, 2024 Meeting Minutes
Alicia Van Riggs made a motion to approve the November 5, 2024
Minutes. Royce Chambers seconded. ROLL CALL: Jim Mock, yes;
Pat Smith, yes; Alicia Van Riggs, yes; Royce Chambers, yes; Kay
Harrison, yes. Motion Passed.
5 Public Appearances
Rick Aarons addressed the Planning Commission stating he was concerned about
an art display at the corner of 2nd, 3rd and Hazel streets by Crater High School. He
said it had been significantly damaged by a car and has not been restored. There
are a lot of weeds and debris around it. He said he attended the last Arts
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Central Point Planning Commission
December 3, 2024 Meeting
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Commission meeting and a project at this location was mentioned. Mr. Aarons felt
it should be a priority.
Ms. Powers said she would be making a report to the City Council regarding the
Planning Commission meeting and would include his comments.
6 Business
A. Parr Lumber Tentative Subdivision Plan
Mr. Van Voorhees stated Commissioner Robin Stroh would be stepping down.
Mr. Van Voorhees read the rules for a Quasi-Judicial Hearing. The
Commissioners had no conflict of interest and no Ex-Parte contact to declare.
The Public Hearing was opened
Mr. Gindlesperger reviewed the development plan for Parr Lumber. He explained
the necessity of a re-plat of existing property lines due to conflict with the location
of proposed buildings. He reviewed the proposed tentative plan explaining the
need to show the reconfigured easements which was required by the Public Works
Department. He stated the Re-Plat would comply with all applicable standards and
criteria including tentative plans, public infrastructure improvements and zoning
district standards.
Herb Farber, Agent
Mr. Farber explained the technical basis of the Re-Plat and stated they had no
issues with the conditions of approval. There were no questions.
The Public Hearing was Closed.
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Central Point Planning Commission
December 3, 2024 Meeting
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7 Discussion Items
Climate Friendly Area (CFA) Overlay Designation Project Update.
Project consultant Elizabeth Decker appeared virtually and gave an update on the
proposed CFA Overlay code changes. She identified the proposed CFA area in
the Eastside Transit Overlay District. She reviewed the CFA zoning requirements
and the proposed code updates. She said most of the changes are limited to a new
chapter that will apply only to the CFA with the exception of definitions and bicycle
parking standards which are required city wide. The Commissioners discussed
limiting automobile dependent uses in the CFA. They also discussed the options
for Drive-through establishments and were generally in favor of permitting them
with strict design standards. Ms. Decker reviewed the next steps including
finalizing the text amendments and map changes and completing the adoption
process.
There was a question from Mr. Aarons who asked what the effect would be on
future proposed projects if no drive-through businesses were established. Ms.
Powers stated there would be none.
8 Administrative Reviews
9 Miscellaneous
•
•Planning Director Stephanie Powers gave a development update
•The Urgent Care facility has cancelled their project
•Staff is waiting to set a pre-application meeting for development at the
Yellow Basket
•Grocery Outlet should be submitting plans soon.
•The brewery on front street will be adding food trucks
10 Adjournment
Pat Smith made a Motion to Adjourn. Alicia Van Riggs seconded. The meeting was
adjourned at 7:12 p.m.
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Central Point Planning Commission
December 3, 2024 Meeting
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The foregoing minutes of the December 3, 2024, Planning Commission meeting were
approved by the Planning Commission at its meeting of _________________, 2024.
_________________________
Tom Van Voorhees
Planning Commission Chair
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CPMC 8.24 Flood Damage Prevention
8.24.010 Statutory Authorization.
The State of Oregon has in ORS 197.175 delegated the responsibility to local governmental units to
adopt floodplain management regulations designed to promote the public health, safety, and general
welfare of its citizenry. Therefore, the city ordains and sets out the provisions of this chapter.
8.24.030 Statement of Purpose.
It is the purpose of this chapter to promote the public health, safety, and general welfare; reduce the
annual cost of flood insurance; and to minimize public and private losses due to flood conditions in
specific areas by provisions designed to:
A. Protect human life and health;
B. Minimize expenditure of public money on costly flood damage and control projects;
C. Minimize the need for rescue and relief efforts associated with flooding and generally undertaken at
the expense of the general public;
D. Minimize unnecessary disruption of commerce, access and public service during times of flood;
E. Minimize damage to public facilities and utilities such as water, sanitary sewer, storm drain and gas
mains; electric, telephone, and television cable lines; and streets, bridges, and other appurtenances
which are located in areas of special flood hazard;
F. Help maintain a stable tax base by providing for the sound use and development of flood-prone
areas;
G. Ensure that potential buyers are notified that property is in an area of special flood hazard;
H. Ensure that those who occupy the areas of special flood hazard assume responsibility for their
actions;
I. Manage the alteration of flood hazard areas, stream channels and shorelines to minimize the impact
of development and preserve the natural and beneficial functions of the floodplain;
J. Participate in and maintain eligibility for flood insurance and disaster relief.
8.24.040 Methods of reducing flood losses.
In order to accomplish its purposes, this chapter includes methods and provisions to:
A. Restrict or prohibit uses which are dangerous to health, safety, and property due to water or erosion
hazards, or which increase flood heights, velocities, or erosion;
B. Require development that is vulnerable to floods, including structures and facilities necessary for
the general health, safety and welfare of citizens, to be protected against flood damage at the time
of initial construction;
C. Control filling, grading, dredging and other development which may increase or modify flood
damage or erosion;
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D. Prevent or regulate the construction of flood barriers that will unnaturally divert flood waters or
that may increase flood hazards to other lands;
E. Preserve and restore natural floodplains, stream channels and natural protective barriers which
carry and store flood waters; and
F. Coordinate with and supplement provisions of State of Oregon Specialty Codes Enforced by the
State of Oregon Building Codes Division.; and
G. Employ a standard of “no net loss” of natural and beneficial floodplain functions such as flood
storage capacity, water quality and riparian habitat.
8.24.050 Definitions.
Unless specifically defined below, words or phrases used in this chapter shall be interpreted so as to give
them the meaning they have in common usage and to give this chapter its most reasonable application.
“Accessory structure” means a structure on the same or adjacent parcel as a principal structure, the use
of which is incidental and subordinate to the principal structure.
“Appeal” means a request for review of the floodplain administrator’s interpretation of provisions of
this chapter.
“Area of shallow flooding” means a designated AO or AH zone on the flood insurance rate map (FIRM)
with base flood depths ranging from one to three feet, and/or where a clearly defined channel does not
exist, where the path of flooding is unpredictable and indeterminate, and where velocity flow may be
evident. AO zones are characterized as having sheet flow, and AH zones indicate ponding. For both AO
and AH zones, adequate drainage paths are required around structures on slopes to guide floodwaters
around and away from proposed structures.
“Area of special flood hazard” means the land in the floodplain within a community subject to a one
percent or greater chance of flooding in any given year. It is shown on the Flood Insurance Rate Map
(FIRM) as zone A, AO, AH, A1-30, AE, A99, AR. Also known as the special flood hazard area (SFHA).
“Base flood” means the flood having a one percent chance of being equaled or exceeded in any given
year.
“Base flood elevation (BFE)” means the water surface elevation to which floodwater is anticipated to
rise during the base flood. The BFE is depicted on the flood insurance rate map (FIRM) to the nearest
foot and in the flood insurance study (FIS) to the nearest tenth of a foot.
“Basement” means any area of a building having its floor subgrade (below ground level) on all sides.
“Below-grade crawlspace” means an enclosed area below the BFE in which the interior grade is not
more than two feet below the lowest adjacent exterior grade and the height, measured from the
interior grade of the crawlspace to the top of the crawlspace foundation, does not exceed four feet at
any point. Below-grade crawlspaces are allowed subject to the conditions found in FEMA Technical
Bulletin 11-01 and in Section 8.24.250(E)(3).
“City” means the city of Central Point.
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“Conditional letter of map revision (CLOMR)” means a formal review and comment by FEMA as to
whether a proposed project complies with minimum National Flood Insurance Program (NFIP) floodplain
management criteria. A CLOMR does not amend or revise effective flood insurance rate maps, flood
boundary and floodway maps or flood insurance studies, nor does a CLOMR constitute a formal project
approval by the city.
“Critical facility” or “essential facility” means a facility that is critical for the health and welfare of the
population and is especially important following hazard events. “Critical facilities” or “essential facilities”
include:
1. Hospitals and other medical facilities having surgery and emergency treatment areas;
2. Fire and police stations;
3. Tanks or other structures containing, housing or supporting water or fire-suppression materials
or equipment required for the protection of essential or hazardous facilities or special
occupancy structures;
4. Emergency vehicle shelters and garages;
5. Structures and equipment in emergency preparedness centers;
6. Standby power generating equipment for essential facilities; and
7. Structures and equipment in government communication centers and other facilities required
for emergency response.
“Datum” means the vertical datum. The vertical datum is a base measurement point (or set of points)
from which all elevations are determined. Historically, that common set of points has been the National
Geodetic Vertical Datum of 1929 (NGVD 1929). The vertical datum currently adopted by the federal
government as a basis for measure heights is the North American Vertical Datum of 1988 (NAVD 1988)
“Development” means any manmade change to improved or unimproved real estate, including but not
limited to buildings or other structures, mining, dredging, filling, grading, paving, excavation, or drilling
operations; or storage of equipment and materials located within the area of special flood hazard.
Exemptions to the definition of development, for the purpose of administering this chapter, include:
1. Signs, markers, aids, etc., placed by a public agency to serve the public provided the
encroachment in the special flood hazard area is no larger than a standard utility pole; and
2. Residential gardens; provided, that they do not result in unauthorized, substantial alteration of
topography; and provided, that gardening methods do not include the use or application of
pesticides, herbicides, fertilizers or other toxic materials.
“DFIRM” means digital flood insurance rate map. It depicts flood risk and zones and flood risk
information. The DFIRM presents the flood risk information in a format suitable for electronic mapping
applications.
“Elevated building” means, for insurance purposes, a nonbasement building that has its lowest elevated
floor raised above ground level by foundation walls, shear walls, posts, piers, pilings or columns.
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“Encroachment” means the advancement or infringement of uses, fill, excavation, buildings, permanent
structures or other development into a floodway, which may impede or alter the flow capacity of a
floodplain.
Essential Facility. See “Critical facility.”
“FEMA” means the Federal Emergency Management Agency.
“Fill” means the placement of any materials such as soil, gravel, crushed stone, or other materials that
change the elevation of the floodplain. The placement of fill is considered “development.”
“Fish Accessible Space” means the volumetric space available in the floodplain for fish to access.
“Fish Egress-able Space” means the volumetric space available in the floodplain for fish to exit or
leave.
“Flood” or “flooding” means a general and temporary condition of partial or complete inundation of
normally dry land areas from:
1. The overflow of inland or tidal waters; and/or
2. The unusual and rapid accumulation of runoff of surface waters from any source.
“Flood insurance rate map (FIRM)” means the official map of a community issued by FEMA delineating
the areas of special flood hazard and/or risk premium zones applicable to the community.
“Flood insurance study (FIS)” means the official report provided by FEMA evaluating flood hazards and
containing flood profiles, regulatory floodway boundaries and water surface elevations of the base
flood.
“Floodway” or “regulatory floodway” means the channel of a river or other watercourse and the
adjacent land areas that must be reserved in order to discharge the base flood without cumulatively
increasing the water surface elevation more than a designated height.
“Functionally Dependent Use” means a use which cannot perform its intended purpose unless it is
located or carried out in close proximity to water. The term includes only docking facilities, port facilities
that are necessary for the loading and unloading of cargo or passengers, and ship building and ship
repair facilities, and does not include long term storage or related manufacturing facilities.
“Green Infrastructure” means the use of natural or human-made hydrologic features to manage water
and provide environmental and community benefits. Green infrastructure uses management
approaches and technologies that use, enhance, and/or mimic the natural hydrologic cycle processes
of infiltration, evapotranspiration, and reuse. At a large scale, it is an interconnected network of green
space that conserves natural systems and provides assorted benefits to human populations. At a local
scale, it manages stormwater by infiltrating it into the ground where it is generated using vegetation
or porous surfaces, or by capturing it for later reuse. Green infrastructure practices can be used to
achieve no net loss of pervious surface by creating infiltration of stormwater in an amount equal to or
greater than the infiltration lost by the placement of new impervious surface.
“Habitat Assessment” means a study that reviews and evaluates the potential impacts of proposed
development on natural and beneficial floodplain functions and ensures “no net loss” of flood storage
capacity, water quality and riparian habitat.
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“Habitat Restoration Activities” means temporary activities with the sole purpose of restoring
habitats to a healthy, sustainable and functional system. Such activities cannot include ancillary
structures such as a storage shed for maintenance equipment, must demonstrate that no rise in the
BFE would occur as a result of the activities, must obtain a CLOMR and LOMR, and must have
obtained any other required permits (e.g., CWA Section 404 permit).
“Hazard Trees” means standing dead, dying, or diseased trees or ones with a structural defect that
makes it likely to fail in whole or in part and that present a potential hazard to a structure or
otherwise presents a significant health, life safety concern.
“Highest Adjacent Grade” means the highest natural elevation of the ground surface prior to
construction next to the proposed walls of a structure.
“Historic structure” means a structure that is:
1. Listed individually in the National Register of Historic Places (a listing maintained by the U.S.
Department of Interior) or preliminarily determined by the Secretary of the Interior as meeting
the requirements for individual listing on the national register;
2. Certified or preliminarily determined by the Secretary of the Interior as contributing to the
historical significance of a registered historic district or to a district preliminarily determined by
the Secretary to qualify as a registered historic district;
3. Individually listed on a state inventory of historic places and determined as eligible by states
with historic preservation programs which have been approved by the Secretary of the Interior;
or
4. Individually listed on a local inventory of historic places and determined as eligible by
communities with historic preservation programs that have been certified either:
a. By an approved state program as determined by the Secretary of the Interior; or
b. Directly by the Secretary of the Interior in states without approved programs.
“Hydraulically Equivalent Elevation” means a location (e.g., a site where no net loss standards are
implemented) that is approximately equivalent to another (e.g., the impacted site) relative to the
same 100-year water surface elevation contour or base flood elevation. This may be estimated based
on a point that is along the same approximate line perpendicular to the direction of flow.
“Hydrologically Connected” means the interconnection of groundwater and surface water such that
they constitute one water supply and use of either results in an impact to both.
“Impervious Surface” means a surface that cannot be penetrated by water and thereby prevents
infiltration and increases the amount and rate of surface water runoff, leading to erosion of stream
banks, degradation of habitat, and increased sediment loads in streams. Such surfaces can accumulate
large amounts of pollutants that are then “flushed” into local water bodies during storms and can also
interfere with recharge of groundwater and the base flows to water bodies.
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“Letter of map change (LOMC)” means an official FEMA determination by letter, to amend or revise
effective flood insurance rate maps and flood insurance studies. LOMCs are issued in the following
categories:
“Letter of map amendment (LOMA)” means a revision based on technical data showing that a property
was inadvertently included in a designated special flood hazard area. A LOMA amends the current
effective flood insurance rate map and establishes that a specific property or structure is not located in a
special flood hazard area;
“Letter of map revision (LOMR)” means a revision based on technical data showing, due to human-made
alterations, changes to flood zones, flood elevations, or floodplain and regulatory floodway delineations.
One common type of LOMR, a LOMR-F, is a determination that a structure or parcel has been elevated
by fill above the BFE and is excluded from the special flood hazard area.
“Low Impact Development” or (LID) means an approach to land development (or redevelopment) that
works with nature to manage stormwater as close to its source as possible. It employs principles such
as preserving and recreating natural landscape features and minimizing effective imperviousness to
create functional and appealing site drainage that treats stormwater as a resource rather than a waste
product. LID refers to designing and implementing practices that can be employed at the site level to
control stormwater and help replicate the predevelopment hydrology of the site. LID helps achieve no
net loss of pervious surface by infiltrating stormwater in an amount equal to or greater than the
infiltration lost by the placement of new impervious surface. LID is a subset of green infrastructure.
“Lowest floor” means the lowest floor of the lowest enclosed area, including basement. An unfinished or
flood resistant enclosure (used solely for parking of vehicles, building access or storage) in an area other
than a basement area, is not considered a building’s lowest floor; provided, that such enclosure is not
built so as to render the structure in violation of the applicable nonelevation design requirements found
in Section 8.24.250(B)(2) and (3).
“Manufactured dwelling” or “manufactured home” means a structure, transportable in one or more
sections, which is built on a permanent chassis and is designed for use with or without a permanent
foundation when attached to the required utilities. The term “manufactured home” does not include a
recreational vehicle.
“New construction” means structures for which the start of construction commenced on or after the
effective date of the adopted flood damage prevention requirements codified in this chapter, including
subsequent substantial improvements to the structure.
“NFIP” means National Flood Insurance Program.
“No Net Loss” means a standard where adverse impacts must be avoided or offset through adherence
to certain requirements so that there is no net change in the function from the existing condition
when a development application is submitted to the state, tribal, or local jurisdiction. The floodplain
functions of floodplain storage, water quality, and vegetation must be maintained.
“Offsite” means mitigation occurring outside of the project area.
“Onsite” means mitigation occurring within the project area.
“Ordinary High Water Mark” means the line on the shore established by the fluctuations of water and
indicated by physical characteristics such as a clear, natural line impressed on the bank; shelving;
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changes in the character of soil; destruction of terrestrial vegetation; the presence of litter and debris;
or other appropriate means that consider the characteristics of the surrounding areas.
“Qualified Professional” means a Natural Resource professional qualified to complete the technical
tasks identified in these Guidelines, as demonstrated through attainment of one or more of the
following credentials:
1.An advanced degree (Masters, PhD) in a Natural Resource related field, and 3 years relevant
work experience;
2.Bachelor’s degree in in a Natural Resource related field, and 5 years relevant work experience;
3.An Associate degree or minimum 90 hours of college level credit in a Natural Resource related
field, and 7 years relevant work experience; OR
4.10 years relevant work experience.
“Reach” means a section of a stream or river along which similar hydrologic conditions exist, such as
discharge, depth, area, and slope. It can also be the length of a stream or river (with varying
conditions) between major tributaries or two stream gages, or a length of river for which the
characteristics are well described by readings at a single stream gage.
“Reasonably safe from flooding” means development is designed and built to be safe from flooding
based on consideration of current flood elevation studies, historical data, high water marks and other
reliable data known to the community. In unnumbered A zones where flood elevation information is not
available and cannot be obtained by practical means, reasonably safe from flooding means that the
lowest floor is at least two feet above Highest Adjacent Grade.
“Recreational vehicle” means a vehicle that is:
1. Built on a single chassis;
2. Four hundred square feet or less when measured at the largest horizontal projection;
3. Designed to be self-propelled or permanently towable by a light duty truck; and
4. Not primarily designed for use as a permanent dwelling, but as temporary living quarters for
recreational, camping, travel or seasonal use.
“Riparian” means an area of, adjacent to, or living on, the bank of a river, lake, pond, or other water
body.
“Silviculture” means the art and science of controlling the establishment, growth, composition,
health, and quality of forests and woodlands.
“Start of construction” means the date the development permit (which includes development, public
works and building permits) was issued, provided the actual start of construction, repair, reconstruction,
placement or other substantial improvement was within one year of the permit issuance date. The
actual start of construction means either the first placement of permanent construction of a structure
on a site, such as the pouring of slab or footings, the installation of piles, the construction of columns, or
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any work beyond the stage of excavation or the placement of a manufactured home on a foundation or
blocks. Permanent construction does not include land preparation, such as clearing, grading and filling;
the installation of streets and/or walkways; excavation for a basement, footings, piers or foundations;
the erection of temporary forms; or the installation of the property or accessory buildings (i.e., garages
or sheds) not occupied as dwelling units or which are not part of the main structure. For a substantial
improvement, the actual start of construction means the first alteration of any wall, ceiling, floor or
other structural part of a building, whether or not that alteration affects the external dimensions of the
building.
“Structure” means a walled and roofed building, manufactured dwelling, a modular or temporary
building, or liquid storage tank that is principally above ground.
“Substantial damage” means damage of any origin sustained by a structure on at least two separate
occasions during a ten-year period whereby the cost of restoring the structure for which the cost of
repairs to its before damaged condition would equal or exceed fifty percent of the market value of the
structure before the damage occurred.
“Substantial improvement” means any repair, construction, or improvement of a structure, the cost of
which equals or exceeds fifty percent of the market value of the structure within the course of a ten-
year period either:
1. Before the improvement or repair is started; or
2. If the structure has been damaged and is being restored, before the damage occurred.
For the purposes of this definition, “substantial improvement” is considered to occur when the first
alteration of any wall, ceiling, floor, or other structural part of the building commences, whether or not
that alteration affects the external dimensions of the structure. The term does not, however, include:
a. Any project for improvement of a structure to comply with existing state or local health,
sanitary or safety code specifications which are solely necessary to assure safe living
conditions; or
b. Any alteration of a structure listed on the National Register of Historic Places or the
Oregon State Inventory of Historic Places.
“Undeveloped Space” means the volume of flood capacity and fish-accessible/egress-able habitat
from the existing ground to the Base Flood Elevation that is undeveloped. Any form of development
including, but not limited to, the addition of fill, structures, concrete structures (vaults or tanks),
pilings, levees and dikes, or any other development that reduces flood storage volume and fish
accessible/egress-able habitat must achieve no net loss.
“Variance” means a grant of relief from the requirements of this chapter which permits construction in a
manner that would otherwise be prohibited by this chapter.
“Violation” means the failure of a structure or other development to be fully compliant with the
community’s floodplain management regulations. A structure or other development without evidence
of compliance, such as a FEMA elevation certificate, floodproofing certificate or other certification, is
presumed to be in violation until such time as that documentation is provided.
“Watercourse” means a lake river, creek, stream, wash, arroyo, channel or other topographic feature in,
on, through, or over which water flows at least periodically.
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“Water surface elevation” means the height, in relation to a specified datum of floods of various
magnitudes and frequencies in the floodplains of riverine areas.
8.24.060 Lands to which this chapter applies.
A. Applicability. This chapter shall apply to all areas of special flood hazards within the jurisdiction of
the city. All development within special flood hazard areas is subject to the terms of this chapter
and other applicable regulations. Nothing in this chapter is intended to allow uses or structures
that are otherwise prohibited by the zoning regulations or specialty codes.
B. Community Boundary Alterations. The Floodplain Administrator shall notify the Federal Insurance
Administrator in writing whenever the boundaries of the community have been modified by
annexation or the community has otherwise assumed authority or no longer has authority to adopt
and enforce floodplain management regulations for a particular area, to ensure that all Flood
Hazard Boundary Maps (FHBM) and Flood Insurance Rate Maps (FIRM) accurately represent the
community’s boundaries. Include within such notification a copy of a map of the community
suitable for reproduction, clearly delineating the new corporate limits or new area for which the
community has assumed or relinquished floodplain management regulatory authority.
8.24.090 Requirement for floodplain development permit.
A. A floodplain development permit shall be required prior to initiating development activities in any
special flood hazard areas as established in Section 8.24.070. The permit shall be for all
improvements or structures (including manufactured homes and fences, as set forth in
Sections 8.24.050, 8.24.250 and 8.24.260), and for all development including fill and other activities,
also set forth in Section 8.24.260. Floodplain development permits shall be subject to the review
procedures based on the type of development activity proposed, as set forth below:
1. Section 17.05.200, Type I procedure (administrative), applies to the following floodplain
development projects:
a. Site improvements and construction, including but not limited to new construction,
additions, remodels, repairs and renovations located outside a regulatory floodway;
b. Development activities located outside the special stream setback area established in
Section 17.60.090;
c. Development activities that do not require a conditional letter of map revision (CLOMR) or
letter of map revision pursuant to Section 8.24.170(A) and (B);
d. Water dependent uses, such as bridges, culverts or other capital improvements identified in
the city’s capital improvement program that do not cause any rise in the base flood
elevation per Section 8.24.200(A);
e. Stream bank stabilization projects that utilize vegetative planting techniques and contribute
no fill or material other than vegetation to the stream channel, stream bank or surrounding
area:
e. Bridge or culvert replacement projects deemed necessary by the floodplain administrator or
designee to address immediate concerns for life, safety, health and/or the general welfare
of the community; provided, that the following conditions are met:
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i. The applicant is responsible for providing evidence necessary to support
determination of public emergency;
ii. The bridge or culvert replacement is located along a similar or parallel alignment
and contributes no additional material to the floodway;
iii. The bridge or culvert replacement project is consistent with any applicable
hazard mitigation project actions identified in the Central Point Hazard
Mitigation Plan; and
iv. The applicant provides certification of floodplain impacts and encroachment
analysis for any permanent bridge or culvert placement at the time of application
and includes:
(A) Impacts to the BFE;
(B) Impacts to the base floodplain boundaries; and
(C) Identification of any insurable structures within the base floodplain.
2. Section 17.05.300, Type II procedure (administrative), applies to the following floodplain
development applications:
a. Development projects located within the special stream setback area established in
Section 17.60.090;
b. Stream bank stabilization projects that utilize vegetative planting techniques and
contribute no other fill or material other than vegetation to the stream channel,
stream bank or surrounding area;
c.Proposals for minor partitions defined in Section 16.08.010(14).
3. Section 17.05.400, Type III procedure (quasi-judicial), applies to the following floodplain
development projects:
a. Floodway development proposals except water dependent uses subject to the Type I review
procedures per subsection (A)(1)(d) of this section;
b. Development proposals that require a conditional letter of map revision (CLOMR) and/or
letter of map revision (LOMR) pursuant to Section 8.24.170(A) and (B);
c. Stream bank stabilization projects that utilize methods other than vegetative plantings to
achieve shoreline stabilization and safety;
d. Projects requesting a variance to the provisions of this chapter.
8.24.130 Duties and responsibilities of the floodplain administrator.
Duties of the floodplain administrator shall include, but not be limited to, the following:
A. Review all proposed development to determine whether it will be located in areas of special flood
hazard or other flood-prone areas;
B. Review applications for new development or modifications of any existing development located in
areas of special flood hazard for compliance with the requirements of this chapter;
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C. Interpret flood hazard area boundaries, provide available flood hazard information, and provide
BFEs where they exist;
D. Review proposed development to assure that necessary permits have been obtained from
government agencies from which approval is required by federal or state law. Copies of such
permits shall be maintained on file;
E. Review all development permit applications to determine if the proposed development is located in
the regulatory floodway and, if so, ensure that the encroachment standards of Section 8.24.200 are
met;
F. When BFE data or floodway data have not been established pursuant to Section 8.24.070, then the
floodplain administrator shall obtain, review and reasonably utilize any BFE and floodway data
available from a federal, state or other authoritative source in order to administer the provisions of
this chapter;
G. When BFEs or other engineering data are not available from an authoritative source, the floodplain
administrator shall require BFEs to be developed in accordance with Section 8.24.190(E) or take into
account the flood hazards, to the extent they are know, to determine whether a proposed building
site or subdivision will be reasonably safe from flooding;
H. Where a determination is needed of the exact location of boundaries of the areas of special flood
hazard, such as when there appears to be a conflict between a mapped boundary and actual field
conditions, the floodplain administrator shall make the interpretation. Any person contesting the
location of the boundary may appeal the determination subject to the process identified in
Section 8.24.300;
I. Issue floodplain development permits when the provisions of this chapter have been met, or deny
the same in the event of noncompliance;
J. Coordinate with the building official to assure that the applications for building permits comply with
the requirements of this chapter;
K. Obtain, verify and record the actual elevation, in relation to the vertical datum used on the effective
FIRM, or highest adjacent grade where no BFE is available, of the lowest floor level, including
basement of all new construction or substantially improved buildings and structures;
L. Obtain, verify and record the actual elevation, in relation to the vertical datum used on the effective
FIRM, or highest adjacent grade where no BFE is available, to which any new or substantially
improved nonresidential buildings or structures have been floodproofed. When floodproofing
criteria are utilized for a structure, the floodplain administrator shall obtain certification of design
criteria from a registered professional engineer or architect;
M. Ensure that all records pertaining to the provisions of this chapter are permanently maintained in
the office of the floodplain administrator and are available for public inspection;
N. Make periodic inspections of areas of special flood hazard to establish that development activities
are being performed in compliance with this chapter, and to verify that existing buildings and
structures maintain compliance with this chapter;
O. Coordinate with the building official to inspect areas where buildings and structures in areas of
special flood hazard have been damaged, regardless of the cause of damage, and notify owners that
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permits may be required prior to repair, rehabilitations, demolition, relocation or reconstruction of
the building or structure; and
P. Make substantial improvement and substantial damage determinations for all structures located in
areas of special flood hazard.; and
Q. Review all permits to determine if the proposed development is in compliance with the no net
loss standards in CPMC 8.24.140(G), ensure the proposed development does not reduce any
flood storage capacity, water quality or riparian habitat, and is in compliance with the
Endangered Species Act through the Habitat Assessment analysis.
8.24.140 Permit procedures.
Application for a floodplain development permit shall be made to the floodplain administrator on forms
furnished by the administrator or designee prior to starting development activities. Specifically, the
following information is required:
A. Application Stage.
1. Plans in duplicate, drawn to scale with elevations of the project area and the nature, location,
dimensions of existing and proposed structures, earthen fill placement, storage of materials or
equipment and drainage facilities;
2. Delineation of special flood hazard areas, regulatory floodway boundaries, including BFEs, or
flood depth in AO or AH zones where available;
3. For all proposed structures, elevation in relation to the highest adjacent grade and BFE or flood
depth in AO or AH zones, of the:
a. Lowest enclosed area, including crawlspace or basement floor;
b. Top of the proposed garage slab, if any; and
c. Next highest floor;
4. Locations and sizes of all flood openings in any proposed building;
5. Elevation to which any nonresidential structure will be floodproofed;
6. Certification from a registered professional engineer or architect that any proposed
nonresidential floodproofed structure will meet the floodproofing criteria of the NFIP and
specialty codes;
7. Description of the extent to which any watercourse will be altered or relocated as a result of a
proposed development;
8. Proof that application has been made for necessary permits from other governmental agencies
from which approval is required by federal or state law; and
9. Copies of documentation associated with a CLOMR received from FEMA required pursuant to
Section 8.24.170.; and
10.A Habitat Assessment analysis that demonstrates compliance with No Net Loss standards for
proposed development in accordance with the Floodplain Habitat Assessment and Mitigation
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Guidelines provided by the Federal Emergency Management Agency (Regional Guidance for
Oregon August 2024 or as amended).
a. Except as provided in subsections b below, a habitat assessment which includes plans
and reports, prepared in support of a development must be prepared by a qualified
professional as defined in Section 8.24.050. In lieu of hiring a qualified professional,
the property owner may elect to submit the habitat assessment to an independent
third-party review to ensure completeness and accuracy. For purposes of this section,
independent review means: a review of the report by a qualified professional. The
cost of the independent third-party review shall be the sole responsibility of the
applicant. The applicant shall provide the report of said review which must determine
that the applicant’s habitat assessment, plan and report is in compliance with all local,
state and/or federal requirements.
b. Notwithstanding the provisions of Section 8.24.140.A.10, a habitat assessment is not
required for the following:
i. Floodplain development projects subject to the Type I review procedures as
established in Section 8.24.090 except when the Director determines the
project will have a significant impact on the natural and beneficial floodplain
functions.
ii. Development of projects that have already received concurrence under
another permit or other consultation with the National Marine Fisheries
Services, either through Section 7, Section 4d, or Section 10 of the Endangered
Species Act that addresses the entirety of the project in the floodplain.
B. Construction Stage.
1. For all new construction and substantial improvements, the permit holder shall provide to the
floodplain administrator an as-built certification of the floor elevation or floodproofing level
immediately after the lowest floor or floodproofing is placed and prior to further vertical
construction;
2. Any deficiencies identified by the floodplain administrator shall be corrected by the permit
holder immediately and prior to work proceeding. Failure to submit certification or failure to
make the corrections shall be cause for the floodplain administrator to issue a stop-work order
for the project.
C. Certificate of Occupancy.
1. In addition to the requirements of the building codes pertaining to certificate of occupancy,
prior to the final inspection, the owner or authorized agent shall submit the following
documentation that has been prepared and sealed by a registered surveyor or engineer for
review and approval by the floodplain administrator:
a. For elevated buildings and structures in special flood hazard areas (A zones), a completed
FEMA Elevation Certificate (FEMA Form 81-31) that includes the as-built elevation of the
lowest floor, including basement or, where no BFE is available, the height above the highest
adjacent grade of the lowest floor; and
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b. For buildings and structures that have been floodproofed, a FEMA floodproofing certificate
(FEMA Form 81-65) that includes the elevation to which the building or structure was
floodproofed.
2. Failure to submit certification or failure to correct violations shall be cause for the floodplain
administrator to withhold a certificate of occupancy until such deficiencies are corrected.
D. Expiration of Floodplain Development Permit.
1. A floodplain development permit shall expire one hundred eighty days after date of issuance
unless the permitted activity has commenced as provided in the definition of “substantial
improvement” in Section 8.24.050 and thereafter is pursued until completion;
2. The floodplain administrator or designee shall, upon written request by the applicant or
authorized agent and payment of the required fee, grant a written one one-hundred-eighty-day
extension of the approval period with the exception that projects with extenuating
circumstances may be granted additional extensions as needed; and provided, that:
a. No changes are made to the original application as approved by the city;
b. There have been no changes in the code provisions on which the approval was based. In the
case where the plan conflicts with a code provision, the extension shall be either:
i. Denied; or
ii. Re-reviewed at the discretion of the floodplain administrator or designee;
c. The extension request is made prior to the expiration date of the original approved plan;
and
d. The application shall be void if the original application expires and no extension has been
granted.
8.24.200 Development in Regulatory Floodways.
Located within areas of special flood hazard established in Section 8.24.070 are areas designated as
regulatory floodways. Since the floodway is an extremely hazardous area due to the velocity of flood
waters, which carry debris, potential projectiles, and erosion potential, development will not
normally be allowed within the floodway except when it can be demonstrated the following
provisions are satisfied:
A. Except as provided in subsections E and F of this section, encroachments including fill, new
construction, substantial improvements, and other development are prohibited unless
certification by an Oregon registered professional civil engineer is provided demonstrating
through hydrologic and hydraulic analyses performed in accordance with standard engineering
practice that such encroachment shall not result in any increase in flood levels during the
occurrence of the base flood discharge;
B. Provided that the conditions in subsection A of this section are met, the following additional
provisions shall apply:
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1. Floodplain development construction standards provided in
Sections 8.24.250 and 8.24.260 are met;
2. Any fill allowed to be placed in the floodway shall be designed to be stable under conditions
of flooding, including rapid rise and rapid drawdown of floodwaters, prolonged inundation,
and flood related erosion and scour;
3. No manufactured dwelling shall be placed in a floodway except in an existing mobile home
park or an existing mobile home subdivision, as conditionally approved by the local
administrator or designee in consideration of the conditions of Section 8.24.250(G);
C. The following activities are prohibited in the regulatory floodway:
1. Fences and walls as provided in Section 8.24.260(A)(1) and 17.57.030; and
2. Accessory structures as provided in Section 8.24.250(I);
D. In limited circumstances encroachments associated with functionally dependent uses (i.e.,
bridges, roads, culverts); historic structure reconstruction, restoration and rehabilitation; and
stream restoration projects as provided in subsection F of this section and
Section 8.24.270(B)(2)(f), that cause an increase to the BFE are allowed; provided, that the
applicant demonstrate that no other alternative is available. In such circumstances, applicants
shall obtain a CLOMR from FEMA before an encroachment, including fill, new construction,
substantial improvement, and other development in the floodway, is permitted that will cause
any increase in the BFE, unless the development causes a temporary encroachment and
conditions in subsection E of this section and the floodplain development construction
standards provided in Sections 8.24.250 and 8.24.260 are satisfied;
E. Temporary encroachments in the regulatory floodway for the purposes of capital improvement
projects, including bridges and culverts, may be permitted if the encroachment results in an
increase in flood levels during the occurrence of the base flood discharge, provided that a
Conditional Letter of Map Revisions (CLOMR) is applied for and approved by the Federal
Insurance Administrator, and the requirements for such revision as established under Volume
44 of the Code of Federal Regulations, section 65.12 are fulfilled. Temporary encroachments
shall comply with all other applicable flood hazard reduction provisions of this chapter and may
be permitted when:
1. The project is limited as to duration with the days and dates that the structure or other
development will be in the regulatory floodway, as specified in the floodplain development
permit;
2. Accessory structures (i.e., construction trailers) are restricted from the regulatory floodway;
3. The project limits placement of equipment and material in the regulatory floodway to that
which is absolutely necessary for the purposes of the project. Justification that
demonstrates compliance with this requirement will be documented by the applicant in the
required floodplain development permit application submittal documentation;
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4. The applicant identifies any insurable structures affected by temporary changes to the area
of special flood hazard or BFE and notifies owners of any increased risk of flooding.
Documentation demonstrating compliance with this provision shall be provided to the city
as part of the floodplain development application; and
5. The project applicant is provided with written notification that they may be liable for any
flood damages resulting from the temporary encroachment.
F. Projects for stream habitat restoration may be permitted in the floodway, provided:
1. The project qualifies for a Department of the Army, Portland District Regional General
Permit for Stream Habitat Restoration (NWP-2007-1023);
2. The project does not result in a potential rise in the flood elevation;
3. A Conditional Letter of Map Amendment (CLOMR) is applied for and approved by the
Federal Insurance Administrator for any rise in the base flood levels, and the requirements
for such revision as established under Volume 44 of the Code of Federal Regulations,
section 65.12 are fulfilled; and
4. An agreement to monitor the project, correct problems and ensure that flood carrying
capacity remains unchanged is included as part of the local floodplain development
approval
8.24.250 Floodplain Development Standards for Construction.
A. Anchoring.
1. All new construction and substantial improvements shall be anchored to prevent
flotation, collapse or lateral movement of the structure.
2. All manufactured homes must likewise be anchored to prevent flotation, collapse, or
lateral movement, and shall be installed using methods and practices that minimize flood
damage. Anchoring methods may include, but are not limited to, use of over-the-top or
frame ties to ground anchors (refer to FEMA’s “Manufactured Home Installation in Flood
Hazard Areas” guidebook for additional techniques and details).
B. Construction Materials and Methods.
1. All new construction and substantial improvements shall be constructed with materials and
utility equipment resistant to flood damage.
2. All new construction and substantial improvements shall be constructed using methods and
practices that minimize flood damage.
3. Electrical, heating, ventilation, plumbing, air-conditioning, duct systems, and equipment and
other service facilities shall be elevated at least one foot above the BFE.
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a. An exception is allowed for equipment and service facilities that are designed and
installed to prevent water from entering or accumulating within the components and
to resist hydrostatic and hydrodynamic loads and stresses, including the effects of
buoyancy, during conditions of flooding to the BFE. Utilities permitted below the BFE
are those specifically designed to be located in areas of flooding and may include:
i. Electrical systems, equipment and components;
ii. Heating, ventilation, air conditioning;
iii. Plumbing, appliances, and plumbing fixtures;
iv. Duct systems; and
v. Other services facilities.
b. In addition, electrical, heating, ventilation, plumbing, air conditioning, duct systems,
and other equipment and services that are replaced as part of a substantial
improvement shall meet all requirements of this section.
Refer to FEMA Technical Bulletin 02-08 for more information about the flood resistant materials
requirement.
C. Structures Located in Multiple or Partial Flood Zones.
In coordination with the State of Oregon Specialty Codes:
1. When a structure is located in multiple flood zones on the community’s Flood Insurance
Rate Maps (FIRM) the provisions for the more restrictive flood zone shall apply.
2. When a structure is partially located in a special flood hazard area, the entire structure shall
meet the requirements for new construction and substantial improvements.
D. Utilities.
1. All new and replacement water supply systems shall be designed to minimize or eliminate
infiltration of flood waters into the system.
2. New and replacement sanitary sewage systems shall be designed to mitigate or eliminate
infiltration of flood waters into the system and discharge from the system into flood waters.
3. On-site waste disposal systems shall be located to avoid impairment to them or
contamination from them during flooding consistent with the Oregon Department of
Environmental Quality.
4. Storm drain systems shall be designed to adequately and completely drain all flood waters,
when the flood levels diminish at the point of discharge. Discharge ends of storm drain
systems shall be equipped with suitable devices which prevent the backflow of flood waters
up through the storm drain collection and conveyance system.
Refer to FEMA Publication No. 348, “Protecting Building Utilities from Flood Damage” for more
information about flood resistant utilities design and construction.
E. Critical Facilities. Construction of new critical facilities shall be, to the extent possible, located
outside the limits of the special flood hazard area. Construction of new critical facilities shall be
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permissible within the special flood hazard area if no feasible alternative site is available. Critical
facilities constructed within the special flood hazard area shall have the lowest floor elevated
three feet above the BFE or base depth, or to the height of the two-tenths percent (five-
hundred-year) flood level, whichever is higher. Access to and from the critical facility shall be
protected to the height utilized above. Floodproofing and sealing measures must be taken to
ensure that toxic substances or priority organic pollutants as defined by the Oregon Department
of Environmental Quality will not be displaced by or released into floodwaters.
F. Residential Construction.
1. New construction and substantial improvement of any residential structure shall have the
lowest floor, including basement, elevated at least one foot above the BFE or base depth;
or, if no base depth is specified in an area of shallow flooding (flood zones AO and AH), shall
be elevated at least two feet above the highest adjacent grade.
2. Fully enclosed areas below the lowest floor that are subject to flooding are prohibited, or
shall be designed to automatically equalize hydrostatic flood forces on exterior walls by
allowing for the entry and exit of flood waters. Designs for meeting this requirement must
be either certified by an Oregon registered professional engineer or architect and must
meet or exceed the following minimum criteria:
a. A minimum of two openings having a total net area of not less than one square inch
for every square foot of enclosed area subject to flooding shall be provided in
accordance with the following additional requirements:
i. Opening area must be located below the BFE to satisfy this requirement;
ii. Openings must be at least three inches wide. This requirement applies to the
hole in the wall, excluding any device that may be inserted such as a typical
foundation air vent device, mesh screens and hardware cloth;
iii. The bottom of all openings shall be no higher than twelve inches above the
adjacent grade;
iv. Openings may be equipped with screens, louvers, or other coverings or devices;
provided, that they permit the automatic entry and exit of flood waters.
3. Below-grade crawlspace foundations are allowed where BFE data are available; provided,
that they conform to guidelines provided in FEMA Technical Bulletin 11, Crawlspace
Construction for Structures Located in special flood hazard areas, building codes and the
below-grade crawlspace provisions set forth in subsection J of this section.
G. Nonresidential Construction. New construction and substantial improvement of any
commercial, industrial, or other nonresidential structure shall either have the lowest floor,
including basement, elevated at least one foot above the BFE or base depth; or, if no base depth
is specified in an area of shallow flooding, shall be elevated at least two feet above grade; and
together with attendant utility and sanitary facilities shall:
1. Be floodproofed so that structures below one foot above base flood level, as specified
above, are watertight with walls impermeable to the passage of water;
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2. Have structural components capable of resisting hydrostatic and hydrodynamic loads and
effects of buoyancy;
3. Be certified by an Oregon registered professional engineer or architect that the design and
methods of construction are in accordance with accepted standards of practice for meeting
provisions of this subsection based on their development and/or review of the structural
design, specifications, and plans. Such written certifications shall be provided to the
floodplain administrator or designee as set forth in Section 8.24.130(L); and
4. Nonresidential structures that are elevated and not floodproofed must meet the same
standards for space below the lowest floor as described in subsections (E)(2) and (3) of this
section.
H. Manufactured Dwellings. In addition to subsections A and B of this section, new, replacement
and substantially improved manufactured dwellings are subject to the following standards:
1. Manufactured dwellings shall be elevated on a permanent foundation, such that the lowest
floor of the manufactured home is elevated a minimum of eighteen inches above the BFE or
depth number specified on the FIRM; or if no base depth is specified in an area of shallow
flooding (flood zones AO and AH), shall be elevated at least two feet above the highest
adjacent grade;
2. Manufactured dwellings supported on solid foundation walls with enclosed areas below the
BFE are prohibited unless the foundation walls are designed to automatically equalize
hydrostatic forces by allowing for the entry and exit of floodwaters. Designs for meeting this
requirement must be certified by a registered professional engineer or architect, or meet or
exceed the minimum criteria set forth in subsections (E)(2)(a)(i) through (iii) of this section;
3. The bottom of the longitudinal chassis frame beam in A zones shall be at least twelve inches
above the BFE;
4. The manufactured dwelling shall be anchored to prevent flotation, collapse and lateral
movement during the base flood. Anchoring methods may include, but are not limited to,
use of over-the-top or frame ties to ground anchors; and
5. Electrical crossover connections shall be a minimum of twelve inches above the BFE.
Refer to FEMA’s Manufactured Home Installation in Flood Hazard Areas guidebook for additional
information
I. Recreational Vehicles. In all areas of Special Flood Hazard, Recreational Vehicles that are an
allowed use or structure under the zoning ordinance must either:
1. Be placed on the site for fewer than one hundred eighty consecutive days;
2. Be fully licensed and ready for highway use; be on its wheels or jacking system; be
attached to the site only by quick disconnect type utilities and security devices, and have
no permanently attached additions; or
3. Meet the requirements of subsection H of this section, Manufactured Dwellings, and
including the elevation and anchoring requirements.
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J. Accessory Structures. Relief from the elevation or dry floodproofing requirements for residential
and non-residential structures in Riverine (Non-Coastal) flood zones may be granted for an
accessory structure that meets the following standards:
1. In compliance with State of Oregon Specialty Codes, accessory structures on properties that
are zoned residential are limited to one-story structures less than 200 square feet, or 400
square feet if the property is greater than two (2) acres in area and the proposed accessory
structure will be located more than 20 feet from all property lines. Accessory structures on
properties that are zoned as non-residential are limited in size to 120 square feet.
2. Be located and constructed to minimize flood damage;
3. Be designed so as to not impede flow of flood waters under base flood conditions;
4. Be prohibited in the regulatory floodway;
5. It shall not be used for human habitation and may be used solely for parking of vehicles or
storage of items having low damage potential when submerged;
6. Toxic material, oil or gasoline, or any priority persistent pollutant identified by the Oregon
Department of Environmental Quality shall not be stored in an accessory structure unless
confined in a tank installed in compliance with this chapter;
7. Be constructed of flood resistant materials;
8. Be firmly anchored to prevent flotation, collapse, and lateral movement of the structure
resulting from hydrodynamic and hydrostatic loads, including the effects of buoyancy,
during conditions of the base flood;
9. Have electrical service and/or mechanical equipment elevated or flood-proofed a minimum
of one foot above the BFE as set forth in subsection (B)(3) of this section; and
10. Be designed to equalize hydrostatic flood forces on exterior walls by allowing for the
automatic entry and exit of floodwater. Designs for complying with this requirement must
be certified by a licensed professional engineer or architect or meet the minimum design
criteria set forth in subsections (E)(2)(a)(i) through (iii) of this section.
8.24.270 Interpretations and Variances.
This section provides criteria and procedures for interpretations and variances to the application of
provisions established in this chapter.
A. Interpretations. Requests for interpretation of the provisions of this chapter shall be made in
writing to the floodplain administrator in accordance with the interpretation provisions set forth
in Chapter 17.11.
1. It shall be the applicant’s responsibility to provide sufficient scientific or technical
documentation to support any appeals of the floodplain administrator’s interpretation of
this chapter filed in accordance with Section 17.11.200(E).
B. Variances. Exceptions to the standards and criteria of this chapter shall be made in writing to
the floodplain administrator on the form provided by the city and include, at a minimum, the
same information required for a floodplain development permit, a written explanation for the
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basis of the variance request and any necessary documentation to show the variance is
warranted and meets the criteria established in subsection (B)(2) of this section.
1. Procedural Requirements. Variances shall be subject to the procedural requirements set
forth in Section 17.05.400 for a Type III (quasi-judicial) review procedure.
2. Variance Criteria. The city shall approve, approve with conditions, or deny an application
for a variance based on the following criteria:
a. Variances shall not be issued within a designated floodway if any increase in flood
levels during the base flood discharge would result.
b. Generally, the only condition under which a variance from the elevation standard
may be issued is for new construction and substantial improvements to be erected
on a lot of one-half acre or less in size contiguous to and surrounded by lots with
existing structures constructed below the base flood level, providing subsections
(B)(2)(i)(i) though (xi) have been fully considered. As the lot size increases, the
technical justification required for issuing the variance increases.
c. Variances shall only be issued upon a determination that the variance is the
minimum necessary, considering the flood hazard, to afford relief.
d. Variances shall only be issued upon a:
i. Showing of good and sufficient cause;
ii. Determination that failure to grant the variance would result in exceptional
hardship to the applicant; and
iii. Determination that the granting of a variance will not result in increased flood
heights, additional threats to public safety, extraordinary public expense,
create public nuisances, cause fraud on or victimization of the public, or conflict
with existing local laws or ordinances.
e. Variances may be issued for a functionally dependent use; provided, that the
structure or other development is protected by methods that minimize flood
damages during the base flood and create no additional threats to public safety.
f. Variances may be issued for the reconstruction, rehabilitation, or restoration of
structures listed on the National Register of Historic Places or the Statewide
Inventory of Historic Properties, without regard to the procedures set forth in this
section.
g. Variances as interpreted in the National Flood Insurance Program are based on the
general zoning law principle that they pertain to a physical piece of property; they
are not personal in nature and do not pertain to the structure, or its inhabitants’
economic or financial circumstances. They primarily address small lots in densely
populated residential neighborhoods. As such, variances from the flood elevations
should be quite rare.
h. Variances may be issued for nonresidential buildings in very limited circumstances to
allow a lesser degree of floodproofing than watertight or dry-floodproofing, where it
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can be determined that such action will have low damage potential, complies with
all other variance criteria and otherwise complies with the building codes.
i. In passing upon such applications, the city shall consider all technical evaluations, all
relevant factors, standards specified in other sections of this chapter and the:
i. Danger that materials may be swept onto other lands to the injury of others;
ii. Danger to life and property due to flooding or erosion damage;
iii. Susceptibility of the proposed facility and its contents to flood damage on the
individual owner;
iv. Importance of the services provided by the proposed facility to the
community;
v. Necessity to the facility of a waterfront location, where applicable;
vi. Availability of alternative locations for the proposed use, which are not
subject to flooding or erosion damage;
vii. Compatibility of the proposed use with existing and anticipated development;
viii. The relationship of the proposed use to the comprehensive plan and
floodplain management program for that area;
ix. Safety of access to the property in times of flood for ordinary and emergency
vehicles;
x. Expected heights, velocity, duration, rate of rise, and sediment transport of
the floodwaters and the effects of wave action, if applicable, expected at the
site; and
xi.Costs of providing governmental services during and after flood conditions,
including maintenance and repair of public utilities and facilities such as
sewer, gas, electrical, and water systems, as well as streets and bridges.
3. Variance Notification. Any applicant to whom a variance is granted shall be given written
notice that the issuance of a variance to construct a structure below the Base Flood
Elevation will result in increased premium rates for flood insurance and that such
construction below the Base Flood Elevation increases risks to life and property. Such
notification and a record of all variance actions, including justification shall be maintained
in accordance with Section 17.05.400.
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FINDINGS OF FACT
AND CONCLUSIONS OF LAW
File No.: ZC-25001
Before the City of Central Point Planning Commission
Consideration of Zone Text Amendments to
Central Point Municipal Code Chapter 8.24, Flood Damage Prevention
to comply with National Flood Insurance Program (NFIP) standards.
Applicant:) Findings of Fact
City of Central Point ) and
140 South 3rd Street ) Conclusion of Law
Central Point, OR 97502
PART 1
INTRODUCTION
The proposed text amendments aim to provide consistency with Federal and State guidance and
implement improved base floodplain management standards to promote a safer community.
The zone text amendments request is a legislative amendment, which is processed using Type IV
application procedures. Type IV procedures set forth in Section 17.05.500 provides the basis for
decisions upon standards and criteria in the development code and the comprehensive plan, when
appropriate.
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.
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 Commission is being asked to consider Resolution No. 928
to forward a favorable recommendation to the City Council regarding proposed changes to Central
Point Municipal Code (CPMC) Chapter 8.24, Flood Damage Prevention.
Conclusion 17.10.200: Consistent.
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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 amendments are legislative changes to land use regulations
in CPMC 8.24. Although the changes consist of corrections and minor adjustments to land use
regulations, they qualify as a Major Amendment and have been processed in accordance with Type
IV procedures in CPMC 17.05.500.
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): 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 in the
newspaper on January 31, 2025, notice to DLCD on December 17, 2024 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 (2-11-2025) and City Council (2-27-2024) for the
proposed text 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 amendments are consistent with existing policy in the comprehensive
plan and are aimed at complying current Federal standards for best management practices in
floodplain management.
Goal 3 – Agricultural Lands. Goal 3 addresses agricultural land within rural areas. The
proposed text amendments do 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 text amendments.
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Goal 4 – Forest Lands. Goal 4 addresses forest lands within rural areas. The proposed text
amendments do 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 proposed text
amendments are being initiated by the City based on new federal standards to mitigate potential
impacts of development within the floodplain and to maintain consistency with National Flood
Insurance Program (NFIP) standards.
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 amendments are consistent with federal standards
on implementing regulations for areas within the floodplain, including the stream channels,
banks and upland areas.
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. In Central
Point, floodplain development is regulated in accordance with CPMC 8.24, Flood Damage
Prevention. Earthquake and fire safety is a function of building and fire codes. The proposed
amendments strengthen the standards set forth in CPMC 8.24, and would not impede or
otherwise conflict with the building code or fire code as necessary to protect against flood,
earthquake, or fire damages.
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. Amending standards and regulations for development within the floodplains of
Central Point not generate any 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 amendments
would affect development on land within the floodplains, but the amendments are consistent with
Goal 9 as it strengthens the standards for development and reduces impacts and dangers from
flooding.
Goal 10 – Housing. Goal 10 requires local communities to plan for and accommodate housing
needs in the City. The proposed amendments constitute minor adjustments and clarifications to
floodplain development standards. As such, the proposed text amendments are not expected to
have impacts on housing needs in the City.
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. The proposed amendments will not affect the provision of services or generate
additional need for services not already planned for.
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Goal 12 – Transportation. Goal 12 aims to provide a safe, convenient and economic
transportation system. The proposed amendments constitute minor adjustments and clarifications
to floodplain development standards. As such, the proposed text amendments are not expected to
have impacts on transportation facilities.
Goal 13 – Energy. Goal 13 has to do with conserving all forms of energy. The proposed
amendments constitute minor adjustments and clarifications to floodplain development
standards. As such, the proposed text amendments 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 amendments will not affect
population growth or land need; therefore, Goal 14 does not apply.
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 17.10.400(A): Based on the nature of the proposed amendments and the findings
above, the proposed changes to CPMC 8.24 are 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 17.10.400 (B): A review of the Central Point Comprehensive Plan identified the
following relevant policies:
Citizen Involvement:
Policy 3 – Citizen Influence. Whenever possible, citizens shall be given the opportunity to be
involved in all phases of the planning process, including (1) data collection, (2) plan
preparation, (3) adoption, (4) implementation, (5) evaluation, and (6) revision.
Finding Citizen Involvement Policy 3 – Citizen Influence: The proposed text amendments are
being initiated by the City based on new federal standards to mitigate potential impacts of
development within the floodplain and to maintain consistency with National Flood
Insurance Program (NFIP) standards. To promote awareness of the proposed amendments,
the City published notice of two (2) duly public hearings that have been scheduled with the
Planning Commission (2/11/2025) and City Council (2/27/2025) to receive testimony. In
addition to publishing notice in the newspaper on January 31, 2025, notice was provided to
DLCD and information was posted on the City’s website
(www.centralpointoregon.gov/projects).
Conclusion Citizen Involvement Policy 3 – Citizen Influence: As evidenced by the City’s
collaboration with federal agencies and efforts to promote awareness of the proposed
amendments and public involvement process, the proposed amendment was processed in
accordance with Policy 3 for Citizen Involvement.
Policy 4 – Technical Information. The City will assure that all information used in the
preparation of the Plan or related reports is made available in an easy to understand form
and is available for review at the community library, City Hall, or other location.
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Finding Citizen Involvement Policy 4 – Technical Information. The City has based the proposed
text amendments on best practices for floodplain management. For example, FEMA provides
a guidance and policy updates for the NFIP.
Conclusion Citizen Involvement Policy 4 – Technical Information. The proposed amendment is
based on technical information related to floodplain management standards and best
management practices.
Environmental Element:
Goal 5: To ensure future growth and development are not detrimental to the quality of air and
water resources and do not contribute to urban noise pollution problems.
Finding Environmental Goal 5: The proposed amendments strengthen the standards set forth in
CPMC 8.24 in order to reduce impacts of development in the floodplains, decrease the
dangers from flooding hazards, and create a more resilient community through higher
regulatory standards.
Conclusion Environmental Goal 5: Consistent.
Flood Hazard Reduction Policy 3: Prohibiting activities within the 100 year flood zone which in
any way aggravates flood hazard by either filling available flood retention areas (thus
displacing flood waters on to other areas) or inhibiting flow of natural drainage areas.
Finding Flood Hazard Reduction Policy 3: The proposed amendments are being initiated by the
City based on new federal standards to mitigate potential impacts of development within the
floodplain and further prohibiting development that increases the flood hazards.
Conclusion Flood Hazard Reduction Policy 3.: Consistent.
Conclusion CPMC 17.10.400(B):Based on the evaluation of applicable Comprehensive Plan
policies, the proposed zoning text amendment is consistent with the Central Point Comprehensive
Plan.
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 proposed zoning text amendment does not include changes to the
zoning map.
Conclusion CPMC 17.10.400(C): Not applicable.
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 text amendment does not involve any changes that
would affect trip generation or public transportation facilities, such as an increase in density or
parking standards.
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Conclusion CPMC 17.10.400(D): Given the nature of the proposed amendments and lack of impact
to traffic, existing or planned transportation facilities, the proposed amendment complies with the
TPR.
PART 3 – CONCLUSION
As evidenced in findings and conclusions provided in Part 2, the proposed text amendments are 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
(where applicable).
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Planning Commission Resolution No. 928 (02/04/2025)
PLANNING COMMISSION RESOLUTION NO. 928
A RESOLUTION FORWARDING A FAVORABLE RECOMMENDATION FOR MAJOR
AMENDMENTS TO CHAPTER 8.24 (HEALTH AND SAFETY)
FILE NO. ZC-25001
Applicant: City of Central Point
WHEREAS, on November 14, 2024 the City of Central Point City Council approved Resolution
No. 1806, a resolution of intent initiating an application to amend various sections of Chapter
8.24 to maintain consistency with FEMA requirements in response to provisions necessary to
comply with the Endangered Species Act;
WHEREAS, the City of Central Point is a participating community in the National Floodplain
Insurance Program (NFIP), and Central Point must maintain consistency with FEMA floodplain
development regulations;
WHEREAS, on February 4, 2025 the City of Central Point Planning Commission conducted a
duly-noticed public hearing on the application, at which time it reviewed the record and heard
testimony and comments on the application; and,
WHEREAS, the Planning Commission finds that the above referenced code amendments
comply with the approval criteria set forth in CPMC 17.10, including the Statewide Planning
Goals, Comprehensive Plan and Transportation Planning Rule as evidenced by the Planning
Department Findings of Fact and Conclusions of Law in the Staff Report dated February 4,
2025 (Exhibit 1) including all exhibits thereto.
NOW, THEREFORE, BE IT RESOLVED, that
Section 1: The City of Central Point Planning Commission hereby forwards a favorable
recommendation to the City Council to approve the amendments File No. ZC-25001 as set
forth in the Staff Report dated February 4, 2025 (Exhibit 1).
Section 2: This decision is based upon the Planning Department Staff Report dated February
4, 2025, attached hereto as Exhibit 1, including Attachments A through C of the Staff Report.
PASSED by the Planning Commission and signed by me in authentication of its passage this
4th day of February 2025.
_______________________________
Planning Commission Chair
ATTEST:
_______________________________
City Representative
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Staff Report
Land Use Element Comprehensive Plan Amendment
File No. CPA-24001
February 11, 2025
Item Summary
Conduct a public hearing and consider Major Amendments to the Comprehensive Plan
Land Use Element including text and the General Land Use Plan (GLUP) Map. The
amendments include establishing a 94.4 acre Climate Friendly Area (CFA) Overlay,
applying the CFA Overlay within a 94.4 acre area inside the Eastside Transit Oriented
Development (TOD) Overlay, and re-designating a 27.6 acre area from Medium Density
Residential to High Density Residential. Applicant: City of Central Point. File No.: CPA-
24001. Associated File(s): ZC-24002.
Staff Source
Stephanie Powers, Planning Director
Background
The City is proposing amendments to the Central Point Comprehensive Plan Land Use
Element to accomplish the following:
•Amend the Comprehensive Plan Land Use Element to establish a Climate
Friendly Area (CFA) Overlay (Attachment 1); and,
•Amend the General Land Use Plan (GLUP) Map to apply the CFA Overlay to
94.4 acres and to amend the land use designation on 27.6 acres from Medium
Density Residential (MRes) to High Density Residential (HRes) (Attachment 2).
The proposed Comprehensive Plan and Zoning map and text amendments respond to
amendments to portions of the Climate Friendly and Equitable Communities (CFEC)
rules (Oregon Administrative Rule (OAR) 660-012-0300 through 0330), which require
cities greater than 10,000 in population to establish at least one (1) Climate Friendly
Area (CFA) that is subject to land use and transportation planning requirements that aim
to create dense urban mixed-use centers where people can live, work and play without
owning a car.
The proposed changes are necessary to amend the Zoning Ordinance in a subsequent
item to establish CFA Overlay land use regulations and amend the zoning map to apply
the CFA Overlay to 94.4 acres and re-zone 27.6 acres from Low Mix Residential (LMR)
to Medium Mix Residential (MMR).
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Issues
The primary issue is to designate a CFA as required by OAR 660-012-0012(3) and
(4)(c), including amendments to the Comprehensive Plan.
Findings of Fact & Conclusions of Law
The proposed Comprehensive Plan text and map amendments have been reviewed
against and found to comply with the following review criteria as demonstrated in the
Planning Department Findings of Fact and Conclusions of Law (Attachment 3):
•CPMC 17.96, Comprehensive Plan and Urban Growth Boundary Amendments,
including:
o Statewide Planning Goals
o City of Central Point Comprehensive Plan;
•OAR 660-012-012-0310, Climate Friendly Areas;
•OAR 660-012-00315, Designation of Climate Friendly Areas;
•OAR 660-012-0320, Land Use Requirements in Climate Friendly Areas;
•OAR660-012-0325, Transportation Review in Climate friendly Areas and
Centers; and,
•OAR 660-012-0330, Land Use Requirements.
Attachments
Attachment 1 – Land Use Element (Redline)
Attachment 2 – Existing and Proposed GLUP Map Changes
Attachment 3 – Findings of Fact and Conclusions of Law
Attachment 4 – Resolution No. 929
Action
Conduct a public hearing and consider the proposed text and map amendments to the Land
Use Element per the Findings of Fact and Conditions of Law and recommend the City Council
1) Approve, 2) Approve with Revisions, or 3) Deny the application.
Recommendation
Approve Resolution No. 929, a resolution recommending approval of the amendments
to the Comprehensive Plan Land Use Element text and General Land Use Plan Map.
Recommended Motion
I move to approve Resolution No. 929, a resolution forwarding a favorable
recommendation for major amendments to the Comprehensive Plan Land Use Element
text and maps to establish and apply a Climate Friendly Area to 94.4 acres in a portion
of the eastside Transit Oriented Development Overlay area, and to re-designate 27.6
acres from Medium Density Residential to High Density Residential.
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Page 1 of 40
LAND USE ELEMENT
2018-2038
City of Central Point
Comprehensive Plan
City Council
March 8, 2018
Final Draft
Ordinance No. 2043
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Page 2 of 40
1. Table of Contents
1. Summary ................................................................................................................................ 5
2. Introduction ........................................................................................................................... 6
2.1. Buildable Lands Inventory ................................................................................................... 7
2.2. State Land Use Guidelines .................................................................................................... 8
2.3. Central Point Forward, A City Wide Strategic Plan ......................................................... 8
2.3.1. City Mission Statement .................................................................................................. 8
2.3.2. City Statement of Values ............................................................................................... 9
2.4. The Regional Plan Element .................................................................................................. 9
2.4.1. Direction of Growth ..................................................................................................... 10
2.5. Land Use and Urban Form ................................................................................................. 10
2.6. Performance Indicators ...................................................................................................... 11
2.6.1. Committed Residential Density .................................................................................. 11
2.6.2. Mixed-Use/Pedestrian Friendly Areas ....................................................................... 11
2.6.3. Conceptual Transportation Plan ................................................................................ 12
2.6.4. Conceptual Land Use Plan .......................................................................................... 12
2.6.5. Target Residential Density .......................................................................................... 12
2.6.6. Land Use Distribution.................................................................................................. 12
2.6.7. Transportation Infrastructure .................................................................................... 13
2.6.8. Mixed-Use/Pedestrian Friendly Areas (Activity Centers) ........................................ 13
2.6.8.1. Activity Centers ........................................................................................................ 13
3. Land Use Benchmarks ........................................................................................................ 16
4. Current (2017) Land Use Summary .................................................................................. 17
5. Land Use Classifications ..................................................................................................... 18
6. Residential Land Use ........................................................................................................... 19
6.1. Residential Land Use Classifications ................................................................................. 21
6.1.1. Very Low Density Residential (VLRes) ..................................................................... 21
6.1.2. Low Density Residential (LRes) .................................................................................. 22
6.1.3. Medium Density Residential (MRes) .......................................................................... 22
6.1.4. High Density Residential (HRes) ................................................................................ 23
6.1.5. Residential Land Use Plan Map .................................................................................. 23
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6.1.6. Residential Infill and Redevelopment ........................................................................ 24
6.1.7. Small Town, Neighborhood Preservation, Identification and Livability ................ 24
6.2. Residential Zoning & Density ............................................................................................. 24
6.3. Minimum/Maximum Density Calculation ........................................................................ 24
6.3.1. Public Parks/Open Space and Residential Density ................................................... 26
6.3.2. Civic Uses and Residential Density ............................................................................. 26
6.3.3. Environmental Lands and Residential Density ......................................................... 27
6.3.4. Residential Goals and Policies: ................................................................................... 27
7. Employment Land Use ........................................................................................................ 27
7.1. Commercial Land Use Summary ....................................................................................... 28
7.1.1. Commercial Land Use Plan ......................................................................................... 29
7.1.1.1. Neighborhood Commercial (NC). ........................................................................... 29
7.1.1.2. Employment Commercial (EC). .............................................................................. 30
7.1.1.3. General Commercial (GC). ...................................................................................... 30
7.1.2. Commercial Development Goals and Policies ........................................................... 30
7.2. Industrial Land Use Plan .................................................................................................... 30
7.2.1. Industrial Goals and Policies....................................................................................... 31
7.3. Civic Land Use ..................................................................................................................... 32
7.3.1. Civic Land Use Goals and Policies ............................................................................. 32
7.4. Parks and Recreation Land Use ......................................................................................... 32
7.5. Circulation/Transportation Land Use ............................................................................... 33
7.5.1. Circulation Land Use Goal .......................................................................................... 33
8. Overlay Districts .................................................................................................................. 34
8.1. Central Business District (CBD) ........................................................................................ 34
8.2. Transit Oriented Development District (TOD) ................................................................ 34
8.3. Environmental Overlay ....................................................................................................... 34
8.4. Airport Overlay ................................................................................................................... 34
8.5. Climate Friendly Area (CFA) Overlay .............................................................................. 35
9. Urban Growth Boundary .................................................................................................... 39
10. Land Use Plan Map ............................................................................................................. 39
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1. Summary
The City’s urban area encompasses approximately 3,100 acres. Every parcel is assigned to one of six
(6) primary land use classifications, which are supported by nine (9) secondary land use
classifications, and four overlay districts, for a total of 19 land use classifications. The percentage
distribution of land uses within the urban area is illustrated in Figure 1.1.
The Land Use Element relies on other Comprehensive Plan elements, such as the Population,
Housing, Economic, Regional, and Parks and Recreation elements to determine the quantity and
classification of land uses necessary to accommodate the City’s current and future projected
population growth. Over the course of the 2018-38 planning period it is projected that the City will
grow by 5,580 residents1, generating a demand for 2,230 new housing units. To accommodate the
expected population growth the City will need an additional 325 gross acres, distributed across all
land use classifications. By 2038 the distribution of land uses (Figure 1.1) will be very similar to the
City’s current distribution, signifying no major changes in land use policy. As in the past the
Residential land use will continue to be the dominant land use, followed by Right-of-Way.
Another popular measure of land use is the ratio of acres per 1,000 residents. Unlike the percentage
measurement the ratio of acres per 1,000 residents does address policy changes in the efficiency of
land use. Figure 1.2 illustrates that in 20002 the developed was 171 acres per 1,000 residents. By 2017
the actual ratio was 158 acres per 1,000 residents. By 2038, based on current average minimum
density policies, it is expected that the ratio will drop to 142 acres per 1,000 residents; the lower the
ratio the more efficient the use of land. The adoption of a minimum residential density of 6.9 dwelling
units per gross acre3 is the reason for the lower 2038 ratio.
1 Based on Portland State University’s Interpolation Table for 2038 with the 2017 Certified Population as the base
year.
2 1980 City of Central Point Land Use Element
3 City of Central Point Regional Plan Element, Section 4.1.5 Committed Residential Density
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A unique aspect of the Land Use Element, and the more efficient use of land (particularly residential
land), was the introduction in 2012 of the Regional Plan Element (Regional Plan). Adoption of the
Regional Plan created eight urban reserve areas (URAs) and a series of Performance Indicators (PIs).
The URAs address lands that are eligible for future inclusion into the UGB and annexation to the
City, subject to compliance with need and applicable PIs. The most significant PIs that apply
specifically to the Land Use Element are the creation of Concept Plans (both land use and
transportation) for all URAs. In addition to land use the Concept Plans must address the minimum
density standard PIs, and the need to provide for, and identify and monitor, the creation and
development in, and of, Activity Centers (mixed-use/pedestrian friendly areas).
The Regional Plan Element requires the monitoring of residential and employment development
within Activity Centers to assure that they meet minimums as initially established in 2009 Regional
Transportation Plan. To monitor development activity in an Activity Center it is necessary to identify
those centers. By definition the City has identified, within the current UGB, fourteen (14) activity
centers, with the full expectation that additional activity centers will be added as the City’s UGB
expands unto the URAs.
Over the course of the twenty year planning period the only certainty in this Land Use Element is that
it will change. Like all elements of the Comprehensive Plan the objective is to create a “living” plan;
one that allows, and encourages adaptation to changing circumstances, but all the while maintaining
the community’s core values and vision.
2. Introduction
The primary purpose of the Land Use Element is to:
Identify and map all land use classifications within the City’s urban area (city limits and
UGB); and
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Page 7 of 40
Track activity through the Buildable Lands Inventory (BLI) for compliance with associated
goals and policies identified in related Comprehensive Plan elements; i.e. the Housing
Element, Economic Element, Parks and Recreation Element, Transportation System Plan, etc.
Simply stated the Land Use Element is responsible for managing and mapping the land use needs of
the City as defined in other Comprehensive Plan elements.
The Land Use Element does not determine how much of a particular land use is needed. It only
determines where that land use will be physically sited and how it will be managed to achieve the
City’s comprehensive land use goals and policies, particularly those goals and policies from the
Housing, Economic, Parks and Recreation, and Urbanization Elements. Currently (2018), the
supporting elements of the City’s Comprehensive Plan identify a need to add approximately 280
vacant acres to its urban area.
The Land Use Element is comprised of two parts; the text (Text), and the Land Use Plan Map (Map).
The Text component addresses the purpose and scope of each land use classification,
including issues and land use distribution by acreage. The Text also contains the City’s
goals and policies for the management of its land use system.
The current and actual use of land is maintained in the Buildable Lands Inventory (BLI),
which tracks land usage over time. The BLI is an adjunct document to the Land Use
Element. The BLI is maintained on a continual basis as applications for land development
are received and acted on.
The Map identifies the spatial distribution of all lands in the City’s urban area and
designates each property with a specific land use classification. As previously noted the
amount of land within each land use category is determined by other Comprehensive Plan
elements.
In addition to the related Comprehensive Plan elements the Land Use Element is guided by the
following four (4) documents:
2.1. Buildable Lands Inventory
The Buildable Lands Inventory (BLI) is an adjunct document to the Land Use Element. The BLI
tracks all land use activity in the City’s urban area as changes to a property’s development status
occurs. Annually, the BLI produces, among many other tables, the following tables tracking
changes in land use:
Percentage distribution by land use classification;
Land use classification acres per 1,000 residents
Changes in the vacant land inventory;
Housing and employment in activity centers (mixed use/pedestrian friendly areas).
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Monitoring of the BLI will determine the need and timing to add more land to the UGB per the
needs assessment of such Comprehensive Plan Elements as Housing, Economic, Parks and
Recreation, etc.
2.2. State Land Use Guidelines
The purpose of the State land use guidelines is “To establish a land use policy framework
and factual basis for all land use decisions and actions consistent with related elements
of the Comprehensive Plan.” The State’s land use program requires that all land use
plans include identification of issues and problems, inventories and other factual
information for each applicable statewide planning goal, evaluation of alternative courses
of action and ultimate policy choices, taking into consideration social, economic, energy
and environmental needs.
City, county, state and federal agency and special district plans and actions related to land
use shall be consistent with the comprehensive plans of cities and counties and regional
plans adopted under ORS Chapter 268.The required information shall be contained in
either the Land Use Element or in supporting documents.
The accomplishment of the above required information is delegated to the various
elements of the City’s Comprehensive Plan. The Land Use Element is responsible for
managing (goals and policies), and the mapping the land use needs of the City as
prescribed in other Comprehensive Plan elements. Changes in the Land Use Element
will be predicated on changes in related elements of the Comprehensive Plan.
2.3. Central Point Forward, A City Wide Strategic Plan
The City maintains a strategic plan, the purpose of which is to envision a preferred future for the
City and to “. . . formulate a way to make this future happen through community teamwork and
actions. It is a document that records what people think – the blueprint for positive change that
defines the vision, goals and outcomes that must occur to realize the future.”4 The community’s
mission, vision and values as set forth in the Strategic Plan serve as the foundation of the
Comprehensive Plan, including this Land Use Element. The guidance provided by the Strategic
Plan that is carried forward in the Land Use Element is to maintain a “. . . small town
commitment and feel that promotes community pride, safety, and friendliness” and the value of
planning for growth “. . . that will retain our small town atmosphere”.
2.3.1. City Mission Statement
The City’s mission statement reads as follows:
“It is the mission of the City of Central Point to build and maintain a highly livable
community by working in harmony and being a catalyst for partnership with all the
members of the community, public and private.”
4 City of Central Pont Strategic Plan, pp. 3, May 24, 2007, Resolution No.1143,
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2.3.2. City Statement of Values
The Strategic Plan contains a set of five values as follows:
Growth: We value planned growth that will retain our small town atmosphere.
o Managed Growth & Infrastructure, Goal 2 - Maintain City of Central
Point’s small town feel and family orientation even as we grow.
Public Safety: We value a professional service oriented public safety policy that
promotes a sense of safety and security in our city.
Transportation: We value a system of transportation and infrastructure that is
modern, efficient and sensitive to the environment.
Community: We value a clean and attractive city with parks, open space and
recreational opportunities.
Service: We provide the highest level of service possible in the most efficient
responsible manner.
It is important that these values be repeatedly acknowledged and applied as the
foundation for crafting the goals and policies in all elements of the Comprehensive Plan.
2.4. The Regional Plan Element
As previously noted the City’s Comprehensive Plan elements must be consistent with any
applicable regional plan. In 2012 the City adopted a Regional Plan Element5 establishing Urban
Reserve Areas (URAs) sufficient to accommodate the City’s growth needs to the year 2060. The
City’s Regional Plan Element was prepared in accordance with the County’s Greater Bear Creek
Valley Regional Plan.
The City’s Regional Plan Element established eight (8) URAs, totaling 1,721 acres for future use
as the City grows. Within the URAs land uses were assigned based on very broad categories;
Residential, Aggregate, Resource, Open Space/Parks, and Employment. The Regional Plan
Element does not spatially allocate the land use types within any URA, but it does require that
Concept Plans6 be prepared and adopted prior to inclusion of a URA, or any part thereof, into the
City’s urban growth boundary (UGB)7. The Concept Plans are required to address performance
indicators, regionally significant transportation corridors, how land uses will be spatially
distributed, the encouragement of mixed use/pedestrian friendly areas8 (Activity Centers), and
minimum residential density requirements. The Concept Plans, when approved, remain a part of
the Regional Plan Element. At such time as lands within a URA are added to the UGB the
concept plans will be further refined consistent with the level of land use descriptions consistent
with the Land Use Element. At the time of inclusion in to the UGB they then become part of the
Land Use Element. This Land Use Element does not address lands within the URA.
5 Regional Plan Element, City of Central Point Comprehensive Plan, Ordinance No. 1964, 8/9/2012
6 City of Central Point Regional Plan Element, Section 4.1 Performance Indicators
7 City of Central Point Regional Plan Element, Section 4.1.8 Conceptual Land Use Plans,
8 Regional Plan Element, Performance Indicators, 4.1.6 Mixed-Use/Pedestrian Friendly Areas
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2.4.1. Direction of Growth
The long-term direction of growth for the City is best described in the Regional Plan Element and its
accompanying Concept Plans. The Regional Plan Element established eight (8) urban reserve areas
(Figure 2.1) into which the City will grow between now and 2060. These urban reserve areas (URAs)
have been pre-approved for inclusion in the City’s urban growth boundary9, subject to demonstrated
land use need and the availability of necessary
infrastructure.
As illustrated in Figure 2.1, any expansion of the
UGB will be to the west and north. The City’s
easterly and southerly UGB and URA boundaries
abut the City of Medford’s assigned jurisdictional
areas, limiting the City’s ability for easterly or
southerly expansion. As outlined in the Regional
Plan Element most of the residential development
(55%) will be directed to the west (CP-6A, CP-6B,
and CP-5A), and to the north (CP-1C and CP-2B).
For industrial employment lands the primary
direction of future growth will be to the far
northerly urban reserve (CP-1B). This area is well
served with multi-modal transportation
infrastructure, i.e. I-5 and rail. Commercial
development will be distributed throughout the
URAs per the Regional Plan allocations and
concept plans.
The relationship between the Regional Plan Element and the Land Use Element is timing. When the
need is properly demonstrated then land within the URAs can be brought into the UGB. The timing of
inclusion to the UGB will be a function of demonstrated need and the ability to develop to urban
standards, and annex to the City in a timely manner.
2.5. Land Use and Urban Form
The Regional Plan introduces mandatory land use development criteria; a minimum density
requirement, and a series of performance indicators (PIs). The increase in density, together with
the PIs, will affect the City’s future urban form as lands in the URAs are brought into the UGB
and annexed to the City. With the increase in density and the imposition of mandatory PIs, it is
both timely and appropriate to introduce the basic elements of urban form, particularly as it
applies to intensification of residential land uses, the creation of Activity Centers, and the
physical relationship between differing land uses and transportation.
As used in this Land Use Element the term “urban form” refers the general pattern of use,
building height and development intensity and the structural elements that define the City
physically, such as natural features, transportation corridors, open space, public facilities, as well
9 ORS
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as activity centers and other community focal elements. The introduction of urban form is not
intended as the answer to good urban design, but it is intended to provide a basic awareness and a
palette from which good urban form can evolve.
2.6. Performance Indicators
As previously noted the Regional Plan Element established performance indicators as a means to
measure compliance with the objectives of the Regional Plan Element. There are eight (8)
performance indicators that, via the Regional Plan Element, apply to the Land Use Element as the
UB expands into the Regional Plan’s URAs. The PIs are10:
2.6.1. Committed Residential Density
Land within a URA and land currently within an Urban Growth Boundary (UGB) but outside
of the existing City Limit shall be built, at a minimum, to the residential density of 6.9
dwelling units per gross acre (2010-2035), and 7.9 dwelling units per gross acre (2036-
2060). This requirement can be offset by increasing the residential density in the city limit.
Prior to annexation each city shall establish (or, if they exist already, shall adjust) minimum
densities in each of its residential zones such that if all areas build out to the minimum
allowed the committed density shall be met. This shall be made a condition of approval of a
UGB amendment.
The Housing Element addresses the minimum density requirement and the assignment of
residential lands by the appropriate residential land use classification necessary to meet the
minimum density standard.
2.6.2. Mixed-Use/Pedestrian Friendly Areas
For land within a URA and for land currently within a UGB but outside of the existing City
Limit, each city shall achieve the 2020 benchmark targets for the number of new dwelling
units11 and employment12 to be located in mixed-use/pedestrian-friendly areas as identified in
the 2009 Regional Transportation Plan (RTP) or most recently adopted RTP13. Beyond the
year 2020, cities shall continue to achieve the 2020 benchmark targets, or if additional
benchmark years are established, cities shall achieve the targets corresponding with the
applicable benchmarks. Measurement and definition of qualified development shall be in
accordance with adopted RTP methodology. The requirement is considered met if the city or
the region overall is achieving the targets or minimum qualifications, whichever is greater.
This requirement can be offset by increasing the percentage of dwelling units and/or
employment in the City Limit.
To facilitate compliance with this performance indicator the Land Use Element, in Figure 2.1,
identifies mixed-use/pedestrian-friendly areas (Activity Centers), and through the BLI tracks
10 Numbers in parenthesis (4.1.5 through 4.1.8.4) are the reference numbers in the Regional Plan
11 Alternative Measure No.5 requires that 39% of all new residential dwelling units shall be located in mixed
use/pedestrian-friendly areas.
12 Alternative Measure No.6 requires that 48% of all new employment shall be located in mixed use/pedestrian-
friendly areas.
13 RVMPO Alternative Measures Activity Centers, 2017
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population and employment development within these Activity Centers. It is also anticipated
that as the City expands into the URA additional Activity Centers will be added per approved
Conceptual Land Use Plans.
2.6.3. Conceptual Transportation Plan
Conceptual transportation plans shall be prepared early enough in the planning and
development cycle that the identified regionally significant transportation corridors within
each of the URA’s can be protected as cost-effectively as possible by available strategies and
funding. A Conceptual Transportation Plan for a URA, or appropriate portion of a URA shall
be prepared by the City in collaboration with the Rogue Valley Metropolitan Planning
Organization, applicable irrigation districts, Jackson County, and other affected agencies,
and shall be adopted by Jackson County and the respective city prior to or in conjunction
with a UGB amendment within that URA.
The conceptual transportation plan shall identify a general network of regionally significant
arterials under local jurisdiction, transit corridors, bike and pedestrian paths, and associated
projects to provide mobility throughout the region (including intercity and intercity, if
applicable).
The Land Use Plan Element includes the street classification system for all streets within the
City’s urban area. As the City’s UGB is expanded the Land Use Map must be amended to be
consistent with the conceptual transportation plan for the appropriate URA.
2.6.4. Conceptual Land Use Plan
A proposal for UGB amendments into a designated URA shall include a Conceptual Land
Use Plan prepared by the City in collaboration with Rogue Valley Metropolitan Planning
Organization, applicable irrigation districts, Jackson County, and other affected agencies for
the area proposed to be added to the UGB as follows:
2.6.5. Target Residential Density
The Conceptual Land Use Plan shall provide sufficient information to demonstrate how
the residential density in section 2.6.1 above will be met at full build-out of the area
added to the UGB amendment.
2.6.6. Land Use Distribution
The Conceptual Land Use Plan shall indicate how the proposal is consistent with the
general distribution of land uses in the Regional Plan, especially where a specific set of
land uses were part of the rationale for designated land which was determined by the
Resource Lands Review committee to be commercial agricultural land as part of a URA,
which applies the following URAs: CP-1B, CP-1C, CP-4D, CP-6A, and CP-2B.
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2.6.7. Transportation Infrastructure
The Conceptual Land Use Plan shall include the transportation infrastructure required
in section 2.6.3 above.
2.6.8. Mixed-Use/Pedestrian Friendly Areas (Activity Centers)
The Conceptual Land Use Plan shall provide sufficient information to demonstrate how
the commitments of section 2.6.2 above will be met at full build-out of the area added to
the UGB amendment.
2.6.8.1. Activity Centers
An important consideration related to urban form and the Regional Plan’s
Performance Indicators is the concept of activity centers. As used in this Land Use
Element the term “activity center” is interchangeable with the term Transit-
Oriented/Mixed-Use Pedestrian-Friendly areas. Both terms represent the development
of a place(s) that encourages higher density mixed-use environments that are
neighborhood oriented and designed to increase the convenience of walking,
bicycling, and transit. Activity Centers are illustrated in the RVMPO’s Alternative
Measures Activity Centers’ map (Figure 2.1). The concept of activity centers is a key
component to the City’s success in the retention and creation of neighborhoods and
community identity necessary to support the City’s small town atmosphere14, and
ultimately creates an environment that supports transit use.
As used in the Land Use Element there are two types of activity centers; the activity
centers that serves a residential neighborhood; and activity centers that serve the
broader community’s retail and service needs. As used in the Land Use Element
activity centers are described as:
• Areas of development that contribute to achieving mixed-use, pedestrian
friendly development, that is vertically or horizontally supports mixed-use;
• Neighborhood commercial/employment centers;
• Parks and schools; and
• Downtown areas/central business district.
Benefits of activity centers include:[3][4]
Greater housing variety and density, more affordable housing (smaller units),
including life-cycle housing (starter homes to larger homes to senior
housing);
14 City of Central Point Forward Fair City Vision 2020, a City Wide Strategic Plan, 2007
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Reduced distances between housing, workplaces, retail businesses, and other
amenities and destinations;
More compact development, land-use synergy (e.g. residents provide
customers for retail which provide amenities for residents);
Stronger neighborhood character, sense of place; and
Walkable, bikeable neighborhoods, increased accessibility via transit, both
resulting in reduced transportation costs.
The City’s activity centers are illustrated in Figure 2.2. As the city grows into the URA’s
additional, strategically located activity centers will be needed to service both residential
neighborhoods and the retail and employment needs of the community. The placement of
future activity centers will be addressed in the Conceptual Land Use Plans prepared for
each URA.
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Figure 2.2 Activity Centers
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3. Land Use Benchmarks
Depending on changes in land use policy and/or changes in the underlying economy, a community’s use
of land can vary over time. Knowing the extent of these changes is an important land use tool for
measuring policy implementation and economic growth. There are four (4) basic methods of tracking land
use that will be used in this Land Use Element:
1. The percentage of a land use classification (developed and vacant) to the total of all land use
categories;
2. Gross acres per 1,000 residents (resident ratio) by land use category and total (developed and
vacant) of all land use categories;
3. Percentage of dwelling units located in an activity center; and
4. Percentage of employment located in an activity center.
The first two measures are typically used for tracking purposes only, unless specifically incorporated by
policy reference. As an example, in Table 3.1 the 1980 Industrial land use category targeted 13% for the
City’s industrial needs by the year 2000. By 2017 the actual percentage of industrial acreage was 9%.
What does this mean? Since there were no policies targeting a minimum percentage for industrial lands,
the only explanation was that over time the City converted 4% of its industrial lands to other non-
industrial uses, which was the case in 2003 and the residential and industrial changes needed for the Twin
Creeks TOD.
Table 3.1 illustrates the changes in the two benchmarks for the planning period 1980 – 2000, 2017
(current), and the planning period 2018 – 2038. Since the 1980 Land Use Element was completed the City
has more intensely used its land. In 1980 it was estimated that the City would need 171 total acres per
1,000 residents. By 2017 the population benchmark (when measured against developed acreage) was 152
acres per 1,000 residents. By the end of the 2018 – 2038 planning period that ratio is expected to be 142
acres per 1,000 population; a 15% increase in development intensity from1980 to 2038.
Benchmarks 3 and 4 track the amount of residential households, and employment in activity centers as
required by the Regional Plans Performance Indicator 3.1.1.2.
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4. Current (2017) Land Use Summary
The City of Central Point was incorporated in 1889, and had an estimated population of 500. Over the
years the City has grown concentrically around its original core area, with Hwy. 99 and Pine Street
serving as the north/south and east/west axis.
The City’s current Land Use Element was completed in 1983 covering an urban area of 2,736.83
acres. At that time it was expected that the City’s urban area (build-out) was sufficient in size to
accommodate a population of 16,000 by the year 2000, or 171 acres per 1,000 residents. By the end
of 2017 the City’s certified population was 17,70015 and the urban area accounted for approximately
3,100 acres of which 2,679 acres were classified as developed16, for a ratio of 158 developed acres per
1,000 residents.
Since 1983 the most noticeable change in land use was due to changes in the Industrial and
Residential land use classifications. This was the result of land use changes in 2001 allowing for
development of the Twin Creeks TOD. At that time the lands currently occupied by the Twin Creeks
TOD was designated for industrial use and needed to be changed to residential use to accommodate
the Twin Creeks TOD project. This change was off-set by changes in the southeast quadrant of the
city from Residential to Industrial land use. Table 3.1 identifies and compares the City’s current land
use distribution based on the 1983 Land Use Element to year 2000, current land use for 2017, and
projected land use needs to 203817.
As the City moves toward, and beyond, 2038 the percentage of industrial land in the urban area has
the potential, based on Employment designated lands in the Regional Plan Element (CP-1B), to
increase its percentage. To attain this potential it will be necessary to monitor Employment land needs
and appropriately adjust the Economic Element.
The other noticeable change in Table 3.1 was in the Civic classification from a projected 7% of total
land area to 4% by 2017. This reduction was the result of changes in accounting methodology for
15PSU Certified 2017 Population
16 Defined as buildable lands in the BLI
17 PSU Certified 2017 Population
Table 3.1 Land Use Benchmarks
Land Use
Classification
Percentage
of Total
Acres/1,000
Pop.%
Acres/1,000
Pop.%
Acres/1,000
Pop.
Residential 47% 80 53% 84 49% 69
Commercial 7% 12 6% 9 8% 11
Industrial 13% 22 8% 13 11% 15
Civic 7% 12 4% 6 3% 5
Parks & Open Space 6% 10 6% 10 8% 12
Public Right-of-Way 20% 34 23% 36 21% 30
TOTAL 100% 171 100% 158 100% 142
Source: Buildable Lands Inventory, 2017
2000 20382017
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civic land uses. The current figure is based on lands actually designated as Civic use on the Land Use
Plan Map and account for such public uses as schools, libraries, and misc. government uses. The
earlier 1983 number was based on an accounting of all “civic” uses such as churches, private schools,
fraternal organizations, etc. which is located within other land use classifications (predominantly
Residential). When all “civic” uses (public and private) are accounted for the actual percentage in
2017 was close to 7%. Going forward the term “Civic” applies to only public or utility related civic
uses. Uses such as churches and private schools, because of their size, no longer are limited to the
Civic land use classification, but are allowed in other zoning districts as either an out-right permitted
uses, or conditional uses. The City BLI will continue to maintain an inventory of these “other civic”
land uses and make appropriate adjustments to the underlying land use classification and zoning as
they occur.
5. Land Use Classifications
The City’s current (2017) urban area contains approximately 3,100 acres. Every parcel is assigned to
one of six (6) primary land use classifications, which are supported by nine (9) secondary land use
classifications (Table 5.1), and four five overlay districts, for a total land use system of 19 20 land use
classifications.
Table 5.1. Land Use Classifications
1 Residential (Res)
Very Low Density (VLRes)
Low Density (LRes)
Medium Density (MRes)
High Density (HRes)
2 Commercial
Neighborhood Commercial (NC)
Employment Commercial (EC)
General Commercial (GC)
3 Industrial
Light Industrial (LI)
General Industrial (GI)
4 Park and Recreation (P/R)
5 Civic (C)
6. Overlay Districts
Transit Oriented Development (TOD)
Environmental (E)
Airport (A-A)
Central Business District (CBD)
Climate Friendly Area (CFA)
Table 5.2 identifies the distribution of the different land uses by net acreage for the current
planning period (2018 to 2038). In Table 5.2 the additional 240 acres (approx.) represents, by
land use, the projected acreage within the current URA that need to be brought into the City’s
UGB over the course of the next 20 years. As previously noted the acreages and their land use
distribution are based on the needs established in such other elements as Housing (residential
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lands), Economic (commercial and industrial lands), Parks, etc. Figure 5.1 (Land Use Map)
represents the spatial distribution of all land as defined in the Land Use Element, less what is
shown in Table 5.2 as additional needed net acres uses.
6. Residential Land Use
In 2017 the City’s residential land uses accounted for 52% of the City’s total urban land area,
representing the largest single land use classification. For a City the size of Central Point the
residential inventory is historically typical. The purpose of the residential land use classification
is to maintain an adequate supply of buildable land at densities and housing types sufficient to
accommodate the City’s projected housing needs as set forth in the Housing Element. The
Housing Element identifies not only the residential acreage needed during the planning period,
but also the acreage allocation by density category and range of housing types.
Historically, the primary challenge in administering the residential land use classifications was
the reliance on maximum densities, rather than minimum densities. The prior Land Use Element
established maximum density as a goal, with the assumption that the private sector would
construct, if not at the maximum density, then surely close to it. In 1983, based on the City’s
range of maximum allowed densities, the average density for new development should have been
11 dwelling units per gross acre. Between 1980 and 2016 the actual average built density was 4.7
dwelling units per gross acre. In 2006 the City amended its Zoning Ordinance adopting both
minimum density and maximum density provisions. Residential development post 2006 increased
to 5.6 units per gross acre, a significant improvement over the prior twenty years. Moving
forward (2018-2038) it is planned, in both the Regional Plan Element and the Housing Element,
that the minimum average density for all new residential development will be 6.9 dwellings per
gross acre to 2035 and 7.9 thereafter.
Table 5.2 Projected Urban Area Land Use Needs
Land Use Classification
2017 Inventory
(Gross Acres)
Additional
Needed (Gross
Acres)
Total 2038
Inventory
(Gross Acres)
Residential1 1,491 150 1,641
Commercial 247 29 276
Industrial2 360 - 360
Civic 109 9 118
Parks & Open Space3 227 53 280
Public Right-of-Way4 694 - 694
TOTAL 3,128 241 3,369
Source: City of Central Point Buildable Lands Inventory, 2017
Notes: 1 "Additional Need" Source 2017 Housing Element
2 "Additional Need" Source 2013 Economic Element, updated per Ord. 2013
3 "Additional Need" Source Draft 2018 Parks and Recreation Element
4 "Additional Need" not adjusted for future development
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The residential densities in the Land Use Element are based on the density tables in the Housing
Element. The minimum and maximum lot sizes identified in the Land Use Element, and the
Housing Element, are suggestions only, and not mandatory. The minimum and maximum lot
sizes will be set by the Zoning Ordinance, and can be adjusted from time-to-time, provided they
comply with the minimum densities in the Housing Element as carried forward in the Land Use
Element.
Figure 5.1 Land Use Plan Map
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6.1. Residential Land Use Classifications
Since 1980 residential lands have accounted for approximately 50% of all developed lands
within the City. Over the next 20 years it is projected that the residential percentage of the
City’s land inventory will remain at approximately 50%. On a population basis the ratio of
population to residential acres was initially planned in 1980 at 80:1,000 (Acres per 1000
residents). By the year 2000 the actual ratio was 80:1,00018 . By 2017 the ratio was 83:1,000.
By 2038, with the mandated minimum density at 6.9 the ratio is expected to drop to 77:1,000.
There are four (4) residential land use classifications and nine (9) supporting zoning districts.
The four (4) land use classifications, their zoning designation, and minimum and maximum
densities are:
Table 6.1 Residential Land Use Classifications
Land Use
Classification
Permitted Housing
Types
Associated Zoning
Districts
Suggested Minimum
and Maximum Gross
Densities
VLRes (Very Low
Density)
Single-Family
Detached
R-L 1 to 4
LRes (Low Density) Single-Family
Detached and Attached
R-1-6
R-1-8
R-1-10
4 to 8
MRes (Medium
Density)
Single-Family
Attached, Plexes and
Apartments
R-2
LMR
7 to 20
HRes (High Density) Single-Family
Attached, Plexes,
Apartments
R-3
MMR
HMR
20 to 50
The following defines each Residential land use classification:
6.1.1. Very Low Density Residential (VLRes)
The purpose of the VLRes classification is to encourage, accommodate, maintain and
protect a suitable environment for residential living at very low densities on lands that are
impacted by environmental constraints, or agricultural buffering needs. The VLRes
classification was initially established to act as a buffer between both the industrial areas to
the east and the agricultural lands to the west. The VLRes classification was previously
identified as Farm-Residential.
As a percentage of the City’s residential lands inventory it accounts for slightly over 1%.
Today the reliance on buffering from agricultural use has been mitigated by implementation
of agricultural buffering standards19, reducing the reliance on the VLRes classification as
the sole solution to agricultural buffering strategy. However, the VLRes classification is
18 The projected need for residential land exceeded the actual population growth by 2000.
19 CPMC 17.71 Agricultural Mitigation
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still a viable option to agricultural buffering, and in environmentally sensitive lands, such as
flood hazard areas and wet lands, where larger lots will facilitate buffering mitigation.
The VLRes land use classification is supported by the Residential Low Density (R-L)
zoning district. The minimum and maximum allowed densities and general lot size ranges
are illustrated in Table 6.2. The reference to minimum and maximum lot size is not
mandatory, but advisory. The setting of minimum and maximum lot size is the
responsibility of the City’s Zoning Ordinance, provided that the minim and maximum
density is compliant with the Housing Element.
Table 6.2 Very Low Density Residential
Zoning
District
Minimum
Density/Gross Acre
Maximum
Density/Gross Acre
Suggested
Minimum Net Lot
Size
Suggested
Maximum Net Lot
Size
R-L 1 4 9,000 sq. ft. 35,000 sq. ft.
6.1.2. Low Density Residential (LRes)
The LRes land use classification supports the need for low density housing and represents
the City’s R-1 zoning district. The LRes classification represents the largest residential land
use category, accounting for 60% of the City’s residential acreage. The purpose of this land
use classification is to accommodate the demand for single-family attached and detached
housing. The minimum density is 4 dwelling units per gross acre (R-1-10), with a maximum
of 8 dwelling units per gross acre (Table 6.3).
Single-family attached housing is permitted within the LRes classification subject to design
standards that assure architectural compatibility with abutting single-family detached
dwellings. Design emphasis is on massing, fenestration, and pedestrian and vehicular access
to assure individual identity for each attached unit.
Table 6.3 Low Density Residential
Zoning
District
Minimum
Density/Gross Acre
Maximum
Density/Gross Acre
Suggested
Minimum Net Lot
Size
Suggested
Maximum Net Lot
Size
R-1-6 6 8 4,000 sq. ft. 6,000 sq. ft.
R-1-8 5 6 6,000 sq. ft. 7,000 sq. ft.
R-1-10 4 5 7,000 sq. ft. 9,000 sq. ft.
6.1.3. Medium Density Residential (MRes)
The MRes classification’s preferred location is within 1/2 mile of activity centers and/or
transit facilities. The MRes classification allows for a mix of detached and attached
dwelling units either owner and/or renter occupied, subject to compliance with the
minimum and maximum density requirements in Table 6.4. The MRes designation covers
two zoning districts; the R-2 and the LMR districts. The LMR district is a performance
based zoning district that applies to all new development within the UGB. The R-2 district
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applies to older areas of the City that are already developed. To avoid non-conforming
issues properties in the R-2 retains separate development standards from the LMR district,
but may in-fill, or redevelop using LMR standards.
Table 6.4 Medium Density Residential
Zoning
District
Minimum
Density/Gross Acre
Maximum
Density/Gross Acre
Suggested
Minimum Net Lot
Size
Suggested
Maximum Net Lot
Size
R-2 7 10 3,000 sq. ft. 5,000 sq. ft.
LMR 7 10 3,000 sq. ft. 5,000 sq. ft.
6.1.4. High Density Residential (HRes)
This land use classification supports high density housing. The HRes classification’s
preferred location is within 1/2 mile of activity centers and/or transit facilities.
Table 6.5 High-Density Residential (HRes)
Zoning
District
Minimum
Density/Gross Acre
Maximum
Density/Gross Acre
Suggested
Minimum Net Lot
Size
Suggested
Maximum Net Lot
Size
R-3 15 20 N.A. N.A.
MMR 15 20 N.A. N.A.
HMR 20 50 N.A. N.A.
The HRes classification supports three zoning districts; the R-3, the MMR, and the HMR
(Table 6.5). The only distinguishing factor between the R-3 and MMR zoning districts is
that the R-3 district is typically in the older areas of the City and were developed under
older standards, while the MMR and HMR are applied to new development within the
UGB,TOD and CBD overlay. The HMR district is the City’s highest density residential
zoning district, which was initially reserved for use in the TOD district/corridor, but is
now allowed outside the TOD district/corridor per the Land Use Plan Map (Figure 6.1).
6.1.5. Residential Land Use Plan Map
The Land Use Plan Map distributes each of the residential land use classifications based
on, and in order of priority, as follows:
1. Acreage needs as identified in the Housing Element. The density mix and
acreage on the Land Use Plan Map shall be consistent with the density mix and
acreage mix in the Housing Element.
2. Locational factors, such as adjacent land uses, proximity to activity centers,
proximity to public transit, and street hierarchy.
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The current Land Use Plan Map Residential land use designations are based on current
(2018) designations, and are not expected to be changed in the near future.
6.1.6. Residential Infill and Redevelopment
The BLI tracks the City’s infill and redevelopment property. Most of the City’s
residential infill is scattered throughout the City, while redevelopment opportunities are
concentrated in and around the downtown and older areas of the City. The Housing
Element addresses infill and redevelopment goals and polices.
6.1.7. Small Town, Neighborhood Preservation, Identification and
Livability
One of the benefits of living in Central Point is its small town character, the importance
of which is acknowledged in the City’s 2007 Central Point Forward Fair City Vision
2020 (Vision Plan) “. . . with a ‘small town’ commitment and feel that promotes
community pride, safety, and friendliness;” followed by the value statement that the City
values “. . . planned growth that will retain our small town atmosphere.” With the “. . .
small town aspiration . . .“ and increasing residential density urban design is, and will
continue to be an important consideration in the City’s continuing development.
As used in this Land Use Element the term “small town” is qualitative (feel), not
quantitative (size of population or building size), with an emphasis on urban design
elements to support and enhance the neighborhood feel and pedestrian in scale.
6.2. Residential Zoning & Density
The residential densities shown in the above tables are based on gross acres as defined in
Section 6.3. All residential development must meet the minimum density requirement based
on its land use classification20 and the applicable underlying zoning district. The minimum
and maximum net lot area shown in the above tables are advisory only. The designation of
minimum and maximum lot size for each residential district is the responsibility of the City’s
Zoning Ordinance, which may be modified from time-to-time provided they comply with the
applicable densities set forth in the Housing Element for each associated residential land use
classification.
6.3. Minimum/Maximum Density Calculation
The Regional Plan Element measures density in terms of dwelling units per gross acre (43,560
sq. ft.). To calculate residential density per gross acre it is sometimes necessary to remove other
non-residential use areas within the proposed project that will be given a land use reclassification
from the Residential inventory to another approved land use (excepting right-of-way).
20 City of Central Point 2018 Housing Element
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The range of residential units allowed within any particular land use classification and zoning
district can be calculated by taking the gross acreage (43,560 sq. ft. per gross acre) less any areas
proposed for public parks/public open space, civic uses and environmental lands as that term is
defined in the Land Use Element Environmental Overlay (Section 6.3.3).
Below are two examples of how to calculate the minimum/maximum density for the all
residential zoning districts.
Example 1: Property is 2.5 gross acres within the R-1-8 zoning district (5 units minimum
per gross acre). No proposed acreage deductions for Environmental, public parks/open
space, or civic uses.
Gross acreage equals 2.5 acres
Minimum required density 5 units/gross acre.
Maximum allowed density 6 units/gross acre.
2.5*5=12 minimum number of dwelling units.
2.5*6=15 maximum number of dwelling units.
Allowed Density Range for the property: 12 to 15 units.
Example 2: Property is 2.5 acres within the R-1-8 zoning district (5 units/gross acre).
There is 0.75 acres designated for public parks/open space, 0.25 acres for a church and
0.25 acres within the floodway (exempt acreage) for an adjusted total gross acreage of
1.25.
Gross acreage equals 2.5 acres minus 1.25 acres ((exempt acreage) = 1.25 acres
Minimum required density 5 units per gross acre.
Maximum allowed density 6 units per gross acre.
1.25*5=6.25 rounded to 6 minimum number of dwelling units.
1.25*6=7.5 rounded21 to 8 maximum number of dwelling units.
Allowed Density Range for the property: 6 to 8 dwelling units per gross acre.
Over the course of the next 20-year planning period the City will need approximately 250 acres of
residential land to meet its expected population growth22. The below tables illustrate how the new
residential lands are scheduled to be distributed by land use classification23 as necessary to meet
the minimum density standards of the Housing Element.
21 Conventional rounding method
22 City of Central Point Housing Element
23 City of Central Point Housing Element
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Periodically, through the BLI, the need for urban land will be monitored and the UGB amended
as necessary to maintain an inventory of vacant land adequate to meet demand (Gross Residential
Acres Needed) as noted in Table 7.6.
In addition to the above residential acreage need identified in Table 7.6, additional residentially
designated acreage will be needed within the residential land use classification to accommodate
public parks and open space, and private sector civic uses, and the residential land inventory
appropriately adjusted.
6.3.1. Public Parks/Open Space and Residential Density
The City’s Parks and Recreation Element does not identify specific locations for future
parks, but instead provides proposed target areas needing parks (Figure 6.1). To maintain
the park land to population ratio noted in the Parks and Recreation Element an additional
42 acres of park land will need to be acquired and developed by 2038. Generally, the
location of parks and open space lands are associated with residential lands. At such time
as parks and open space lands are designated and acquired within the Residential land use
classification, then the Residential lands acreage will need to be adjusted to accommodate
the loss in acreage due to the park land need. Until such time as park lands are acquired
the residential land inventory includes, in the aggregate, the 42 acres projected for public
parks and open space. As park lands are identified the Land Use Element will be
amended to reflect the change.
6.3.2. Civic Uses and Residential Density
The designation of Civic lands, as with parks and open space, predominantly responds to
residential development. Similar to the provision to adjust residential lands for park and
open space development, when civic uses, such as churches, develop within the
Residential land use classification, then the residential lands must be appropriately
Table 7.6 Proposed Maximum and Minimum Gross Density, Zoning
Zoning District Percentage
Minimum
Gross Density
Gross
Residential
Acres
Needed
Minimum
Build-Out
(DUs)
Maximum Gross
Density
Gross
Acres
Maximum
Build-Out
(DUs)
R-L 5% 1.00 12 12 2.50 12 30
Total 5% 1.00 12 12 2.50 12 30
R-1-6 30% 6.00 76 456 8.00 76 608
R-1-8 18% 5.00 46 228 6.00 46 274
R-1-10 12% 4.00 30 122 5.00 30 152
Total 60% 5.30 152 806 7.19 152 1,094
LMR 10% 7.00 26 182 10.00 26 260
R-2 10% 7.00 25 175 10.00 25 250
Total 20% 7.00 51 357 10.00 51 510
R-3 6% 12.00 15 182 20.00 15 304
MMR 5% 12.00 11 137 20.00 11 228
HMR 5% 25.00 11 285 50.00 11 569
Total 15% 15.90 38 603 29.00 38 1,101
Grand Total 100% 7.03 253 1,778 10.81 253 2,734
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adjusted to accommodate the loss in acreage. As civic uses are developed the change will
be reflected in the BLI.
6.3.3. Environmental Lands and Residential Density
Throughout the City there are lands that are developmentally encumbered as a result of
flooding or other environmental constraints. The presence of environmental constraints is
maintained in the BLI and is deducted from the density calculation in Section 6.3.
6.3.4. Residential Goals and Policies:
Residential Goal 1: To ensure a high degree of livability and environmental quality in all
residential areas of Central Point.
Residential Goal 2: To support a well-balanced variety of residential densities and housing
opportunities/types for all residents of the community as described in the Housing Element.
Residential Goal 3: To preserve the value and character of older-single-family neighborhoods
through proper zoning, including reasonable efforts to encourage maintenance and rehabilitation
as an alternative to transitional development at higher densities.
Residential Goal 4: To encourage and make possible innovative residential planning and best
practices development techniques that would help to increase land use efficiency, reduce costs of
utilities and services, and ultimately reduce housing costs.
Residential Policy 1: To continue to ensure that long-range planning and zoning reflects the need
to locate the highest densities and greatest numbers of residents in closest possible proximity to
existing and future activity centers.
Residential Policy 2: To continue to update the Zoning Ordinance, as necessary to take
advantage of planning innovation, best practices, and technological improvements that could have
applications in Central Point to the benefit of the community.
Residential Policy 3: In areas where residential neighborhoods abut commercial or industrial
areas, orient the residential structures and local streets away from these land uses to avoid any
undesirable views and to strengthen neighborhood solidarity.
Residential Policy 4: In any area where development of one or more parcels may create obstacles
to development of others, the initial developer shall develop a specific plan that would provide for
the future development of the entire area, including the provision of adequate access to
potentially landlocked properties.
7. Employment Land Use
The Employment land use category is comprised of six (6) supporting land use classifications
addressing the City’s land use needs for commercial, office, and industrial acreage. The City has a
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total 2017 inventory of 511 acres within the urban area designated for employment purposes. Based
on the findings of the Economic Element it is estimated that by the year 2033 the City will have a
need for 59 to 64 additional gross acres24, or 13 acres per 1,000 residents of employment lands to
meet its 2033 year growth projection. The Economic Element was based on the assumption that by
2033 the population would be 27,410. Portland State University Population Research Center’s25
official forecast for 2033, was 22,257, was considerably lower. By 2038 it is projected to be 23,290.
Because the 2038 population projection does not exceed the Economic Element’s 2033 population
projection the estimated demand of 59 – 64 additional acres for employment purposes will be
acceptable for the 2018 – 2038 planning period.
7.1. Commercial Land Use Summary
The City’s commercial land use classification is comprised of three secondary classifications:
Neighborhood Commercial (NC)
Employment Commercial (EC); and
General Commercial (GC)
The EC and GC have been redefined from their prior descriptions to broaden the scope of allowed
land uses. Of the 511 acres designated for employment purposes 235 acres are identified for
commercial use (Figure 7.2). By 2038 it is expected that (technically) an additional 14 gross acres
will be needed per the Economic Element. However; this projected need is based on the general
relationship of total commercial acreage to population – supporting neighborhoods. With the
exception of the NC classification this relationship is reasonably accurate. For the NC
classification additional commercial lands will be needed to service new neighborhoods as the
City expands in to the Urban Reserve Areas. The Concept Plans for each URA will address
location and acres needed for future NC locations.
24 Adjusted for 47 acre 2015 Industrial UGB expansion, Ordinance No. 2013
25 Coordinated Population Forecast 2015 through 2065Jackson County, Portland State University Population
Research Center.
Table 7.1. Projected Employment Land Use Needs
Land Use Classification 2017 Inventory
Needed New
Gross Acres
Total 2038
Inventory
Commercial 236 14 250
Industrial 275 49 325
TOTAL 511 64 575
Source: City of Central Point Buildable Lands Inventory, 2017
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7.1.1. Commercial Land Use Plan
The City’s commercial land use plan is based on the Economic Element’s analysis of commercial,
office, and tourist needs of the community for the planning period (2013-33). At the time the
Economic Element was completed (2013) the City’s commercial lands accounted for 8% (235 acres)
of the City’s total land inventory. At 8% of the total land area the population to commercial land use
ratio was 13 acres of commercial land for every 1,000 population by the year 2033. This ratio remains
consistent with the standard adopted in the 1983 Land Use Element, and is supported by the
Economic Element which notes that there are sufficient commercial lands within the current urban
area to address future commercial land needs to meet the 2033 population.
However, not all of the commercial lands are effectively distributed to serve the needs of an
expanding UGB. As the urban area expands into the URA there will be a logistical need for additional
commercial lands that exceed the benchmarks. From an urban design perspective there will be a need
for additional commercial lands to serve growing neighborhood needs outside the current UGB. The
location and acreage of new Commercial lands are addressed in the Concept.
The Land Use Plan includes three (3) commercial land use classifications:
7.1.1.1. Neighborhood Commercial (NC).
Neighborhood Commercial, provides for small neighborhood convenience retail and services
needs of adjacent residential neighborhoods. To assure that Neighborhood Commercial districts
are sized to service neighborhood needs. Neighborhood Commercial districts should be limited to
approximately 3-5 acres with a typical service area of 3 miles. The NC district should be located
along collector and/or arterial streets and designed to complement the retail and service needs of
abutting residential neighborhoods. The design of this commercial district should be at a scale
and architectural character that complements and functionally compatible with the neighborhood
and emphasizes pedestrian and bicycle convenience.
Currently, there are three (3) NC districts in the City, three (3) on the west side approx. 1 acre in
size, and one (1) on the east side, approx. 7 acres in size.
Comprehensive Plan Designation
Total Urban
Gross Acres
Percentage
of Total
Land Use
Neighborhood Commercial (NC) 22.00 1%
Employment Commercial (EC) 145.00 5%
General Commercial (GC) 68.00 2%
TOTAL COMMERCIAL 235.00 8%
Table 7.2. Commercial Land Use Distriubtion, 2017
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7.1.1.2. Employment Commercial (EC).
The EC classification is designed to accommodate a wide variety of retail, service, and office
uses in an environment that is pedestrian oriented in scale and amenities and supports pedestrian,
bicycle, and transit use. Residential uses above the ground floor are encouraged.
The EC land use designation replaces the prior Tourist and Office-Professional classification.
7.1.1.3. General Commercial (GC).
The GC classification is designed to accommodate commercial, business, and light industrial uses
that are most appropriately located along or near major highways or arterials and are largely
dependent of highway visibility and access. The GC land use designation replaces the prior
Thoroughfare Commercial classification.
7.1.2. Commercial Development Goals and Policies
Commercial Goal 1: To create an economically strong and balanced commercial sector of the
community that is easily accessible, attractive, and meets the commercial needs of the local
market area.
Commercial Goal 2: Continue to pursue implementation of the Downtown and East Pine Street
Corridor urban renewal plan.
Commercial Policy 1: Maintain the zoning of all commercial areas of Central Point as necessary
to comply with the Economic Element.
Commercial Policy 2: Undertake an in-depth study of the downtown business district and
develop a comprehensive improvement plan that would include such considerations as traffic
circulation and off-street parking, pedestrian and bicycle facilities and access, structural design
guidelines, and guidelines for landscaping and signing.
Commercial Policy 3: Encourage the development of shared commercial parking areas in the
downtown area to be carried out by the local businesses with City assistance.
Commercial Policy 4: Promote the planned integration of abutting commercial development for
the purpose of more efficient customer parking, better design and landscaping, coordinated
signing, and increased retail sales.
Commercial Policy 5: For that section of Highway 99 between Beall Lane and the High School
implement the 99 Corridor Plan to improve the corridor, traffic circulation, and the overall visual
and aesthetic character of the area.
7.2. Industrial Land Use Plan
It was determined in the 1980 Land Use Plan that a typical city in Oregon similar in size to Central
Point had approximately 15 acres of industrial land per 1,000 residents. At that time the City’s
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industrial lands inventory accounted for only 4.1 acres per 1,000 residents. Today (2018) the City has
14.87 acres per 1,000 residents, and industrial acres in number and size to provide an attractive
inventory of industrial lands.
The City’s vision plan restates the continuing need to improve the industrial, employment, and
economic health of the Community as a major goal, and to mitigate the City’s “bedroom community”
image. Since 1980 the City has successfully pursued this goal, having attained a current ratio of 14.87
industrial acres per resident.
The industrial land use classification is divided into two sub-classifications; Light Industrial and
Heavy Industrial. Together they total 275 acres, of which 54 acres are considered vacant. The
Economic Element determined that by 2033 an additional 49 gross acres26 will be needed for
industrial purposes. This need determination was based on a 2033 population projection of 27,410.
Since adoption of the Economic Element Portland State University’s Population Research Center, in
accordance with recently adopted legislation, completed an updated population estimate for 2015
through 2060. The projected population for 2038 is 23,29027 which is less than that used in the
Economic Element. As such, and since population was used as an indicator of future need, the
Economic Element’s project need is deemed acceptable for 2038 use.
7.2.1. Industrial Goals and Policies
Industrial Goal 1: To support and maintain a strong and diversified industrial sector in
accordance with the Economic Element.
Industrial Goal 2: To maximize industrial expansion and new development opportunities in
locations that utilize existing highways and other infrastructure, are in close proximity to
employee housing areas, and will minimize conflicts with all non-industrial land uses.
Industrial Goal 3: Through the BLI monitor and manage the use of industrial lands.
Industrial Goal 4: To encourage light industrial uses in the General Commercial district subject
to site and architectural standards that ensures compatibility with adjacent commercial uses.
Industrial Policy 1: Within CP-1B maximize the industrial development potential of the
Highway 99/Central Oregon and Pacific Railroad (CORP) corridor to meet the City’s industrial
needs to the year 2038.
Industrial Policy 2: Work toward the development of requirements, incentives, and guidelines
for the establishment of industrial parks or other forms of master planning in the industrial
development category.
26 City of Central Point Economic Element, Table 5.2-2
27 Portland State University, Population Research Center Interpolation Table
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Industrial Policy 3: Ensure through the plan review process that all industrial development
proposals adequately address the importance of maintaining environmental quality, particularly
air and water quality.
Industrial Policy 4: Continue to support the landscape requirements for industrial development
as set forth in the Zoning Ordinance.
Industrial Policy 5: Maintain a minimum industrial lands ratio of 15 acres of industrial land per
1,000 residents.
7.3. Civic Land Use
Lands designated for this use consist of a variety of uses considered to be public in nature or perform
public services, particularly public schools, which account for the largest percentage of acreage in this
classification. In 2016 the ratio of Civic lands to 1,000 residents appeared to be significantly below
the projected 2000 ratio. This discrepancy was a result of the methodology used in calculating Civic
land uses. In the previous Land Use Element all civic land uses were inventoried regardless of the
land use classification. As illustrated in the below table only lands within the Civic classification were
included in the inventory. If all civic land uses were accounted for in the below table the ratio is the
same as the 2000 ratio.
Going forward only public civic uses will be counted in the Civic classification. Quasi-public uses
will be noted, but will be relegated to an allowed use in other land use classifications.
7.3.1. Civic Land Use Goals and Policies
Goal 1: To include in each land use category sufficient public lands for land uses related to
community public facilities, such as city hall, public schools, community centers, etc. Other quasi-
public uses such as utilities, churches, etc. will be relegated to other land use classification consistent
with past practices.
Civic Lands Policy 1. Ensure that any major public or quasi-public facility that is proposed to be
located within a residential neighborhood is located along a collector or arterial street, is compatible
with surrounding land uses, and does not contribute unreasonably to traffic volumes within the
neighborhood.
Civic Lands Policy 2: Work with officials of School District 6 to develop and implement a school site
acquisition program that is consistent with the long-range comprehensive plans of the City and the
District.
Civic Lands Policy 3: Continue to emphasize the need for pedestrian and bicycle access to all public
facilities and areas frequented by local residents.
7.4. Parks and Recreation Land Use
The City’s park and recreation needs are addressed in the Parks and Recreation Element.
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Parks and Recreation Goal 1: To integrate into the Land Use Plan the parks and recreation, and open
space needs as set forth in the Parks and Recreation Element.
Parks and Recreation Policy 1: Whenever possible, encourage the location of public park sites adjacent to
public school sites to establish neighborhood educational/recreational “centers” that can benefit by the
joint utilization of both types of facilities.
7.5. Circulation/Transportation Land Use
The Land Use Plan maintains the City’s public street system as a percentage of the City’s total land
inventory. As a typical rule-of-thumb the right-of-way needs of a typical community averages 25%28 of
all land uses within an urban area. In 1980 it was estimated that by the year 2000 the City’s street right-
of-ways would account for 20% of the City’s total land area. By 2017 the figure was actually 22%.
Statistically the 2% difference is insignificant when the methodology for determining right-of-way is
considered. As explained in the BLI with the exception of right-of-way all other parcels (A) are based on
the tax assessors information. The City’s GIS system uses a shape file for the City’s urban area (B). When
A is deducted from B the result is right-of-way.
The City’s circulation planning is the responsibility of the City’s Transportation System Plan. The
Transportation System Plan address not only the City’s street right-of-way needs, but also, rail, bicycle,
pedestrian, and air.
7.5.1. Circulation Land Use Goal
The most significant relationship between land use and circulation planning is the
reliance of circulation/transportation planning on its ability to provide an acceptable level
of services based on the underlying land use mix. Typically, as land use intensifies traffic
volumes increase. The Land Use Element and the Transportation System Plan are
currently in balance. As land use changes are proposed it is necessary that the impact of
the change is evaluate for compliance with transportation standards and mitigate as
necessary. This occurs at two levels; when projects of a certain size are developed, and as
land is brought into the UGB.
Circulation Goal 1: To effectively manage the use of land within the Central Point
Urban Area in a manner that is consistent with, and that supports the successful
implementation of the City’s Transportation System Plan.
Circulation Policy 1: Prior to inclusion of lands from the URAs into the UGB a traffic
impact analysis shall be completed to determine level of service at time of development.
28
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8. Overlay Districts
As previously noted there are five (5) overlay districts that affect the various land uses. Those
districts are shown in Figure 8.1 and are described as follows:
8.1. Central Business District (CBD)
The Central Business District (CBD) Overlay represents the City’s historic business
center of the community. As an overlay district the CBD encompasses a mix of
commercial (retail and office) and residential use classifications that support its use and
development as an Activity Center. The CBD Overlay extends along Pine Street; from
First Street and Seventh Street. The CBD Overlay is intended to identify and strengthen
the commercial core area as a unique area of the City.
8.2. Transit Oriented Development District (TOD)
The TOD overlay represents the existing TOD is to encourage, through a master plan
process, development that includes a mixture of housing, office, retail and/or other
amenities integrated into a walkable neighborhood and located within a half-mile of
public transportation.
8.3. Environmental Overlay
The Environmental Overlay identifies lands that are environmentally constrained such as
high risk flood hazard areas and/or environmentally sensitive lands such as wetlands,
riparian areas, etc., that are not developable. Figure 8.1 Overlay Map identifies the area
covered by each overlay.
The Environmental Overlay includes the floodway plus 25-ft or the top-of-bank plus 25-
ft, whichever is greater. The objective of this overlay flood overlay is to reduce flood
risk to the community while restoring and/or preserving floodplain and riparian areas,
which provide multiple community benefits (i.e. meet state and federal regulatory
requirements, reduce the cost of flood insurance, improve fish and wildlife habitat,
increase neighborhood recreation areas, mitigate increased flood hazards generated by
new land divisions in the flood overlay zone, etc.).
8.4. Airport Overlay
The Airport Overlay includes two overlays; the Airport Approach Overlay and the
Airport Concern Overlay. The Airport Overlays are intended to reduce risks to aircraft
operations and land uses near airports and heliports. These overlays are required
pursuant to federal and state laws, specifically Federal Aviation Regulations (FAR, Part
77) and Oregon Administrative Rules (OAR 660-013 and OAR 738-070).
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8.5. Climate Friendly Area (CFA) Overlay
The CFA Overlay represents an area designed to encourage an urban mixed-use area with
higher-density housing, jobs, business and services that are accessible via high quality,
connected bicycle, pedestrian and transit networks and services. The CFA Overlay
includes a land area with sufficient zoned building capacity to accommodate 30 percent
of the City’s current and future housing need and applies land use and development
standards consistent with the requirements provided in Oregon Administrative Rule 660-
012-0300 through 0325.
The City’s CFA Overlay is 94.4 gross acres with 66.8 net developable acres after
deducting existing and future right-of-way. The CFA Overlay is 1,226 feet wide
measured at the narrowest area along East Pine Street. As illustrated in Figures 8.5.1, the
CFA is located within the TOD Overlay north of East Pine Street between Bear Creek
and Hamrick Road on the east side of Interstate 5. It is planned to accommodate a mix of
high density residential, employment commercial and civic land uses (Figure 8.5.2)
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Figure 8.5.1. CFA Overlay Map
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Figure 8.5.2. CFA General Land Use Plan
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Figure 8.1. City of Central Point Overlay Districts Map
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9. Urban Growth Boundary
As the City grows it will be necessary to expand the UGB to accommodate the projected growth.
The preferred protocol is to expand the UGB provided the criteria set forth in CPDC, Section
17.96.500 are met. Based on the BLI and findings in Housing, Economic, and Parks and Recreation
Elements the UGB needs to expand to include an additional 240 acres (approx.), distributed as
shown in Table 9.1.
10. Land Use Plan Map
Figure 10.1 is the City’s Land Use Plan Map for 2018-2038. This map identifies and distributes all
land use classifications within the City’s urban area. The Land Use Plan Map has been prepared in
compliance with such other Comprehensive Plan elements as the Housing Element, the Economic
Element, the Parks and Recreation Element, etc.
The City’s Zoning Map shall be consistent, at all times, with the land use classifications in the Land
Use Element.
When amendments to the UGB are proposed they must be found consistent with the applicable
Concept Plan(s) in the Regional Plan Element.
Table 9.1 Projected Urban Area Land Use Needs
Land Use Classification
2017 Inventory
(Gross Acres)
Additional
Needed (Gross
Acres)
Total 2038
Inventory
(Gross Acres)
Residential1 1,491 150 1,641
Commercial 247 29 276
Industrial2 360 - 360
Civic 109 9 118
Parks & Open Space3 227 53 280
Public Right-of-Way4 694 - 694
TOTAL 3,128 241 3,369
Source: City of Central Point Buildable Lands Inventory, 2017
Notes: 1 "Additional Need" Source 2017 Housing Element
2 "Additional Need" Source 2013 Economic Element, updated per Ord. 2013
3 "Additional Need" Source Draft 2018 Parks and Recreation Element
4 "Additional Need" not adjusted for future development
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Figure 10.1. City of Central Point, Land Use
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Climate Friendly Area (CFA) Designation
Findings of Fact and Conclusions of Law
File No. CPA-24001 and ZC-24002
Applicant:
City of Central Point ) Findings of Fact
140 South 3rd Street ) and
Central Point, OR 97502 ) Conclusions of Law
1 Introduction
The City is amending its Comprehensive Plan Land Use Element and Zoning Ordinance
to accomplish the following:
Amend the Comprehensive Plan Land Use Element to establish a Climate
Friendly Area (CFA) Overlay;
Amend the General Land Use Map (GLUP) to apply the CFA Overlay to 94.4
acres and to amend the land use designation on 27.6 acres from Medium
Density Residential (MRes) to High Density Residential (HRes);
Amend the Zoning Map to apply the CFA Overlay to 94.4 acres and to re-zone
27.6 acres from Low Mix Residential (LMR) to Medium Mix Residential (MMR)
within the CFA Overlay area;
Add a new CFA Overlay chapter and make various amendments to other
chapters in Central Point Municipal Code (CPMC) Title 17, Zoning.
The proposed Comprehensive Plan and Zoning map and text amendments respond to
amendments to portions of the Climate Friendly and Equitable Communities (CFEC)
rules (Oregon Administrative Rule (OAR) 660-012-0300 through 0330), which require
cities greater than 10,000 in population to establish at least one (1) Climate Friendly
Area (CFA) that is subject to land use and transportation planning requirements that aim
to create dense urban mixed-use centers where people can live, work and play without
owning a car.
The purpose of these findings is to demonstrate that the City’s proposed CFA is
consistent with the locational, capacity and land use requirements set forth in OAR 660-
012-0310, 0315 and 0320, respectively, as well as the Statewide Planning Goals,
Central Point Comprehensive Plan and Zoning Ordinance.
1.1 Applications
There are two (2) applications required to establish the CFA Overlay as provided below:
1.1.1 Comprehensive Plan Amendment: Land Use Element Text and General Land
Use Plan Map (File No. CPA-24001)
The proposed amendment to the Land Use Element includes text amendments
to describe the purpose and applicability of the new Climate Friendly Overlay, as
well as the map amendments to establish the 94.4-acre CFA Overlay; and re-
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designate 27.6 acres within the CFA Overlay area from Medium Density
Residential (MRes) to High Density Residential (HRes).
1.1.2 Zoning Text and Map Amendment (File No. ZC-24002)
The proposed Zoning Map Amendment applies the CFA Overlay to 94.4 acres
and re-zones 27.6 acres from Low Mix Residential (LMR) to Medium Mix
Residential (MMR) consistent with the Comprehensive Plan GLUP Map
amendment (Figures 3 and 4). The proposed Zoning Text Amendment amends
relevant definitions for types of land uses, amends selected transit-oriented
development (TOD) standards that apply to the proposed CFA and beyond, and
introduces standards for a new CFA overlay zone that allow a broad mix of uses
at intensities that support walkable, mixed-use patterns of development.
1.2 Procedural Requirements
The proposed amendments include change to a 94.4-acre area within the City, including
policy, regulatory and map changes. Given the broad scope of the changes that will
apply new policies and regulations, all three (3) applications qualify as major legislative
amendments pursuant to CPMC 17.96.300 and CPMC 17.10.300(A) and are being
processed using Type IV (Legislative) procedures in a consolidated proceeding.
1.3 Approval Criteria
Comprehensive Plan and Zoning Ordinance amendments, text and map changes are
subject to overlapping approval criteria as follows:
OAR 660-012-0310, Climate Friendly Areas
OAR 660-012-0315, Designation of Climate Friendly Areas
OAR 660-012-0320, Land Use Requirements in Climate Friendly Areas
OAR 660-012-0325, Transportation Review in Climate-Friendly Areas and
Centers
OAR 660-012-0330, Land Use Requirements
Statewide Planning Goals
Central Point Comprehensive Plan
CPMC 17.96, Comprehensive Plan and Urban Growth Boundary Amendments
CPMC 17.10, Zoning Map and Text Amendments
1.4 Document Organization
These findings are presented in four (4) sections as set forth below:
1 Introduction ......................................................................................................................... 1
1.1 Applications .................................................................................................................. 1
1.1.1 Comprehensive Plan Amendment: Land Use Element Text and General
Land Use Plan Map (File No. CPA-24001) ...................................................................... 1
1.1.2 Zoning Text and Map Amendment (File No. ZC-24002) .................................. 2
1.2 Procedural Requirements ......................................................................................... 2
1.3 Approval Criteria ......................................................................................................... 2
1.4 Document Organization ............................................................................................. 2
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2 Background ......................................................................................................................... 9
2.1 CFA Study ..................................................................................................................... 9
2.1.1 CFA Candidate Areas ........................................................................................ 10
2.1.2 Housing Need ...................................................................................................... 11
2.1.3 RVCOG CFA Study Housing Capacity Summary ...................................... 11
2.1.4 Housing Capacity Analysis Update .............................................................. 12
2.2 Proposed CFA ............................................................................................................ 12
2.2.1 Location ................................................................................................................ 12
2.2.2 Current Land Use ............................................................................................... 14
2.2.3 Housing Inventory ............................................................................................. 14
2.3 Proposed Land Use .................................................................................................. 16
2.4 Anti-Displacement & Housing Production Strategies ..................................... 16
2.5 Multimodal Gap Summary ...................................................................................... 24
2.6 Highway Impact Summary ...................................................................................... 24
3 Findings of Fact and Conclusions of Law ................................................................ 25
3.1 State Climate Friendly Area Rules (OAR 660-012-0310 to 660-012-0330) .. 25
3.2 Statewide Planning Goals ....................................................................................... 41
3.2.1 Goal 1 – Citizen Involvement ................................................................................ 41
3.2.2 Goal 2 – Land Use Planning ................................................................................. 42
3.2.3 Goal 3 – Agricultural Lands .................................................................................. 42
3.2.4 Goal 4 – Forest Lands ............................................................................................ 42
3.2.5 Goal 5 – Natural Resources, Scenic and Historic Areas, and Open Spaces ....... 42
3.2.6 Goal 6 – Air, Water and Land Resources Quality ................................................ 43
3.2.7 Goal 7 – Areas Subject to Natural Hazards .......................................................... 44
3.2.8 Goal 8 – Recreational Needs ................................................................................ 44
3.2.9 Goal 9 – Economic Development .......................................................................... 45
3.2.10 Goal 10 – Housing ................................................................................................. 45
3.2.11 Goal 11 – Public Facilities and Services ............................................................... 46
3.2.12 Goal 12 – Transportation ....................................................................................... 47
3.2.13 Goal 13 – Energy Utilization ................................................................................. 47
3.2.14 Goal 14 – Urbanization .......................................................................................... 47
3.3 Central Point Comprehensive Plan ...................................................................... 47
3.3.1 Housing Element ................................................................................................ 48
3.3.2 Economic Element ................................................................................................. 55
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3.3.3 Land Use Element .................................................................................................. 60
3.3.4 Transportation Element ......................................................................................... 63
3.4 CPMC 17.96, Comprehensive Plan and Urban Growth Boundary
Amendments ......................................................................................................................... 64
3.5 CPMC 17.10, Zoning Map and Text Amendments ............................................ 66
3.6 Summary Conclusion ............................................................................................... 69
4 Exhibits ............................................................................................................................... 70
4.1 Exhibit 1 – Planning Commission Resolution No. 929 ................................................. 71
4.2 Exhibit 2 – Planning commission Resolution No. 930 .................................................. 72
4.3 Exhibit 3 – Land Use Element with Redline .................................................................. 73
4.4 Exhibit 4 – Zoning Text Amendments ........................................................................... 74
4.5 Exhibit 5 – Multimodal Gap Summary .......................................................................... 75
4.6 Exhibit 6 – Highway Impacts Summary ........................................................................ 76
4.7 Exhibit 7 – Updated Housing Capacity Analysis Calculations ...................................... 77
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Figure 1. Current GLUP Map Designations within the CFA Overlay
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Figure 2. Proposed GLUP Map Designations within the CFA Overlay
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Figure 3. Current Zoning Designations within the CFA Overlay.
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Figure 4. Proposed Zoning Designations within the CFA Overlay
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2 Background
The City of Central Point has been committed to promoting multi-modal transportation
options through the use of compact land development patterns and complete street
design and construction for over two decades. These land management approaches
have received increasing attention as an important way to reduce reliance on passenger
vehicles by promoting active transportation, such as walking and cycling. On March 10,
2022, Governor Kate Brown issued Executive Order 20-04, directing state agencies to
reduce climate pollution. The Land Conservation and Development Commission
(LCDC) adopted Climate Friendly & Equitable Communities (CFEC) rules in July 2022,
which fundamentally alters the way communities plan for and implement land use and
transportation and includes designation of Climate Friendly Areas (CFAs). Since
LCDC’s adoption of the CFEC rules, the City of Central Point has accomplished the
following:
Eliminated off-street parking mandates in alignment with OAR 660-012-0420;
Reformed parking lot design standards to increase tree canopy coverage and
promote solar power generation and Electric Vehicle (EV) charging capacity in
alignment in OAR 660-012-0405 and 660-012-0410; and,
Studied potential CFA locations.
At this time, the City is establishing a CFA to meet OAR 660-012-0310 to 660-012-0320
sized to accommodate at least 30% of Central Point’s current and future housing needs
within a mixed-use district where residents, workers and visitors can meet most of their
daily needs via a multimodal system that provides frequent, comfortable, and
convenient connections to key destinations within the city and the region. Parking lots
within CFAs are not required. However, if provided, they are designed to provide
abundant tree canopy and other design elements that support pedestrian and bicycle
use.
2.1 CFA Study
In 2023, the City partnered with the Rogue Valley Council of Governments (RVCOG),
3J Consulting and the Department of Land Conservation and Development (DLCD) to
study potential CFA locations in Central Point (Exhibit 6). The Study documents the 8-
step process including:
1. Develop a Community Engagement Plan;
2. Locate CFA candidate areas;
3. Size the CFA to accommodate 30% of current and projected housing needs;
4. Evaluate existing development standards for conformance with CFA
requirements;
5. Identify needed zoning changes, if any;
6. Calculate CFA capacity;
7. Conduct an equity analysis to improve outcomes for underserved populations;
and,
8. Complete the Study.
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2.1.1 CFA Candidate Areas
The CFA Study identified two CFA boundary scenarios on the east side of Interstate 5
both including lands within the Eastside Transit Oriented Development (ETOD) Overlay
area. Scenario 1 was roughly 110 acres and included lands outside the ETOD west of
Bear Creek that are planned for heavy commercial use and open space (Figure 5).
Scenario 2 is roughly 86 acres and has the same boundary as Scenario 1 minus the
lands west of Bear Creek (Figure 6). Proposed CFA Overlay implements the Scenario 2
boundary.
Figure 5. CFA Study: Scenario 1 Candidate Area
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Figure 6. CFA Study: Scenario 2 Candidate Area
2.1.2 Housing Need
The Central Point CFA study relied on the acknowledged Housing Needs Analysis to
determine the current and future housing needs in the CFA (Table 1). Based on
evaluation of current and future housing, the CFA is required to provide zoned building
capacity for 2,926 dwelling units.
Table 1. CFA Housing Needs
Table 1. CFA Housing Needs
2019 Existing Housing Units 6,864
2039 Forecast Units Needed 2,887
Total Needed Housing Units 9,751
Required CFA Housing Capacity (No. Units) 2,926
2.1.3 RVCOG CFA Study Housing Capacity Summary
Based on the City’s acknowledged Housing Needs Analysis for 2019-2039, the City has
6,684 and needs an additional 2,887 units to accommodate forecast population growth.
In accordance with OAR 660-012-0315(1), the CFA Overlay must have zoned capacity
to accommodate 30% of the current and forecast housing need, which is equivalent to
2,926 housing units. The RVCOG Housing Capacity Analysis for the proposed CFA
Overlay/Scenario 2 is provided on Pages 43-46 in Exhibit 6. The analysis calculated
housing capacity for each of the zones within the CFA was based on the land use
distribution in Table 2.
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Table 2. Original CFA Scenario 2 Land Use Distribution (Gross and Net Developable Acreage (NDA))
CFA Study Scenario 2 Land Use Distribution (Acres)
LMR MMR HMR Civic EC Total
22 37 7.43 6 14.14 86.57
Based on the above distribution and the assumed block lengths (360’ * 260’), the CFA
Study concluded that the CFA Overlay area would have capacity to accommodate
3,779 units, which exceeds the required zoned housing capacity by 853 units.
2.1.4 Housing Capacity Analysis Update
The City’s proposed CFA Overlay does not modify the Scenario 2 boundary. However,
review of the study identified several changes needed to update to the Housing
Capacity Analysis calculations: reducing the assumed maximum block length from 360-
ft to 350-ft consistent with OAR 660-012-0310(2)(a) and updating the acreages based
on the proposed land use and zoning changes being adopted as part of the project
(Table 3).
Table 3. Corrected Land Use Distribution (Gross and Net Developable Acreage (NDA))
CFA Overlay Corrected Land Use Distribution (Acres)1
LMR MMR HMR Civic EC Total
Gross Acres 0 71.0 7.4 5.9 10.1 94.4
NDA 0 50.2 5.3 4.2 7.1 66.8
The updated Housing Capacity Analysis indicates that the proposed CFA Overlay can
accommodate 4,056 dwelling units based on the proposed land use distribution, which
continues to exceed the zoned housing capacity requirement to provide 2,926 units.
(See Exhibit 7.)
2.2 Proposed CFA
2.2.1 Location
The City’s CFA is located within a portion of the Transit Oriented Development (TOD)
Overlay east of Interstate 5 (Figure 7). The 94.4-gross-acre CFA is bound by East Pine
Street to the South, Hamrick Road to the east, Bear Creek to the west and undeveloped
lands planned for residential use to the north. The CFA is within the Urban Growth
Boundary (UGB) with roughly 29.4 acres located outside the city limits boundary.
1 Acreages for the updated Housing Capacity Analysis are based on calculation of GIS shapefile geometry for zoning district
boundaries, tax lots and right-of-way deductions. This accounts for the minor discrepancies in the net acreage totals for the CFA
between Table 1 and 2.
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Figure 7. CFA Overlay Aerial Photo Showing Existing conditions
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2.2.2 Current Land Use
The current land use and zoning provides for a mix of medium and high density
housing, civic and commercial uses (Figure 1 and 3; and Table 4).
Table 4. CFA Current Land Use and Zoning Distribution
Current Land Use Gross Acreage Current Zoning Gross Acreage
Medium Density
Residential
(MRes)
27.6 Low Mix
Residential (LMR)
27.6
High Density
Residential (HRes)
50.8 Medium Mix
Residential (MMR)
43.4
High Mix
Residential (HMR)
7.4
Employment
Commercial
10.1 Employment
Commercial
10.1
Civic 5.9 Civic 5.9
TOTALS: 94.4 94.4
Existing Right-of-
Way 9.09
Existing Right-of-
Way 9.09
Total Net
Acreage: 85.3
Total Net
Acreage: 85.3
2.2.3 Housing Inventory
Based on the most current tax assessor’s records and the City’s Buildable Lands
Inventory, the CFA has 62 residential dwelling units, including the following housing
types (Table 5):
Single-family Detached (SFRD)
Single-family Attached (SFRA)
Mobile Home
Manufactured Dwelling (MFD)
Multifamily Apartments
Dwelling Group
Residential Care Home
According to the Oregon Affordable Housing Inventory2, there are no existing or
pending income-restricted affordable housing units within the CFA Overlay. However,
there are two newer developments on Hamrick Road including a 12 unit apartment
building with four (4) accessible ground floor units and a single-story, 15-unit residential
care facility that is designed for accessibility. Although the mortgage and/or rental rates
are unknown for the housing stock within the proposed CFA, there is a 1972 single-wide
mobile home, a 1977 double-wide manufactured dwelling and a 2019 manufactured
dwelling. These units are typically more affordable home ownership options.
2 https://geo.maps.arcgis.com/apps/webappviewer/index.html?id=cdd80b0c47054fbbbc8995055ae6fe6b
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Table 5. CFA Tax Lot and Housing Inventory
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2.3 Proposed Land Use
The proposed land use, as shown in Table 6, would change the land use and zoning of
27.6 gross acres from Medium Density Residential (MRes) and Low Mix Residential
(LMR) to High Density Residential (HRes) and Medium Mix Residential (MMR). The
change will facilitate a greater variety of housing types, increased density and building
heights consistent with the CFA land use requirements.
Table 6. Proposed CFA Land Use and Zoning Distribution
Proposed Land
Use
Gross Acreages Current Zoning Gross Acreage
Medium Density
Residential
(MRes)
0 Low Mix
Residential (LMR)
0
High Density
Residential (HRes)
78.4 Medium Mix
Residential (MMR)
71
High Mix
Residential (HMR)
7.4
Employment
Commercial
10.1 Employment
Commercial
10.1
Civic 5.9 Civic 5.9
Total Gross
Acreage: 94.4
Total Gross
Acreage: 94.4
Existing Right-of-
Way 9.09
Existing Right-of-
Way 9.09
Total Net
Acreage: 85.3
Total Net
Acreage: 85.3
2.4 Anti-Displacement & Housing Production Strategies
As part of the CFA Overlay designation project, the City has identified and selected
housing production strategies that aim to mitigate impacts of gentrification on state and
federal protected classes. Gentrification occurs when redevelopment results in
attractive, modernized and competitively priced developments that can displace
protected classes. The 2023 City of Central Point Climate Friendly Area Study
evaluated the neighborhood typology within the CFA Overlay area using the DLCD Anti-
Displacement Map, which classifies neighborhoods based on their income profile,
vulnerable classes, amount of precarious housing, housing market activity and overall
neighborhood demographic change. There are seven neighborhood typologies:
1. Affordable and Vulnerable.
2. Early Gentrification
3. Active Gentrification
4. Late Gentrification
5. Becoming Exclusive
6. Advanced Exclusive
7. Unassigned
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As shown in Figure 11, the CFA Overlay area is within the Late Gentrification
neighborhood typology. This type of neighborhood does not have predominantly low-
income households, but still has a population that is vulnerable to gentrification. By
definition, the housing market in this neighborhood typology exhibits high housing prices
with high appreciations as they have a relatively low share of precarious housing. The
neighborhoods in this typology typically have experienced significant changes in
demographics related to gentrification.
RVCOG identified several potential housing production strategies to minimize impacts
on existing population displacement, promote housing affordability and equitable
outcomes within Categories A through F in Figure 8. (Exhibit 2)
Also worth noting is that although the CFA Overlay area is identified as a Late
Gentrification neighborhood typology, there are relatively few existing homes in the area
(62 homes in 94.4 acres, as shown in Table 5) and the majority of the overlay area is
undeveloped. Thus, there are significant opportunities to introduce housing affordable
to a range of households as new housing is built to promote equitable outcomes, in
addition to anti-displacement strategies.
Figure 8. Anti-displacement Strategy Categories
To encourage production of affordable housing and mitigate displacement of protected
classes, the City has identified the following current and proposed strategies:
1. Eliminate Ground Floor Commercial Requirement (Category A). The City’s
proposed CFA Overlay allows affordable multifamily housing and single-family
attached housing within the Employment Commercial (EC) zone without any
ground-floor commercial requirement. This is a departure from current
regulations in the EC zone, which only permits multifamily residential when
located above ground-floor commercial. According to the market feasibility
analysis, there is low demand for mixed-use development with ground floor
commercial and residential units above at this location. By eliminating the
ground floor requirement for affordable multifamily housing, the City is
encouraging provision of affordable housing along with attached single-family
that is typically more affordable at market rates.
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Strategy: Allow affordable multifamily affordable housing without ground floor
commercial and single-family attached as permitted uses.
Status: Will be completed with CFA adoption. The provisions are included
in the proposed code amendments for the CFA Overlay.
Monitoring: Track and report the number of inquiries/land use
applications/permits and units constructed. Although the City cannot mandate the
construction of housing at this location, we can promote it through more flexible
regulations. If we start to see this strategy generating development interest or
action, this will provide an opportunity to expand this housing production strategy
to other areas and in other zones that have ground floor commercial
requirements.
2. Public Facility Planning/Urban Renewal (Category B). There is a 21-acre area
within the CFA that is included in the City’s Urban Renewal District. This property
is planned and zoned for high density residential and Employment Commercial
uses. Per the City’s Transportation System Plan, Gebhard Road, a Collector, will
be extended from the north part of the CFA to East Pine Street at a future
signalized intersection (Figure 9). This future roadway project will be completed
as a function of development in the area and will provide for multimodal
connections between existing and future streets in the CFA. Due to lack of
existing development in the area, System Development Charge (SDC) credits
available are limited to the cost of roadway construction above the local street
standard. Additionally, a large segment of the roadway extension and the signal
at East Pine Street are identified in the Downtown and East Pine Street Corridor
Revitalization Plan as eligible projects to receive urban renewal funding, which
can help incentivize both residential and commercial development at this
location, which may be a catalyst for more residential development throughout
the CFA.
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Figure 9. Urban Renewal Boundary and the Gebhard Road Extension Project.
Strategy: Make funding available for the portion of the Gebhard Road
extension project and East Pine Street signal.
Status: In Progress. The projects have been in the Urban Renewal Plan
since 2012. There are development restrictions on the subject property from the
prior landowner, which has been an impediment to the site’s development. The
City will continue to work with developers and discuss this funding opportunity
subject to performance of the Urban Renewal District.
Monitoring: Report on any funds allocated through Urban Renewal and the
number of units and estimated jobs produced as a result.
3. Multiple Unit Tax Exemption Program (Category E). The City will pursue
formation of a Multiple Unit Tax Exemption Program (MUPTE) to promote the
development of multifamily housing types, including middle housing (e.g. duplex,
triplex, fourplex, cottage clusters) within portions of in the City, including but not
limited to the CFA. The community has a vision to maintain the community’s
small-town feel as it grows. In conversations with community members, small-
town feel is derived from a combination of community connectivity and human-
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scale design. More work is needed to understand the community’s definition of
small-town relative to design features as part of the MUPTE program creation.
Notwithstanding, the preliminary concept is to incentivize the development of
higher density multifamily developments that apply site and building form and
design that is human-scale; promotes connectivity between the public and private
realms to foster social connection; informal street surveillance for crime
prevention and safety, multimodal transportation features and housing
affordability.
Strategy: Pursue formation of a MUPTE Program that applies to the CFA.
Include public features that support multimodal transportation, design
components that align with the small-town preference of the community and
housing affordability.
Status: Not Started.
Monitoring: Report on the formation of the MUPTE Program, including
stakeholder engagement to customize the program to meet community needs
and preferences, adoption, implementation and units produced.
4. Middle Housing Pre-Approved Plans (Category B). The City allows several
forms of middle housing, such as accessory dwelling units (ADUs), townhomes,
duplexes, triplexes, four plexes and dwelling groups. However, some forms of
middle housing have not been produced (i.e. stacked duplexes, triplexes,
fourplexes; dwelling groups/cottage clusters). To promote middle housing types,
reduce applicant cost, uncertainty and processing timelines, the City plans to
budget for professional services to develop pre-approved plans. Due to the small
size of the City and funding availability, this strategy will be considered during
budget planning relative to other professional and contract services needs for the
City’s Planning Department and whether this strategy has worked. Our vision is
to create a growing set of plans that can be used in the CFA and other areas of
the City.
Strategy: Hire an architect to develop pre-approved plans including but not
limited to: ADUs, stacked duplexes/triplexes/fourplexes, live-work units.
Status: Not Started.
Monitoring: Performance of this strategy will be based on development of the
pre-approved plans and frequency of their use measured annually and overtime.
This strategy will be successful if it increases the development of middle housing.
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5. Partnerships (Category F). The City has a history of working collaboratively with
the private sector and non-profits to support development of affordable housing
projects with in-kind staff support and resources as they are available. Past
actions taken to support housing development have included city-initiated land
use/zoning changes, public improvement assistance, and right-of-way vacations.
The City will continue to partner with private, non-profit and governmental
agencies to support affordable and market rate housing production, as well as by
providing financial contributions to directly support vulnerable populations in the
community (e.g. St. Vincent de Paul, Access, etc.).
Strategy: Partner with the public and private sector and non-profits to directly
support vulnerable populations in the community, incentivize and remove
obstacles to housing production in the City.
Status: Ongoing. Recently, the City has partnered with the Housing
Authority of Jackson County to prepare a site for mixed-income housing
development through adoption of Comprehensive Plan and zoning map
amendments (Ordinances 2111 and 2112) and approval of a partition (PAR-
23002). The preliminary development plan shown in Figure 10 was the subject of
a Pre-Application Conference held on October 19, 2021 for the site.
Monitoring: Report on annual financial assistance and in-kind support to
produce housing, support vulnerable populations.
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Figure 10. Preliminary Development Plan, 1777 East Pine Street (Submitted for 2021 Pre-Application Conference)
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Figure 101. Central Point CFA Anti-Displacement Map
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2.5 Multimodal Gap Summary
Pursuant to OAR 660-012-0325(4), the City has prepared a Multimodal Gap Summary
that summarizes the existing multimodal inventory, including the street, bicycle,
pedestrian and transit system. Since the CFA is largely undeveloped, there are
significant gaps in the system that require urban upgrades, new bicycle lanes, sidewalks
and transit stops. The multimodal system gaps and infill approaches are also addressed
in the Multimodal Gap Summary document (Exhibit 4)
2.6 Highway Impact Summary
Pursuant to OAR 660-012-0325(5), the Oregon Department of Transportation (ODOT)
coordinated with the City to prepare a Highway Impact Summary since the CFA is within
the Interchange Area Management Plan area for Exit 33 (Exhibit 6). The highway
impact summary identifies how the highway system will be impacted by implementation
of the CFA and includes the following components:
Summary of the changes in development capacity based on the proposed
Comprehensive Plan and Zoning Amendments;
Summary of additional vehicle trips during the 20-year planning period (2019-
2039);
Summary of traffic related injuries and deaths within the CFA during the past 5-
years;
The Highway Impact Summary considers that the CFA is already planned and zoned to
be a higher density, mixed-use neighborhood within the City’s Transit Oriented
Development (TOD) Overlay. It concludes that changes from the current undeveloped
conditions will result in an impact to the highway system. However, the impact resulting
from the proposed land use and zoning will be less than the impact of the current plan
for land use/zoning. This accounts for the decrease in the commercial land.
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3 Findings of Fact and Conclusions of Law
The City of Central Point has been committed to promoting multi-modal transportation
Findings of Fact and Conclusions of Law must show compliance with relevant Oregon
Administrative Rules (OARs) for Climate Friendly Areas (CFAs), statewide planning
goals, the Central Point Comprehensive Plan, and approval criteria for comprehensive
plan and zoning map and text amendments in the Central Point Municipal Code
(CPMC).
3.1 State Climate Friendly Area Rules (OAR 660-012-0310 to 660-012-0330)
OAR 660-012-0310: Climate-Friendly Areas
(1) This rule, OAR 660-012-0315, and OAR 660-012-0320 apply to cities and counties
that:
(a) Are within a metropolitan area other than the Portland Metropolitan Area;
(b) Are inside incorporated cities or areas within an urban growth boundary as
provided in section (3); and
(c) Have a population of more than 5,000 within an urban growth boundary.
(2) Cities and counties shall study and zone climate-friendly areas for locations that
meet the following requirements.
(a) Locations able to support development consistent with the land use
requirements of OAR 660-012-0320.
(b) The locations shall be in existing or planned urban centers, including
downtowns, neighborhood centers, transit-served corridors, or similar districts. To
the extent practicable, climate-friendly areas should be located within, or in close
proximity to, areas planned for, or provided with, high-density residential uses and
a high concentration of employment opportunities.
(c) The locations shall be in areas that are served, or planned for service, by high
quality pedestrian, bicycle, and transit services.
(d) The locations shall not be in areas where development is limited or disallowed
by provisions adopted pursuant to Statewide Planning Goal 7. Climate-friendly
areas may be designated in such areas if the local government has adopted
requirements for development that will mitigate potential hazards to life and
property, in compliance with Statewide Planning Goal 7.
(e) Cities may designate climate-friendly areas within the urban growth boundary,
but outside the city limits boundary, if the following requirements are met:
(A) The area is contiguous with the city limits boundary;
(B) The provision of urban services is contingent upon annexation into the city
limits and the area is readily serviceable with urban water, sewer, stormwater,
and transportation. “Readily serviceable” means that urban infrastructure
services are nearby and could be provided to allow construction on the site
within one year of an application for a building permit;
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(C) The zoning that will be applied upon annexation, based on the city’s
comprehensive plan designation for the area, is consistent with climate-
friendly area requirements;
(D) The county in which the subject area is located has adopted a consistent
comprehensive plan designation for the area; and
(E) The city can demonstrate that at least 70 percent of complete annexation
applications within the last five years have been approved within one year of
the date of complete annexation application.
(f) Climate-friendly areas shall have a minimum width of 750 feet, including any
internal rights of way that may be unzoned. Contiguous climate-friendly areas with
distinct land use requirements may be considered cumulatively to demonstrate
compliance with the minimum width requirement. Exceptions to these minimum
dimensional requirements are allowed due to natural barriers, such as rivers; or
due to long-term barriers in the built environment, such as freeways. Exceptions
are also allowed if potential climate-friendly areas are constrained by adjacent
areas planned and zoned to meet industrial land needs.
Finding, OAR 660-012-0310: The City of Central Point is subject to the CFA
requirements, per section (1). The proposed CFA is located within a planned
urban center, an area designated and zoned as the Eastside Transit Oriented
District (ETOD) since 2000. The ETOD is intended to and zoned for a range of
commercial, employment and residential uses at a range of densities and mix of
housing types, with additional proposed code amendments to fully align with the
CFA land use requirements in OAR 660-012-0320, satisfying subsections (2)(a)
and (b). (CPMC 17.65 to 17.69, as proposed.)
Bicycle lanes and sidewalks are planned for all arterials and collectors within the
ETOD; because this area is largely undeveloped, most of these facilities will be
constructed at the time of future development. (2030 TSP, Figure 8.1.) Within the
ETOD, the City has adopted additional standards addressing the design of
sidewalks within commercial areas, including provisions for landscaping, lighting,
delineation, and on-site connectivity between adjacent developments to provide
an environment that encourages walking. (2030 TSP, Section 8.6.) The proposed
CFA is also adjacent to the Bear Creek Greenway, a 20-mile, multi-use path from
Central Point south to Ashland that serves both transportation and recreational
uses. (2030 TSP, Section 8.9.) The Rogue Valley Transportation District (RVTD)
incorporates the proposed CFA as a planned transit-oriented development and a
new transit route is proposed to serve the area as part of the Short-term
Preferred System – 2027, with implementation underway for 2025. (2040 Transit
Master Plan, Figure 25.) Together the planned bicycle, pedestrian and transit
improvement will provide high-quality service to the proposed CFA, satisfying
subsection (2)(c).
There are no areas within the proposed CFA that are Goal 7 identified hazard
areas, satisfying subsection (2)(d). (Comprehensive Plan Environmental
Management Element, page VI-29.)
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While the majority of the proposed CFA is within the City limits, a 29.4-acre
portion is outside the current limits within the UGB. Per subsection (e), the area
is contiguous with the existing City limits and is readily serviceable, per adopted
utility master plans. Comprehensive plan designations and zoning consistent with
the CFA requirements are proposed with this application, as shown in Figures 2
and 4. The City has approved 100% of recent annexation applications: five
applications were submitted within the past five years and approved within one
year. (Council Resolutions 1613, 1690, 1723, 1747, and 1774.)
The proposed CFA is approximately 2,700 feet north-south and 1,200 feet east-
west at its narrowest along E Pine Street, satisfying subsection (2)(f).
Conclusion, OAR 660-012-0310: This rule is met.
OAR 660-012-0315, Designation of Climate Friendly Areas
(1) The designation of climate-friendly areas refers to the process of studying potential
climate-friendly areas and adopting land use requirements and climate-friendly
elements into comprehensive plans, as provided in this rule. Cities and counties subject
to the requirements of OAR 660-012-0310 with a population greater than 10,000 shall
designate climate-friendly areas sufficient to accommodate at least 30 percent of the
total identified number of housing units necessary to meet all current and future housing
needs by calculating zoned building capacity as provided in section (2), or using an
alternative methodology as provided in OAR 660-012-0320(10).
(a) A local government may designate one or more climate-friendly areas to
accommodate at least 30 percent of housing units.
(b) The total number of housing units necessary to meet all current and future
housing needs shall be determined from the local government’s most recently
adopted and acknowledged analysis of housing capacity and needed housing
consistent with ORS 197.296 at the time it was adopted, by adding the total
number of existing dwelling units identified in the buildable land inventory to the
anticipated number of future needed housing units over the planning period of the
housing capacity analysis.
Finding, OAR 660-012-0315(1): The City’s population exceeds 10,000 and is
subject to this section. One CFA is proposed to accommodate 30% of housing
units, determined to be 2,926 units. (See calculation of housing need in Section
2.1.2.)
Conclusion, OAR 660-012-0315(1): This rule is met.
(2) Cities and counties subject to section (1) shall calculate the housing unit capacity
within climate-friendly areas, as follows:
(a) Regardless of existing development in a climate-friendly area, determine the
potential square footage of zoned building capacity for each net developable area
based on proposed development standards for the climate-friendly area, including
applicable setbacks, allowed building heights, open space requirements, on-site
parking requirements, and all other applicable regulations that would impact the
developable site area. Within developed areas with no blocks greater than 5.5
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acres, analysis of net developable areas may be conducted for each city block,
without regard to property boundaries within the block. Within areas of 5.5 acres or
more bounded by streets, the local government shall assume the same ratio of
gross land area to net land area as that which exists in the most fully developed
urban center within the city or county.
(b) Where the local government has not established a maximum building height,
assumed building height shall be 85 feet. For the purpose of calculating zoned
building capacity, cities and counties may assume the following number of floors
within multistory buildings, based on allowed building heights:
(A) Thirty feet allows two floors.
(B) Forty feet allows three floors.
(C) Fifty feet allows for four floors.
(D) Sixty feet allows for five floors.
(E) Seventy-five feet allows for six floors.
(F) Eighty-five feet allows for seven floors.
(c) If a local government allows height bonuses above the maximum building
heights used for calculations in subsection (b), the local government may include
25 percent of that additional zoned building capacity when the bonuses:
(A) Allow building heights above the minimums established in OAR 660-012-
0320(8); and,
(B) Allow height bonuses for publicly-subsidized housing serving households
with an income of 80 percent or less of the area median household income, or
height bonuses for the construction of accessible dwelling units, as defined in
OAR 660-008-0050(4)(a), in excess of minimum requirements.
(d) Local governments shall assume that residential dwellings will occupy 30
percent of the zoned building capacity calculated in subsections (a), (b), and (c)
within climate-friendly areas. Public parks and open space areas within climate-
friendly areas that are precluded from development shall not be included in
calculations of zoned building capacity, but may be counted towards minimum area
and dimensional requirements for climate-friendly areas. Zoning and development
standards for public parks and open space areas are exempted from compliance
with the land use requirements in OAR 660-012-0320 if the existing zoning
standards do not allow residential, commercial, or office uses.
(e) Local governments shall assume an average dwelling unit size of 900 square
feet. Local governments shall use the average dwelling unit size to convert the
square footage of zoned residential building capacity calculated in subsection (d)
into an estimate of the number of dwelling units that may be accommodated in the
climate-friendly area.
Finding, OAR 660-012-0315(2): The proposed CFA has been shown to have
capacity to accommodate 4,056 housing units using the methodology in this
section. (See Housing Capacity Analysis Update in Section 2.1.4 and Exhibit 7.)
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Conclusion, OAR 660-012-0315(2): This rule is met.
[…]
(6) Cities and counties must adopt land use requirements as provided in OAR 660-012-
0320, and clearly identify the climate-friendly areas in their comprehensive plan maps,
comprehensive plans, zoning maps, or zoning codes; indicated by land use designation,
overlay zone, or similar mechanisms. Adoption of land use requirements and findings
for the plan, code, or map amendment shall include the following:
(a) Cities and counties subject to section (1) shall provide maps showing the
location of all adopted climate-friendly areas, and supplemental materials to
demonstrate that climate-friendly areas contain sufficient zoned residential building
capacity to accommodate 30 percent of total housing units as provided in section
(2), or using an alternative methodology as provided in OAR 660-012-0320(10),
and based on adopted land use requirements in these areas as provided in OAR
660-012-0320. Cities and counties subject to section (3) shall provide maps
showing the location of the adopted climate-friendly area. Local governments
subject to (1) or (3) shall include findings containing the information and analysis
required in section (4) for any climate-friendly areas that were not included in the
initial study specified in section (4).
(b) Documentation of the number of total existing dwelling units, accessible
dwelling units, and income-restricted dwelling units within all climate-friendly areas.
Where precise data is not available, local governments may provide estimates
based on best available information.
(c) Documentation that all adopted and applicable land use requirements for
climate-friendly areas are consistent with the provisions of OAR 660-012-0320.
(d) Adopted findings shall demonstrate compliance with the provisions of OAR
660-012-0310 through 660-012-0325, and shall include:
(A) Identification of all ongoing and newly-added housing production
strategies the local government shall use to promote the development of
affordable housing in climate-friendly areas. The local government may use
the Housing Production Strategy Guidance for Cities to review and identify
potential strategies, as provided in OAR 660-008-0050(3). These strategies
shall be incorporated into future housing production strategy reports, as
provided in OAR chapter 660, division 8.
(B) Identification of all ongoing and newly-added housing production
strategies the local government shall use to prevent the displacement of
members of state and federal protected classes in climate-friendly areas.
Findings shall include a description of how the strategies will be implemented
based on consideration of identified neighborhood typologies and the most
effective measures to prevent displacement based on typology. The local
government may use the Housing Production Strategy Guidance for Cities,
along with the department’s “Anti-Displacement and Gentrification Toolkit” to
identify the most effective measures to prevent displacement based on
neighborhood typologies. These strategies shall be incorporated into future
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housing production strategy reports, as provided in OAR chapter 660, division
8.
Finding, OAR 660-012-0315(6): Proposed comprehensive plan map and zoning
map amendments include a proposed CFA overlay to clearly identify the CFA, as
shown in Figures 2 and 4. Exhibits 6 and 7 include supplemental documentation
of the CFA housing capacity showing that there is capacity for 4,056 housing
units, well over the required 30% of total housing units or 2,926 units determined
for Central Point.
Documentation of existing dwelling units by category is provided in Section 2.2.3,
in response to subsection (6)(b).
These findings include documentation that the existing and proposed land use
requirements for the proposed CFA meet the CFA rules in -0310 to -0325,
satisfying subsections (6)(c) and (d). Relevant housing production strategies that
promote affordable housing and prevent displacement are detailed in Section
2.4, satisfying subsection (6)(d). Given the relatively low population within the
proposed CFA, the City’s primary efforts will be to support a mix of housing types
affordable to households at a variety of income levels to integrate affordable
housing into the CFA as it develops because there are relatively few existing
units to preserve.
Conclusion, OAR 660-012-0315(6): This rule is met.
OAR 660-012-0320, Land Use Requirements in Climate Friendly Areas
(1) Cities and counties subject to the provisions of OAR 660-012-0310 shall incorporate
the requirements in sections (2) through (7) of this rule into policies and development
regulations that apply in all climate-friendly areas. Cities and counties shall either
incorporate the provisions in section (8) into development regulations for climate-friendly
areas, or shall demonstrate with adopted findings and analysis that alternative
development regulations for climate-friendly areas will comply with the requirements in
section (9). If adopting more than one climate-friendly area, a city or county may
demonstrate compliance with either section (8) or section (9) for each climate-friendly
area, provided that all requirements for each respective climate-friendly area are met.
(2) Except as noted in subsection (a) and section (3), development regulations for a
climate-friendly area shall allow single-use and mixed-use development within individual
buildings and development sites, including the following outright permitted uses:
(a) Multi-unit housing and attached single-unit housing. Other residential building
types may be allowed, subject to compliance with applicable minimum density
requirements in section (8) of this rule, or alternative land use requirements as
provided in section (9). Notwithstanding this section, local governments may
require ground floor commercial and office uses within otherwise single-use multi-
unit buildings, unless a multi-unit building will contain units subject to a recorded
agreement that runs with the land and requires affordability for an established
income level for a defined period of time.
(b) Office-type uses.
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(c) Non-auto dependent retail, services, and other commercial uses.
(d) Child care, schools, and other public uses, including public-serving government
facilities.
Finding, OAR 660-012-0320(2): Single uses and mix of uses are generally
permitted with no restrictions on mixing within buildings or sites. Multiple primary
uses are permitted for a development. (CPMC 17.08.410(B)(1).) The following
uses are permitted or proposed to be permitted by zone:
Medium Mix Residential (MMR): Duplexes, multifamily dwellings (3+
units) and attached row houses are among the permitted residential
building types, with no ground floor commercial requirement. Office,
commercial, child care, schools and other community service uses are
permitted or proposed, with the exception of areas north of Beebe Rd that
are instead proposed to meet the residential standards of OAR 660-012-
0320(3) discussed below. (Proposed CPMC 17.65 Table 1 and
17.69.040.)
High Mix Residential (HMR): Duplexes, multifamily dwellings (3+ units)
and attached row houses are among the permitted residential building
types, with no ground floor commercial requirement. Office, commercial,
child care, schools and other community service uses are permitted or
proposed. (Proposed CPMC 17.65 Table 1 and 17.69.040(C).)
Employment Commercial (EC): Duplexes, multifamily dwellings (3+
units) with ground-floor commercial (except within qualifying developments
with affordability requirements), and attached row houses are among the
permitted residential building types. Office, commercial, child care,
schools and other community service uses are permitted or proposed;
auto-oriented vehicle sales and services uses are not proposed.
(Proposed CPMC 17.65 Table 1 and 17.69.040(D).)
Civic (C): Duplexes, multifamily dwellings (3+ units), and attached row
houses are among the permitted residential building types, with no
ground-floor commercial requirement. Office, commercial, child care,
schools and other community service uses are permitted or proposed.
(Proposed CPMC 17.65 Table 1 and 17.69.040(E).)
The above uses are permitted through Site Plan and Architectural Review (Type I
or II review, residential with 3 or fewer units exempt), and development sites
within the CFA are proposed to be exempt from the TOD Overlay Master Plan
(Type III review). (CPMC Table 17.05.1, 17.66.030(A), proposed 17.69.080(A).)
Multifamily and row house developments within the CFA are proposed to be
exempted from the TOD housing mix requirements that otherwise require a mix
of housing types on a site. (Proposed CPMC 17.69.070(A).)
Conclusion, OAR 660-012-0320(2): This rule is met.
(3) Portions of abutting residential or employment-oriented zoned areas within a half-
mile walking distance of a mixed-use area zoned as provided in section (1) may count
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towards climate-friendly area requirements, if in compliance with subsections (a) or (b).
Notwithstanding existing development, zoned residential building capacity shall be
calculated for the abutting areas based on allowed building heights and existing
development standards in these areas, as provided in OAR 660-012-0315(2) or using
an alternative methodology as provided in OAR 660-012-0320(10). Residential densities
for abutting areas shall correspond to the climate-friendly area type, provided in
subsections (8)(a), (b), or (c) or (9)(a), (b), or (c). Employment densities for abutting
areas shall comply with the thresholds in subsection (b). If subsections (a) or (b) are
met, no changes to existing zoning or development standards are required for these
areas.
(a) Residential areas with minimum residential densities or existing residential
development equal to or greater than the densities provided in section (8); or
[…]
Finding, OAR 660-012-0320(3): The area north of Beebe Rd with proposed
MMR zoning is proposed as part of the CFA under these residential provisions.
The area is within one-half mile walking distance of the mixed-use areas south of
Beebe Rd that are proposed for a full mix of uses: although the road network is
not fully constructed within this area, the total straight-line distance from Beebe
Rd to the northern edge of the CFA is approximately 1,300 ft so future walking
distances will not be greater than one-half mile (2,640 ft) even with slight out-of-
direction travel. Per subsection (a), the area north of Beebe Rd is proposed to
be zoned MMR with a minimum density of 15 units per acre, meeting the density
required in section (8) for a city under 25,000.
Conclusion, OAR 660-012-0320(3): This rule is met.
(4) Local governments shall prioritize locating government facilities that provide direct
service to the public within climate-friendly areas and shall prioritize locating parks,
open space, plazas, and similar public amenities in or near climate-friendly areas that
do not contain sufficient parks, open space, plazas, or similar public amenities. Local
governments shall amend comprehensive plans to reflect these policies, where
necessary. Streetscape requirements in climate-friendly areas shall include street trees
and other landscaping, where feasible.
Finding, OAR 660-012-0320(4): There are no current public school, library, fire
or police stations, or civic service facilities currently located within or near the
CFA; there is a private school, Chesterton Academy of the Rogue Valley, and the
Shephard of the Valley Catholic Church. Most of these government facilities are
sited by special districts independent of the City: Schools are sited by the Central
Point School District 6, libraries by Jackson County Library Services, and fire
stations by Jackson County Fire District 3. The Public Facilities & Services
Element of the Comprehensive Plan generally prioritizes providing facilities and
services as the city grows, which can include future development within the CFA.
The 2018 Parks Element of the Comprehensive Plan identifies the need for a
new community park within the CFA to meet existing and future needs. (Parks
and Recreation Element Map 5.) Adopted policies prioritize “equitable access” to
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parks so that all residents are within ½ mile of a park, and prioritize parks
acquisition and development in underserved areas. (P&R Element Policies 3.2,
3.3.) Acquisition guidelines direct the City to prioritize acquisition of large sites or
multiple adjacent properties because large sites are most limited, and to apply
acquisition criteria that include distribution equity, site suitability and site-specific
concerns, such as environmentally sensitive areas or hazards. (P&R Element
Section 6.1.) Together these policies and maps will guide siting of new parks
facilities within the proposed CFA as it is developed.
Within the proposed CFA, TOD requirements include street trees along both
sides of all public streets spaced 20 to 40 feet apart. 17.67.050(K)(5)
Conclusion, OAR 660-012-0320(4): This rule is met.
(5) Local governments shall establish maximum block length standards as provided
below. For the purpose of this rule, a development site consists of the total site area
proposed for development, absent previously dedicated rights-of-way, but including
areas where additional right-of-way dedication may be required.
(a) For development sites less than 5.5 acres in size, a maximum block length of
500 feet or less. Where block length exceeds 350 feet, a public pedestrian
through-block easement shall be provided to facilitate safe and convenient
pedestrian connectivity in climate-friendly areas. Substantial redevelopment of
sites of two acres or more within an existing block that does not meet the standard
shall provide a public pedestrian accessway allowing direct passage through the
development site such that no pedestrian route will exceed 350 feet along any
block face. Local governments may grant exceptions to street and accessway
requirements as provided in OAR 660-012-0330(2).
(b) For development sites of 5.5 acres or more, a maximum block length of 350
feet or less. Local governments may grant exemptions to street requirements as
provided in OAR 660-012-0330(2).
Finding, OAR 660-012-0320(5): Block length standards specific to the CFA are
proposed with a maximum block length of 350 feet, up to 500-foot spacing for
sites smaller than 5.5 acres in size if off-street bike/pedestrian pathways are
provided. Block spacing may be modified based on site-specific factors.
(Proposed CPMC 17.69.090(A).)
Conclusion, OAR 660-012-0320(5): This rule is met.
(6) Development regulations may not include a maximum density limitation.
Finding, OAR 660-012-0320(6): No maximum density limits are proposed within
the CFA Overlay; see proposed CPMC 17.69.050(A) applying to MMR zone and
17.65.040 Table 2 for other zones. Additionally, minimum lot sizes or average
minimum lot sizes are not proposed to apply within the CFA Overlay in order to
avoid creating de facto maximum densities. (Proposed CPMC 17.69.060(A) and
(B).)
Conclusion, OAR 660-012-0320(6): This rule is met.
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(7) Local governments shall adopt policies and development regulations in climate-
friendly areas that implement the following:
(a) The transportation review process in OAR 660-012-0325;
(b) The land use requirements as provided in OAR 660-012-0330;
(c) The applicable parking requirements as provided in OAR 660-012-0435; and
(d) The applicable bicycle parking requirements as provided in OAR 660-012-0630.
Finding, OAR 660-012-0320(7): See findings below for each applicable OAR.
Conclusion, OAR 660-012-0320(7): This rule is met.
(8) Local governments shall adopt either the following provisions into development
regulations for climate-friendly areas, or the requirements in section (9). Local
governments are not required to enforce the minimum residential densities below for
mixed-use buildings (buildings that contain residential units, as well as office,
commercial, or other non-residential uses) if the mixed-use buildings meet a minimum
floor area ratio of 2.0. A floor area ratio is the ratio of the gross floor area of all buildings
on a development site, excluding areas within buildings that are dedicated to vehicular
parking and circulation, in proportion to the net area of the development site on which
the buildings are located. A floor area ratio of 2.0 would indicate that the gross floor
area of the building was twice the net area of the site. Local governments are not
required to enforce the minimum residential densities below for redevelopment that
renovates and adds residential units within existing buildings, but that does not add
residential units outside the existing exterior of the building.
(a) Local governments with a population greater than 5,000 up to 25,000 shall
adopt the following development regulations for climate-friendly areas:
(A) A minimum residential density requirement of 15 dwelling units per net
acre; and
(B) Maximum building height no less than 50 feet.
[…]
Finding, OAR 660-012-0320(8): Minimum density of 15 units per net acre is
proposed in the MMR and C zones within the CFA Overlay; see proposed CPMC
17.65.040 Table 2 and 17.69.050(C). A minimum density of 25 units per net acre
applies to the HMR zone, and is proposed for the EC zone within the CFA
Overlay. (See CPMC 17.65.040 Table 2 and proposed 17.69.050(B).)
A maximum height of 50 feet is proposed in the MMR and C zones within the
CFA Overlay; see proposed CPMC 17.69.060(D). A maximum building height of
60 feet applies to the HMR and EC zones. (See CPMC 17.65.040 Table 2.)
Conclusion, OAR 660-012-0320(8): The minimum density and height
requirements of this rule are met.
(9) As an alternative to adopting the development regulations in section (8), local
governments may demonstrate with adopted findings and analysis that their adopted
development regulations for climate-friendly areas will provide for equal or higher levels
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of development in climate-friendly areas than those allowed per the standards in section
(8). Additional zoned building capacity of 25 percent may be included for development
regulations that allow height bonuses for additional zoned building capacity above
established maximums that are consistent with OAR 660-012-0315(2)(c)(B).
Specifically, the local government must demonstrate that the alternative development
regulations will consistently and expeditiously allow for the levels of development
described in subsections (a)-(c). Alternative development regulations must require
either a minimum residential density of 15 dwelling units per net acre or a minimum floor
area ratio of 1.0, as described in section (8).
[…]
(10) A local government may provide an alternative methodology for zoned residential
building capacity calculations that differs from OAR 660-012-0315(2). The methodology
must clearly describe all assumptions and calculation steps, and must demonstrate that
the methodology provides an equal or better system for determining the zoned
residential building capacity sufficient to accommodate at least 30 percent of the total
identified number of housing units necessary to meet all current and future housing
needs within climate-friendly areas. The alternative methodology shall be supported by
studies of development activity in the region, market studies, or similar research and
analysis.
Finding, OAR 660-012-0320(9) and (10): The City does not propose alternative
development regulations or alternative methodology for zoned building capacity;
Conclusion, OAR 660-012-0320(9) and (10): These sections are not relevant.
OAR 660-12-0325, Transportation Review in Climate Friendly Areas
(1) Cities or counties shall use the provisions of this rule to review amendments to
comprehensive plans or land use regulations in lieu of the provisions of OAR 660-012-
0060 when the amendment is:
(a) To adopt a climate-friendly area as provided in OAR 660-012-0310 through
OAR 660-012-0320, or a Metro Region 2040 center; or
(b) Within an adopted climate-friendly area or Metro Region 2040 center.
(2) Cities and counties considering amendments to comprehensive plans or land use
regulations to adopt or expand a climate-friendly area as provided in OAR 660-012-
0310 through OAR 660-012-0320, or a Metro Region 2040 center, must make findings,
including:
(a) A multimodal transportation gap summary as provided in section (4); and
(b) The multimodal transportation gap summary must include a highway impacts
summary as provided in section (5) if the designated climate-friendly area as
provided in OAR 660-012-0315 or Region 2040 center contains a ramp terminal
intersection, state highway, interstate highway, or adopted ODOT Facility Plan.
Finding, OAR 660-012-0325: The proposed action is to adopt a CFA including
amendments to the Comprehensive Plan and zoning code for consistency with
OARs pertaining to CFAs. A multimodal transportation gap summary has been
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prepared and is provided in Exhibit 4, which identifies bicycle, pedestrian and
transit opportunities existing and proposed within the CFA. The study identifies
that the multimodal transportation system gaps will be connected as a function of
land development within the CFA and in accordance with the City’s land
development codes, including walkable design standards that promote increased
connectivity.
Conclusion, OAR 660-012-0325: This rule is met.
OAR 660-12-0330, Land Use Requirements
(1) Cities and counties shall implement plans and land use regulations to support
compact, pedestrian-friendly, mixed-use land use development patterns in urban areas.
Land use development patterns must support access by people using pedestrian,
bicycle, and public transportation networks.
Finding, OAR 660-012-0330(1): This rule applies to the entire city of Central
Point and must be met at the time the City adopts its next Transportation System
Plan (TSP) update. The rule applies specifically to the proposed CFA per OAR
660-012-0320(7)(b) and the findings below are specific to the proposed CFA.
Conclusion, OAR 660-012-0330(1): This rule is met.
(2) Cities and counties may allow exemptions to provisions in this rule when conditions
on a site or class of sites would make those provisions prohibitively costly or impossible
to implement. Cities or counties may adopt land use regulations that provide for
exemptions as provided in this section. Any allowed exemption shall advance the
purposes of this rule to the extent practical. Conditions that may provide for an
exemption include, but are not limited to:
(a) Topography or natural features;
(b) Railroads, highways, or other permanent barriers;
(c) Lot or parcel size, orientation, or shape;
(d) Available access;
(e) Existing or nonconforming development;
(f) To provide for accessibility for people with disabilities; or
(g) Other site constraints.
Finding, OAR 660-012-0330(2): Block spacing and thus pedestrian connectivity
within the CFA may be modified based on site-specific factors such as
topography, permanent barriers, or natural resources. (Proposed CPMC
17.69.090(A), referencing 17.67.040(A)(5).)
Conclusion, OAR 660-012-0330(2): This rule is met.
(3) Cities and counties shall have land use regulations that provide for pedestrian-
friendly and connected neighborhoods. Land use regulations must meet the following
requirements for neighborhood design and access:
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(a) Neighborhoods shall be designed with connected networks of streets, paths,
accessways, and other facilities to provide circulation within the neighborhood and
pedestrian and bicycle system connectivity to adjacent districts. A connected street
network is desirable for motor vehicle traffic but may be discontinuous where
necessary to limit excessive through-travel, or to protect a safe environment for
walking, using mobility devices, and bicycling in the neighborhood.
(b) Neighborhoods shall be designed with direct pedestrian access to key
destinations identified in OAR 660-012-0360 via pedestrian facilities.
(c) Cities and counties shall set block length and block perimeter standards at
distances that will provide for pedestrian network connectivity. Cities and counties
may allow alleys or public pedestrian facilities through a block to be used to meet a
block length or perimeter standard.
(d) Cities and counties shall set standards to reduce out-of-direction travel for
people using the pedestrian or bicycle networks.
Finding, OAR 660-012-0330(3): The proposed CFA will be developed with a
connected network of streets, alleys and major off-street bike/pedestrian
pathways as required by the existing TOD design standards and proposed block
spacing standards of 350 to 500 feet to meet OAR 660-012-0320(5), with options
for major off-street bike/pedestrian pathways. Together these standards will
reduce out-of-direction travel for people using the pedestrian or bicycle networks.
Conclusion, OAR 660-012-0330(3): This rule is met.
(4) Cities and counties shall have land use regulations in commercial and mixed-use
districts that provide for a compact development pattern, easy ability to walk or use
mobility devices, and allow direct access on the pedestrian, bicycle, and public
transportation networks. Commercial or mixed-use site design land use regulations
must meet the following requirements:
(a) Primary pedestrian entrances to buildings must be oriented to a public
pedestrian facility and be accessible to people with mobility disabilities. An
uninterrupted accessway, courtyard, plaza, or other pedestrian-oriented space
must be provided between primary pedestrian entrances and the public pedestrian
facility, except where the entrance opens directly to the pedestrian facility. All
pedestrian entrances must be designed to be barrier-free.
(b) Motor vehicle parking, circulation, access, and loading may be located on site
beside or behind buildings. Motor vehicle parking, circulation, access, and loading
must not be located on site between buildings and public pedestrian facilities on or
along the primary facing street. Bicycle parking may be permitted.
(c) On-site accessways must be provided to directly connect key pedestrian
entrances to public pedestrian facilities, to any on-site parking, and to adjacent
properties, as applicable.
(d) Any pedestrian entrances facing an on-site parking lot must be secondary to
primary pedestrian entrances as required in this section. Primary pedestrian
entrances for uses open to the public must be open during business hours.
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(e) Large sites must be designed with a connected network of public pedestrian
facilities to meet the requirements of this section.
(f) Development on sites adjacent to a transit stop or station on a priority transit
corridor must be oriented to the transit stop or station. The site design must
provide a high level of pedestrian connectivity and amenities adjacent to the stop
or station. If there is inadequate space in the existing right of way for transit
infrastructure, then the infrastructure must be accommodated on site.
(g) Development standards must be consistent with bicycle parking requirements
in OAR 660-012-0630.
(h) These site design land use regulations need not apply to districts with a
predominantly industrial or agricultural character.
Finding, OAR 660-012-0330(4): The TOD design standards that apply to the
CFA include, but are not limited to:
Requirements for buildings to have pedestrian-oriented, accessible
entrances facing toward the street and connected to the street with a
pedestrian walkway. (CPMC 17.67.070(C).)
Parking areas are required to be located to the side or rear of buildings,
with parking in front of buildings prohibited. (CPMC 17.67.050(J)(1).)
On-site pedestrian and bicycle circulation is required to connect sidewalks
and building entrances, parking areas, and through sites to supplement
the public right-of-way. (CPMC 17.67.040(C).)
Main building entrances for nonresidential uses must front on pedestrian
streets and remain open during regular business hours. (CPMC
17.67.070(C)(2).)
Transit stations require additional pedestrian-scaled amenities like
benches and plantings within the adjacent sidewalk area, and buildings
shall provide canopy coverage over the sidewalk. (CPMC
17.67.040(A)(8)(b) and 17.67.070(D)(2)(b).)
Conclusion, OAR 660-012-0330(4): This rule is met.
(5) Cities and counties shall have land use regulations in residential neighborhoods that
provide for slow neighborhood streets comfortable for families, efficient and sociable
development patterns, and provide for connectivity within the neighborhood and to
adjacent districts. Cities and counties must adopt land use regulations to meet these
objectives, including but not limited to those related to setbacks, lot size and coverage,
building orientation, and access.
Finding, OAR 660-012-0330(5): Areas within the CFA may develop as
residential areas or mixed-use areas. Street standards will residential street
standards to be developed within the CFA to serve new development; residential
streets include travel lanes, on-street parking, landscaping and sidewalks.
(Central Point Department of Public Works Standard Specifications and Uniform
Standard Details, Tables 300-1C and 1D.) The block spacing standards of 350 to
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500 feet to meet OAR 660-012-0320(5), with options for major off-street
bike/pedestrian pathways, will provide for connectivity within the area and
beyond.
Conclusion, OAR 660-012-0330(5): This rule is met.
(6) Cities and counties shall have land use regulations that ensure auto-oriented land
uses are compatible with a community where it is easy to walk or use a mobility device.
Auto-oriented land uses include uses related to the operation, sale, maintenance, or
fueling of motor vehicles, and uses where the use of a motor vehicle is accessory to the
primary use, including drive-through uses. Land use regulations must meet the following
requirements:
(a) Auto-oriented land uses must provide safe and convenient access opportunities
for people walking, using a mobility device, or riding a bicycle. Ease of access to
goods and services must be equivalent to or better than access for people driving
a motor vehicle.
(b) Outside of climate-friendly areas, cities and counties may provide for
exemptions to this rule in cases where an auto-oriented land use cannot
reasonably meet the standards of this rule. Standards developed in cases of an
exemption must protect pedestrian facilities.
Finding, OAR 660-012-0330(6): Drive-throughs are proposed as a limited use
within the portion of the CFA zoned EC, limited to two total facilities and subject
to design standards that minimize conflicts between vehicles and people on foot
or bike and provide for equivalent access to goods and services. (Proposed
CPMC 17.69.040(D)(2) and 17.69.090(C).) Other auto-oriented uses including
auto service, sales and repairs are proposed to be prohibited within the CFA.
(CPMC 17.65.040 Table 1 and proposed 17.69.040(D).)
Conclusion, OAR 660-012-0330(6): This rule is met.
OAR 660-12-0435, Parking Reform in Climate-Friendly Areas
(1) This rule applies to cities and counties that:
(a) Are within a metropolitan area; and
(b) Have not adopted land use regulations without parking mandates as provided
in OAR 660-012-0420.
[…]
Finding, OAR 660-012-0435: The City adopted land use regulations without
parking mandates consistent with OAR 660-012-0420 with Ordinance 2100 in
2023. Per CPMC Table 17.64.02, no minimum off-street parking standards apply
to development citywide including within the proposed CFA. Therefore, this rule
specific to CFAs does not apply.
Conclusion, OAR 660-012-0435: This rule is not applicable.
OAR 660-12-0630, Bicycle Parking
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(1) Cities and counties shall require and plan for adequate parking to meet the
increasing need for travel by bicycle and other small-scale mobility devices.
(2) Cities and counties shall require bicycle parking for the following uses:
(a) All new multi-unit development or mixed-use development of five residential
units or more as provided in section (3);
(b) All new retail development;
(c) All new office and institutional developments;
(d) All major transit stops, and any park-and-ride lots that require land use
approval; and
(e) Any land use where off-street motor vehicle parking is mandated.
(3) Cities and counties shall require a minimum of one-half of a covered bicycle parking
space per unit for multi-unit and mixed-use residential uses. Cities and counties may:
(a) Allow for reductions or exemptions to the minimum parking requirement based
on development-specific considerations; and
(b) Exempt or reduce the minimum parking requirement for certain types of
residential uses that are likely to have less future demand for bicycle parking.
(4) Cities and counties shall adopt development regulations requiring all required bicycle
parking provided must:
(a) Either allow ways to lock at least two points on a bicycle, or be within a lockable
space only available to authorized users;
(b) Be installed in a manner to allow space for the bicycle to be maneuvered to a
position where it may be secured without conflicts from stairs, other parked
bicycles, walls, or other obstructions;
(c) Be in a location that is convenient and well-lit; and
(d) Include bicycle parking spaces to accommodate large bicycles, including family
and cargo bicycles.
Finding, OAR 660-012-0630(1) to (4): Minimum bicycle parking ratios for
multifamily residential (1 space per unit), commercial, office, institutional and
transit stations apply to new development. (CPMC Table 17.64.043.) Design
standards require that bike parking be located near well-used entrances with
access from ROW. Spaces must meet minimum 6-foot by 2-foot dimensions, with
maneuvering aisles and thorough illumination. (CPMC 17.75.039(H).) Proposed
code updates include provisions for larger parking spaces for cargo/large
bicycles, and lockable provisions to enhance security. (Proposed CPMC
17.75.039(H).)
Conclusion, OAR 660-012-0630(1) to (4): These rules are met.
(5) Cities and counties shall provide for public bicycle parking and allow and provide for
parking and ancillary facilities for shared bicycles or other small-scale mobility devices
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in climate-friendly areas, Metro Region 2040 centers, and near key destinations
identified as provided in OAR 660-012-0360.
Finding, OAR 660-012-0630(5): It is premature to provide public bicycle parking
within the CFA because it has not yet been developed; the City will look to site
public bicycle parking. Any public uses that are proposed will be required to
provide bicycle parking meeting the City’s adopted minimums. (CPMC Table
17.64.043.) The City has no prohibitions on facilities for shared bicycles or other
small-scale mobility devices and would work with any operator proposing to
locate such a service within the CFA and/or elsewhere in the City.
Conclusion, OAR 660-012-0630(5): This rule is met.
3.2 Statewide Planning Goals
In accordance with CPMC 17.10, Zoning Map and Text Amendments and CPMC 17.96,
Comprehensive Plan and Urban Growth Boundary Amendments, the Statewide
Planning Goals apply to Comprehensive Plan amendments. The Statewide Planning
Goals 1-14 are addressed below for File No. CPA-24001, ZC-24002, ZC-24003. Goals
15-19 involve coastal lands and areas in the Willamette Valley, which do not apply to
the City of Central Point.
3.2.1 Goal 1 – Citizen Involvement
To develop a citizen’s involvement program that insures the opportunity for citizens to
be involved in all phases of the planning process.
Finding, Goal 1: The City’s Citizen Involvement Program is set forth in the
Comprehensive Plan and CPMC 17.05. This program specifies that a broad
spectrum of affected citizens be involved throughout preparation,
implementation, monitoring and amendment of plans, including but not limited to
a Citizen’s Advisory Committee. Procedures in CPMC 17.05 establish notification
and involvement requirements relative to each application type (i.e. Type I, II, III,
IV).
The City has engaged specifically on the proposed CFA designation and zoning
through a number of public events:
Interviews with three community stakeholders active in the development
industry in Central Point in Spring 2024.
A joint work session with Planning Commission and City Council on June
17, 2024.
A public open house on September 16, 2024 that was attended by 24
members of the public.
A public survey on preferred zoning concepts in October-November 2024
that garnered 72 responses.
A Planning Commission briefing on December 3, 2024.
Additionally, the Proposed Amendments have been processed in accordance
with Type IV procedures, including mailed and posted notices of the public
hearings scheduled for the Planning Commission on February 11, 2025 and the
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City Council on February 27, 2025. Additionally, the City posted notice of the
proposed amendments on the DLCD Post Acknowledgement Plan Amendment
(PAPA) portal on December 31, 2024 and revised this notice on January 29,
2025.
Conclusion, Goal 1: The proposal is consistent with this goal.
3.2.2 Goal 2 – Land Use Planning
To establish a land use planning process and policy framework as a basis for all
decisions and actions related to use of land and to assure an adequate factual basis for
such decisions and actions.
Finding, Goal 2: The City’s land use planning process and policy framework is
provided in the Land Use Element of the Comprehensive Plan and Central Point
Municipal Code in Title 17. The proposed Major Comprehensive Plan Map and
Zoning Map Amendment introduce a new CFA Overlay for a 94.4-acre portion of
the City, re-designate a 27.6-acre portion of that area from MRes to HRes, and
rezone the same area from LMR to MMR to implement the state’s new rules for
CFAs. The proposed Zoning Text Amendment modifies the existing TOD
standards that apply to the proposed CFA and introduces new standards for the
proposed CFA Overlay. Approval of the proposed amendments is subject to the
criteria for Comprehensive Plan Amendments in CPMC 17.96 and Zoning
Amendments in CPMC 17.10.
Conclusion, Goal 2: The City has applied its land use planning process and
policy framework to the proposed map and text amendments.
3.2.3 Goal 3 – Agricultural Lands
To preserve and maintain agricultural lands.
Finding, Goal 3: The proposed Major Comprehensive Plan and Zoning Map
Amendments are to lands within the city limits or within the City’s Urban Growth
Boundary (UGB) and do not involve or otherwise affect agricultural lands.
Conclusion, Goal 3: Not applicable.
3.2.4 Goal 4 – Forest Lands
To conserve forest lands by maintaining the forest land base and to protect the state’s
forest economy by making possible economically efficient forest practices that assure
the continuous growing and harvesting of forest tree species as a leading use on forest
land consistent with sound management of soil, air, water, and fish and wildlife
resources and to provide for recreational opportunities and agriculture.
Finding, Goal 4: The proposed Major Comprehensive Plan and Zoning Map
Amendments are to lands within the city limits or within the City’s Urban Growth
Boundary (UGB) and do not involve or otherwise affect forest lands.
Conclusion, Goal 4: Not applicable.
3.2.5 Goal 5 – Natural Resources, Scenic and Historic Areas, and Open Spaces
To protect natural resources and conserve scenic and historic areas and open spaces.
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Finding, Goal 5: Pursuant to Goal 5, the City is required to adopt programs and
regulations that protect natural resources and conserve scenic, historic and open
space resources. Goal 5 resources that must be inventoried include: wetlands,
riparian corridors, wildlife habitat, federal wild and scenic rivers, state scenic
waterways, groundwater resources, approved Oregon recreational trails, natural
areas, wilderness areas, mineral and aggregate resources, energy sources, and
cultural areas. Local governments are also encouraged to inventory historic
resources, open space and scenic view and sites.
The proposed Major Comprehensive Plan and Zoning Map Amendments and
Zoning Text Amendments for the proposed CFA include land that is within the
Special Flood Hazard Area (SFHA) and riparian corridor for Bear Creek, in the
southwest corner of the proposed CFA north of E Pine Street. All future
development will be subject to development standards in CPMC 8.24 to reduce
risks and impacts associated with development within areas of special floor
hazard.
At this time, the City is updating its Environmental Element of the Comprehensive
Plan including a local wetland and riparian inventory. The lands with identified
natural resources will be managed as a function of the land development process
consistent with local implementing regulations for natural resources including
floodplain, riparian areas and wetlands, as well as state and federal
requirements.
Conclusion, Goal 5: The proposal is consistent with this goal.
3.2.6 Goal 6 – Air, Water and Land Resources Quality
To maintain and improve the quality of the air, water and land resources of the state.
Finding, Goal 6: Goal 6 requires that all waste and process discharges from
existing and future development will not threaten to violate or violate applicable
state or federal environmental quality statutes, rules and standards. There is no
interpretive rule for Goal 6. The City finds that air, water and land resource
quality will be addressed by the City’s land use, transportation and environmental
programs that minimize, mitigate or avoid conflicts with Goal 6 associated with
land development: In this case, the proposed actions to establish the CFA
overlay through map and zoning text amendments and to modify the designation
and zoning for a portion of residential land will allow for future mixed-use
development served by multimodal transportation options. No development is
proposed with this application. Future land development proposals will be subject
to the City’s land use, transportation and environmental programs that minimize,
mitigate or avoid conflicts with Goal 6, including:
Land Use and Transportation Planning. The land use and development
regulations that apply to the properties that are the subject of this
amendment, will be in the TOD Overlay and the proposed CFA Overlay.
The TOD and CFA Overlay standards promotes multi-modal
transportation in neighborhoods with mixed-use opportunities and human-
scale design. This supports the ability of residents to have needs met
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within walking distance and thereby reduces vehicle miles traveled, which
is associated with air and water pollution.
Stormwater Management. The City of Central Point manages all land
development in accordance with the National Pollution Discharge
Elimination System Phase II Program. This includes erosion and
sediment control, as well as post-construction runoff treatment to protect
water quality from pollutants and increased volume associated with
increased impervious surface area and land development. The proposed
Amendments do not cause land development; however, future land
development will be subject to the City’s stormwater management
program to protect water quality.
Floodplain Management. The City’s Floodplain Management regulations
are set forth in CPMC 8.24 and address risk reduction, as well as higher
standards that buffer floodways and preserve riparian corridors. Future
land development proposals for the subject properties will be subject to
the City’s Floodplain Program, including preservation of open space
within the floodway and floodway buffer.
Urban Forestry. Central Point is a Tree City USA and implements
regulations (CPMC 12.36, CPMC 17.75, and CPMC 17.67) and programs
to increase the urban forest canopy in the City. Trees are shown to
promote cleaner air and water (photosynthesis, through fall,
evapotranspiration), cooler ambient air temperatures (shade from
increased canopy) and increased soil quality (by increasing soil infiltration
and beneficial soil organisms). The City will continue its program of
requiring street trees, along street frontages and within parking areas
development buffers. This will apply to the properties that are within the
proposed CFA Overlay at such time they are developed.
Conclusion, Goal 6: The proposal is consistent with this goal.
3.2.7 Goal 7 – Areas Subject to Natural Hazards
To protect people and property from natural hazards.
Finding, Goal 7: The proposed Major Comprehensive Plan and Zoning Map
Amendments include areas within the Bear Creek area of special flood hazard
along the southwest boundary north of E Pine Street. Future land development
proposals in this area will require conformance with CPMC 8.24, Flood Damage
Prevention.
Conclusion, Goal 7: Protection of people and property from flood hazards will be
managed consistent with CPMC 8.24 at the time of land development application
consistent with Goal 7.
3.2.8 Goal 8 – Recreational Needs
To satisfy the recreational needs of the citizens of the state and visitors and, where
appropriate, to provide for the siting of necessary recreational facilities including
destination resorts.
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Finding, Goal 8: The proposed Major Comprehensive Plan and Zoning Map and
Text Amendments respond to state requirements to create a CFA that supports a
mix of uses within a walkable urban center. Recreation needs are managed
through the City’s Parks Element, which identifies the need for a new community
park within the CFA to meet existing and future recreation needs. Future
development within the CFA will be required to meet the TOD Overlay standards
for public parks and open space in conjunction with new residential development.
(CPMC 17.67.060.)
Conclusion, Goal 8: The proposed map and text amendments, through the future
land development process, are supportive and consistent with the need to provide
for the recreational needs of the community.
3.2.9 Goal 9 – Economic Development
To provide adequate opportunities throughout the state for a variety of economic
activities vital to the health, welfare, and prosperity of Oregon’s citizens.
Finding, Goal 9: The proposed Map and Text Amendments apply land use and
zoning designations, including the new CFA Overlay and changing the residential
zoning and designation of a portion of the proposed CFA. The proposed
amendments maintain the existing EC zoning along E Pine Street, and maintain
commercial development potential within that area by limiting competition with
residential uses: the code amendments maintain existing requirements for ground-
floor commercial with any multifamily residential uses and require row houses to
be set back at least 100 feet from E Pine Street. (CPMC 17.65.040 Table 1 and
proposed 17.69.040(D)(1). The existing TOD standards and additional CFA
standards provide for a range of commercial and employment uses within the area
zoned EC, and expand provisions for commercial and employment uses within
areas zone MMR south of Beebe Rd, HMR and C. (Proposed CPMC 17.69.040.)
Conclusion, Goal 9: The proposed amendments are consistent with the need to
provide economic opportunities.
3.2.10 Goal 10 – Housing
To provide for the housing needs of the state.
Finding, Goal 10: The proposed Map and Text Amendments include several
provisions that will expand housing opportunities within the proposed CFA:
The proposed map amendments redesignate 27.6 acres of residential land
north of Beebe Rd from MRes to HRes, and rezone the areas from LMR to
MMR zoning that permits greater variety and density of housing types.
The proposed text amendments slightly increase the minimum density for
residential development in all TOD areas zoned MMR, inside and outside of
the CFA Overlay, from 14 units per net acre to 15 units per net acre.
(Proposed CPMC 17.65.040 Table 2.) While only required for areas within
the CFA Overlay, the proposed change would apply to all TOD areas based
on Council input.
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The proposed text amendments increase allowed building heights in areas
zoned MMR from 45 to 50 feet, and eliminate maximum densities and
minimum lot sizes in those areas to allow more flexibility. (Proposed CPMC
17.69.050 and .060.) The amendments maintain the existing 60-foot height
limit in areas zoned HMR and EC, where no maximum density currently
applies. (CPMC 17.65.040 Table 2.)
The proposed text amendments limit single-family detached dwellings
within CFA areas zoned MMR, only permitting them as a portion of a site
developed with a master plan meeting minimum densities. (Proposed
CPMC 17.69.040(A)(1).) This change is intended to spur more varied,
higher-density development that incorporates some single-family detached
housing that responds to market demand as part of a mix of housing types.
The proposed text amendments continue to permit duplexes, multifamily
and row houses within areas zoned MMR and HMR.
The proposed text amendments introduce row houses as an additional
permitted housing type within areas zoned EC, and encourage a mix of
residential and commercial uses. (Proposed CPMC 17.69.040(D).)
The proposed text amendments make master plans optional within the CFA
Overlay, which will eliminate a discretionary review requirement for
residential development, and allow developments of apartments and row
houses without requiring a mix of housing types that otherwise applies
within the TOD Overlay, which could make such projects more feasible to
develop without assembling multiple housing type plans, construction teams
and financing. (Proposed CPMC 17.69.070 and .080.)
In total, the proposed CFA is estimated to have capacity for 4,056 dwelling units
using the CFA capacity methodology detailed in OAR 660-012-0315 above. The
additional capacity created in the CFA through the map amendments, increased
minimum densities, and removal of maximum densities meets or exceeds the
City’s needed housing supply of 2,887 units. (2019 Housing Needs Analysis, 2039
Forecasted Units.)
Conclusion, Goal 10: The proposed Minor Comprehensive Plan and Zoning Map
Amendments are consistent with providing needed housing consistent with
Statewide Planning Goal 10.
3.2.11 Goal 11 – Public Facilities and Services
To plan and develop a timely, orderly and efficient arrangement of public facilities and
services to serve as a framework for urban and rural development.
Finding, Goal 11: The proposed Map Amendments are served by existing and
planned public facilities and services per the Public Facilities Element of the
Comprehensive Plan, the Transportation System Plan, Water System Master Plan
and Stormwater Management Plan. Construction of extended facilities and
services will occur as a function of land development.
Conclusion, Goal 11: The proposal is consistent with this goal.
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3.2.12 Goal 12 – Transportation
To provide and encourage a safe, convenient and economic transportation system.
Finding, Goal 12: The proposed Map Amendments are in an area with existing
and planned transportation facilities. Extension of facilities and services, such as
roads, sidewalks, bike lanes and transit stations will be a function of land
development. Development of properties in the TOD Overlay and CFA Overlay
emphasizes compact land development patterns and provision of multi-modal
transportation facilities and services that are necessary to support highly livable
neighborhoods for all segments of the population, including those who do not own
a car.
Conclusion, Goal 12: The proposal is consistent with this goal.
3.2.13 Goal 13 – Energy Utilization
To conserve energy.
Finding, Goal 13: The proposed Map Amendments do not impact energy
utilization in and of themselves; however, future land development within high
density, mixed-use neighborhoods reduces energy consumption by promoting
multi-modal transportation options and locating jobs within walking distance of
housing. This may have the added benefit of reducing the need for automobile
ownership as the area develops.
Conclusion, Goal 13: The proposal is consistent with this goal.
3.2.14 Goal 14 – Urbanization
To provide for an orderly and efficient transition from rural to urban land use, to
accommodate urban population and urban employment inside urban growth
boundaries, to ensure efficient use of land, and to provide for livable communities.
Finding, Goal 14: The proposed Map Amendments are within the UGB and apply
land use designations that transition density within the context of surrounding land
use/zoning designations. The portion of the CFA Overlay proposed to be re-
designated and rezoned from LMR to MMR will allow for more intense urban
development and will maintain consistency with adjacent land uses: the area
directly south is already zoned MMR and areas to the north are zoned LMR, so the
proposed map amendments effectively move the dividing line between MMR and
LMR areas further north, shifting but maintaining the existing transition between
zones. The proposed CFA Overlay provides for urban-level residential and
employment development and efficient use of land, which will concentrate
development within the UGB to decrease the need for further UGB expansion.
Conclusion, Goal 14: The proposal is consistent with this goal.
3.3 Central Point Comprehensive Plan
A review of the Central Point Comprehensive Plan finds that the Land Use, Housing and
Economic Elements apply to the proposed Plan and Zoning Amendments. In
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accordance with CPMC 17.10 and CPMC 17.96, the Comprehensive Plan applies to the
Comprehensive Plan Amendment (CPA-24001), the Zoning Map Amendment (ZC-
24002), and the Zoning Text Amendment (ZC-24003). The goals and policies for the
applicable Elements are set forth and addressed below.
3.3.1 Housing Element
The Housing Element aims to assure that the City’s land use policies support a variety
of housing types at densities and locations that provide and encourage opportunities of
for the provision of adequate numbers of needed housing units at price ranges and rent
levels commensurate with the financial capabilities of the City’s households. It also aims
to open and maintain communication between private industry and local public officials
in seeking an improved housing environment within the Greater Bear Creek Valley
Region. It contains seven (7) goals and twenty-seven (27) policies.
Housing Goal 1. To provide an adequate supply of housing to meet the diverse
needs of the City’s current and projected households.
Housing Policy 1.1. Continue to support new residential development at the
new minimum residential densities.
Finding, Housing Policy 1.1: At the time of land development, the City will apply
the TOD minimum densities of 15 units per net acre in areas zoned MMR
(increased from 14 units per net acre) and C and 25 units per net acre in areas
zoned HMR and EC.
Conclusion, Housing Policy 1.1: Complies.
Housing Policy 1.2. Develop a Housing Implementation Plan that is regularly
updated based current market conditions.
Finding, Housing Policy 1.2: The City adopted the Housing Implementation
Plan (HIP) on December 13, 2018 (City Council Resolution No. 1560). The HIP
sets forth a housing strategy for a 5-year period, 2019-2024. Adoption of the
proposed Comprehensive Plan and Zoning Amendments furthers the goals of the
HIP to plan for a support development of mixed-use/pedestrian friendly areas
and does not interfere or otherwise conflict with the City’s policy to regularly
update it based on current market conditions.
Conclusion, Housing Policy 1.2: Consistent.
Housing Policy 1.3. Provide an efficient and consistent development review
process.
Finding, Housing Policy 1.3: The City’s proposed Zoning Text Amendments
simplify the development review process for projects within the CFA Overlay by
eliminating the requirement for a Type III Master Plan application for larger
developments; new developments will be reviewed subject to Site Plan and
Architectural Review (Type I or II) and Master Plans will be optional. (Proposed
CPMC 17.69.080.)
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Conclusion, Housing Policy 1.3: Consistent.
Housing Policy 1.4. Work with regional partners to develop and implement
measure that reduce upfront housing development costs.
Finding, Housing Policy 1.4: The proposed Comprehensive Plan and Zoning
Map Amendments aim to provide needed housing in accordance with the
Housing Element. At present, there is a low supply of housing available that
contributes to high cost. Although the proposed Map Amendments do not directly
affect upfront cost, the proposed Map Amendments increase the amount of
housing that can be built by increasing the minimum density for areas zoned
MMR, re-designating and rezoning 27.6 gross acres from lower-density LMR to
higher-density MMR, and eliminating maximum densities within the CFA Overlay,
which together can help increase supply of housing units. (Proposed CPMC
17.69.050.) This does not affect other efforts to work with regional partners to
implement measures that directly reduce upfront housing development cost.
Conclusion, Housing Policy 1.4: Consistent.
Housing Policy 1.5. Support UGB expansions and annexations that can be
efficiently provided with urban services and that will in a timely manner meet the
City’s housing needs.
Finding, Housing Policy 1.5: The proposed Comprehensive Plan and Zoning
Amendments do not require or otherwise involve a UGB Amendment or
Annexation application. As demonstrated in response to OAR 660-012-
0310(2)(e), the City has a demonstrated history of reviewing annexation
applications in a timely manner and will do so when those areas of the CFA
Overlay currently outside of City limits are proposed for annexation.
Conclusion, Housing Policy 1.5: Consistent
.
Housing Policy 1.6. When properly mitigated to preserve the integrity of
existing neighborhoods support higher density residential development within the
Downtown and older surrounding residential areas, capitalizing on availability of
existing infrastructure and supporting revitalization efforts.
Finding, Housing Policy 1.6: The proposed Comprehensive Plan and Zoning
Amendments do not interfere or otherwise conflict with higher density infill
developments within the downtown or older surrounding residential areas. The
proposed CFA is located away from the downtown.
Conclusion, Housing Policy 1.6: Not applicable.
Housing Goal 2. To encourage the development and preservation of fair and
affordable housing.
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Housing Policy 2.1. Through a Housing Implementation Plan explore and
promote federal, state, and regional programs and incentives that support new
affordable housing.
Finding, Housing Policy 2.1: The proposed Comprehensive Plan and Zoning
Amendments do not include specific proposals for affordable housing
development. The CFA Overlay includes a 21.1-acre parcel owned by the
Housing Authority of Jackson County that has been rezoned and partitioned to
support the Housing Authority’s future plans to develop affordable housing on the
site. (Ordinances 2111 and 2112, and partition (PAR-23002).) These proposed
amendments maintain the existing land use and zoning map designations for that
property as well as maintaining and expanding the scale of development that is
permitted on the site. The applications do not interfere or conflict with other
efforts to explore federal, state and regional programs and incentives.
Conclusion, Housing Policy 2.1: Not applicable.
Housing Policy 2.2. Support and participate in the Greater Bear Creek Valley
Regional Plan’s program addressing regional housing strategies, particularly as
they apply to affordable housing.
Finding, Housing Policy 2.2: The proposed Comprehensive Plan and Zoning
Map Amendments do not interfere or otherwise conflict with the City’s ability to
support and participate in the Greater Bear Creek Valley Regional Plan’s
program addressing regional housing strategies, including affordable housing.
Conclusion, Housing Policy 2.2: Not applicable.
Housing Policy 2.3. Support regional efforts addressing homelessness, medical
and social services for special need households.
Finding, Housing Policy 2.3: The proposed Comprehensive Plan and Zoning
Map Amendments do not affect the City’s support for regional efforts to address
homelessness or services for special needs households.
Conclusion, Housing Policy 2.3: Not applicable.
Housing Goal 3. To maintain a timely supply of vacant residential acres sufficient to
accommodate development of new housing to serve the City’s projected population.
Housing Policy 3.1. Provide a sufficient inventory of residential planned and
zoned vacant land to meet projected demand in terms of density, tenure, unit
size, accessibility, and cost.
Finding, Housing Policy 3.1: The proposed Comprehensive Plan and Zoning
Map Amendments modify the land use and zoning designations to support high
density housing by redesignating and rezoning 27.6 gross acres from LMR to
MMR. The amendments do not affect the amount of total residential land within
the UGB for housing.
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Conclusion, Housing Policy 3.1: Consistent.
Housing Policy 3.2. Throughout the 2019-2039 planning period the City’s new
vacant residential land use mix shall support an average density of not less than
6.9 dwelling units per gross.
Finding, Housing Policy 3.2: The current land supply in the city limits and UGB
support attainment of 6.9 units/gross acre. The added high-density residential
land within the proposed CFA Overlay, increase to MMR minimum density, and
elimination of maximum density in the CFA Overlay is consistent with and
supportive of attaining higher densities within the urban area.
Conclusion, Housing Policy 3.2: Consistent.
Housing Policy 3.3. Update the Housing Element’s vacant acreage needs every
four-years consistent with the PSU Population Research Centers update of
population.
Finding, Housing Policy 3.3: The proposed Comprehensive Plan and Zoning
Amendments do not affect the City’s schedule for updating the Housing Element.
Conclusion, Housing Policy 3.3: Not applicable.
Housing Policy 3.4. To avoid speculation the City shall, when expanding the
UGB establish procedures that give priority to lands that will be developed in a
timely manner and with a residential mix and density consistent with the Housing
Element.
Finding, Housing Policy 3.4: The proposed Comprehensive Plan and Zoning
Amendments do not include expansion of the UGB.
Conclusion, Housing Policy 3.4: Not applicable.
Housing Policy 3.5. Monitor residential in-fill development activity and develop
and enact programs that encourage the expanded use of in-fill as a component
to the City’s residential land use inventory.
Finding, Housing Policy 3.5: The proposed Comprehensive Plan and Zoning
Amendments do not include specific development as in-fill or other development.
Conclusion, Housing Policy 3.5: Not applicable.
Housing Goal 4. To ensure that a variety of housing will be provided in the City in
terms of location, type, price and tenure, according to the projected needs of the
population.
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Housing Policy 4.1. Residential land use designations on the General
Land Use Plan and the Zoning Map shall be compliant with the residential land
use needs and housing types identified in the Housing Element.
Finding, Housing Policy 4.1: The proposed land use and zoning designations
for the Comprehensive Plan and Zoning Map Amendments align with the land
use and housing needs identified in the Housing Element by providing for a
range of housing types: single-family detached, row houses, and duplexes,
multifamily, mixed-use developments. The proposed map change from LMR to
MMR will expand the development capacity of that portion of the CFA Overlay to
allow creation of more housing to meet local needs.
Conclusion, Housing Policy 4.1: Consistent.
Housing Policy 4.2. Based on the findings of the Housing Implementation
Plan incentivize housing types that are needed but not being provided in
adequate numbers by the private sector market forces.
Finding, Housing Policy 4.2: The proposed Comprehensive Plan and Zoning
Amendments does not affect the City’s ability to enact findings of the Housing
Implementation Plan, including but not limited to incentives for underrepresented
but needed housing types. No additional incentives are proposed with these
applications.
Conclusion, Housing Policy 4.2: Not applicable.
Housing Policy 4.3. In larger residential developments (in excess of 5
acres) encourage a mix of densities and housing types to accommodate a variety
of households based on age and income levels.
Finding, Housing Policy 4.3: The proposed Zoning Text Amendments include
changes to the TOD master plan requirements and housing mix requirements in
order to comply with OARs for the CFA. The proposed amendments would make
master plans optional, rather than required, for land development proposals on
sites greater than 2 acres, to ensure that there is no discretionary review
requirement for residential development per ORS 197A.400. (Proposed CPMC
17.69.080.) The TOD housing mix requirements are also proposed to be
eliminated within the CFA overlay to ensure that multifamily and row houses are
permitted outright per OAR 660-012-0320(2). (Proposed CPMC 17.69.070.) The
CFA Overlay does include provisions for applicants to propose a master plan if
they wish to incorporate single-family detached housing types within a
development, which will encourage a mix of housing types beyond the single-
family detached housing type that predominates in Central Point. (Proposed
CPMC 17.69.080.) The overall mix of zones proposed within the CFA Overlay
and the variety of housing types permitted within those zones will continue to
encourage a mix of densities and housing types.
Conclusion, Housing Policy 4.3: Consistent.
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Housing Policy 4.4. Support programs that encourage the ability of older
residents to age in place by making existing housing more age friendly and
accessible.
Finding, Housing Policy 4.4: The proposed amendments do not apply to
existing housing.
Conclusion, Housing Policy 4.4: Not applicable.
Housing Goal 5. To ensure that municipal development procedures and standards
are not unreasonable impediments to the provision of affordable housing.
Housing Policy 5.1. As part of a Housing Implementation Plan periodically
evaluate development procedures and standards for compliance with the goals of
this Housing Element and modify as appropriate.
Finding, Housing Policy 5.1: The proposed Comprehensive Plan and Zoning
Amendments do not affect or otherwise preclude the City’s ability to review and
amend development procedures and standards for compliance with the Housing
Element.
Conclusion, Housing Policy 5.1: Not applicable.
Housing Goal 6. To develop and maintain a Housing Implementation Plan that
includes programs that monitor and address the housing affordability needs of the
City’s low- and moderate-income households.
Housing Policy 6.1. Support collaborative partnerships with non-profit
organizations, affordable housing builders, and for-profit developers to gain
greater access to various sources of affordable housing funds.
Finding, Housing Policy 6.1: The proposed Comprehensive Plan and Zoning
Amendments arise out of need to comply with state CFA rules and include
commitment to partnerships with non-profit organizations and affordable housing
builders as an HPS/anti-displacement measure. (See Section 2.4, Strategy 5.)
Conclusion, Housing Policy 6.1: Consistent.
Housing Policy 6.2. Support and participate in the Greater Bear Creek Valley
Regional Plan’s program addressing regional housing strategies.
Finding, Housing Policy 6.2: The City participated in and continues to support
the regional housing strategies program as evidenced by approval and
implementation of the Housing Implementation Plan. The proposed
Comprehensive Plan and Zoning Amendment applications do not preclude or
otherwise conflict with the City’s continued participation in the Regional Plan’s
program addressing affordable housing.
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Conclusion, Housing Policy 6.2: Not applicable.
Housing Policy 6.3. Address the special housing needs of seniors through the
provision of affordable housing and housing related services.
Finding, Housing Policy 6.3: The proposed Comprehensive Plan and Zoning
Amendments do not affect the City’s ability to address the special housing needs
of seniors. The proposed text amendments maintain standards that permit
multifamily housing types including senior housing in all zones within the
proposed CFA Overlay. (CPMC 17.65.040 Table 1.)
Conclusion, Housing Policy 6.3: Consistent.
Housing Goal 7. To assure that residential development standards encourage and
support attractive and healthy neighborhoods.
Housing Policy 7.1. Encourage quality design throughout the City that
acknowledges neighborhood character, provides balanced connectivity (multi-
modal), and integrates recreational and open space opportunities.
Finding, Housing Policy 7.1: The proposed CFA Overlay is located entirely
within the existing TOD Overlay. Future land development will be subject to
design and development standards that promote multimodal transportation
options, inclusion of recreation and open spaces to support housing and high
quality, pedestrian scale design. The proposed zoning text amendments also
include new design standards for drive-through facilities to ensure they do not
conflict with walkable design goals within the CFA. (Proposed CPMC
17.69.090(C).)
Conclusion, Housing Policy 7.1: Consistent.
Housing Policy 7.2. Provide flexible development standards for projects that
exceed minimum standards for natural resource protection, open space, public
gathering places, and energy efficiency.
Finding, Housing Policy 7.2: The proposed Comprehensive Plan and Zoning
Amendment applications do not affect or otherwise preclude the City’s ability to
provide flexible development standards.
Conclusion, Housing Policy 7.2: Not applicable.
Housing Policy 7.3. Where appropriate encourage mixed uses at the
neighborhood level that enhance the character and function of the neighborhood
and reduce impacts on the City’s transportation system.
Finding, Housing Policy 7.3: The existing TOD zoning districts provide
opportunities for mixed-use, and the proposed map and text amendments
expand the mix of permitted uses within the proposed CFA Overlay. Row
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houses, multifamily, commercial, office and public uses are all proposed as
permitted uses, individually or in a mixed-use configuration, within the CFA
Overlay. (Proposed CPMC 17.69.040.)
Conclusion, Housing Policy 7.3: Consistent.
Housing Policy 7.4. Support minimum parking standards for multiple family
development served by public transit.
Finding, Housing Policy 7.4: The City of Central Point no longer requires
minimum parking for any development in accordance with Climate Friendly and
Equitable Communities rules adopted as part of OAR-660-012. The proposed
CFA Overlay is located within the TOD Overlay which aims to support public
transit, as evidenced by the Rogue Valley Transportation District’s 2040 Transit
Master Plan.
Conclusion, Housing Policy 7.4: Not applicable.
Housing Policy 7.5. Maintain and enforce Chapter 17.71 Agricultural Mitigation
ensuring that all new residential development along the periphery of the Urban
Growth Boundary includes an adequate buffer between the urban uses and
abutting agricultural uses on lands zoned Exclusive Farm Use (EFU).
Finding, Housing Policy 7.5: The proposed Comprehensive Plan and Zoning
Amendments do not include or affect agricultural lands or otherwise preclude the
City’s ability to maintain and enforce the regulations for Agricultural Mitigation in
CPMC 17.71.
Conclusion, Housing Policy 7.5: Not applicable.
3.3.2 Economic Element
The Economic Element provides a framework for meeting the City’s economic goal to
diversity its economic base.
Economic Element Goals:
1. To actively promote a strong, diversified and sustainable local economy that
reinforces Central Point’s “small town feel” and family orientation while
preserving or enhancing the quality of life in the community as a place to live,
work and play.
Because this Economic Element concludes that there will be economic
uncertainty in the short-term, it is important that Central Point work to diversify
and strengthen its economy. By continuing to analyze economic trends, Central
Point will be able to continue growing strong throughout the 2019-2039 period.
2. To create meaningful incentives to encourage and support economic
development.
Central Point has historically been a bedroom community where people live but
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work elsewhere. In order to maintain a strong tax base and to ensure continued
economic prosperity, Central Point must take an active role in encouraging
economic development.
3. To encourage and promote the development, redevelopment, and enhancement
of retail and office areas to achieve a vibrant shopping entertainment, living and
working experience in the downtown area.
This goal is important because Central Point needs a vibrant downtown in order
to ensure future economic prosperity. Further, based on the current BLI and the
project land use needs, Central Point is going to need targeted redevelopment
strategies to encourage these types of activities in the future.
4. To encourage active communication and cooperation between the City, local and
state agencies, and local businesses concerning economic development,
education and workforce development.
The city cannot reach its goals without the assistance of others. As a result, the
City needs to be receptive to suggestions and aid from others and also needs to
be active in communicating its needs and plans.
5. To encourage and support growth, particularly in the targeted industries
(specialty food manufacturing, and trucking and warehousing sectors).
These targeted industries are where the City could make strides. It is important
that the City help maintain and grow these industries now and in the future.
6. To maintain at all times an adequate supply of suitable short-term (five-year)
employment lands.
Central Point does not have an adequate short-term supply of lands for
institutional/government and other employment types. As a result, the City should
plan to add to the land supply in the near future.
7. To prepare and maintain a City of Central Point Economic Development Manual
identifying and monitoring economic development strategies and programs
available to the City.
8. Create a positive environment for industrial, commercial and institutional job
growth and development by maintaining an adequate land supply; providing a
local development review process that is predicable, responsive, and efficient;
and delivering high quality public facilities and services.
9. Assure, through the UGB process, that adequate commercial lands are planned
and designated for the development of pedestrian oriented neighborhood
commercial centers to serve the City’s new residential neighborhoods.
The Economic Element Goals are implemented through the following ten (10) policies:
Economic Policy 1, Participation. The City shall participate on the regional and state
level in the development and programming of alternative financial incentives and
initiatives for economic development, including education and workforce development
that are consistent with the City’s economic development goals.
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Finding, Economic Policy 1: The City’s proposed Comprehensive Plan and Zoning
Amendments do not preclude or otherwise conflict with the City’s participation on the
regional or state level in development and programming for financial incentives and
initiative for economic development.
Conclusion, Economic Policy 1: Not applicable.
Economic Policy 2, Refine Policies. The City shall continue to monitor and refine its
land development and fiscal policies as they relate to economic development to ensure
that the City’s economic development programming can be effectively implemented.
Finding, Economic Policy 2: The proposed Comprehensive Plan and Zoning
Amendments do not interfere with or otherwise conflict with the City’s ability to
monitor and refine policies relative to economic development.
Conclusion, Economic Policy 2: Not applicable.
Economic Policy 3, Monitor Long-Term Consequences. Consider economic
development incentives as an inducement to development only when it can be
demonstrated that the short-term consequences are understood and found to be
acceptable and the long-term consequences are determined to be beneficial to the City.
Finding, Economic Policy 3: The proposed Comprehensive Plan and Zoning
Amendments do not interfere with or otherwise conflict with the City’s ability to
consider or implement incentives for beneficial economic development.
Conclusion, Economic Policy 3: Not applicable.
Economic Policy 4, Small Business. Central Point concludes that the City has
experienced the loss of cottage industry and expanding small businesses due to a lack
of vacant available employment related buildings (flex-space3) and the City cannot
attract small businesses from elsewhere for the same reason.
Finding, Economic Policy 4: The proposed Comprehensive Plan and Zoning
Amendments retains the existing commercial land supply through the opportunity for
a mix of residential and commercial uses. Although the land use and zoning
designations (current and proposed) do not result in the immediate construction of
needed building space, the Amendments support these activities as necessary to
address the loss of cottage industry and expanding small businesses. The proposed
amendments maintain the existing EC zoning along E Pine Street, and maintain
commercial development potential within that area by limiting competition with
residential uses: the zoning text amendments maintain existing requirements for
ground-floor commercial with any multifamily residential uses and require row
houses to be set back at least 100 feet from E Pine Street. (CPMC 17.65.040 Table
3 An industrial or commercial/office building designed to provide the flexibility to utilize the floor space in a
variety of configurations. Usually provides a configuration allowing a flexible amount of office or
showroom space in combination with manufacturing, laboratory, warehouse distribution, etc.
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1 and proposed 17.69.040(D)(1).) The existing TOD standards and additional CFA
standards provide for a range of commercial and employment uses within the area
zoned EC, and expand provisions for commercial and employment uses within areas
zone MMR south of Beebe Rd, HMR and C. (Proposed CPMC 17.69.040.)
Conclusion, Economic Policy 4: Consistent.
Economic Policy 5, Business Innovation. Encourage innovation, research,
development, and commercialization of new technologies, products and services
through responsive regulations and public sector approaches.
Finding, Economic Policy 5: Business innovation activities by the City are not
affected or impeded by the proposed Comprehensive Plan and Zoning Map
Amendments.
Conclusion, Economic Policy 5: Not applicable.
Economic Policy 6, Tolo Area. The City shall in collaboration with Jackson County
continue planning the Exit 35 area—also called “Area CP-1B (Tolo)”—in the Regional
Plan Element to capitalize on economic opportunities, especially for transportation-
based economic activity and truck/rail freight support services. This area also contains
the aeronautics manufacturing company Erickson Air Crane and serves aggregate
uses; these uses have many specific and unique dimensions that should be carefully
considered. Plans and land use regulations applicable to this area need to account for
the site requirements of firms in these sectors. Because the area is currently
constrained as a result of a lack of access to water, the City should begin planning how
to make water more readily available so as to make these lands available for more
economic development.
Finding, Economic Policy 6: The CP-1B Tolo area is not included in either the
Comprehensive Plan or Zoning Map Amendments. The proposed Amendments do
not affect the City’s ability to develop and implement plans in this area.
Conclusion, Economic Policy 6: Not applicable.
Economic Policy 7, Monitor Regulations. The City shall periodically evaluate its
regulations for employment related development, particularly as it relates to targeted
industries, as well as compatibility with adjacent non-employment lands to ensure that
regulations are consistent with applicable best practices. Regulations found to no longer
be appropriate should be amended as soon as practicable thereafter.
Finding, Economic Policy 7: The proposed Comprehensive Plan and Zoning Map
Amendments do not interfere with other otherwise conflict with the City’s ability to
evaluate and update its land development regulations relative to employment uses.
The proposed Zoning Text Amendments expand provisions for mixed-use
development, both on individual sites and within the CFA Overlay generally, which
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can expand employment opportunities and minimize conflicts by integrating uses
within a broader neighborhood framework rather than isolating them.
Conclusion, Economic Policy 7: Consistent.
Economic 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 5-year period, particularly
for the retail, specialty foods, professional health care and trucking sectors.
Finding, Economic Policy 8: The City’s public facility plans for transportation, water
and stormwater have all been updated. There are adequate facilities planned and
available to serve development within the proposed CFA Overlay.
Conclusion, Economic Policy 8: Consistent.
Economic 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 annually. When it is determined that
the supply of land as measured in terms of the number of sites and/or acreage in the
medium and large site categories is inadequate to serve the twenty-year land needs,
then the City shall amend the UGB to include additional short-term (5-year) employment
lands.
Finding, Economic Policy 9: The proposed Comprehensive Plan Amendment
retains employment lands via mixed-use zoning. This is consistent with the short-
term supply for large and mediums sites.
Conclusion, Economic Policy 9: Consistent.
Economic Policy 10, Pedestrian Oriented Neighborhood Commercial Centers. As
the City expands the UGB it will include in the land use mix adequate commercial lands
for the development of Pedestrian Oriented Commercial Centers designed to
complement the physical character and encourage neighborhood pedestrian use.
Adequacy of the acreage needed for Pedestrian Oriented Commercial Centers will be
guided by the Regional Plan land use allocation.
Finding, Economic Policy 10: The proposed Comprehensive Plan and Zoning
Amendments do not involve a UGB Amendment. The proposed CFA Overlay is
located within an existing Mixed-use/Pedestrian Friendly Activity Center, and the
proposed Zoning Text Amendments further expand the mix of uses that will be
permitted within the area. (Proposed CPMC 17.69.040.)
Conclusion, Economic Policy 10: Consistent.
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3.3.3 Land Use Element
The Land Use Element is responsible for managing and mapping the land use needs of
the City as described in other Comprehensive Plan elements. The Land Use Element
sets forth goals and policies for Residential, Commercial, Industrial, Civic, Parks and
Recreation and Circulation land uses. Since these Amendments do not include
industrial lands, the policies for industrial lands are not addressed in these findings.
Residential Land Use Policy 1: To continue to ensure that long-range planning and
zoning reflects the need to locate the highest densities and greatest numbers of
residents in closest possible proximity to existing and future activity centers.
Finding, Residential Land Use Policy 1: The proposed Comprehensive Plan and
Zoning Map Amendments for the proposed CFA Overlay is part of the TOD Overlay,
a Mixed-Use/Pedestrian Friendly Activity Center. Proposed land use and zoning
designations are consistent with this policy to increases the number of people living
within these Mixed-use/Pedestrian Friendly Areas.
Conclusion, Residential Land Use Policy 1: Consistent.
Residential Land Use Policy 2: To continue to update the Zoning Ordinance, as
necessary to take advantage of planning innovation, best practices, and technological
improvements that could have applications in Central Point to the benefit of the
community.
Finding, Residential Land Use Policy 2: The proposed Zoning Text Amendments
make minor amendments to the existing definitions to reflect changes in state laws
(e.g., definitions for child care facilities) and to TOD standards (e.g., differentiating
duplexes from multifamily uses) that are consistent with evolving state zoning rules
and practices. The most significant Zoning Text Amendments introduce new
standards for the proposed CFA Overlay that fully implement new state rules for
Climate-Friendly Areas, a state-led initiative as part of the Climate-Friendly and
Equitable Communities program that responds to Governor Brown’s Executive Order
20-04 (EO 20-04) directing certain state agencies to take specific actions to reduce
greenhouse gas emissions (GHGs) and mitigate the impacts of climate change.
Conclusion, Residential Land Use Policy 2: Consistent.
Residential Land Use Policy 3: In areas where residential neighborhoods abut
commercial or industrial areas, orient the residential structures and local streets away
from these land uses to avoid any undesirable views and to strengthen neighborhood
solidarity.
Finding, Residential Land Use Policy 3: The proposed CFA Overlay is in areas
planned and zone for medium and high-density housing and mixed-use
opportunities. The TOD standards and proposed CFA Overlay standards promote a
mix of uses to better integrate commercial uses into the neighborhood, rather than
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separating them. The street system is planned and designed to support attractive
neighborhoods with multimodal transportation facilities consistent with the land use
pattern typical of the TOD Overlay areas.
Conclusion, Residential Land Use Policy 3: Consistent.
Residential Land Use Policy 4: In any area where development of one or more
parcels may create obstacles to development of others, the initial developer shall
develop a specific plan that would provide for the future development of the entire area,
including provision of adequate access to potentially landlocked properties.
Finding, Residential Land Use Policy 4: No site-specific development is proposed
with these Comprehensive Plan and Zoning Amendments.
Conclusion, Residential Land Use Policy 4: Not applicable.
Commercial Land Use Policy 1: Maintain the zoning of all commercial areas of Central
Point as necessary to comply with the Economic Element.
Finding, Commercial Land Use Policy 1: The proposed Comprehensive Plan and
Zoning Amendments maintain the existing EC zoning along E Pine Street, and
maintain commercial development potential within that area by limiting competition
with residential uses: the zoning text amendments maintain existing requirements for
ground-floor commercial with any multifamily residential uses and require row
houses to be set back at least 100 feet from E Pine Street. (CPMC 17.65.040 Table
1 and proposed 17.69.040(D)(1).) The existing TOD standards and additional CFA
standards provide for a range of commercial and employment uses within the area
zoned EC, and expand provisions for commercial and employment uses within areas
zone MMR south of Beebe Rd, HMR and C. (Proposed CPMC 17.69.040.)
Conclusion, Commercial Land Use Policy 1: Consistent.
Commercial Land Use Policy 2: Undertake an in-depth study of the downtown
business district and develop a comprehensive improvement plan that would include
such considerations as traffic circulation and off-street parking, pedestrian and bicycle
facilities and access, structural design guidelines, and guidelines for landscaping and
signing.
Finding, Commercial Land Use Policy 2: The proposed Comprehensive Plan and
Zoning Amendments do not affect the City’s plans to study the Central Business
District.
Conclusion, Commercial Land Use Policy 2: Not applicable.
Commercial Land Use Policy 3: Encourage the development of shared commercial
parking areas in the downtown area to be carried out by the local businesses with City
assistance.
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Finding, Commercial Land Use Policy 3: The proposed Comprehensive Plan and
Zoning Amendments do not affect the downtown area.
Conclusion, Commercial Land Use Policy 3: Not applicable.
Commercial Land Use Policy 4: Promote the planned integration of abutting
commercial development for the purpose of more efficient customer parking, better
design and landscaping, coordinated signing, and increased retail sales.
Finding, Commercial Land Use Policy 4: The Comprehensive Plan and Zoning
Amendments designate the proposed CFA Overlay within the existing TOD Overlay.
Future development within the CFA will be subject to existing TOD standards for site
design. (CPMC 17.67.)
Conclusion, Commercial Land Use Policy 4: Consistent.
Commercial Land Use Policy 5: For that section of Highway 99 between Beall Lane
and the High School, implement the 99 Corridor Plan to improve the corridor, traffic
circulation, and the overall visual and aesthetic character of the area.
Finding, Commercial Land Use Policy 5: The proposed Amendments do not affect
or otherwise preclude the City’s ability to implement the Highway 99 Corridor Plan.
Conclusion, Commercial Land Use Policy 5: Not applicable.
Civic Land Use Policy 1: Ensure that any major public or quasi-public facility that is
proposed to be located within a residential neighborhood is located along a collector or
Arterial Street, is compatible with surrounding land uses, and does not contribute
unreasonably to traffic volumes within the neighborhood.
Finding, Civic Land Use Policy 1: The proposed Comprehensive Plan and Zoning
Amendments do not include siting any public or quasi-public facility. The proposed
Zoning Text Amendments include expanding permitted public and quasi-public uses
within all portions of the CFA, including within mixed-use residential areas zoned
MMR and HMR. (Proposed CPMC 17.69.040.) Future site-specific development of
any public uses will be required to meet existing TOD design standards to ensure
compatibility within a mixed-use context.
Conclusion, Civic Land Use Policy 1: Consistent.
Civic Land Use Policy 2: Work with officials of School District #6 to develop and
implement a school site acquisition program that is consistent with the long-range
comprehensive plans of the City and the District.
Finding, Civic Land Use Policy 2: School District 6 has a land bank for future
school sites. No sites are proposed as part of the Comprehensive Plan and Zoning
Map Amendments. Consequently, this application does not affect or otherwise
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preclude the City and School District #6 from continuing to work together on long-
range planning and school site acquisition.
Conclusion, Civic Land Use Policy 2: Not applicable.
Civic Land Use Policy 3: Continue to emphasize the need for pedestrian and bicycle
access to all public facilities and areas frequented by local residents.
Finding, Civic Land Use Policy 3: The proposed Comprehensive Plan and Zoning
Amendment proposals are within the existing TOD Overlay which is a Mixed-
use/Pedestrian Friendly Activity Centers designed to encourage safe, convenient
and comfortable walking and bicycling facilities as part of the street network.
Conclusion, Civic Land Use Policy 3: Consistent.
Parks and Recreation Land Use Policy 1: Whenever possible, encourage the location
of public park sites adjacent to public school sites to establish neighborhood
educational/recreational “centers” that can benefit by joint utilization of both types of
facilities.
Finding, Parks and Recreation Land Use Policy 1: The proposed
Comprehensive Plan and Zoning Amendments do not include public parks, as there
is no site-specific development proposed at this time. Public parks designation has
already occurred consistent with the Parks Element.
Conclusion, Parks and Recreation Land Use Policy 1: Not applicable.
Circulation Land Use Policy 1: Prior to inclusion of lands from the URAs into the UGB
a traffic impact analysis shall be completed to determine level of service at time of
development.
Finding, Circulation Land Use Policy 1: The Comprehensive Plan and Zoning
Amendments do not include moving land from the URAs to the UGB.
Conclusion, Circulation Land Use Policy: Not applicable.
3.3.4 Transportation Element
The 2030 Transportation System Plan (TSP) has been adopted as the City’s
Transportation Element. The TSP identifies and plans for a coordinated network of
transportation facilities that serves current and future state, regional and local
multimodal transportation needs. Most of the transportation goals and policies address
building transportation systems, which are not directly applicable to this proposed map
and text amendment because no transportation facilities are proposed at this time. The
Climate Friendly and Equitable Communities program includes updated transportation
planning direction, which will be implemented into the City’s next TSP update that kicks
off this year and will be completed prior to December 31, 2029 as required by OAR 660-
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012-0012(4)(a). Several of the current TSP’s Land Use Goals are relevant to the
proposed amendments, as addressed below.
Transportation Goal 3.1: To effectively manage the use of land within the Central Point
Urban Area in a manner that is consistent with, and that supports, the successful
implementation of this Transportation System Plan.
Finding, Transportation Goal 3.1: The proposed CFA adoption and the
implementing map and code amendments refine the existing TOD standards for the
area, maintaining effective land management through a mix of uses that can be
supported by multimodal transportation facilities planned in the TSP.
Conclusion, Transportation Goal 3.1: Consistent.
Transportation Policy 3.1.1: The City shall manage the land use element of the
Comprehensive Plan in a manner that enhances livability for the citizens of Central
Point as set forth in the Transportation System Plan.
Finding, Transportation Policy 3.1.1: The proposed CFA adoption and the
implementing map and code amendments support the development of a walkable,
mixed-use urban neighborhood within the ETOD area that supports livability with a
mix of residential, commercial, civic and open spaces interconnected with sidewalks,
bicycle routes, transit, and roads consistent with the TSP.
Conclusion, Transportation Goal 3.1.1: Consistent.
Transportation Policy 3.1.2: The City shall continuously monitor and update the Land
Development Code to maintain best practices in transit-oriented design consistent with
the overall land use objectives of the City.
Finding, Transportation Policy 3.12: The proposed CFA adoption and the
implementing map and code amendments update the City’s existing TOD standards
consistent with the state requirements for transit-oriented design within CFAs.
Conclusion, Transportation Goal 3.1.2: Consistent.
3.4 CPMC 17.96, Comprehensive Plan and Urban Growth Boundary
Amendments
The findings and conclusions for CPMC 17.96 are set forth below.
17.96.100 Amendments--Purpose.
The purpose of this chapter is to provide procedures for amendments to the city’s
comprehensive plan, including amendments to the urban growth boundary, that may be
necessary from time to time as the public necessity and convenience and general
welfare requires. Amendments may be made to the comprehensive plan by following
the procedural requirements set forth in Section 17.05.500 and this chapter.
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Finding CPMC 17.96.100: The proposed Comprehensive Plan Amendment (File No.
CPA-24001) has been prepared and processed in accordance with this procedure set
forth in this Chapter as necessary to implement state rules for Climate Friendly Areas
(CFAs).
Conclusion CPMC 17.96.100: Consistent.
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
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 Commission, per Resolution Nos. 929
recommended the CFA Comprehensive Plan.
Conclusion CPMC 17.96.200: Consistent.
17.96.300 Major revisions and minor changes.
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: In accordance with Finding CPMC 17.10.300(A), the
proposed amendments constitute a legislative policy decision and are therefore subject
to a Type IV procedure. The application has been scheduled for two duly noticed public
hearings by the Planning Commission and City Council on February 11, 2025 and
February 27, 2025, respectively. Public notice was published in the The Daily Courier
on January 31, 2025. Written notice was provided to DLCD on December 31, 2024 and
amended on January 29, 2025. All notices are available in the file for viewing upon
request at City Hall located at 140 South Third Street in Central Point, Oregon.
Conclusion CPMC 17.96.300: Consistent.
17.96.400 Submittal 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 proposed amendments were submitted on, based on
work completed in 2024 to develop the proposed CFA boundaries and implementing
regulations. The application has been reviewed in accordance with Type IV procedure
per CPMC 17.05.500, as detailed above.
Conclusion CPMC 17.96.400: Consistent.
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Page 66 of 77
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:
A. Approval of the request is consistent with the applicable statewide planning goals;
Finding CPMC 17.96.500(A): See Findings in Section 3.2, Statewide Planning Goals.
Conclusion CPMC 17.96.500(A): Consistent.
B. Approval of the request is consistent with the Central Point comprehensive plan;
Finding CPMC 17.96.500(B): See the Findings in Section 3.3, Comprehensive Plan.
Conclusion CPMC 17.96.500(B): Consistent.
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 change is to the Comprehensive GLUP
Map and Land Use Element, which does not involve an amendment to the UGB.
Conclusion CPMC 17.96.500(C): Not applicable.
D. The amendment complies with OAR 660-012-0060 of the Transportation Planning
Rule.
Finding CPMC 17.96.500(D): Amendments to the Comprehensive Plan to adopt a CFA
and to amend regulations within a CFA must comply with OAR 660-012-025,
Transportation Review in Climate-Friendly Areas and Centers, in lieu of OAR 660-012-
0060. Compliance with OAR 660-012-0325 is included in Section 3.1.
Conclusion CPMC 17.96.500(D): Consistent.
3.5 CPMC 17.10, Zoning Map and Text Amendments
CPMC 17.10.100 Purpose
The purpose of this chapter is to provide standards and procedures for major and minor
amendments to this code or the Central Point city zoning map (zoning map), herein
referred to as “map or text amendments.”
Finding CPMC 17.10.100: The proposed application is for a Major Zoning Map
Amendment (File No. ZC-24002) and Zoning Text Amendment (File No. ZC-24003)
that aims to adopt and implement land use regulations for a Climate-Friendly Area
consistent with the proposed Major Comprehensive Plan Amendment (File No. CPA-
24001).
Conclusion CPMC 17.10.100: Consistent.
CPMC 17.10.200 Initiation of Amendments
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Page 67 of 77
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.
Finding CPMC 17.10.200: The Planning Commission initiated the proposed Zoning
Map and Text Amendments by Resolution No. 930.
Conclusion CPMC 17.10.200: Consistent.
CPMC 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.
Finding CPMC 17.10.300: The proposed Amendments include a Major Map
Amendment to adopt a CFA Overlay and rezone a portion of the Overlay from LMR
to MMR and a Zoning Text Amendment to adopt general policies and regulations for
future land use decisions within the CFA Overlay and is therefore a Major
Amendment. The application has been scheduled for two duly noticed public
hearings by the Planning Commission and City Council per CPMC 17.05.500 on
February 11, 2025 and February 27, 2025, respectively. Public notice was published
in the Daily Courier on January 31, 2025. Written notice was provided to DLCD on
December 31, 2024 and amended on January 29, 2025. All notices are available in
the file for viewing upon request at City Hall located at 140 South Third Street in
Central Point, Oregon.
Conclusion CPMC 17.10.300: Consistent.
CPMC 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:
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Page 68 of 77
A. Approval of the request is consistent with the applicable statewide planning goals
(major amendments only);
Finding CPMC 17.10.400(A): See Findings in Section 3.2, Statewide Planning
Goals.
Conclusion CPMC 17.10.400(A): Consistent.
B. Approval of the request is consistent with the Central Point comprehensive plan
(major and minor amendments);
Finding CPMC 17.10.400(B): See Findings in Section 3.3, Comprehensive Plan.
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 proposed Zoning Map Amendment apply to a
94.4-acre site proposed as the CFA Overlay bounded by E Pine Street to the
south, Hamrick Rd to the east, Cleo Street to the north and Gebhard Road to the
west. As demonstrated in the Transportation System Plan, Water System Master
Plan and Stormwater Management Plan, there are adequate public facilities
available and planned for the area as follows:
Transportation: This area includes E Pine Street (Primary Arterial),
Hamrick Road (Secondary Arterial), Beebe Road (Collector), Gebhard
Road (Collector), and several local streets. Per the Transportation System
Plan, Gebhard Road is planned to be extended through the area from
Beebe Road to East Pine Street (Projects No. 258-260), E Pine Street is
planned to be widened to include bike lanes and sidewalks (Project No.
233), and Beebe Road is planned to be widened to include bike lanes and
sidewalks (Project No. 209). New local streets will be required within the
CFA to create an interconnected network of multimodal transportation
facilities.
Water: Per the Water System Master Plan, there is a 12-inch waterline in
E Pine Street, a 16-inch waterline in Hamrick Road, and a 16-inch
waterline in Gebhart Road that is available to the area. (Water System
Master Plan, Figure ES-1.) Additional distribution pipes within the CFA
Overlay are proposed as developer-built projects to occur at the time of
future development. (Water System Master Plan, Figure 8-1.)
Stormwater: As shown in the Stormwater Master Plan, there are
stormwater lines in Hamrick Road, Beebe Road and E Pine Street.
Additional facilities are planned to serve future development within the
CFA Overlay, shown as the Eastside TOD capital improvement projects
15-1 and 15-2 along the northern boundary of the proposed CFA.
(Stormwater Master Plan, Figure ES-1.)
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Page 69 of 77
Conclusion CPMC 17.10.400(C): As shown in the findings above, there are
adequate public facilities available and planned to serve the area.
D. The amendment complies with OAR 660-012-0060 of the Transportation
Planning Rule.
Finding CPMC 17.10.400(D): Amendments to the Comprehensive Plan to adopt
a CFA and to amend regulations within a CFA must comply with OAR 660-012-
025, Transportation Review in Climate-Friendly Areas and Centers, in lieu of
OAR 660-012-0060. Compliance with OAR 660-012-0325 is included in Section
3.1.
Conclusion CPMC 17.10.400(D): Consistent.
3.6 Summary Conclusion
The proposed Comprehensive Plan Amendment (CPA-24001) has been prepared and
reviewed for conformance with CPMC 17.96, Comprehensive Plan and Urban Growth
Boundary Amendments, and found to comply with Comprehensive Plan policies,
statewide planning goals, and relevant Oregon Administrative Rules (OARs) as
demonstrated in Sections 3.1, 3.2 and 3.3 and 3.5 of these Findings of Fact and
Conclusions of Law.
The proposed Zoning Map Amendment (ZC-24002) and Zoning Text Amendment has
been prepared and reviewed for conformance with CPMC 17.10, Zoning Map and Text
Amendments and found to comply with Comprehensive Plan policies, statewide
planning goals, and relevant Oregon Administrative Rules (OARs) as demonstrated in
Sections 3.1, 3.2 and 3.3 and 3.4 of these Findings of Fact and Conclusions of Law.
Page 148 of 188
4 Exhibits
Page 149 of 188
4.1 Exhibit 1 – Planning Commission Resolution No. 929
Page 150 of 188
4.2 Exhibit 2 – Planning commission Resolution No. 930
Page 151 of 188
4.3 Exhibit 3 – Land Use Element with Redline
Page 152 of 188
4.4 Exhibit 4 – Zoning Text Amendments
Page 153 of 188
4.5 Exhibit 5 – Multimodal Gap Summary
Page 154 of 188
4.6 Exhibit 6 – Highway Impacts Summary
Page 155 of 188
4.7 Exhibit 7 – Updated Housing Capacity Analysis Calculations
Page 156 of 188
Planning Commission Resolution No. 928 (02/04/2025)
PLANNING COMMISSION RESOLUTION NO. 929
A RESOLUTION FORWARDING A FAVORABLE RECOMMENDATION FOR MAJOR
AMENDMENTS TO THE COMPREHENSIVE PLAN LAND USE ELEMENT TEXT AND
MAPS TO ESTABLISH AND APPLY A CLIMATE FRIENDLY AERA TO 94.4 ACRES IN A
PORTION OF THE EASTSIDE TRANSIT ORIENTED DEVELOPMENT OVERLAY AREA,
AND TO RE-DESIGNATE 27.6 ACRES FROM MEDIUM DENSITY RESIDENTIAL TO HIGH
DENSITY RESIDENTIAL
FILE NO. ZC-24001
Applicant: City of Central Point
WHEREAS, pursuant to Oregon Administrative Rule (OAR) 660-012-0010(3) and (4)(a), the
City is required to designate a Climate Friendly Area (CFA), including adoption of
comprehensive plan and land use regulations consistent with OAR 660-012-300 through 0330,
by March 31, 2025.
WHEREAS, the Land Use Element of the Comprehensive Plan provides the land use
framework for the City, including General Land Use Designations and Overlay areas;
WHEREAS, Central Point Municipal Code (CPMC) Chapter 17.96 provides procedures and
requirements for amending the Comprehensive Plan, including the Planning Commission’s
ability to initiate amendments by resolution to City Council;
WHEREAS, on February 11, 2025 the City of Central Point Planning Commission conducted a
duly-noticed public hearing on the application, at which time it reviewed the record and heard
testimony and comments on the application; and,
WHEREAS, the Planning Commission finds that the above referenced comprehensive plan
amendments comply with the approval criteria set forth in CPMC 17.96, including the
Statewide Planning Goals, Comprehensive Plan and Transportation Planning Rule as
evidenced by the Planning Department Findings of Fact and Conclusions of Law in the Staff
Report dated February 11, 2025 (Exhibit A) including Attachments 1, 2, and 3.
NOW, THEREFORE, BE IT RESOLVED, that
Section 1: It is the intent of the City of Central Point Planning Commission to amend the
Comprehensive Plan Land Use Element to establish a CFA Overlay and to amend the General
Land Use Plan Map to apply the CFA Overlay to 94.4 acres and re-designate 27.6 acres from
Medium Density Residential to High Density Residential.
Section 2: The City of Central Point Planning Commission hereby forwards a favorable
recommendation to the City Council to approve the amendments File No. ZC-24002 as set
forth the Planning Department Staff Report (Exhibit A), including Attachments 1, 2, and
Attachment 3, the Planning Department Findings of Fact and Conclusions of Law in Sections
1, 2, 3.1 3.2, 3.3, 3.4, 3.6, 4.1, 4.3, 4.5, 4.6 and 4.
Section 3: This decision is based upon the Planning Department Staff Report dated February
11, 2025, attached hereto as Exhibit A, including Attachment 1, Attachment 2, and Attachment
3, the Planning Department Findings of Fact and Conclusions of Law, including Sections 1, 2,
3.1, 3.2, 3.3, 3.4, 3.6, 4.1, 4.3, 4.5, 4.6 and 4.7
Page 157 of 188
Planning Commission Resolution No. 928 (02/04/2025)
PASSED by the Planning Commission and signed by me in authentication of its passage this
11th day of February 2025.
_______________________________
Planning Commission Chair
ATTEST:
_______________________________
City Representative
Page 158 of 188
Staff Report
Climate Friendly Area Zoning Map and Ordinance
Amendments
File No. ZC-24002
February 11, 2025
Item Summary
Conduct a public hearing and consider Major Amendments to the Zoning Map and
Ordinance to apply a 94.4 acre Climate Friendly Area (CFA) Overlay, inside the
Eastside Transit Oriented Development (TOD) Overlay, re-zone a 27.6 acre area from
Low Mix Residential (LMR) to Medium Density Residential (MMR) and adopt new and
updated land use regulations to comply with CFA requirements in OAR 660-012-300
through OAR 660-012-0330. Applicant: City of Central Point. File No.: ZC-24002.
Associated File(s): CPA-24004.
Staff Source
Stephanie Powers, Planning Director
Background
The City is proposing amendments to the Zoning Map and Ordinance to accomplish the
following:
•Amend the Zoning Map to apply the CFA Overlay to 94.4 acres and to re-zone
27.6 acres from Low Mix Residential (LMR) to Medium Mix Residential (MMR)
within the CFA Overlay area;
•Add a new CFA Overlay chapter and make various amendments to other
chapters in Central Point Municipal Code (CPMC) Title 17, Zoning including:
CPMC 17.08.410 (TOD Land Use Definitions), CPMC 17.65 (TOD Overlay),
CPMC 17.75.039 (Bicycle Parking Design Standards).
The proposed Zoning map and text amendments respond to amendments to portions of
the Climate Friendly and Equitable Communities (CFEC) rules (Oregon Administrative
Rule (OAR) 660-012-0300 through 0330), which require cities greater than 10,000 in
population to establish at least one (1) Climate Friendly Area (CFA) that is subject to
land use and transportation planning requirements that aim to create dense urban
mixed-use centers where people can live, work and play without owning a car.
Staff will review the proposed amendments at the February 11, 2025 meeting.
Page 159 of 188
Issues
The primary issue is to designate a CFA as required by OAR 660-012-0012(3) and
(4)(c), including amendments to the Comprehensive Plan.
Findings of Fact & Conclusions of Law
The proposed Zoning text and map amendments have been reviewed against and
found to comply with the following review criteria as demonstrated in the Planning
Department Findings of Fact and Conclusions of Law (Attachment 3):
•CPMC 17.10, Zoning Map and Text Amendments, including:
o Statewide Planning Goals
o City of Central Point Comprehensive Plan;
•OAR 660-012-012-0310, Climate Friendly Areas;
•OAR 660-012-00315, Designation of Climate Friendly Areas;
•OAR 660-012-0320, Land Use Requirements in Climate Friendly Areas;
•OAR660-012-0325, Transportation Review in Climate friendly Areas and
Centers; and,
•OAR 660-012-0330, Land Use Requirements.
Attachments
Attachment 1 – Existing and Proposed Zoning Map Changes
Attachment 2 – Proposed Zoning Text Amendments
Attachment 3 – Findings of Fact and Conclusions of Law
Attachment 4 – Resolution No. 930
Action
Conduct a public hearing and consider the proposed text and map amendments to the Zoning
Map and Ordinance per the Findings of Fact and Conditions of Law and recommend the City
Council 1) Approve, 2) Approve with Revisions, or 3) Deny the application.
Recommendation
Approve Resolution No. 930, a resolution recommending approval of the amendments
to the Comprehensive Plan Land Use Element text and General Land Use Plan Map.
Recommended Motion
I move to approve Resolution No. 930, a Resolution forwarding a favorable
recommendation to the city council for amending the zoning map to apply a 94.4 acre
climate friendly area overlay and re-zone 27.6 acres from low mix residential to medium
mix residential; and, amending the zoning ordinance in CPMC 17.08.410 (TOD
Definitions), CPMC 17.65 (TOD Overlay), CPMC 17.75.039(H) (Bicycle Parking Design
Standards), and adding new chapter CPMC 17.69 (CFA Cverlay).
Page 160 of 188
Page 161 of 188
County of Jackson, OR, Bureau of Land Management, State of Oregon, State of Oregon DOT, State of Oregon GEO, Esri Canada, Esri, HERE, Garmin,
INCREMENT P, USGS, EPA, USDA
Proposed Climate Friendly Area (CFA)
¯
Civic
MMR
MMR
MMR
HMR
EC
Map Created by: Stephanie Powers
Date: September 13, 2024
Source: City of Central Point Proposed
Climate Friendly Area, 2024; Official
Zoning Map, 2024
0 250 500125 Feet
CFA Boundary and
Proposed Zoning
Proposed CFA Boundary
ZONE
MMR, Medium Mix Residential
HMR, High Mix Residential
EC, Employment Commercial
Civic
Proposed Zoning
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Central Point Municipal Code
Chapter 17.08 DEFINITIONS
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CFA Code Updates: December 29, 2024 Draft
Chapter 17.08
DEFINITIONS
17.08.410 TOD overlay definitions and uses.
A. Definitions of Land Use Types. The purpose of this section is to classify land uses and activities into
use categories for the TOD overlay in Chapters 17.65, 17.66, and 17.67 on the basis of common
functional, product, or physical characteristics. Characteristics include the type and amount of activity,
the type of customers or residents, how goods or services are sold or delivered, and certain site factors.
The types of uses allowed in the various zones are based on the goals and policies of the comprehensive
plan.
B. Considerations.
1. Uses are assigned to the category whose description most closely describes the nature of the
primary use. Developments may have more than one primary use, and accessory activities may also
be present. Primary and accessory uses are addressed in subsections (B)(2) and (3) of this section.
2. The following factors are considered to determine what category the use is in, and; whether the
activity(ies) constitute primary or accessory uses:
a. The description of the activity(ies) in relationship to the characteristics of each use category;
b. The relative amount of site or floor space and equipment devoted to the activity;
c. The relative amount of sales from each activity;
d. The number and type of customers for each activity;
e. The relative number of employees in each activity;
f. Hours of operation;
g. Building and site arrangement;
h. The number and type of vehicles used with the activity;
i. The relative number of vehicle trips generated by the activity(ies);
j. Signs;
k. How the use advertises itself; and
l. Whether the activity(ies) would be likely to be found independent of the other activities on the
site.
3. Multiple Primary Uses. When a development has a number of primary uses that fall within one use
category, then the development is assigned to that use category. For example, if a development
includes a grocery store and pharmacy, the development would be classified as a commercial retail
sales and service use. When the primary uses in a development are within different use categories,
each primary use is classified in the applicable category and is subject to the regulations for that
category.
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Central Point Municipal Code
Chapter 17.08 DEFINITIONS
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CFA Code Updates: December 29, 2024 Draft
4. Accessory Uses. These uses are allowed by right and are regulated in conjunction with the primary
use unless otherwise stated in this title.
5. Examples and Exceptions. To help illustrate the types of uses allowed or not allowed under a
specific uses category, examples and/or exceptions are given. They are based on the common
meaning of the terms and not on what a specific use may call itself.
C. Residential Use Types.
1. Dwelling, Single-Family. An attached or detached dwelling unit located on its own lot.
a. Large and Standard Lot Single-Family, Detached. These include dwellings located on
individual lots. Homes which are constructed on site or manufactured homes are included under
this definition.
b. Zero Lot Line, Detached. These residences are detached with building setbacks on the
property line. Examples include Charleston row houses and courtyard cluster residences.
c. Attached Row Houses. These residences are attached along common side lot lines with
adjoining units. They are classified as single-family residences because each unit is located on a
separate lot, and they do not share common floors or ceilings with other dwelling units.
2. Dwelling, Duplex. A structure that contains two dwelling units which share common walls,
floors, or ceilings on a single lot. A single-family dwelling with an accessory unit dwelling is not
considered a duplex.
2 3. Dwelling, Multifamily. A structure that contains two three or more dwelling units which share
common walls, floors, or ceilings on a single lot.
a. Plexes. These include two three or more attached units on a single lot. They may have single
or multiple stories. They share common walls with other dwelling units, but not common floors
or ceilings.
b. Apartments and Condominiums. These include two three or more attached units on a single
lot. They typically have multiple stories. Common walls, floors and ceilings are shared with
other dwelling units. Apartment complexes that have accessory services such as food service,
dining rooms, and housekeeping are included under this use type.
3 4. Dwelling, Accessory Unit. An auxiliary living unit with separate kitchen, living and sleeping
facilities in a single-family structure or in a separate accessory building on the same lot as a primarily
single-family residence.
4 5. Boarding and Rooming Houses. See Section 17.08.010.
5 6. Family Care Facility. This includes two types of child care services and one type for adults.
a. Family Day Care. As defined by Oregon state statute, refers to the provision of day care
services for children, with or without compensation, in the home of the caregiver. Family
day care may provide care for six or fewer children full-time, with an additional four or
fewer part-time children. During the school year, a family day care provider may care for
four additional day care children on the days and during the hours school is not in session.
Such children must be at least three years of age up to a maximum of four hours per day.
No more than a total of ten children including the provider’s own children may be present
at any one time.
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Central Point Municipal Code
Chapter 17.08 DEFINITIONS
Page 3/8
CFA Code Updates: December 29, 2024 Draft
a. Family Child Care Home. As defined by Oregon state statute, a child care facility in a
dwelling that is caring for not more than 16 children and is certified under ORS 329A.280
(When certification required) (2) or is registered under ORS 329A.330 (Registration
requirements)
b. Day Care Group Home. As defined by Oregon state statute, is one in which care is
provided in the home of the caregiver, with or without compensation, for seven through
twelve children. It is subject to certification by the Children’s Services Division. For the
purposes of this section, ‘full-time’ is defined as eight or more hours in a twenty-four-hour
period. ‘Part-time’ is defined as four or fewer hours in a twenty-four-hour period.
b. Child Care Center. As defined by Oregon state statute, a child care facility, other than a
family child care home, that is certified under ORS 329A.280 (When certification required)
(3).
c. Adult Day Care. A community-based group program designed to meet the needs of
functionally or cognitively impaired adults through an individual plan of care. It is a structured,
comprehensive program that provides a variety of health, social, and related support services in a
protective setting during part of a day but for less than twenty-four hours. These facilities have
an enrollment of ten or more individuals.
6. Home Occupation. See Section 17.08.010.
7. Residential Facility. A residential care, residential training, or residential treatment facility
licensed or registered by the state (Mental Health and Developmental Services Division) as defined
in ORS 443.400 where supervision; protection; assistance while bathing, dressing, grooming or
eating; management of money; transportation; recreation; and the providing of room and board or a
combination thereof are provided for six or more physically disabled or socially dependent
individuals, in one or more buildings on contiguous properties.
A residential facility does not include a residential school; state or local correctional facility; juvenile
training school; youth care center operated by a county juvenile department; juvenile detention
facility; nursing home; family care facility; or children’s or adult day care as defined by state law.
8. Residential Home. A residential treatment or training or an adult foster home licensed by or under
the authority of the state (Mental Health and Developmental Services Division), which provides
residential care alone or in conjunction with treatment or training or a combination thereof for less
than six individuals. These individuals need not be related. Staff persons needed to meet licensing
requirements shall not be counted in the number of facility residents, and need not be related to each
other or to any resident of the residential home.
9. Senior Housing. Housing designed and constructed to accommodate the needs of seniors and
includes the following as defined in Section 17.08.010, Definitions, specific: independent living,
senior apartments, and assisted living facilities. Senior housing does not include nursing facilities.
D. Commercial Use Types.
1. Entertainment. Businesses such as restaurants, cafes, and delicatessens; bowling alleys; health
clubs; gyms; and membership clubs and lodges.
2. Professional Office. A use that is conducted in an office setting generally for business,
government, professional, medical, or financial services.
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Central Point Municipal Code
Chapter 17.08 DEFINITIONS
Page 4/8
CFA Code Updates: December 29, 2024 Draft
Examples include professional services such as lawyers, accountants, engineers, or architects;
financial businesses such as lenders, brokerage houses, bank headquarters, or real estate agents; data
processing; sales offices; government offices and public utility offices; television and radio studios;
medical and dental clinics, medical and dental labs; and blood-collections facilities.
3. Retail Sales and Service. Businesses that are involved in the sale, lease, or rental of new or used
products to the general public. They may also provide personal services or entertainment, or provide
product repair or services for consumer and business goods. Such uses are conducted indoors with
limited provisions in this title to allow outdoor storage of material or merchandise. Categories and
examples of retail sales and service uses include:
a. Sales-Oriented. Stores selling, leasing, or renting consumer, home, and business goods
including appliances, art supplies, bicycles, clothing, dry goods, electronic equipment, fabric,
furniture, garden supplies, gifts, groceries, hardware, home improvements, household products,
jewelry, liquor, pets, pet food, pharmaceuticals, plants, printed material, stationery, and videos;
and food sales.
b. Personal Service-Oriented. Businesses such as branch banks; urgency medical care; dental and
medical offices; laundromats; photo or laundry drop-off; photographic studios; photocopy and
blueprint services; hair, tanning, and personal care services; business, martial arts, and other
trade schools; dance or music classes; mortuaries; veterinarians; and animal grooming.
c. Repair-Oriented. Businesses such as repair of televisions, bicycles, clocks, watches, shoes,
guns, appliances and office equipment; tailor; locksmith; and upholsterer.
d. Drive-Through Facilities. Vehicle drive-up windows associated with restaurants, banks,
laundries, photo processing, and similar uses.
e. Quick Vehicle Service. A business that provides direct services for motor vehicles where the
driver generally waits in the car before and while the service is performed. The use includes a
drive-through facility and the area where the service is performed. Examples include:
i. Full-service and mini-serve gas stations;
ii. Unattended card key stations;
iii. Carwashes; and
iv. Quick lubrication services. This use type does not include servicing of vehicles over ten
thousand pounds gross cargo weight (except for gasoline), body repairs, welding, or painting.
f. Vehicle Sales/Rental and Repair. Sale, retail, and/or rental of autos, noncommercial trucks,
motorcycles, motorhomes, and trailers less than ten thousand pounds gross cargo weight,
together with incidental maintenance, such as automobile dealers, car rental agencies, or
recreational vehicle sales and rental agencies. Also, repair of automobiles and light vehicles
under ten thousand pounds gross cargo weight, including body repairs, welding and painting.
Uses not included, thus prohibited, as part of this definition are:
i. Lumber yards and other building material sales that sell primarily to contractors and do not
have a retail orientation;
ii. Landscape materials stored outside, including bark chips, rock, fertilizer, and compost;
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Central Point Municipal Code
Chapter 17.08 DEFINITIONS
Page 5/8
CFA Code Updates: December 29, 2024 Draft
iii. Repair, sale, rental, or leasing of vehicles over ten thousand pounds gross cargo weight,
commercial or consumer vehicles, and industrial vehicles and equipment.
4. Tourist Accommodations. This definition includes two use categories:
a. Bed and Breakfast Inn. A structure designed and occupied as a residence in which sleeping
rooms are provided on a daily or weekly basis for use by travelers or transients for a charge or
fee paid or to be paid for the rental or use of the facility. The bed and breakfast establishment has
no more than five guest sleeping rooms provided on a daily or weekly basis for the use of no
more than a total of ten travelers or transients at any one time;
b. Motel or Hotel. Establishments primarily engaged in providing lodging services on a
temporary basis with incidental food, drink, and other sales and services intended for the
convenience of guests.
E. Industrial Use Types.
1. Manufacturing. The manufacturing, processing, fabrication, packaging, or assembly of goods.
Natural, manmade, raw, secondary, or partially completed materials may be used. Products may be
finished or semi-finished and are generally made for the wholesale market, for transfer to other
plants, or to order for firms or consumers. Goods are generally not displayed on site, but if so, they
are a subordinate part of sales. Relatively few customers come to the manufacturing site.
2. Industrial Services. The repair, servicing, and storage of industrial, business, or consumer
machinery, equipment, products, or by-products. Contractors and building maintenance services and
similar uses can perform services off-site. Few customers, especially the general public, come to the
site. Categories and examples of industrial service uses include:
a. Light. These activities are generally conducted indoors, but may have related outdoor
activities including parking or storage of operable vehicles and equipment and finished products.
Examples include welding shops; machine shops; tool, electric motor, and scientific or
professional instruments repair; metal and building materials; towing and vehicle storage; heavy
truck servicing and repair; truck stops; building, heating, plumbing, or electrical contractors;
printing, publishing and lithography shops; exterminators; janitorial and building maintenance
services; laundry, dry-cleaning, and carpet cleaning plants; photo-finishing laboratories; and
warehousing.
b. Heavy. Activities are conducted indoors and outdoors, and outdoor activities may include
storage of inoperable vehicles and equipment, scrap metal, other salvage or recyclable materials,
and stockpiled material such as gravel, construction debris, or compost. Examples include sales,
repair, storage, salvage or wrecking of heavy machinery; auto and truck salvage and wrecking;
tire retreading or recapping; fuel oil distributors; and solid fuel yards.
3. Wholesale Sales. The sale, lease, or rent of products primarily intended for industrial, institutional,
or commercial businesses. The uses emphasize on-site sales or order-taking and often include display
areas. Businesses may or may not be open to the general public, but sales to the public are limited.
Products may be picked up on the site or delivered to the customer. Examples include sale or rental
machinery, equipment, heavy trucks, building materials, special trade tools, welding supplies,
machine parts, electrical supplies, janitorial supplies, restaurant equipment and store fixtures; mail
order houses; and wholesale of food, clothing, auto parts, and building hardware.
F. Civic Use Types.
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1. Community Services. Uses of a public, nonprofit, or charitable nature generally providing a local
service to people of the community. Generally, they provide other service on the site or have
employees at the site on a regular basis. The service is ongoing, not just for special events.
Community centers or facilities are open to the general public or have membership provisions that
are open to the general public to join at any time (for instance, any senior citizen could join a senior
center). The use may also provide special counseling, education, or training of a public, nonprofit, or
charitable nature.
Examples include libraries, museums, senior centers, community centers, publicly owned swimming
pools, youth club facilities, hospices, drug and alcohol centers, social service facilities, vocational training
for the physically or mentally disabled, cemeteries, crematoriums, and mausoleums.
Not included as part of this definition are:
a. Private lodges;
b. Clubs; or
c. Private or commercial athletic or health clubs (these uses are classified as retail sales and
service).
2. Hospital. A use which provides medical or surgical care to patients and offers overnight care.
3. Public Facilities. Public uses that provide support, transportation, safety, and emergency services
to the general public. Examples include police stations, fire stations, ambulance stations, public
utility offices, operations centers, transit stations, and park-and-ride facilities for transit. This
definition excludes streets.
4. Religious Assembly. Institutions that are intended to primarily provide meeting areas for religious
activities. Examples include churches, temples, synagogues, and mosques. Includes related facilities
such as the following in any combination: Rectory or convent, meeting hall, offices for
administration of the institution, or cemetery.
5. Schools. Public and private kindergarten, primary, elementary, middle, junior high, or high schools
that provide state mandated basic education and colleges and trade schools. Includes related
dormitory facilities or staff housing.
6. Utilities. Infrastructure services which need to be located in or near the area where the service is
provided. Basic utility uses generally do not have regular employees at the site. Services may be
public or privately provided. Examples include water and sewer pump stations; electrical substations;
water towers and reservoirs; stormwater retention and detention facilities; telephone exchanges; and
recycling drop-off. This definition excludes wireless communication facilities and structures as
defined in this chapter.
G. Open Space Use Types.
1. Parks and Open Space. Public or private land that is primarily left in a natural state or landscaped
with few structures. Examples include parks, play grounds, golf courses, public squares, recreational
trails, botanical gardens, and nature preserves.
H. Sign-Related Definitions.
1. A-board sign. A double-face temporary rigid sign which is self-supporting.
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2. Area of Sign. The area of a sign shall be the entire area within any type of perimeter or border
which encloses the outer limits of any writing, representation, emblem, figure, or character. If the
sign is enclosed in a frame or cabinet, the area is based on the inner dimensions of the frame or
cabinet surrounding the sign face. When a sign is on a base material and attached without a frame,
such as a wood board, the dimensions of the base material are to be used. The area of a sign having
no such perimeter, border, or base material shall be computed by enclosing the entire area within the
parallelogram or a triangle of the smallest size sufficient to cover the entire message of the sign and
computing the area of the parallelogram or a triangle. For the purpose of computing the number of
signs, all writing included within such sign structure, which shall be counted as one sign per
structure.
3. Balloon. See definition under Temporary Sign.
4. Banner. See definition under Temporary Sign.
5. Building Face. The single wall surface of a building facing a given direction.
6. Directional Sign. A permanent sign which is designed and erected solely for the purpose of traffic
or pedestrian direction and placed on the property to which the public is directed.
7. Flashing Sign. A sign any part of which pulsates or blinks on and off. This excludes message
signs.
8. Freestanding Sign. A sign supported by any structure primarily for the display and support of the
sign.
9. Height of Sign. Height is measured from the grade of the curb line closest to the base of the sign to
the highest point of the sign. In the absence of a curb line, the edge of the street pavement shall be
used. In the absence of street pavement, the ground level shall be used to measure the height.
10. Lawn Sign. See definition under Temporary Sign.
11. Lighting Methods.
a. Direct. Exposed lighting or neon tubes on the sign face;
b. Flashing. Lights which blink on and off randomly or in sequence;
c. Indirect or External. The light source is separate from the sign face or cabinet and is directed
toward the sign so as to shine upon the exterior surface of the sign;
d. Internal. A source of illumination from within a sign.
12. Message Sign. A sign with a maximum area of eight square feet, which can change its message
electronically and is designed to display various messages, including but not limited to signs
displaying time and temperature.
13. Multi-Faced Sign. A sign which has two or more sign faces, contained in a single sign structure.
14. Projecting Sign. A sign that is mounted perpendicular to the face of a building or that hangs from
a canopy or awning.
15. Real Estate Sign. A sign for the purpose of rental, lease, sale, etc., of real property, building
opportunities, or building space.
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16. Roof Sign. A sign any portion of which is displayed above the highest point on the roof.
17. Sign Face. Surface of a sign containing the message. The sign face shall be measured as set forth
in the definition for sign area.
18. Temporary Sign. A sign not permanently affixed to a structure on a property. These signs
primarily include, but are not limited to, canvas, cloth, or paper banners or posters hung on a building
wall or on a permanent pole such as on a free-standing sign support.
a. Temporary Rigid Sign. A temporary sign, other than a lawn sign, made of rigid materials such
as wood, plywood, or plastic. This includes A-board signs.
b. Lawn Sign. A freestanding sign in a residential zone which is exempt from sign permit
requirements for one or two signs which do not exceed six square feet per sign face or three feet
in height. Examples include real estate signs and election signs.
19. Wall Sign. Any sign attached to, painted on, or erected against the wall of a building or structure
with the exposed face of the sign in a plane parallel to the wall.
20. Reader Board. A sign that conveys information about a variety of subjects, including advertising
for products or services, travel, news or event information.
21. Scoreboard. A large internally illuminated sign located within a sports stadium or in conjunction
with a sporting event field on which the score of the sporting event is shown and intended for
viewing primarily by persons participating in such sporting events and/or spectators of such sporting
events. (Ord. 2100 ß 4, 2023; Ord. 2028 ß1, 2016; Ord. 2014 ß1(part), 2015; Ord. 1815 ß1(part),
Exh. D, 2000).
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Chapter 17.65
TOD OVERLAY
Sections:
17.65.010 Purpose.
17.65.020 Area of application.
17.65.025 Special conditions.
17.65.030 Conflict with other regulations.
17.65.040 Land use.
17.65.050 Zoning regulations.
17.65.010 Purpose.
The purpose of the Central Point transit oriented development (TOD) overlay is to promote efficient and
sustainable land development and the increased use of transit as required by the Oregon Transportation
Planning Rule.
17.65.020 Area of application.
These regulations apply to the Central Point TOD overlay as shown on the official city comprehensive
plan and zoning maps. A development application within the TOD overlay shall comply with the
requirements of this chapter.
17.65.025 Special conditions.
On occasion it may be necessary to impose interim development restrictions on certain TOD overlay
areas. Special conditions will be identified in this section for each TOD overlay.
A. Eastside Transit Oriented Development Overlay (ETOD) Agricultural Mitigation. All development
shall acknowledge the presence of active farm uses within the ETOD area by recording a right-to-farm
disclosure statement as a condition of final plat, transfer of property, or site plan and architectural review
approval. The ETOD agricultural mitigation shall be removed at such time as the urban growth boundary
is incorporated and completely builds out.
B. Eastside Transit Oriented Development Overlay (ETOD) Shallow Wells. Prior to development within
the ETOD, a water table analysis shall be conducted to determine the local water table depth. Any
development impacting the water table will require further analysis to determine the effect on neighboring
wells and the development shall be expected to mitigate that impact.
The ETOD agricultural and shallow wells mitigation shall be removed at such time as the urban growth
boundary is incorporated and parcels within the ETOD are built to urban standards and connected to city
water. (Ord. 2100 ß 10 (Exh. B), 2023; Ord. 1971 ß4 (Exh. C) (part), 2013).
17.65.030 Conflict with other regulations.
When there is a conflict between the provisions of this chapter and other requirements of this title, the
provisions of this chapter shall govern. (Ord. 2100 ß 10 (Exh. B), 2023; Ord. 1971 ß4 (Exh. C) (part),
2013; Ord. 1815 ß1(part), Exh. B(part), 2000).
17.65.040 Land use.
Four special zone district categories are applied in the Central Point TOD overlay. The characteristics of
these zoning districts are summarized in subsections A through D of this section, with specific uses
further defined in Section 17.65.050, Table 1.
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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, duplexes, attached
single-family and lower density multifamily housing types, such as duplex and triplex, for
example, 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, such as
zero lot line and attached single-family dwellings, duplexes, 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, such as
multiplexes or apartments, are encouraged along with complementary ground floor commercial uses.
Low impact commercial activities may also be allowed. Low density residential types, including
large and standard lot single-family detached housing, 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.
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. 2100 ß 10 (Exh. B), 2023; Ord. 1971 ß4 (Exh. C) (part), 2013; Ord. 1867 ß4(part), 2006;
Ord. 1815 ß1(part), Exh. B(part), 2000).
17.65.050 Zoning regulations.
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.
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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.
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 single-family unit;
b. An accessory unit shall have a maximum floor area of eight hundred square feet;
c. The applicable zoning standards in Table 2 shall be satisfied.
3. Parking Standards. The off-street parking and loading requirements in Chapter 17.64 shall apply to
the TOD overlay.
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, Duplex P P P L1 L1 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
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Table 1
TOD District Land Uses
Use Categories Zoning Districts
LMR MMR HMR EC GC C OS
Family Care Facility
Family day
care child
care home
P P P N P N P N N
Day care
group
home
Child care
center
C N C N P N N P N P N P 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
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
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Table 1
TOD District Land Uses
Use Categories Zoning Districts
LMR MMR HMR EC GC C OS
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.
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. Affordable housing is
permitted according to ORS 197A.445(1).
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.
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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.
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Table 2
TOD District Zoning Standards
Standard Zoning Districts
LMR MMR HMR EC GC C OS
Density--Units Per Net
Acre (f)
Maximum 12 32 NA NA NA NA NA
Minimum 6 14 15 25 NA NA NA NA
Dimensional Standards
Minimum Lot or Land
Area/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
Duplexes 3,000 SF
(l)
2,700 SF
(l)
1,200 SF 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 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
Duplexes 4,500 SF
(l)
2,700 SF
(l)
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
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Table 2
TOD District Zoning Standards
Standard Zoning Districts
LMR MMR HMR EC GC C OS
Zero lot line
detached
30' 30' NA NA NA NA NA
Attached row
houses
24' 22' 18' NA NA NA NA
Duplexes 50’ 30’ 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)
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%
Minimum 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
Notes:
NA--Not applicable.
(a) The five-foot minimum also applies to the perimeter of the attached unit development.
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(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 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.
(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.
(l) For the purposes of calculating maximum density, a duplex shall be counted as a single
dwelling unit. A duplex shall be counted as two dwelling units for purposes of calculating minimum
density.
(Ord. 2100 ß 10 (Exh. B), 2023; Ord. 2089 ß2, 2022; Ord. 2064 ß5, 2020; Ord. 2047 ß1, 2018; Ord. 2034
ßß10, 11, 2017; Ord. 2014 ß10 (part), 2015; Ord. 2002 ß2 (Exh. A) (part), 2015; Ord. 1981 ß4 (Exh. D),
2014; Ord. 1971 ß4 (Exh. C) (part), 2013; Ord. 1867 ß4(part), 2006; Ord. 1815 ß1(part), Exh. B(part),
2000
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Chapter 17.69
CFA OVERLAY (new)
Sections:
17.69.010 Purpose.
17.69.020 Area of application.
17.69.030 Relationship with other regulations.
17.69.040 Land uses.
17.69.050 Density.
17.69.060 Dimensional standards.
17.69.070 Development standards.
17.69.080 Application review process.
17.69.090 Design standards.
17.69.010 Purpose.
The purpose of the Central Point Climate-Friendly Area (CFA) overlay is to promote climate-friendly
development where residents, workers, and visitors can meet most of their daily needs without having to
drive. The CFA overlay permits a variety of housing, jobs, businesses, and services in an area supported
by high-quality pedestrian, bicycle, and transit infrastructure, as required by the Oregon Transportation
Planning Rules.
17.69.020 Area of application.
These regulations apply to the Central Point CFA overlay as shown on the official city comprehensive
plan and zoning maps. A development application within the CFA overlay shall comply with the
requirements of this chapter.
17.69.030 Relationship with other regulations.
The provisions of this chapter apply in addition to other applicable TOD overlay zoning district standards
and other requirements of this title. When there is a conflict between the provisions of this chapter and
other requirements of this title including the TOD overlay standards, the provisions of this chapter shall
govern.
17.69.040 Land uses.
Permitted, limited and conditional uses are allowed according to Table 1 of Section 17.65.050, with the
following exceptions:
A. Within areas zoned MMR north of Beebe Road:
1. Large and standard lot and zero lot line single-family dwellings are permitted as a limited use, only
as part of a TOD Master Plan subject to Section 17.69.080(A)(1).
2. Child care centers are permitted.
B. Within areas zoned MMR south of Beebe Road:
1. Large and standard lot and zero lot line single-family dwellings are prohibited.
2. Child care centers are permitted.
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3. Entertainment uses that are restaurants, cafes, delis or other food and beverage-related
establishments are permitted. Mobile food vendors, pods and mobile food courts are prohibited as
provided in Chapter 5.44, Mobile Food Businesses.
4. Professional offices are permitted.
5. Sales-oriented, personal service-oriented and repair-oriented retail sales and services are permitted.
6. Community services are permitted.
7. Public facilities are permitted.
8. Schools are permitted.
C. Within areas zoned HMR:
1. Child care centers are permitted.
2. Entertainment uses that are restaurants, cafes, delis or other food and beverage-related
establishments are permitted. Mobile food vendors, pods and mobile food courts are prohibited as
provided in Chapter 5.44, Mobile Food Businesses.
3. Professional offices are permitted.
4. Sales-oriented, personal service-oriented and repair-oriented retail sales and services are permitted.
5. Community services are permitted.
6. Public facilities are permitted.
7. Schools are permitted.
D. Within areas zoned EC:
1. Attached row houses are permitted as a limited use, only where they are not fronting an arterial.
2. Drive-through facilities are permitted as a limited use, limited to a maximum of two total drive-
through facilities within the CFA Overlay. Drive-through facilities are subject to proposed design
standards in Section 17.69.090(x)).
3. Quick vehicle services are prohibited.
4. Vehicle sales, rental and repair are prohibited.
5. Community services are permitted.
6. Public facilities are permitted.
7. Schools are permitted.
E. Within areas zoned C:
1. Attached row houses are permitted.
2. Duplex dwellings are permitted.
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3. Multiplex, apartment and senior housing multifamily dwellings are permitted.
4. Entertainment uses that are restaurants, cafes, delis or other food and beverage-related
establishments are permitted. Mobile food vendors, pods and mobile food courts are prohibited as
provided in Chapter 5.44, Mobile Food Businesses.
5. Sales-oriented, personal service-oriented and repair-oriented retail sales and services are permitted.
6. Public facilities are permitted.
17.69.050 Density.
The allowable residential density standards in Table 2 of Section 17.65.050 shall apply, with the
following exceptions:
A. No maximum density applies within areas zoned MMR.
B. A minimum density of 25 units per net acre applies within areas zoned EC.
C. A minimum density of 15 units per net acre applies within areas zoned C.
17.69.060 Dimensional standards.
The dimensional standards in Table 2 of Section 17.65.050 shall apply, with the following exceptions:
A. Minimum lot standards do not apply within areas zoned MMR or HMR.
B. Average minimum lot standards do not apply within areas zoned MMR or HMR.
C. A maximum front setback of 15 feet on an arterial or 5 feet on all other streets applies within areas
zoned EC.
D. A maximum building height of 50 feet applies within areas zoned MMR or C.
17.69.070 Development standards.
The development standards of Section 17.65.050(F) shall apply, with the following exception:
A. The required housing mix standard does not apply to developments within the CFA overlay that
include all attached row houses or multifamily dwellings.
17.69.080 Application review process.
Development within the CFA overlay shall be subject to the review procedures established in Chapter
17.66, Application Review Procedures for the TOD Overlay, with the following exceptions.
A. Master plans shall be optional for development or land use applications. Applicants may elect to
propose a master plan for:
1. A development including single-family detached dwelling units within areas zoned MMR north of
Beebe Road. A master plan may be approved where the single-family detached dwelling units
comprise no more than fifty percent of the total dwelling units, the development meets a minimum
density of 20 units per net acre, and the development meets all other CFA overlay standards,
applicable TOD standards and master plan requirements of Chapter 17.66, Application Review
Process for TOD Overlay.
2. Any other development.
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Central Point Municipal Code
Chapter 17.69 CFA OVERLAY (new)
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17.69.090 Design standards.
The design standards of Chapter 17.67, Design Standards—TOD Overlay, and Chapter 17.75, Design and
Development Standards, shall apply, with the following exceptions:
A. Block Lengths.
1. For development sites less than 5.5 acres in size (excluding existing rights-of-way but inclusive of
any proposed right-of-way dedication), block lengths for public streets shall not exceed 500 feet
between through streets, measured along street right-of-way. Where block length exceeds 350 feet, a
major off-street bike/pedestrian pathway meeting the requirements of Section 17.67.040(A)(9)(b)
shall be provided midblock.
2. Substantial redevelopment of sites 2 to 5.5 acres within an existing block that does not meet the
500-foot block length standard shall provide major off-street bike/pedestrian pathways allowing
direct passage through the development site such that no pedestrian route will exceed 350 feet along
any block face.
3. For development sites of 5.5 acres or more, block lengths for public streets shall not exceed 350
feet between through streets, measured along street right-of-way. Major off-street bike/pedestrian
pathways may not be used to meet this requirement.
4. The block length standards may be modified consistent with Section 17.67.040(A)(5).
B. Transitions in Density. The transitions in density standards in Section 17.67.050(I) shall not apply. The
following standard shall apply:
1. Building height within 20 feet of a property line shared with single-family detached dwellings built
prior to approval of this code shall be limited to 35 feet.
C. Drive-Through Facility Design. The following standards apply to new developments with drive-
through facilities, the addition of drive-through facilities to existing developments, and the relocation of
an existing drive-through facility.
1. Pedestrian Service Areas
a. Drive-through facilities must provide at least one walk-up service area. Examples of a walk-up
service area include an indoor service area directly accessible from a public street or an outdoor
walk-up service window. Walk-up service areas must be accessible by customers arriving on foot,
using a mobility device, or by bicycle. Customers using a walk-up service area must have the
same or better access to goods and services as customers using the drive-through. [Vehicle-
serving uses] are exempt from this standard.
b. If the walk-up service area is limited to an outdoor service window, it must meet the following
standards:
i. The walk-up service area must not also be used by vehicles.
ii. The walk-up service area must abut or be connected to a pedestrian amenity space. The
space must be hardscaped for pedestrian use, be a minimum of one hundred square feet, and
must include benches or seating that provide at least five linear feet of seats. The seating
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Central Point Municipal Code
Chapter 17.69 CFA OVERLAY (new)
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surface must be at least fifteen inches deep and between sixteen and twenty-four inches above
the grade upon which the seating or bench sits.
c. Service access for pedestrians and bicyclists must be connected to the street by a direct and
convenient pedestrian walkway.
2. Vehicle Service Areas and Stacking Lanes
a. All driveway entrances, including stacking lane entrances, must be at least fifty feet from any
street intersection. If a drive-through facility has frontage on two streets, the drive-through
facilities must receive access from the street with the lower classification.
b. Service areas and stacking lanes must not be located between the building and a street lot line.
c. Stacking lanes must be designed so that they do not prevent access to parking stalls. The
minimum length of stacking lanes must be a minimum of one hundred-fifty feet for a single
stacking lane or seventy-five feet per lane when there is more than one stacking lane. A stacking
lane is measured between the lane entrance and the service area.
3. Alternative Design. The applicant may propose an alternative drive-through facility design as a
conditional use to be reviewed as provided in Chapter 17.76, Conditional Use Permits. The applicant
shall demonstrate that the proposed alternative drive-through facility design equally or better meets
the intent of this subsection, and that:
a. The design supports pedestrian-oriented site design and limits the negative impact of facilities
oriented to vehicles.
b. The design orients buildings to the sidewalk and offers points of entry and service that can be
directly accessed on foot.
c. The design provides visible, safe, and clearly defined routes for pedestrians and bicyclists.
d. The design provides for adequate vehicle queuing space.
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Central Point Municipal Code
Chapter 17.75 DESIGN AND
DEVELOPMENT STANDARDS
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Chapter 17.75
DESIGN AND DEVELOPMENT STANDARDS
17.75.039 Off-street parking design and development standards.
All off-street vehicular parking spaces shall be improved to the following standards:
[…]
H. Bicycle Parking. The amount of bicycle parking shall be provided in accordance with Section
17.64.050, provided that at least one or five percent of required bicycle parking spaces, whichever is
more, shall meet the cargo/large bicycle parking space dimensions per Item 2(b)(ii) below, and
constructed in accordance with the following standards:
1. Location of Bicycle Parking. Required bicycle parking facilities shall be located on site in well-lit,
secure locations within fifty feet of well-used entrances. Bicycle parking shall have direct access to
both the public right-of-way and to a main entrance of the principal use. Bicycle parking may also be
provided inside a building in suitable, secure and accessible locations. Bicycle parking for multiple
uses (such as in a commercial center) may be clustered in one or several locations.
2. Bicycle Parking Design Standards. All bicycle parking and maneuvering areas shall be constructed
to the following minimum design standards:
a. Surfacing. Outdoor bicycle parking facilities shall be surfaced in the same manner as a motor
vehicle parking area or with a minimum of a three-inch thickness of hard surfacing (i.e., asphalt,
concrete, pavers or similar material). This surface will be maintained in a smooth, durable and
well-drained condition.
b. Parking Space Dimension Standards.
i. Standard Bbicycle parking spaces shall be at least six feet long and two feet wide with
minimum overhead clearance of seven feet.
ii. Cargo/large bicycle parking spaces shall be at least eight feet long and three feet
wide with minimum overhead clearance of seven feet.
c. Lighting. Lighting shall be provided in a bicycle parking area so that all facilities are
thoroughly illuminated and visible from adjacent sidewalks or motor vehicle parking lots during
all hours of use.
d. Aisles. A five-foot aisle for bicycle maneuvering shall be provided and maintained beside or
between each row of bicycle parking.
e. Signs. Where bicycle parking facilities are not directly visible from the public rights-of-way,
entry and directional signs shall be provided to direct bicycles from the public rights-of-way to
the bicycle parking facility.
f. Security. Bicycle parking spaces shall either allow ways to lock at least two points on a
bicycle, or be within a lockable space only available to authorized users.
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ATTACHMENT 3
For the purposes of this saving paper, the Findings of Fact and Conclusions of Law for the
proposed Zoning Map and Text Amendments in File No. ZC-24002 are provided in the previous
item (File No. CPA-24001) and are not duplicated here.
If you’d like another copy sent, please email planning@centralpointoregon.gov or visit the
Planning Department at 140 South 3rd Street in Central Point, Oregon to view them in person.
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RESOLUTION NO. 930
A RESOLUTION FORWARDING A FAVORABLE RECOMMENDATION TO THE CITY
COUNCIL FOR AMENDING THE ZONING MAP TO APPLY A 94.4 ACRE CLIMATE
FRIENDLY AREA OVERLAY AND RE-ZONE 27.6 ACRES FROM LOW MIX RESIDENTIAL
TO MEDIUM MIX RESIDENTIAL; AND, AMENDING THE ZONING ORDINANCE IN CPMC
17.08.410 (TOD DEFINITIONS), CPMC 17.65 (TOD OVERLAY), CPMC 17.75.039(X)
(BICYCLE PARKING DESIGN STANDARDS), AND ADDING NEW CHAPTER CPMC 17.69
(CFA OVERLAY)
WHEREAS, pursuant to Oregon Administrative Rule (OAR) 660-012-0010(3) and (4)(a), the
City of Central Point is required to designate a Climate Friendly Area (CFA), including adoption
of land use regulations consistent with OAR 660-012-300 through OAR 660-012-0330 by March
31, 2025.
WHEREAS, the Land Use Element proposes to designate the Climate Friendly Area within a
94.4 acre area in the Transit Oriented Development (TOD) Overlay;
WHEREAS, the TOD definitions, Overlay and Bicycle Parking Design Standards do not meet
the CFA land use requirements in OAR 660-012-0320 through OAR 660-012-0330
WHEREAS, the Central Point Municipal Code (CPMC) Chapter 17.10 provides procedures and
requirements for amending the zoning map and ordinance, including the Planning Commission’s
ability to initiate amendments by resolution to City Council;
WHEREAS, on February 11, 2025, the Planning Commission conducted a duly noticed public
hearing on the proposed map and text amendments including designating a 94.4 acre CFA
Overlay, re-zoning 27.6 acres from Low Mix Residential (LMR) to Medium Mix Residential
(MMR); and revising TOD Overlay definitions in CPMC 17.08.410, TOD Overlay land uses and
land use regulations in CPMC 17.65, bicycle parking design standards in CPMC 17.75.039, and
adding a new CFA Overlay Chapter in CPMC 17.60 (“Application”); and,
WHEREAS, the Planning Commission finds that the above referenced zoning map and zoning
text amendments comply with approval criteria set forth in CPMC 17.10, including the Statewide
Planning Goals, City of Central Point Comprehensive Plan, and applicable sections of the State
Transportation Rule as evidenced by the Planning Department Findings of Fact Conclusions of
Law in Sections 1, 2, 3.1, 3.2, 3.3. 3.5, 3.6, 4.2, 4.4, 4.5, 4.6 and 4.7.
NOW THEREFORE BE IT RESOLVED, that
Section 1. It is the intent of the Planning Commission to amend the Zoning Map to designate the
CFA Overlay and re-zone the 27.6 acres from LMR to MMR; and amend the Zoning Ordinance
to establish land use definitions and regulations consistent with the CFA land use requirements
and other state rules in CPMC 17.05.410, CPMC 17.65, CPMC 17.69 and CPMC 17.75.039.
Section 2. The City of Central Point Planning Commission hereby forwards a favorable
recommendation to the City Council to approve the amendments in land use File No. ZC-24002,
as set forth in the Planning Department Staff Report dated February 11, 2025 (Exhibit A),
including Attachment 1, 2 and the Planning Department Findings of Fact and Conclusions of
Law in Sections 1, 2, 3.1, 3.2, 3.3, 3.5, 3.6, 4.2, 4.4, 4.5, 4.6 and 4.7 (Exhibit B).
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Section 3. This decision is based the Staff Report dated February 11, 2025 (Exhibit A) including
Attachments 1 and 2, and the Planning Department Findings of Fact and Conclusions of Law in
Sections 1, 2, 3.1, 3.2, 3.3, 3.5, 3.6, 4.2, 4.4, 4.5, 4.6 and 4.7. (Exhibit B).
PASSED by the Planning Commission and signed by me in authentication of its passage this
11th day of February, 2025.
_______________________________
Planning Commission Chair
ATTEST:
_______________________________
City Representative
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