HomeMy WebLinkAbout05062025 PC Agenda PacketPLANNING COMMISSION
MEETING
AGENDA
May 6, 2025
6:00 PM
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to request a Zoom link for virtual participation
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10. Meeting Called to Order
20. Roll Call
30. Correspondence
40. Approval of Minutes
A. Approval of 04012025 PC Meeting Minutes
50. Public Appearances
60. Business
A. Major Modification to the Willow Bend Master Plan
B. Willow Bend Phase 2 Tentative Subdivision Plan
70. Discussion Items
80. Administrative Reviews
90. Miscellaneous
100. Adjournment
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[AGENDA_FOOT]
Page 1 of 177
PLANNING COMMISSION
MEETING
MINUTES, 2024
April 1, 2025 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 6:02 PM
2 Roll Call
Commissioners Tom Van Voorhees (Chair), Jim Mock, Kay Harrison, Alicia Van Riggs
(virtually) and Royce Chambers were present. Also in attendance were Planning Director
Stephanie Powers, Community Planner Justin Gindlesperger, Parks and Public Works
Director Matt Samitore ( virtually) and Planning Secretary Karin Skelton
3 Correspondence
4 Approval of Minutes
A.Approval of March 4, 2025 Meeting Minutes
Kay Harrison made a motion to approve the March 4, 2025 Minutes. Royce Chambers
seconded. ROLL CALL: Jim Mock, abstain; Kay Harrison, yes; Alicia Van Riggs, yes;
Royce Chambers, yes. Motion Passed.
5 Public Appearances
None.
6 Business
Mr. Van Voorhees read a statement setting forth the rules for the Quasi-Judicial
Public Meeting. The Commissioners had no conflict of interest, ex parte contact or
bias to declare
A. Anchor Church Conditional Use Permit
The Public Hearing was opened
Community Planner Justin Gindlesperger explained this was a continued hearing
from the March 4, 2025 meeting. It was a Conditional Use Permit application for
Anchor Church located at 1775 N. 10th Street. He explained the background of the
Church and reviewed the site. He said it was an existing building and shared the
Page 2 of 177
Central Point Planning Commission
April 1, 2025 Meeting
Page 2 of 5
site with an existing business. There would be no changes to the site layout.
Parking and landscaping were sufficient. The only concern was traffic generation.
Mr. Gindlesperger stated the church would operate only on Sunday and there were
approximately 50 congregants. It has been operating for several months and input
from a local resident indicated no traffic impacts.
There were no public comments.
The Public Hearing was closed.
Kay Harrison made a motion to approve Resolution 927. Royce Chambers
seconded. Roll Call: Kay Harrison, yes; Jim Mock, yes; Alicia Van Riggs, yes;
Royce Chambers, yes. Motion passed.
B. Gebhard Village Master Plan Application
Mr. Van Voorhees stated the rules for the quasi-judicial hearing remained as
previously read. There was no conflict of interest, bias or ex-parte contact declared.
Mr. Gindlesperger introduced the Gebhard Village Master Plan Application. He gave
an overview identifying the project area. He noted the necessary compliance with
the ETOD standards regarding prior agricultural use and shallow wells. He
explained the Master Plan process, stating it sets a vision of the future of a defined
geographic area. He reviewed the requirements of CPMC 17.66.030(B) which
includes narrative, site analysis, transportation/circulation, site plan, open space,
building design and environmental impacts.
Mr. Gindlesperger reviewed the Subdivision map layout and the building and house
plans.
The Commissioners discussed the housing designs, alley loaded garages and
circulation. They clarified how the connection would be made to adjacent properties.
Mr. Gindlesperger reviewed the utilities and infrastructure including storm water
management. He stated the main issues and considerations would be traffic and
the mitigation of soil contamination from previous agricultural use. Also the impact
on shallow wells in the area.
The commissioners discussed the soil contamination and proposed mitigation.
They reviewed the proposed housing types and open space.
Public Hearing was Opened.
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Central Point Planning Commission
April 1, 2025 Meeting
Page 3 of 5
Bob Neathammer, Agent
Mr. Neathammer expressed appreciation for the collaboration and guidance from
City Staff during the process of preparing the application. The commissioners
asked about the impact on shallow wells in the area. They referenced prior impact
on the local wells during past utility installation. Mr. Neathammer explained the
trenches would be less than 10 feet deep so as not to impact the water table. He
added there would be ‘plugs’ in trenches if extending below the water table.
The commissioners discussed the traffic impact and asked what was the status of a
signal light at the intersection of Bebee and Hamrick.
Public Works Director Matt Samitore explained that the intersection is a known
problem but is still not meeting warrants. He said the cost of a signal has risen over
the past several years and is becoming prohibitive. He stated the City is
considering adjusting SDC fees in order to accommodate inflation. He assured the
Commissioners the City was planning for the signal. He described the stormwater
mitigation and current storm drain which would be connected to the property when
improved.
The public hearing was closed.
Royce Chambers made a motion to approve Resolution No. 931, a Resolution
approving the Gebhard Village Master Plan application per the Revised Staff Report
dated April 1, 2025. Kay Harrison seconded.
‘
There were no comments.
Roll Call: Kay Harrison, yes; Jim Mock, yes; Alicia Van Riggs, yes; Royce
Chambers, yes. Motion passed.
C. Gebhard Village Tentative Subdivision Plan
Mr. Van Voorhees stated the rules for the quasi-judicial hearing stood as previously
read.
Mr. Gindlesperger reviewed the proposed plat and explained the approval criteria.
He described the project area and the issues and considerations.
The Public Hearing was opened.
Bob Neathammer, Agent
Page 4 of 177
Central Point Planning Commission
April 1, 2025 Meeting
Page 4 of 5
Mr. Neathammer stated the tentative subdivision plan met all the approval criteria.
There were no questions.
The Public Hearing was closed.
Kay Harrison made a motion to approve Resolution No. 932, a Resolution approving
the Gebhard Village Tentative subdivision Plan application per the Staff report dated
April 1, 2025. Royce Chambers seconded.
The Commissioners discussed connectivity and the idea of mapping emergency
evacuation routes for various neighborhoods.
Roll Call: Kay Harrison, yes; Jim Mock, yes; Alicia Van Riggs, yes; Royce
Chambers, yes. Motion passed
7. Discussion Items
Planning Director Stephanie Powers said there woud be a joint study
session on April 21, 2025 with the City Council, Planning Commission and
Citizen’s Advisory Committee.
8. Administrative Reviews
None.
9. Adjournment
Kay Harrison made a motion to adjourn. Royce Chambers seconded. The meeting was
adjourned at 7:00 p.m.
The foregoing minutes of the April 1, 2025 Planning Commission meeting were
approved by the Planning Commission at its meeting on May ____, 2025.
_________________________
Tom Van Voorhees
Planning Commission Chair
Page 5 of 177
Central Point Planning Commission
April 1, 2025 Meeting
Page 5 of 5
Page 6 of 177
Staff Report
Willow Bend Master Plan Major Modification
File No. MP-25002
May 6, 2025
Item Summary
Conduct a quasi-judicial public hearing and consider a Major Amendment to the Willow Bend
(formerly “White Hawk”) Master Plan. The proposed amendment reduces the multifamily housing
component and introduces single-family attached housing and accessory dwelling units (ADUs) to
meet minimum density requirements while expanding opportunities for homeownership. These
changes necessitate modifications to the transportation and master utility plans to extend streets
and infrastructure, providing access and frontage to all units. The 10.60-acre site is located at the
northeast intersection of Beebe and Gebhard Roads, identified as Jackson County Assessor’s Map
37S 2W 02, Tax Lot 2701. Applicant: White Hawk Properties, LLC Agent: CSA Planning, Ltd.
(Jay Harland)
Approval Criteria:
CPMC 17.09 (Modifications to Approved Plans and Conditions of Approval)
CPMC 17.65 (TOD Overlay)
CPMC 17.66 (Application Review Process for the TOD Overlay)
CPMC 17.67 (Design and Development Standards—TOD Overlay)
Background
The Willow Bend Master Plan was originally approved in 2014 under Planning Commission
Resolution No. 825. At that time, it was known as “White Hawk” and outlined a plan to develop the
18.91-acre site with a 4.10-acre public park, 34 duplex and single-family attached/townhouse units,
and 276 multifamily apartments. It also included required right-of-way improvements along
Gebhard and Beebe Roads and the construction of internal streets and alleys.
In 2021, the Planning Commission approved amendments to Phase 1 allowing ADUs as a
permitted housing type, modifying the phasing plan, reconfiguring alleys, and reducing the number
of townhome lots from 34 to 32. Later that year, a Minor Modification renamed the subdivision to
Willow Bend.
Phase 1 has since been finalized, consisting of 32 townhouse lots and 29 ADUs. Lot 33 contains
the public park, and Lot 34 was reserved for future multifamily development.
At this time, the Applicant requests a Major Modification to the Master Plan to:
Consolidate Phases 2 and 3 into a single phase
Add 47 lots for single-family attached/townhomes and 47 ADUs
Reduce multifamily development to a minimum of 47 units on 4.11 acres
Update the Master Utility Plan and Transportation Plan to reflect revised provisions for
streets, water, and stormwater infrastructure
Page 7 of 177
This Master Plan modification is being processed concurrently with a Tentative Subdivision Plan for
Phase 2 (File No. SUB-25002), consistent with the proposed changes.
Project Description:
The Master Plan modification includes revisions to the Site/Phasing Plan, Housing Plan, and
Master Utility Plan, described below.
Site/Phasing Plan
The revised Phasing Plan addresses timing and implementation of traffic improvements, park
construction, and mitigation of traffic and environmental impacts. Figures 1 and 2 illustrate the
consolidation of Phases 2 and 3, which includes right-of-way improvements along Gebhard and
Beebe Roads.
This phasing modification allows the completion of the Willow Bend development without additional
land divisions or Master Plan amendments.
Figure 1. Current Site/Phasing Plan
As shown in Figure 2, the site plan extends Annalise Street and the alley south and east to
terminate at Whitehawk Way. This extension provides access and frontage for the proposed
single-family attached units and ADUs, as well as for the west and south edges of the future
multifamily site.
The site plan has been reviewed by City departments and partner agencies and determined to
meet applicable standards.
Page 8 of 177
Figure 2. Proposed Site/Phasing Plan
Housing Plan
As illustrated in Figure 2 and detailed in Applicant’s Exhibit 2, the proposed Housing Plan
introduces 47 single-family attached/townhouse units and 47 ADUs. A minimum of 47 multifamily
units are also included to satisfy the minimum density requirement of 202 dwelling units per the
original Master Plan approval. The building design will reflect the what has been built in Phase 1.
Master Utility Plan
The proposed utility plan (Applicant’s Exhibit 12) reflects necessary updates to streets, water,
sewer, and stormwater infrastructure.
The Public Works Department, Rogue Valley Sewer Services (RVSS), Fire District #3 and Building
Department have reviewed the revisions and found them consistent with applicable standards,
subject to conditions of approval. Utility extensions remain subject to the shallow well mitigation
requirements originally adopted. Compliance will be verified through the construction management
process by the Public Works Department.
Issues
There are five (5) issues/notes related to the proposed modification.
1. Traffic Impacts. The original Master Plan evaluated the traffic impacts and determined that
the development would cause the intersection of Beebe/Hamrick Road to operate below an
acceptable level of service and require installation of a traffic signal. To address the impact,
the Planning Commission imposed conditions to require the Applicant contribute their
proportional share impact to the signal improvement cost (11%). Additionally, the Planning
Page 9 of 177
Commission imposed a trip cap of 96 PM Peak Hour Trips to assure timely signal
installation.
Comment: Southern Oregon Transportation Engineering, LLC updated the trip generation
assessment for the Willow Bend Master Plan (Applicant’s Exhibit 16) based on the
proposed modification to the type and number of units and determined that the 47 single-
family units, 47 ADUs, and 21 multifamily units can be developed without exceeding the 96
PM Peak Hour Trip Cap. No changes to the proportional share impact/contribution or
further action are required at this time. The Trip Cap and mitigation requirements remain in
effect and will be applied to File No. SUB-25002.
2. Block Length and Perimeter Standards. One proposed block at the southwest corner
(Beebe and Gebhard Roads) exceeds the perimeter standards in CPMC 17.67.040(A)(2–
3). The block is located at the southwest project site area at the intersection of Beebe and
Gebhard Road, two Collector streets. In accordance with the Applicant’s Demonstration of
Compliance with Applicable Development Standards (Applicant’s Exhibit 3), this is
addressed by constructing a pedestrian accessway within a natural area planned for
stormwater detention, which addresses the exceedance in part.
Comment: To partially mitigate the exceedance, the Applicant proposes a pedestrian
accessway through a stormwater detention area (Attachment 1, Exhibit 3). Per CPMC
17.67.040(A)(5), modifications to block length standards may be granted based on site
constraints such as topography, environmental features, or safety needs. The original
approval required realignment of the Gebhard/Beebe intersection, a location constrained by
Bear Creek, elevation changes, and existing development. Staff recommends approving the
minimum necessary adjustment and adopting the Applicant’s findings in Attachment 1,
Exhibits 2 and 3, supported by this supplemental finding.
3. Multifamily Development. The proposed Modification does not include a defined layout or
plans for future multifamily construction.
Comment: Before the multifamily site is developed, it must be reviewed for Site Plan and
Architectural Review for consistency with development and design standards for the TOD
Overlay. Staff recommends Condition No. 2 addressing this requirement.
4. Soil Mitigation. The original Master Plan included conditions to address arsenic
contamination. Mitigation has been completed per a No Further Action letter issued by DEQ
on August 14, 2019.
Comment: No further soil remediation is required.
5. Shallow Well Mitigation. To prevent groundwater disruption, the Master Plan required a
shallow well survey and mitigation measures, including special utility construction practices
outlined in the APEX Report (November 16, 2016).
Comment: Although utility locations are changing, shallow well mitigation conditions remain
applicable. No new conditions are necessary.
Page 10 of 177
Findings of Fact and Conclusions of Law
The proposed Major Modification to the Willow Bend Master Plan has been reviewed in
accordance with CPMC 17.09, Modifications to Approved Plans and Conditions of Approval, the
standards in CPMC 17.65, TOD Overlay, CPMC 17.66. Application Review Process for the TOD
Overlay and CPMC 17.67, Design and Development Standards—TOD Overlay and found to
comply as evidenced in the Applicant’s Application Transmittal (Attachment 1) including Exhibits 1-
16; and in accordance with the Planning Department Staff Report dated May 6, 2025.
Conditions of Approval
1. The Master Plan approval adopts conditions of approval recommended by RVSS
(Attachment 2) and Fire District #3 (Attachment 3), which shall be applied to the Phase 2
Tentative Subdivision Plan application.
2. Prior to development of the multifamily apartments, the Applicant shall obtain Site Plan and
Architectural Review approval pursuant to CPMC 17.66 and CPMC 17.72.
3. Any modifications to the Master Plan are subject review pursuant to CPMC 17.09,
Modifications to Approved Plans and Conditions of Approval before construction
commences.
Attachments
Attachment 1 – Applicant’s Application Transmittal, including all Exhibits thereto:
Exhibit 1 – Application Forms with a Limited Power of Attorney for CSA Planning, Ltd.
Exhibit 2 – Findings of Fact and Conclusions of Law
Exhibit 3 – Demonstration with Applicable Development Requirements
Exhibit 4 – Vicinity Map on Aerial
Exhibit 5 – Jackson County Assessor’s Map
Exhibit 6 – Comprehensive Plan Map
Exhibit 7 – Zoning Map
Exhibit 8 – Copy of Approved 2021 Master Plan Layout
Exhibit 9 – Willow Bend, Phase 1 Final Plat
Exhibit 10 – Photos of Existing Residential Development
Exhibit 11 – Proposed Willow Bend Master Plan Site Plan/Phasing Plan
Exhibit 12 – Proposed Willow Bend Master Utility Plan
Exhibit 13 – Concurrently Proposed Subdivision Tentative Plan
Exhibit 14 – Preliminary Phase 2 Subdivision Grading and Utility Plan
Exhibit 15 – Preliminary Phase 2 Subdivision Stormwater Report
Exhibit 16 – Updated Trip Generation Letter from Southern Oregon Transportation
Engineering, LLC, dated March 5, 2025
Attachment 2 – RVSS Letter dated April 21, 2025
Attachment 3 – Fire District #3 Email dated April 23, 2025
Attachment 4 – Draft Resolution No. 933 (to be provided at the hearing)
Action
Conduct the quasi-judicial hearing and consider the Major Modification to the Willow Bend Master
Plan and 1) Approve, 2) Approve with Revisions or 3) Deny the application.
Page 11 of 177
Recommendation
Approve the Major Modification request subject to the Conditions of Approval in Staff Report dated
May 6, 2025.
Page 12 of 177
Page 13 of 177
Page 1 of 13
BEFORE THE PLANNING COMMISSION
FOR THE CITY OF CENTRAL POINT
JACKSON COUNTY, OREGON
IN THE MATTER OF AN APPLICATION
FOR MODIFICATION OF THE
APPROVED “WILLOW BEND”
(FORMERLY “WHITE HAWK”) MASTER
PLAN WITHIN THE CORPORATE LIMITS
OF THE CITY OF CENTRAL POINT,
OREGON, FOR THE PROPERTY
IDENTIFIED AS TAX LOT 2701 WITHIN
TOWNSHIP 37 SOUTH, RANGE 2 WEST,
SECTION 2.
Owner/Applicant: White Hawk Properties,
LLC
Agent: CSA Planning, Ltd.
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FINDINGS OF FACT AND
CONCLUSIONS OF LAW
Applicant’s Exhibit 2
I
SUMMARY AND SCOPE OF APPLICATION
Applicant White Hawk Properties, LLC (henceforth Applicant) seeks approval of modifications
to the “Willow Bend” Master Plan (formerly known as and originally approved as the “White
Hawk” Master Plan). The subject property is approximately 10.60 acres in size and is currently
approved as “Phase 3” of the Willow Bend Master Plan. The Phase 3 area was previously
approved to be developed exclusively with multi-family apartments, but this request for
modifications to the Master Plan will provide for development of the subject property with 47
lots for attached single-family dwellings and 47 Accessory Dwelling Units (ADUs), along with
at least 47 multi-family apartment units to achieve the minimum required density of 202 units
for the overall Master Plan area. The multi-family apartments are to be developed in the future
within an approximately 4.11 acre lot that is the northeastern quadrant of the subject property.
Pursuant to approved modifications of the Master Plan in January 2021, the Applicant is in the
process of constructing 61 dwelling units within the “Phase 1” portion of the site which is
immediately northwest of the subject property. Some units have already been completed and
occupied, and upon completion the total count of the units in Phase 1 will consist of 32 attached
single-family dwellings and 29 ADUs. The northeast portion of the Master Plan area is already
approved to be developed as an approximately 4.10 acre public park, for which construction
has already begun.
The subject property is identified as Tax Lot 2701 within Township 37 South, Range 2 West,
Section 2. The entirety of the property is zoned MMR (Medium Mix Residential) and is also
located within the Transit Oriented Development (TOD) Overlay. An application for a tentative
subdivision plan for the subject property has been concurrently submitted with this request.
* * * * * * * * * * * * * * * *
Page 14 of 177
Findings of Fact and Conclusions of Law
“Willow Bend” Master Plan Modification
Applicant: White Hawk Properties, LLC
Page 2 of 13
II
EVIDENCE SUBMITTED WITH APPLICATION
Applicant herewith submits the following evidence with its application for the Modification of
an Approved Master Plan:
Exhibit 1. Completed and Duly Executed Application Forms with a Limited Power of
Attorney for CSA Planning, Ltd.
Exhibit 2. The proposed Findings of Fact and Conclusions of Law (This Document)
Exhibit 3. Demonstration of Compliance with Applicable Development Standards
Exhibit 4. Vicinity Map on Aerial
Exhibit 5. Jackson County Assessor Plat Map 37-2W-2
Exhibit 6. Comprehensive Plan Map
Exhibit 7. Zoning Map
Exhibit 8. Copy of Approved 2021 Master Plan Layout
Exhibit 9. Willow Bend, Phase 1 Final Plat
Exhibit 10. Photos of Existing Residential Development
Exhibit 11. Proposed Willow Bend Master Plan Site Plan/Phasing Plan
Exhibit 12. Willow Bend Master Utility Plan
Exhibit 13. Concurrently Proposed Subdivision Tentative Plan
Exhibit 14. Preliminary Phase 2 Subdivision Grading and Utility Plan
Exhibit 15. Preliminary Phase 2 Subdivision Stormwater Report
Exhibit 16. Updated Trip Generation Letter from Southern Oregon Transportation
Engineering, LLC, dated March 5, 2025
* * * * * * * * * * * * * * * *
Page 15 of 177
Findings of Fact and Conclusions of Law
“Willow Bend” Master Plan Modification
Applicant: White Hawk Properties, LLC
Page 3 of 13
III
RELEVANT SUBSTANTIVE APPROVAL CRITERIA
The criteria under which Modifications to Approved Plans and Conditions of Approval must
be considered are in Chapter 17.09 of the City of Central Point Zoning Ordinance. The relevant
approval criteria are recited verbatim below and again in Section V where each are followed by
the conclusions of law:
CITY OF CENTRAL POINT ZONING ORDINANCE
Chapter 17.09 Modifications to Approved Plans and Conditions of Approval
17.09.100 Modifications – Purpose.
The purpose of this chapter is to provide an efficient process for modifying land use decisions and approved
development plans, in recognition of the cost and complexity of land development and the need to conserve city
resources.
17.09.200 Modifications – Applicability.
A. This chapter applies to all development applications approved through the provisions of this title, including:
1. Land use review approvals;
2. Site design review approvals;
3. Subdivisions, partitions, and property line adjustments;
4. Conditional use permits;
5. Planned unit developments; and
6. Conditions of approval on any of the above permit types.
17.09.300 Major Modifications.
A. Major Modification Defined. The community development director shall determine that a major modification(s)
is required if one or more of the changes listed below are proposed:
1. A change in land use;
2. An increase in density by more than ten percent, provided the resulting density does not exceed that
allowed by the land use district;
3. A change in setbacks or lot coverage by more than ten percent, provided the resulting setback or lot
coverage does not exceed that allowed by the land use district;
4. A change in the type and/or location of accessways, drives or parking areas affecting off-site traffic;
5. An increase in the floor area proposed for nonresidential use by more than fifteen percent where
previously specified;
6. A reduction of more than ten percent of the area reserved for common open space; or
7. Change to a condition of approval, or a change similar to subsections (A)(1) through (6) of this section,
that could have a detrimental impact on adjoining properties. The city planning official shall have
discretion in determining detrimental impacts warranting a major modification.
Page 16 of 177
Findings of Fact and Conclusions of Law
“Willow Bend” Master Plan Modification
Applicant: White Hawk Properties, LLC
Page 4 of 13
B. Major Modification Applications; Approval Criteria. An applicant may request a major modification using a
Type II or Type III review procedure, as follows:
1. Upon the community development director determining that the proposed modification is a major
modification, the applicant shall submit an application form, filing fee and narrative, and a site plan using
the same plan format as in the original approval. The community development director may require other
relevant information, as necessary, to evaluate the request.
2. The application shall be subject to the same review procedure (Type II or III), decision-making body, and
approval criteria used for the initial project approval, except that adding a conditional use to an approved
project shall be reviewed using a Type III procedure.
3. The scope of review shall be limited to the modification request. For example, a request to modify a
parking lot shall require site design review only for the proposed parking lot and any changes to
associated access, circulation, pathways, lighting, trees, and landscaping. Notice shall be provided in
accordance with the applicable notice requirements for Type II or Type III procedures.
4. The decision-making body shall approve, deny, or approve with conditions an application for major
modification based on written findings on the criteria.
Chapter 17.66 Application Review Process for the TOD Overlay
17.66.050 Application approval criteria.
A. TOD Overlay Master Plan. A master plan shall be approved when the approval authority finds that the following
criteria are satisfied or can be shown to be inapplicable:
1. Sections 17.65.040 and 17.65.050, relating to the TOD overlay;
2. Chapter 17.67, Design Standards--TOD Overlay;
3. Chapter 17.60, General Regulations, unless superseded by Sections 17.65.040 through 17.65.050;
4. Section 17.65.050(F)(3), Parking Standards, and Chapter 17.64, Off-Street Parking and Loading;
5. Chapter 17.70, Historic Preservation Overlay Zone; and
6. Chapter 17.76, Conditional Use Permits, for any conditional uses proposed as part of the master plan.
* * * * * * * * * * * * * * * *
IV
FINDINGS OF FACT
The Planning Commission reaches the following facts and finds them to be true with respect to
this land use application:
1. Property Location: The subject property is located in the northeast section of the City of
Central Point, east of Interstate 5 and the Jackson County Expo site. The site is bounded
by Gebhard Road, Beebe Road on the south, and the initial segment of Tango Way on the
north. See, Applicant’s Exhibit 4.
2. Property Description and Acreage: The subject property is approximately 10.60 acres
of vacant land that was platted as Lot 34 in the Willow Bend, Phase 1 subdivision. The
Page 17 of 177
Findings of Fact and Conclusions of Law
“Willow Bend” Master Plan Modification
Applicant: White Hawk Properties, LLC
Page 5 of 13
property is identified in the records of the Jackson County Assessor as Tax Lot 2701 in
Township 37 South, Range 2 West, Section 2. See, Applicants’ Exhibits 5 and 9.
3. Property Ownership: The subject property is owned in fee simple by the Applicant:
White Hawk Properties, LLC.
4. Comprehensive Plan Map Designation: The subject property is designated High Density
Residential on the Comprehensive Plan Land Use Map as shown on Applicant’s Exhibit 6.
5. Zoning Map Designation: The subject property is zoned MMR (Medium Mix
Residential) as shown on Applicant’s Exhibit 7. The property is also located within the
Transit Oriented Development (TOD) Overlay.
6. Prior Land Use Applications/Approvals:
a. File No. 14004: November 3, 2015. Approval of the “White Hawk” Master Plan
establishing a framework for a residential development including 34 duplexes and
townhomes, 276 apartments, and a 4.12 acre public park. The development was
approved to be built in three phases, with Phase 1 being duplexes and townhomes,
Phase 2 being the public park and a portion of the apartments, and Phase 3 being the
remainder of the apartment units.
b. File No. MOD-20005: January 19, 2021. Approval of modifications to the “White
Hawk” Master Plan to reduce the number of single-family lots from 34 to 32, and to
include at least 16 Accessory Dwelling Units (ADUs) in Phase 1. The modifications
also included the consolidation of two alleys and a change in the single-family housing
architecture from traditional to contemporary. No changes were made to the Phase 2
(public park) or Phase 3 (multi-family apartment) areas. See, Applicant’s Exhibit 8.
c. File No. SUB-20002: January 19, 2021. Approval of a 32 lot, single-family subdivision
known as Willow Bend, Phase 1. The subdivision also included a 4.10 acre lot in the
northeast quadrant of the site for the future construction of a public park, and a 10.60
acre lot (which is the property that is the subject of this application) for the future
construction of the Master Plan’s multi-family apartment units. Final plat was recorded
June 14, 2023, as CS 23919. See, Applicant’s Exhibit 9.
7. Existing Development: The single-family lots within the Willow Bend, Phase 1
subdivision were approved for a minimum of 32 attached single-family dwellings and 16
ADUs, for a total of 48 units. Applicant is nearing completion of development on these
lots and the units have been constructed as 32 attached single-family dwellings containing
29 ADUs, for a combined total of 61 units in Phase 1. No improvements have been built
within the subject property, but construction work has begun on the approximately 4.10
acre public park that was previously approved for the Master Plan. The initial segments
of public streets surrounding the lots in Phase 1 have been built, as have the two alleys that
provide vehicular access to the rear-loaded garage in each dwelling. See, Applicant’s
Exhibit 10.
Page 18 of 177
Findings of Fact and Conclusions of Law
“Willow Bend” Master Plan Modification
Applicant: White Hawk Properties, LLC
Page 6 of 13
8. Proposed Development and Density: The majority of the subject property’s ~10.60 acres
are proposed to be platted with 47 lots that will be developed with attached single-family
dwellings similar to those that have been and are currently being constructed in Willow
Bend, Phase 1. Each of the proposed 47 attached single-family dwellings will also contain
an ADU, thus resulting in a combined total of 94 dwellings within this portion of the Master
Plan area, which is proposed to be named the Willow Bend, Phase 2 subdivision. The
northeast quadrant of the subject property is proposed to be platted as a Reserve Acreage
lot of approximately 4.11 acres that will be developed in the future with multi-family
apartment units. An application for the proposed land division has been concurrently
submitted with this request for modification of the approved Master Plan. See, Applicant’s
proposed tentative plan at Exhibit 13.
The overall Willow Bend Master Plan area has an allowed density range of 202 to 457
dwelling units, and with the 61 units that have been built in Phase 1 and the 94 units
proposed to be developed within the proposed Phase 2 subdivision, the total number of
units will stand at 155, meaning that a minimum of 47 apartment units will need to be
developed within the proposed ~4.11 acre Reserve Acreage Lot #48 in order to achieve the
minimum density for the Willow Bend Master Plan. An updated phasing plan of the
Master Plan area has also been included at Applicant’s Exhibit 11, showing that the already
approved (and currently under construction) public park, the proposed attached single-
family dwellings and ADUs, and the multi-family residential units will all be within Phase
2 of the Master Plan. Upon completion of these elements in Phase 2, the Master Plan area
will be fully built out.
Applicants observe that the term ADU, which is an acronym for Accessory Dwelling Unit,
is an imperfect label for actual physical development. The physical development is
structurally a quad-plex (which is allowed in the MMR) with a property line in the middle
of the structure such that half of each structure can be independently owned on its own lot.
9. Land Uses on Abutting Properties and Surrounding Area:
North: The properties immediately to the north consist of Phases 1 and 2 of the “Willow
Bend” (formerly known as “White Hawk”) Master Plan. Phase 1 consists of 32 attached
single-family dwellings that are currently under construction and as noted above, the
northeast quadrant of the Master Plan area is reserved for the development of an
approximately 4.12 acre public park.
East: The properties directly to the east of the subject property is developed with the
Shepherd of the Valley Catholic Church, and to the northeast is vacant pasture land.
South: To the south across Beebe Road is an approximately 9.02 acre parcel developed
with a manufactured dwelling and accessory structures; however, the majority of this
property is vacant pasture.
West: The properties directly to the west across Gebhard Road have been developed with
two single-family dwellings and a single-story multi-plex residential building. Beyond
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Findings of Fact and Conclusions of Law
“Willow Bend” Master Plan Modification
Applicant: White Hawk Properties, LLC
Page 7 of 13
these properties to the west is Bear Creek and the approximately 193 acre Jackson County
Expo site.
10. Topography and Slope Analysis: The subject property is relatively flat as shown on the
concurrently proposed subdivision tentative plan at Exhibit 13.
11. Wetlands; Floodplain: There are no wetlands identified on local or national wetland
inventories, and the subject property is not within any FEMA mapped flood hazard area.
12. Police and Fire Protection: The subject property is served by Fire District No. 3 and
police protection is by the City of Central Point Police Department.
13. Water Facilities and Services: There is an existing 8-inch waterline located within Tango
Way which will be extended to the east, and there is an existing 8-inch waterline located
in Annalise Street that will also be extended south to serve the proposed subdivision.
14. Sanitary Sewer Facilities and Services: There is an existing 8-inch sewer line north of
the subject property within Tango Way that was constructed as part of Phase 1 of the
Master Plan, and which the subject property will connect to as shown on the preliminary
grading and utility plan at Exhibit 14.
15. Storm Drainage Facilities and Services: A stormwater detention pond with treatment
swale is proposed to be constructed within an approximately 18,241 square foot lot located
at the southwest corner of the subject property as shown on the Applicant’s concurrently
proposed subdivision tentative plan at Exhibit 13, and on the preliminary grading and
utility plan at Exhibit 14. This detention facility will be designed to accommodate and
treat all stormwater runoff from the Phase 2 subdivision as outlined in the Applicant’s
Preliminary Stormwater Report at Exhibit 15.
16. Transportation and Access: The following facts pertain to transportation facilities as they
relate to this project:
a. Access and Circulation: As was done for the dwellings in Phase 1, vehicular access
to the currently proposed attached single-family dwellings will be from two alleys that
will allow cars to enter rear-loaded garages behind each dwelling. The proposed alleys
will connect to Tango Way,1 Annalise Street, and Whitehawk Drive as shown on the
tentative plan at Exhibit 13 and the preliminary grading and utility plan at Exhibit 14.
Tango Way currently extends approximately 275 feet eastward from Gebhard Road, to
a point where it intersects with the existing north-south segment of Annalise Street.
These existing segments of Tango Way and Annalise Street were constructed as part
of the White Hawk, Phase 1 subdivision, along with the southern half-plus of Cleo
1 The final plat for Willow Bend, Phase 1 identifies the street segment along the northern edge of the subject
property as being named Hartgraves Way. This street name has been carried over to the proposed Willow Bend,
Phase 2 subdivision tentative plan; however, the street sign at the site identifies this street as being named Tango
Way, which is reflected on the Applicant’s preliminary grading and utility plan at Exhibit 14.
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Applicant: White Hawk Properties, LLC
Page 8 of 13
Street (named Denson Street on the final plat for Willow Bend, Phase 1 subdivision)
which runs along the north edge of the Phase 1 subdivision between Gebhard Road and
Annalise Street.
Tango Way is proposed to be extended to the northeast corner of the subject property
where it will connect with Whitehawk Road which will be a new street constructed
north-south between Beebe Road and Tango Way. Whitehawk Road will be built as a
“half-plus” street with the easternmost half to be built when the abutting properties to
the east develop in the future. Annalise Street will also be extended southward from
its current terminus and then turn eastward to connect with Whitehawk Road in order
to form a block around the multi-family apartment site (i.e., proposed Reserve Acreage
Lot #48). The attached single-family dwellings to be built on the proposed Phase 2
subdivision lots will have rear loaded garages served by alleys that connect to Tango
Way, Whitehawk Road, and Annalise Street. See, Applicant’s preliminary grading and
utility plan at Exhibit 14.
b. Proposed improvements to existing streets: Gebhard Road and Beebe Road are
existing streets that run along the western and southern boundaries of the subject
property, respectively. Both will be improved along the frontages of the subject
property as shown on the Applicant’s preliminary grading and utility plan at Exhibit
14. Additionally, a triangular area of land at the south westernmost corner of the
subject property will be vacated for the necessary improvements to Beebe Road.
c. Traffic: A traffic impact analysis consistent with City requirements was prepared in
2014 for the original application for the Willow Bend (formerly White Hawk) Master
Plan, and the modifications that were approved to the Master Plan in 2021 were within
the scope of the original TIA. For the Master Plan modifications being concurrently
proposed to allow for the concurrently filed tentative subdivision plan, the Applicant’s
traffic engineer (who also prepared the original TIA in 2014) has prepared an updated
trip generation analysis for the Willow Bend Master Plan that accounts for the existing
development constructed following approval of the 2021 modifications, and this
current proposal to develop the subject property with 47 attached single-family
dwellings and 47 ADUs (as opposed to multi-family apartments as currently approved
for). The trip generation analysis also examines the estimated trips that would be
generated if the multi-family apartment site (Lot #48) within the subject property is
developed with the minimum number of units necessary (47 apartments) to achieve the
minimum density for the Master Plan area, as well as the maximum number of
apartment units that can be built without exceeding the trip cap that was imposed by
the Planning Commission in the original Master Plan approvals.
The updated trip generation analysis concluded that the proposed 47 attached single-
family dwellings and 47 ADUs can be developed before reaching the 96 p.m. peak hour
trip threshold requiring installation of a traffic signal at Beebe Road/Hamrick Road,
and which would not be triggered until the future development of 21 multi-family
apartments within the proposed Reserve Acreage area. See, Applicant’s Exhibit 16.
d. Formation of Blocks: Whereas the originally approved site plan for the area within
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Findings of Fact and Conclusions of Law
“Willow Bend” Master Plan Modification
Applicant: White Hawk Properties, LLC
Page 9 of 13
the subject property consisted of multi-family residential apartment buildings and the
associated vehicle parking and circulation areas, the proposed Phase 2 subdivision plan
will result in the creation of four blocks within the subject property that will make the
site more efficient for all forms of travel. The size of the multi-family residential
development area has been reduced to approximately 4.11 acres within a block that
will be bound by Tango Way on the north, Annalise Street on the west and south, and
Whitehawk Road on the east. As outlined in the concurrently submitted tentative
subdivision plan application, this block meets the city standards for block length and
perimeter within the TOD Overlay.
The proposed attached single-family residential and ADU lots will be located within
three additional blocks created through the provision of two alleys, one of which will
effectively be a southward extension of the alley constructed in Phase 1. This alley
will run south from Tango Way and then turn eastward to connect to Whitehawk Road
on the east side of the Master Plan area. A short segment of new alley will connect it
to Annalise Street on the south side of the multi-family residential lot described above.
This short alley forms the smallest of the three blocks containing the attached single-
family residential dwellings and ADUs, with the largest block being the one bound by
Gebhard Road on the west, Beebe Road on the south, Whitehawk Road on the east,
and the alley described above that is a direct extension of the alley from Phase 1.
As also outlined in the concurrently submitted application for a tentative subdivision
plan, while the two smaller blocks containing the attached single-family dwelling and
ADU lots both meet city standards for block length and perimeter within the TOD
Overlay, the largest of the three blocks does exceed the city standard of 600 feet or less
along the segment located between Tango Way on the north and Beebe Road on the
south. This block segment runs along Gebhard Road and measures approximately 780
feet in length, but the southernmost 150+ feet is along the west edge of the stormwater
detention pond that is proposed at the southwest corner of the subdivision due to the
site’s natural drainage direction. This largest block also slightly exceeds the maximum
block perimeter by approximately 400 feet, again due primarily to the presence of the
needed stormwater detention pond. To help offset the slightly larger than standard
block length and perimeter, a 10 foot wide paved pedestrian accessway is proposed
along the eastern edge of the stormwater detention pond lot, connecting the internal
alley to a point located on the north side of Beebe Road just east of its intersection with
Gebhard Road. The objective of this pedestrian accessway is to help reduce out of
direction travel for pedestrians and cyclists seeking to go between the surrounding
street network and the dwellings located within the Phase 2 subdivision. See also,
Applicant’s Exhibit 3.
* * * * * * * * * * * * * * * *
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Findings of Fact and Conclusions of Law
“Willow Bend” Master Plan Modification
Applicant: White Hawk Properties, LLC
Page 10 of 13
V
CONCLUSIONS OF LAW
Based upon the evidence enumerated in Section II and summarized in the Section IV Findings
of Fact, the Planning Commission reaches the following Conclusions of Law with respect to
these matters:
CITY OF CENTRAL POINT ZONING ORDINANCE
Chapter 17.09 Modifications to Approved Plans and Conditions of Approval
17.09.100 Modifications – Purpose.
The purpose of this chapter is to provide an efficient process for modifying land use decisions and approved
development plans, in recognition of the cost and complexity of land development and the need to conserve city
resources.
17.09.200 Modifications – Applicability.
A. This chapter applies to all development applications approved through the provisions of this title, including:
1. Land use review approvals;
2. Site design review approvals;
3. Subdivisions, partitions, and property line adjustments;
4. Conditional use permits;
5. Planned unit developments; and
6. Conditions of approval on any of the above permit types.
17.09.300 Major Modifications.
A. Major Modification Defined. The community development director shall determine that a major modification(s)
is required if one or more of the changes listed below are proposed:
1. A change in land use;
2. An increase in density by more than ten percent, provided the resulting density does not exceed that
allowed by the land use district;
3. A change in setbacks or lot coverage by more than ten percent, provided the resulting setback or lot
coverage does not exceed that allowed by the land use district;
4. A change in the type and/or location of accessways, drives or parking areas affecting off-site traffic;
5. An increase in the floor area proposed for nonresidential use by more than fifteen percent where
previously specified;
6. A reduction of more than ten percent of the area reserved for common open space; or
7. Change to a condition of approval, or a change similar to subsections (A)(1) through (6) of this section,
that could have a detrimental impact on adjoining properties. The city planning official shall have
discretion in determining detrimental impacts warranting a major modification.
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Findings of Fact and Conclusions of Law
“Willow Bend” Master Plan Modification
Applicant: White Hawk Properties, LLC
Page 11 of 13
Discussion/Conclusions of Law: This request is for modifications to the approved Willow
Bend (formerly White Hawk) Master Plan, and the Community Development Director has
made a determination that the proposal is classified as a major modification as it involves a
change in land use for the subject property which is currently approved for the future
development of 276 multi-family apartment units as Phase 3 of the Master Plan.
* * * * * * * * * * * * * *
B. Major Modification Applications; Approval Criteria. An applicant may request a major modification using a
Type II or Type III review procedure, as follows:
Criterion 1
1. Upon the community development director determining that the proposed modification is a major
modification, the applicant shall submit an application form, filing fee and narrative, and a site plan using
the same plan format as in the original approval. The community development director may require other
relevant information, as necessary, to evaluate the request.
Discussion/Conclusions of Law: The Applicant has submitted the required application form
for “Modification to Approved Plans & Conditions of Approval,” along with the requisite filing
fee. A written narrative describing the proposed changes to the Willow Bend Master Plan are
included in the above Section IV Findings of Fact, and a copy of the concurrently filed
application for a subdivision tentative plan has been attached as Exhibit 13 to depict the
proposed development plan for the subject property. Accordingly, the Planning Commission
concludes that Criterion 1 is met.
* * * * * * * * * * * * * *
Criterion 2
2. The application shall be subject to the same review procedure (Type II or III), decision-making body, and
approval criteria used for the initial project approval, except that adding a conditional use to an approved
project shall be reviewed using a Type III procedure.
Discussion/Conclusions of Law: The original Master Plan was approved by the Planning
Commission in 2015 as a Type III procedure, as were the modifications approved in 2021.
Applicant acknowledges that this request for major modifications to the same Master Plan are
therefore subject to a Type III procedure with the Planning Commission as the decision-making
body and subject to the approval criteria addressed herein. The Planning Commission therefore
concludes that Criterion 2 is met.
* * * * * * * * * * * * * *
Criterion 3
3. The scope of review shall be limited to the modification request. For example, a request to modify a
parking lot shall require site design review only for the proposed parking lot and any changes to
associated access, circulation, pathways, lighting, trees, and landscaping. Notice shall be provided in
accordance with the applicable notice requirements for Type II or Type III procedures.
Page 24 of 177
Findings of Fact and Conclusions of Law
“Willow Bend” Master Plan Modification
Applicant: White Hawk Properties, LLC
Page 12 of 13
Discussion/Conclusions of Law: The proposed modifications are exclusively to the area of
the Master Plan that was referred to as “Phase 3” in the 2021 modifications approved by the
Planning Commission. The “Phase 3” area was approved for the future development of 276
multi-family apartments and the modifications proposed herein allow for the creation of 47
single-family lots within the western and southern portions of the previously approved “Phase
3” area. Said lots will be developed with 47 attached single-family dwellings and 47 ADUs
(94 total units), and the concurrently proposed subdivision tentative plan also includes an
approximately 4.11 acre Reserve Acreage lot for future development of at least 47 multi-family
apartments, as well as a lot for the stormwater detention pond that will serve the subdivision.
Notice has been provided to all property owners within a 250-foot radius of the subject property
in accordance with the procedures for Type III applications, and based on these facts the
Planning Commission concludes that Criterion 3 is met.
* * * * * * * * * * * * * *
Criterion 4
4. The decision-making body shall approve, deny, or approve with conditions an application for major
modification based on written findings on the criteria.
Discussion/Conclusions of Law: The Planning Commission finds that this application to
modify the Willow Bend (formerly White Hawk) Master Plan has addressed all the criteria for
major modifications as outlined above, and therefore Criterion 4 is met.
* * * * * * * * * * * * * *
Criterion 5
Chapter 17.66 Application Review Process for the TOD Overlay
17.66.050 Application approval criteria.
A. TOD Overlay Master Plan. A master plan shall be approved when the approval authority finds that the following
criteria are satisfied or can be shown to be inapplicable:
1. Sections 17.65.040 and 17.65.050, relating to the TOD overlay;
2. Chapter 17.67, Design Standards--TOD Overlay;
3. Chapter 17.60, General Regulations, unless superseded by Sections 17.65.040 through 17.65.050;
4. Section 17.65.050(F)(3), Parking Standards, and Chapter 17.64, Off-Street Parking and Loading;
5. Chapter 17.70, Historic Preservation Overlay Zone; and
6. Chapter 17.76, Conditional Use Permits, for any conditional uses proposed as part of the master plan.
Discussion/Conclusions of Law: The subject property is located within the TOD Overlay and
is part of the White Hawk Master Plan (henceforth to be named the Willow Bend Master Plan)
that was originally approved in 2015 and previously modified in 2021. Accordingly, the
criteria in this Section 17.66.050 are to be addressed where applicable. As demonstrated in
Applicant’s Exhibit 3, the proposed modifications to the Willow Bend Master Plan are in
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Findings of Fact and Conclusions of Law
“Willow Bend” Master Plan Modification
Applicant: White Hawk Properties, LLC
Page 13 of 13
conformance with all applicable standards listed under the application approval criteria for the
TOD Overlay. This Criterion 5 is found to be met.
* * * * * * * * * * * * * *
VI
ULTIMATE CONCLUSIONS
Based upon the evidence in Section II and the Findings of Fact in Section IV, the Planning
Commission concludes that the proposed case for Major Modification of the approved Willow
Bend (formerly White Hawk) Master Plan is consistent with all the relevant substantive
approval criteria in the City of Central Point Zoning Ordinance.
Respectfully submitted on behalf of Applicant White Hawk Properties, LLC:
CSA Planning, Ltd.
___________________________________
Jay Harland
President
Dated: March 16, 2025
Page 26 of 177
Page 1
APPLICANT’S EXHIBIT 3
DEMONSTRATION OF COMPLIANCE WITH APPLICABLE
DEVELOPMENT STANDARDS FOR THE TOD OVERLAY
CHAPTER 17.65 TOD OVERLAY
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.
Compliance with Standards: The entirety of the Willow Bend Master Plan area is located within the
TOD overlay and is also subject to the special conditions for the Eastside Transit Oriented Development
Overlay (ETOD). Applicant acknowledges the agricultural mitigation conditions and will record any
necessary right-to-farm disclosures prior to final plat. A water table analysis was conducted as part of
the original approvals for the Master Plan between December 2015 and April 2016. Per the conditions
of approval for the Master Plan modifications that were approved in 2021, Applicant was/is required
to design all utility and infrastructure improvements in accordance with the shallow well mitigation
measures that were identified in the water table analysis. Applicant acknowledges these requirements
for the subject property and that all infrastructure plans will need to be reviewed and approved by the
City Engineer prior to the start of any construction.
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.
A. Residential (TOD).
*****
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, and a variety of multifamily residences. Low impact commercial activities may also be allowed.
Compliance with Standards: The subject property is located within the MMR zoning district and the
proposed subdivision will result in 47 attached single-family dwellings and 47 accessory dwelling units
Page 27 of 177
APPLICANT’S EXHIBIT 3
Demonstration of Compliance with Applicable Development Standards
Subdivision Tentative Plan
Applicant: White Hawk Properties, LLC
Page 2
(ADUs), along with an approximately 4.11 acre Reserve Acreage lot that will be developed with multi-
family apartments in the future. No commercial activities are proposed, and the project thus complies.
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.
Compliance with Standards: The subject property is located within the MMR zoning district and
the proposed subdivision will provide 47 lots for attached single-family dwellings, with each single-
family dwelling also containing an accessory dwelling unit (ADU). The proposed lots and dwelling
unit designs are substantially the same as those constructed during the first phase. A Reserve Acreage
lot is also proposed for the future development of multi-family apartments. All three proposed
residential use types are permitted per the above Table 1.
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:
Page 28 of 177
APPLICANT’S EXHIBIT 3
Demonstration of Compliance with Applicable Development Standards
Subdivision Tentative Plan
Applicant: White Hawk Properties, LLC
Page 3
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.
TOD District Zoning Standards
Table 2
Standard MMR Zoning District
Density – Units Per Net Acre (f)
Maximum 32
Minimum 14
Dimensional Standards
Minimum Lot or Land Area/Unit
Attached row houses
1,500 SF
Average Minimum Lot or Land Area/Unit
Attached row houses
2,000 SF
Minimum Lot Width
Attached row houses
22’
Minimum Lot Depth 50’
Housing Mix
Required housing types as listed under
Residential in Table 1.
<16 units in development: 1 housing type.
14 – 40 units in development: 2 housing types
>40 units in development: 3 or more housing types
(plus approved master plan)
Notes:
(f) Net acre equals the area remaining after deducting environmental lands, exclusive employment areas, exclusive civic
areas and right-of-way.
Compliance with Standards: The proposed subdivision is part of the Willow Bend Master Plan that
was originally approved in 2015 and modified in 2021. The Master Plan provides for three housing
types, those being single-family dwellings, accessory dwelling units (ADUs), and multi-family
Page 29 of 177
APPLICANT’S EXHIBIT 3
Demonstration of Compliance with Applicable Development Standards
Subdivision Tentative Plan
Applicant: White Hawk Properties, LLC
Page 4
apartments. All lots proposed in the concurrently submitted application for a tentative subdivision plan
meet or exceed the applicable standards listed in Table 2. Project complies.
The overall Willow Bend Master Plan area has an allowed density range of 202 to 457 dwelling units,
and with the 61 units that have been built in Phase 1 and the 94 units proposed to be developed within
the proposed Phase 2 subdivision, the total number of units will stand at 155, meaning that a minimum
of 47 apartment units will need to be developed within the proposed ~4.11 acre Reserve Acreage Lot
#48 in order to achieve the minimum density for the Willow Bend Master Plan. Applicant
acknowledges the minimum number of multi-family units that must be developed on said Reserve
Acreage lot and stipulates to providing such as part of future development. Applicant also
acknowledges that the development plan for the multi-family units will need to be reviewed through a
Site Plan and Architectural Review application at the time development of such is formally proposed.
17.64.040 Off-street parking requirements.
A. Minimum and Maximum Vehicle Parking Requirements.
1. The minimum and maximum off-street vehicle parking space requirements are set forth in Table 17.64.02 and shall
apply to all development unless modified in accordance with subsection C of this section.
2. Any parking provided to serve a building or use shall include parking spaces accessible to disabled persons in
accordance with the Americans with Disabilities Act and subsection D of this section. Accessible spaces provided
shall count toward the maximum number of permitted spaces in Table 17.64.02.
3. Land use categories and their associated uses are subject to the definitions in Section 17.08.410 unless otherwise
noted. For purposes of this chapter, if there is a conflict between the definitions in Section 17.08.410 and a defined
term elsewhere in the code, Section 17.08.410 takes precedence.
Compliance with Standards: The proposed residential uses include attached single-family dwellings,
ADUs, and multi-family apartments. Each attached single-family dwelling will have a two car garage
as well as additional parking area within a driveway located between the alley and garages. No plans
for the multi-family residential apartments are proposed at this time, but it is expected that on-site
parking will be provided when that portion of the Willow Bend Master Plan is built in the future. As
Page 30 of 177
APPLICANT’S EXHIBIT 3
Demonstration of Compliance with Applicable Development Standards
Subdivision Tentative Plan
Applicant: White Hawk Properties, LLC
Page 5
shown in Table 17.64.02 above, there are no minimum or maximum parking requirements for
residential uses and thus project complies.
17.64.050 Bicycle parking.
A. Purpose. The bicycle parking and storage provisions in this section are intended to provide bicycle parking facilities to
accommodate and encourage bicycle travel.
B. Bicycle Parking Standards. Bicycle parking shall be provided in accordance with Table 17.64.043, Bicycle Parking
Requirements.
Compliance with Standards: There are no bicycle parking requirements for single-family residential
uses, and while the proposed tentative plan includes a Reserve Acreage lot for the future development
of multi-family residential apartments, no such development is proposed at this time. As such, the
proposed tentative plan complies.
CHAPTER 17.67 DESIGN STANDARDS – TOD OVERLAY
17.67.040 Circulation and access standards.
A. Public Street Standards.
1. Except for specific transportation facilities identified in a TOD overlay master plan, the street dimensional standards set
forth in the City of Central Point Department of Public Works Standard Specifications and Uniform Standard Details for
Public Works Construction, Section 300, Street Construction shall apply for all development located within the TOD
overlay which is approved according to the provisions in Section 17.65.020 and Chapter 17.66.
Compliance with Standards: As shown on Applicant’s proposed tentative subdivision plans at
Exhibits 13 and 14, the proposal includes the extensions of Tango Way (a two lane collector street with
a ROW width of 72 feet) and Annalise Street (a minor residential local street), and the construction of
two alleys and a new street to be named Whitehawk Road that will be constructed as a half-street for
the time being until the adjoining properties to the east development in the future. Whitehawk Road is
proposed as a two lane collector street with a ROW width of 72 feet. All proposed streets and alleys
are proposed at and will be constructed in accordance with the street dimensional standards set forth in
the Standard Specifications and Uniform Standard Details for Public Works Construction, which will
be verified through the public improvement plan review process prior to construction. Project
complies.
2. Block perimeters shall not exceed two thousand feet measured along the public street right-of-way.
3. Block lengths for public streets shall not exceed six hundred feet between through streets, measured along street right-
of-way.
Page 31 of 177
APPLICANT’S EXHIBIT 3
Demonstration of Compliance with Applicable Development Standards
Subdivision Tentative Plan
Applicant: White Hawk Properties, LLC
Page 6
4. Public alleys or major off-street bike/pedestrian pathways, designed as provided in this chapter, may be used to meet
the block length or perimeter standards of this section.
5. The standards for block perimeters and lengths shall be modified to the minimum extent necessary based on findings
that strict compliance with the standards is not reasonably practicable or appropriate due to:
a. Topographic constraints;
b. Existing development patterns on abutting property which preclude the logical connection of streets or accessways;
c. Railroads;
d. Traffic safety concerns;
e. Functional and operational needs to create a large building; or
f. Protection of significant natural resources.
Compliance with Standards: The proposed subdivision tentative plan contains four blocks that are
bound by public streets and alleys. All block perimeters measure less than 2,000 feet with the exception
of the block that is located along the western and southern boundaries of the subject property, being
bound by Gebhard Road on the west, Beebe Road on the south, Whitehawk Road on the east, and the
primary alley that serves all the proposed attached single-family residential dwellings. This block
perimeter measures ~2,400 feet. Similarly, all proposed blocks have lengths of 600 feet or less between
through streets and/or a pedestrian pathway, with the exception of the block length along the east side
of Gebhard Road between Tango Way and Beebe Road, which has a length of ~780 feet; however, the
southern ~150 feet of the block length is the result of the presence of a large lot that will contain the
stormwater detention facility for the subdivision.
While not all block perimeters and block lengths meet the maximum distances, Applicant proposes to
provide a pedestrian pathway measuring 10 feet in width between the primary alley and Beebe Road
near its intersection with Gebhard Road. The proposed street network in this subdivision is a logical
extension of the streets built for Willow Bend, Phase 1, and it is limited by the need to reserve sufficient
land area for the construction of multi-family apartments in the future. Furthermore, this development
requires a sizable stormwater detention pond, and the proposed pedestrian pathway will cross the
eastern edge of the lot containing the stormwater detention pond and swale in order to reduce out of
direction travel for pedestrians seeking to go between the surrounding street network and the dwellings
located internally to the subdivision.
6. All utility lines shall be underground but utility vault access lids may be located in the sidewalk area.
Compliance with Standards: All necessary utility lines will be located underground.
7. Connections shall be provided between new streets in a TOD overlay and existing local and minor collector streets.
Compliance with Standards: The proposed streets within this phase will complete the street network
serving those portions of the plan area designated for residential development. The one proposed new
street, Whitehawk Road, is proposed as a two-lane collector that will connect to Beebe Road on the
south, and a connection between Whitehawk Road and Gebhard Road will be provided through the
extension of Tango Way which is a two-lane collector running east-west through the Master Plan area.
Page 32 of 177
APPLICANT’S EXHIBIT 3
Demonstration of Compliance with Applicable Development Standards
Subdivision Tentative Plan
Applicant: White Hawk Properties, LLC
Page 7
8. Pedestrian/Bike Accessways Within Public Street Right-of-Way.
a. Except for specific accessway facilities identified in a TOD overlay master plan, the following accessway
dimensional standards set forth in the City of Central Point Department of Public Works Standard Specifications
and Uniform Standard Details for Public Works Construction, Section 300, Street Construction shall apply for any
development located within the TOD overlay which is approved according to the provisions in Section 17.65.020 and
Chapter 17.66.
b. In transit station areas, one or more pedestrian-scaled amenities shall be required with every one hundred square
feet of the sidewalk area, including but not limited to:
i. Street furniture;
ii. Plantings;
iii. Distinctive paving;
iv. Drinking fountains; and
v. Sculpture.
c. Sidewalks adjacent to undeveloped parcels may be temporary.
d. Public street, driveway, loading area, and surface parking lot crossings shall be clearly marked with textured accent
paving or painted stripes.
e. The different zones of a sidewalk should be articulated using special paving or concrete scoring.
Compliance with Standards: The originally approved Master Plan proposed sidewalks along all
street frontages. The sidewalks include landscaped park rows and street trees, and the proposed new
street extensions and the new Whitehawk Road can and will demonstrate compliance with required
street improvements per these Central Point street standards for pedestrian and bicycle amenities.
9. Public Off-Street Accessways.
a. Pedestrian accessways and greenways should be provided as needed to supplement pedestrian routes along public
streets.
b. Major off-street pedestrian accessways shall incorporate all of the following design criteria:
i. The applicable standards in the City of Central Point Department of Public Works Standard Specifications and
Uniform Standard Details for Public Works Construction, Section 300, Street Construction;
ii. Minimum ten-foot vertical clearance;
iii. Minimum twenty-foot horizontal barrier clearance for pathway;
iv. Asphalt, concrete, gravel, or wood chip surface as approved by the city, with a compacted subgrade;
v. Nonskid boardwalks if wetland construction is necessary; and
vi. Minimum one hundred square feet of trailhead area at intersections with other pedestrian improvements. A trail
map sign shall be provided at this location.
c. Minor off-street trails shall be a minimum of five feet wide, have a minimum vertical clearance of eight feet, a
minimum two-foot horizontal clearance from edge of pathway and be constructed of gravel or wood chips, with a
compacted subgrade.
Page 33 of 177
APPLICANT’S EXHIBIT 3
Demonstration of Compliance with Applicable Development Standards
Subdivision Tentative Plan
Applicant: White Hawk Properties, LLC
Page 8
Compliance with Standards: The proposed subdivision tentative plan includes a 10 foot wide
pedestrian accessway across the east side of the stormwater detention facility lot and will connect the
primary alley to Beebe Road at a point located just east of its intersection with Gebhard Road. This
accessway can and will meet the applicable design standards, and with public sidewalks to be built
along streets within the proposed subdivision and throughout the Master Plan area, no additional
pedestrian pathways or trails are necessary.
B. Parking Lot Driveways.
1. Parking lot driveways that link public streets and/or private streets with parking stalls shall be designed as private
streets, unless one of the following is met:
a. The parking lot driveway is less than one hundred feet long;
b. The parking lot driveway serves one or two residential units; or
c. The parking lot driveway provides direct access to angled parking stalls.
2. The number and width of driveways and curb cuts should be minimized and consolidated when possible.
3. Where possible, parking lots for new development shall be designed to provide vehicular and pedestrian
connections to adjacent sites.
4. Large driveways should use distinctive paving patterns.
Compliance with Standards: There are no parking lots proposed or needed as part of this subdivision
tentative plan as it will be exclusively single-family residential lots with a Reserve Acreage lot of ~4.11
acres that will be developed with multi-family apartments in the future. When those apartments are
proposed for development, Applicant acknowledges that these standards for parking lot driveways will
need to be met.
C. On-Site Pedestrian and Bicycle Circulation. Attractive access routes for pedestrian travel should be provided by:
1. Reducing distances between destinations or activity areas such as public sidewalks and building entrances. Where
appropriate, develop pedestrian routes through sites and buildings to supplement the public right-of-way;
2. Providing an attractive, convenient pedestrian accessway to building entrances;
3. Bridging across barriers and obstacles such as fragmented pathway systems, wide streets, heavy vehicular traffic,
and changes in level by connecting pedestrian pathways with clearly marked crossings and inviting sidewalk design;
4. Integrating signage and lighting system which offers interest and safety for pedestrians;
5. Connecting parking areas and destinations with pedestrian paths identified through use of distinctive paving
materials, pavement stripings, grade separations, or landscaping.
Compliance with Standards: Pedestrian sidewalks and accessways can and will be constructed within
the multi-family apartment portion of the Master Plan, and public sidewalks are proposed within all
public rights-of-way. Based upon the City's Public Works standards, bicycles share the road on local
streets, but Gebhard Road, Beebe Road, Tango Way, and Whitehawk Road will be improved with bike
lanes per City standards.
17.67.050 Site design standards.
The following standards and criteria shall be addressed in the master plan, land division, and/or site plan review process:
Page 34 of 177
APPLICANT’S EXHIBIT 3
Demonstration of Compliance with Applicable Development Standards
Subdivision Tentative Plan
Applicant: White Hawk Properties, LLC
Page 9
A. Adjacent Off-Site Structures and Uses.
1. All off-site structures, including septic systems, drain fields, and domestic wells (within one hundred feet) shall be
identified and addressed in the master plan, land division, or site plan process in a manner that preserves and
enhances the livability and future development needs of off-site structures and uses consistent with the purpose of
the TOD overlay and as necessary to improve the overall relationship of a development or an individual building to
the surrounding context.
2. Specific infrastructure facilities identified on site in the master plan, land division, and/or site plan shall comply with
the underground utility standards set forth in the City of Central Point Department of Public Works Standard
Specifications and Uniform Standard Details for Public Works Construction, Section 400, Storm Water Sewer
System and, more specifically, Section 420.10.02, Ground Water Control Plan, in order to safeguard the water
resources of adjacent uses.
Compliance with Standards: The adjacent land use remains largely unchanged from the adjacent
land use plan that was initially adopted in 2015. According to the Rogue Valley Sanitary Sewer
Services (RVSS) information at that time, the area adjacent to the project site is served by sanitary
sewer and there are no anticipated impacts to the two existing septic systems.
Additionally, well information provided by the Oregon Department of Water Resources and an
engineering analysis were included in the original Master Plan to address shallow wells in the area.
With appropriate mitigation as suggested in the engineering analysis, no detrimental impacts to the
wells are anticipated.
B. Natural Features.
1. Buildings should be sited to preserve significant trees.
2. Buildings should be sited to avoid or lessen the impact of development on environmentally critical areas such as
steep slopes, wetlands, and stream corridors.
3. Whenever possible, wetlands, groves, and natural areas should be maintained as public preserves and as open
space opportunities in neighborhoods.
Compliance with Standards: There are no significant natural features or environmentally critical
areas on the subject property.
C. Topography.
1. Buildings and other site improvements should reflect, rather than obscure, natural topography.
2. Buildings and parking lots should be designed to fit into hillsides, for instance, reducing the need for grading and
filling.
3. Where neighboring buildings have responded to similar topographic conditions on their sites in a consistent and
positive way, similar treatment for the new structure should be considered.
Compliance with Standards: The subject property and surrounding areas are generally level and there
are no hillside areas.
D. Solar Orientation.
1. The building design, massing and orientation should enhance solar exposure for the project, taking advantage of
the climate of Central Point for sun-tempered design.
2. Where possible, the main elevation should be facing within twenty-five degrees of due south.
Page 35 of 177
APPLICANT’S EXHIBIT 3
Demonstration of Compliance with Applicable Development Standards
Subdivision Tentative Plan
Applicant: White Hawk Properties, LLC
Page 10
3. In residential developments, the location of rooms should be considered in view of solar exposure, e.g., primary
living spaces should be oriented south, but a west facing kitchen should be avoided as it may result in summer
overheating.
4. Outdoor spaces should be strategically sited for solar access and the cooling summer winds.
5. Shadow impacts, particularly in winter, on adjacent buildings and outdoor spaces should be avoided.
Compliance with Standards: According to the TOD design standards, buildings are required to front
upon proposed public streets, and in the proposed subdivision there are ten lots that have a due south
or close to due south orientation which will maximize solar exposure for those dwellings. For the
majority of the proposed lots that are oriented east-west, solar exposure will be provided to the front
elevations and front yards of the dwellings in the morning and afternoon/evening depending upon
orientation of each specific lot.
E. Existing Buildings on the Site.
1. Where a new building shares the site with an admirable existing building or is a major addition to such a building,
the design of the new building should be compatible with the original.
2. New buildings proposed for existing neighborhoods with a well-defined and desirable character should be
compatible with or complement the architectural character and siting pattern of neighboring buildings.
Compliance with Standards: There are existing attached single-family dwellings with ADUs that
have been constructed within the Phase 1 portion of the Master Plan directly north of the subject
property, and the dwellings that will be constructed on the proposed lots will continue the architectural
design theme of the existing dwellings in Phase 1. See, Applicant’s Exhibit 10.
F. New Prominent Structures. Key public or civic buildings, such as community centers, churches, schools, libraries, post
offices, and museums, should be placed in prominent locations, such as fronting on public squares or where pedestrian
street vistas terminate, in order to serve as landmarks and to symbolically reinforce their importance.
Compliance with Standards: There are no existing or proposed public or civic buildings within the
Master Plan area.
G. Views. The massing of individual buildings should be adjusted to preserve important views while benefiting new and
existing occupants and surrounding neighborhoods.
Compliance with Standards: The proposed subdivision is a continuation of the lots developed in
Phase 1 and the proposed residential development will preserve views of the mountains surrounding
the valley to the extent possible, which is the same reality for all similar single-family developments in
the area.
H. Adjoining Uses and Adjacent Services.
1. When more intensive uses, such as neighborhood commercial or multifamily dwellings, are within or adjacent to
existing single-family neighborhoods, care should be taken to minimize the impact of noise, lighting, and traffic on
adjacent dwellings.
2. Activity or equipment areas should be strategically located to avoid disturbing adjacent residents.
3. All on-site service areas, loading zones and outdoor storage areas, waste storage, disposal facilities, transformer
and utility vaults, and similar activities shall be located in an area not visible from a street or urban space.
Page 36 of 177
APPLICANT’S EXHIBIT 3
Demonstration of Compliance with Applicable Development Standards
Subdivision Tentative Plan
Applicant: White Hawk Properties, LLC
Page 11
4. Screening shall be provided for activities, areas and equipment that will create noise, such as loading and vehicle
areas, air conditioning units, heat pumps, exhaust fans, and garbage compactors, to avoid disturbing adjacent
residents.
5. Group mailboxes are limited to the number of houses on any given block of development. Only those boxes serving
the units may be located on the block. Multiple units of mailboxes may be combined within a centrally located
building of four walls that meets the design guidelines for materials, entrance, roof form, windows, etc. The structure
must have lighting both inside and out.
Compliance with Standards: The proposed attached single-family dwellings will have access to an
alley for their driveways and for trash services. All dwellings will front on public streets and
mechanical equipment such as air conditioning units will be located in side yards between the
dwellings. Mailboxes will be grouped and placed in locations convenient for and coordinated with the
U.S. Postal Service.
I. Transitions in Density.
1. Higher density, attached dwelling developments shall minimize impact on adjacent existing lower density, single-
family dwelling neighborhoods by adjusting height, massing and materials and/or by providing adequate buffer strips
with vegetative screens.
2. Adequate buffer strips with vegetative screens shall be placed to mitigate the impact of higher density development
on adjacent lower density development.
3. New residential buildings within fifty feet of existing low density residential development shall be no higher than
thirty-five feet and shall be limited to single-family detached or attached units, duplexes, triplexes or fourplexes.
4. New commercial buildings within fifty feet of existing low density residential development shall be no higher than
forty-five feet.
5. Dwelling types in a TOD overlay shall be mixed to encourage interaction among people of varying backgrounds and
income levels.
6. Zoning changes should occur mid-block, not at the street centerline, to ensure that compatible building types face
along streets and within neighborhoods. When dissimilar building types face each other across the street because
the zoning change is at the street centerline or more infill housing is desired (for instance, duplexes across the street
from single dwellings), design shall ensure similarity in massing, setback, and character.
7. Density should be increased incrementally, to buffer existing neighborhoods from incompatible building types or
densities. Sequence density, generally, as follows: large lot single dwelling, small lot single dwelling, duplex,
townhomes, courtyard multifamily apartments, large multifamily apartments, and mixed use buildings.
Compliance with Standards: There is an approximately 4.11 acre Reserve Acreage lot proposed as
part of the subject tentative plan, but there are no detailed development plans for the multi-family
apartments at this time. Applicant acknowledges that building design of the future multi-family units
will need to address these standards for massing and screening to minimize impacts on the attached
single-family dwellings within the Master Plan area, and that said multi-family units will need to be
reviewed through a Site Plan and Architectural Review application at the time development of such is
formally proposed to occur. There are no commercial buildings approved or proposed within the
Master Plan area, and the residential unit mix includes attached single-family dwellings, ADUs, and
future multi-family apartments in order to provide housing for people of varying backgrounds and
income levels. The entirety of the subject property is zoned MMR and there are no surrounding
neighborhoods other than the single-family dwellings and ADUs constructed in the Willow Bend,
Phase 1 subdivision. The proposed multi-family apartment site is internal to the Master Plan area and
Page 37 of 177
APPLICANT’S EXHIBIT 3
Demonstration of Compliance with Applicable Development Standards
Subdivision Tentative Plan
Applicant: White Hawk Properties, LLC
Page 12
will be surrounded by attached single-family dwellings to the west and south with a public park to the
north and an existing church to the east.
J. Parking.
1. Parking Lot Location.
a. Off-street surface parking lots shall be located to the side or rear of buildings. Parking at midblock or behind
buildings is preferred.
b. Off-street surface parking lots shall not be located between a front facade of a building and a public street.
c. If a building adjoins streets or accessways on two or more sides, off-street parking shall be allowed between
the building and the pedestrian route in the following order of priority:
1st. Accessways;
2nd. Streets that are nontransit streets;
3rd. Streets that are transit streets.
d. Parking lots and garages should not be located within twenty feet of a street corner.
Compliance with Standards: There are no off-street parking lots proposed at this time although they
will be required in the future for development of the multi-family apartment component of the Master
Plan, and the Applicant acknowledges that these standards will be applied to said multi-family
development. Each of the attached single-family dwellings will have a two car garage and none will
be located within 20 feet of a street corner.
2. Design.
a. All perimeter and interior landscaped areas must have protective curbs along the edges. Trees must have
adequate protection from car doors and bumpers.
b. A portion of the standard parking space may be landscaped instead of paved. The landscaped area may be up
to two feet in front of the space as measured from a line parallel to the direction of the bumper of a vehicle
using the space. Landscaping must be ground cover plants. The landscaping does not apply towards any
perimeter or interior parking lot landscaping requirements, but does count towards any overall site landscaping
requirement.
c. In order to control dust and mud, all vehicle areas must be paved.
d. All parking areas must be striped in conformance with the city of Central Point parking dimension standards.
e. Thoughtful siting of parking and vehicle access should be used to minimize the impact of automobiles on the
pedestrian environment, adjacent properties, and pedestrian safety.
f. Large parking lots should be divided into smaller areas, using, for example, landscaping or special parking
patterns.
g. Parking should be located in lower or upper building levels or in less visible portions of site.
Compliance with Standards: The future multi-family apartment parking area(s) will be fully paved
with curbing, walkways, and parking lot shade trees. All spaces and drive aisles can and will be striped
and in conformance with the City’s parking dimension standards. Extensive landscaping and tree
planting can and will be proposed in the parking areas to minimize the impact of automobiles and to
create a pedestrian friendly environment. A formal Site Plan and Architectural Review application for
Page 38 of 177
APPLICANT’S EXHIBIT 3
Demonstration of Compliance with Applicable Development Standards
Subdivision Tentative Plan
Applicant: White Hawk Properties, LLC
Page 13
the multi-family apartment portion of the Master Plan will be submitted to the City in the future, at
which time all applicable development standards will be analyzed for conformance.
3. Additional Standards for LMR, MMR, and HMR Zones.
a. When parking must be located to the side of buildings, parking frontage should be limited to approximately fifty
percent of total site frontage.
b. Where possible, alleys should be used to bring the vehicle access to the back of the site.
Compliance with Standards: Alleys are proposed to provide vehicular access to garages located at
the rear of the attached single-family dwelling lots. The parking lot area(s) for the future multi-family
apartments will be reviewed through a separate site plan review application in the future.
4. For parking structures, see Section 17.67.070(H).
Compliance with Standards: No parking structures are proposed.
K. Landscaping.
1. Perimeter Screening and Planting.
a. Landscaped buffers should be used to achieve sufficient screening while still preserving views to allow areas
to be watched and guarded by neighbors.
b. Landscaping should be used to screen and buffer unsightly uses and to separate such incompatible uses as
parking areas and waste storage and pickup areas.
Compliance with Standards: Landscaping planter strips will be provided along all public streets in
accordance with City standards, and detailed landscape plans will be provided for review with a future
site plan application for the multi-family apartment development.
2. Parking Lot Landscaping and Screening.
a. Parking areas shall be screened with landscaping, fences, walls or a combination thereof.
i. Trees shall be planted on the parking area perimeter and shall be spaced at thirty feet on center.
ii. Live shrubs and ground cover plants shall be planted in the landscaped area.
iii. Each tree shall be located in a four-foot by four-foot minimum planting area.
iv. Shrub and ground cover beds shall be three feet wide minimum.
v. Trees and shrubs must be fully protected from potential damage by vehicles.
b. Surface parking areas shall provide perimeter parking lot landscaping adjacent to a street that meets one of
the following standards:
i. A five-foot-wide planting strip between the right-of-way and the parking area. The planting strip may be
interrupted by pedestrian-accessible and vehicular accessways. Planting strips shall be planted with an
evergreen hedge. Hedges shall be no less than thirty-six inches and no more than forty-eight inches in
height at maturity. Hedges and other landscaping shall be planted and maintained to afford adequate sight
distance for vehicles entering and exiting the parking lot;
ii. A solid decorative wall or fence a minimum of thirty-six inches and a maximum of forty-eight inches in
height parallel to and not closer than two feet from the edge of right-of-way. The area between the wall or
fence and the pedestrian accessway shall be landscaped. The required wall or screening shall be designed
Page 39 of 177
APPLICANT’S EXHIBIT 3
Demonstration of Compliance with Applicable Development Standards
Subdivision Tentative Plan
Applicant: White Hawk Properties, LLC
Page 14
to allow for access to the site and sidewalk by pedestrians and shall be constructed and maintained to
afford adequate sight distance as described above for vehicles entering and exiting the parking lot;
iii. A transparent screen or grille forty-eight inches in height parallel to the edge of right-of-way. A two-foot
minimum planting strip shall be located either inside the screen or between the screen and the edge of
right-of-way. The planting strip shall be planted with a hedge or other landscaping. Hedges shall be a
minimum thirty-six inches and a maximum of forty inches in height at maturity.
c. Gaps in a building’s frontage on a pedestrian street that are adjacent to off-street parking areas and which
exceed sixty-five feet in length shall be reduced to no more than sixty-five feet in length through use of a
minimum eight-foot-high screen wall. The screen wall shall be solid, grille, mesh or lattice that obscures at least
thirty percent of the interior view (e.g., at least thirty percent solid material to seventy percent transparency).
d. Parking Area Interior Landscaping.
i. Amount of Landscaping. All surface parking areas with more than ten spaces must provide interior
landscaping complying with one or both of the standards stated below.
(A) Standard 1. Interior landscaping must be provided at the rate of twenty square feet per stall. At least
one tree must be planted for every two hundred square feet of landscaped area. Ground cover plants
must completely cover the remainder of the landscaped area.
(B) Standard 2. One tree must be provided for every four parking spaces. If surrounded by cement, the
tree planting area must have a minimum dimension of four feet. If surrounded by asphalt, the tree
planting area must have a minimum dimension of three feet.
ii. Development Standards for Parking Area Interior Landscaping.
(A) All landscaping must comply with applicable standards. Trees and shrubs must be fully protected from
potential damage by vehicles.
(B) Interior parking area landscaping must be dispersed throughout the parking area. Some trees may be
grouped, but the groups must be dispersed.
(C) Perimeter landscaping may not substitute for interior landscaping. However, interior landscaping may
join perimeter landscaping as long as it extends four feet or more into the parking area from the
perimeter landscape line.
(D) Parking areas that are thirty feet or less in width may locate their interior landscaping around the edges
of the parking area. Interior landscaping placed along an edge is in addition to any required perimeter
landscaping.
3. Landscaping Near Buildings. Landscaping shall serve as a screen or buffer to soften the appearance of structures
or uses such as parking lots or large blank walls, or to increase the attractiveness of common open spaces.
Compliance with Standards: Plans for parking lot landscaping and screening will be provided with
a future application for site plan review of the multi-family apartment development, and Applicant
acknowledges that these standards will need to be addressed as part of said application.
4. Service Areas. Service areas, loading zones, waste disposal or storage areas must be fully screened from public
view.
a. Prohibited screening includes chainlink fencing with or without slats.
b. Acceptable screening includes:
i. A six-foot masonry enclosure, decorative metal fence enclosure, a wood enclosure, or other approved materials
complementary to adjacent buildings; or
ii. A six-foot solid hedge or other plant material screening as approved.
Page 40 of 177
APPLICANT’S EXHIBIT 3
Demonstration of Compliance with Applicable Development Standards
Subdivision Tentative Plan
Applicant: White Hawk Properties, LLC
Page 15
Compliance with Standards: The attached single-family dwellings and ADUs in the proposed Phase
2 subdivision tentative plan will have individual trash and recycling collection, and the service area(s)
and waste disposal areas for the multi-family apartments will be screened from public view in
accordance with these standards, with review for conformance to occur in a future application for site
plan review.
5. Street Trees. Street trees shall be required along both sides of all public streets with a spacing of twenty feet to forty
feet on center depending on the mature width of the tree crown, and planted a minimum of two feet from the back
of curb. Trees in the right-of-way or sidewalk easements shall be approved according to size, quality, and tree well
design, if applicable, and irrigation shall be required. Tree species shall be chosen from the city of Central Point
approved street tree list.
Compliance with Standards: Street trees will be planted along all public street frontages and tree
species will be selected from the City’s approved street tree list and planted in accordance with City
standards.
L. Lighting.
1. Minimum Lighting Levels. Minimum lighting levels shall be provided for public safety in all urban spaces open to
public circulation.
a. A minimum average light level of one and two-tenths footcandles is required for urban spaces and sidewalks.
b. Metal-halide or lamps with similar color, temperature and efficiency ratings shall be used for general lighting at
building exteriors, parking areas, and urban spaces. Sodium-based lamp elements are not allowed.
c. Maximum lighting levels should not exceed six footcandles at intersections or one and one-half footcandles in
parking areas.
2. Fixture Design in Public Rights-of-Way.
a. Pedestrian-scale street lighting shall be provided including all pedestrian streets along arterials, major
collectors, minor collectors and local streets.
b. Pedestrian street lights shall be no taller than twenty feet along arterials and collectors, and sixteen feet along
local streets.
3. On-Site Lighting. Lighting shall be incorporated into the design of a project so that it reinforces the pedestrian
environment, provides continuity to an area, and enhances the drama and presence of architectural features. Street
lighting should be provided along sidewalks and in medians. Selected street light standards should be appropriately
scaled to the pedestrian environment. Adequate illumination should be provided for building entries, corners of
buildings, courtyards, plazas and walkways.
a. Accessways through surface parking lots shall be well lighted with fixtures no taller than twenty feet.
b. Locate and design exterior lighting of buildings, signs, walkways, parking lots, and other areas to avoid casting
light on nearby properties.
c. Fixture height and lighting levels shall be commensurate with their intended use and function and shall assure
compatibility with neighboring land uses. Baffles shall be incorporated to minimize glare and to focus lighting
on its intended area.
d. Additional pedestrian-oriented site lighting including step lights, well lights and bollards shall be provided along
all courtyard lanes, alleys and off-street bike and pedestrian pathways.
e. In addition to lighting streets, sidewalks, and public spaces, additional project lighting is encouraged to highlight
and illuminate building entrances, landscaping, parks, and special features.
Page 41 of 177
APPLICANT’S EXHIBIT 3
Demonstration of Compliance with Applicable Development Standards
Subdivision Tentative Plan
Applicant: White Hawk Properties, LLC
Page 16
Compliance with Standards: LED lighting is proposed for general exterior lighting on all residential
structures for energy efficiency. Minimum and maximum lighting levels throughout the development
will be as specified by City standards and all public streetlights will conform to Public Work standards
and be reviewed as part of the public improvement plans for the subdivision.
M. Signs.
1. The provisions of this section are to be used in conjunction with the city sign regulations in Chapter 15.24. The sign
requirements in Chapter 15.24 shall govern in the TOD overlay with the exception of the following:
a. The types of signs permitted shall be limited only to those signs described in this chapter.
b. Decorative exterior murals are allowed and are subject to review and criteria by planning commission or
architectural review committee appointed by city council.
c. Signs that use images and icons to identify store uses and products are encouraged.
d. Projecting signs located to address the pedestrian are encouraged.
2. Sign Requirements. Signs within the TOD overlay shall comply with the standards in Table 17.67.050(1).
3. Sign Materials. Unless otherwise exempt, or authorized by the planning commission, all signs must comply with the
following design criteria:
a. The base materials for a freestanding sign shall be natural materials including stone, brick, or aggregate.
b. Building/sign proportionality as referenced in Table 17.67.050(1).
c. Sign illumination shall be limited to external illumination to include conventional lighting and neon, if neon is
applied to the sign plane area. External illumination is understood to include “back lit” or “halo” lighting. Internally
illuminated signs are prohibited except as provided under Table 17.67.050(1) for scoreboards.
4. Prohibited Signs.
a. Internally illuminated signs;
b. Roof signs;
c. Reader boards;
d. Flashing signs;
e. Electronic message/image signs on which copy is created through the use of a pattern of lights in a dot matrix
configuration, which may be changed intermittently;
f. Bench signs;
g. Balloons or streamers.
Compliance with Standards: All proposed signs within the Willow Bend Master Plan area can and
will comply with these City standards.
17.67.060 Public parks and open space design standards.
A. General. Parks and open spaces shall be provided in the TOD overlay and shall be designed to accommodate a variety
of activities ranging from active play to passive contemplation for all ages and accessibility.
Page 42 of 177
APPLICANT’S EXHIBIT 3
Demonstration of Compliance with Applicable Development Standards
Subdivision Tentative Plan
Applicant: White Hawk Properties, LLC
Page 17
Compliance with Standards: A 4.10 acre public park site has been approved for the northeast
quadrant of the Willow Bend Master Plan area and said land was platted as Lot 33 of the Willow Bend,
Phase 1 subdivision. No changes are being proposed to the public park which is currently under
construction and within a five minute walk of any location within the Master Plan area. The approved
Master Plan includes public sidewalks on all street frontages within the development, including along
two sides of the proposed park area. Cyclists and pedestrians will have access to the park via the public
sidewalks and public streets within the Master Plan, and the park will be clearly visible from the
residential areas.
17.67.070 Building design standards.
A. General Design Requirements.
1. In recognition of the need to use natural resources carefully and with maximum benefit, the use of “sustainable
design” practices is strongly encouraged. In consideration of the climate and ecology of the Central Point area, a
variety of strategies can be used to effectively conserve energy and resources:
a. Natural ventilation;
b. Passive heating and cooling;
c. Daylighting;
d. Sun-shading devices for solar control;
e. Water conservation;
f. Appropriate use of building mass and materials; and
g. Careful integration of landscape and buildings. It is recommended that an accepted industry standard such as
the U.S. Green Building Council’s LEEDTM program be used to identify the most effective strategies.
(Information on the LEEDTM program can be obtained from the U.S. Green Building Council’s
website, www.usgbc.org.)
2. All development along pedestrian routes shall be designed to encourage use by pedestrians by providing a safe,
comfortable, and interesting walking environment.
3. Convenient, direct and identifiable building access shall be provided to guide pedestrians between pedestrian
streets, accessways, transit facilities and adjacent buildings.
4. Adequate operable windows or roof-lights should be provided for ventilation and summer heat dissipation.
Compliance with Standards: Consistent with the adopted Willow Bend Master Plan, all residential
units will be designed to be energy efficient and may include such measures as quality windows, low-
flow plumbing fixtures and shower flow restrictors, and low water use landscape materials, etc. All
residential buildings will be simply composed for cost efficiency and to avoid excessive waste of
materials. Earth Advantage, Energy Star, and LEED principles will be utilized to achieve an energy
efficient and cost-effective result, including investing in better fixtures, windows, insulation and
venting. All residential units will comply with the Oregon Residential Structural Specialty Code.
Excepting fixed or transom windows, all units will have operable windows to provide ventilation
depending on the orientation of the building and the time of year.
B. Architectural Character.
1. General.
Page 43 of 177
APPLICANT’S EXHIBIT 3
Demonstration of Compliance with Applicable Development Standards
Subdivision Tentative Plan
Applicant: White Hawk Properties, LLC
Page 18
a. The architectural characteristics of surrounding buildings, including historic buildings, should be considered,
especially if a consistent pattern is already established by similar or complementary building articulation,
building scale and proportions, setbacks, architectural style, roof forms, building details and fenestration
patterns, or materials. In some cases, the existing context is not well defined, or may be undesirable. In such
cases, a well-designed new project can establish a pattern or identity from which future development can take
its cues.
b. Certain buildings, because of their size, purpose or location, should be given prominence and distinct
architectural character, reflective of their special function or position. Examples of these special buildings
include theaters, hotels, cultural centers, and civic buildings.
c. Attention should be paid to the following architectural elements:
i. Building forms and massing;
ii. Building height;
iii. Rooflines and parapet features;
iv. Special building features (e.g., towers, arcades, entries, canopies, signs, and artwork);
v. Window size, orientation and detailing;
vi. Materials and color; and
vii. The building’s relationship to the site, climate, topography and surrounding buildings.
Compliance with Standards: The attached single-family dwellings and ADUs in the proposed
Willow Bend, Phase 2 subdivision will continue the same architectural design theme used for the
dwellings in Phase 1 that are nearing completion. All dwellings will feature articulated elevations on
all sides and varying roof lines and color schemes to create an interesting and quality built environment.
*****
C. Building Entries.
1. General.
a. The orientation of building entries shall:
i. Orient the primary entrance toward the street rather than the parking lot;
ii. Connect the building’s main entrance to the sidewalk with a well-defined pedestrian walkway.
b. Building facades over two hundred feet in length facing a street shall provide two or more public building
entrances off the street.
c. All entries fronting a pedestrian accessway shall be sheltered with a minimum four-foot overhang or shelter.
d. An exception to any part of the requirements of this section shall be allowed upon finding that:
i. The slope of the land between the building and the pedestrian street is greater than 1:12 for more than
twenty feet and that a more accessible pedestrian route to the building is available from a different side of
the building; or
ii. The access is to a courtyard or clustered development and identified pedestrian accessways are provided
through a parking lot to directly connect the building complex to the most appropriate major pedestrian
route(s).
Page 44 of 177
APPLICANT’S EXHIBIT 3
Demonstration of Compliance with Applicable Development Standards
Subdivision Tentative Plan
Applicant: White Hawk Properties, LLC
Page 19
Compliance with Standards: All the attached single-family dwellings in the proposed Phase 2
subdivision will have their entries oriented to a public street with a pedestrian walkway from each entry
to the sidewalk. All entries will be sheltered by at least a four-foot overhanging roof element.
*****
3. Residential.
a. The main entrance of each primary structure should face the street the site fronts on, except on corner lots,
where the main entrance may face either of the streets or be oriented to the corner. For attached dwellings,
duplexes, and multi-dwellings that have more than one main entrance, only one main entrance needs to meet
this guideline. Entrances that face a shared landscaped courtyard are exempt.
b. Residential buildings fronting on a street shall have an entrance to the building opening on to the street.
i. Single-family detached, attached and row house/townhouse residential units fronting on a pedestrian street
shall have separate entries to each dwelling unit directly from the street.
ii. Ground floor and upper story dwelling units in a multifamily building fronting a street may share one or
more building entries accessible directly from the street, and shall not be accessed through a side yard
except for an accessory unit to a single-family detached dwelling.
c. The main entrances to houses and buildings should be prominent, interesting, and pedestrian-accessible. A
porch should be provided to shelter the main entrance and create a transition from outdoor to indoor space.
d. Generally, single-dwelling porches should be at least eight feet wide and five feet deep and covered by a roof
supported by columns or brackets. If the main entrance is to more than one dwelling unit, the covered area
provided by the porch should be at least twelve feet wide and five feet deep.
e. If the front porch projects out from the building, it should have a roof pitch which matches the roof pitch of the
house. If the porch roof is a deck or balcony, it may be flat.
f. Building elevation changes are encouraged to make a more prominent entrance. The maximum elevation for
the entrance should not be more than one-half story in height, or six feet from grade, whichever is less.
g. The front entrance of a multi-dwelling complex should get architectural emphasis, to create both interest and
ease for visual identification.
Compliance with Standards: The attached single-family dwellings and ADUs within the proposed
Willow Bend, Phase 2 subdivision will be similar to the units constructed in Phase 1. All single-family
dwellings will have their main entry oriented to a public street and feature covered porches with pitches
roofs for shelter from the elements. The front entrances will project out from the main body of the
dwellings, and each unit will feature exterior articulation of building walls and rooflines for visual
interest.
D. Building Facades.
1. General.
a. All building frontages greater than forty feet in length shall break any flat, monolithic facade by including
discernible architectural elements such as, but not limited to: bay windows, recessed entrances and windows,
display windows, cornices, bases, pilasters, columns or other architectural details or articulation combined with
changes in materials, so as to provide visual interest and a sense of division, in addition to creating community
character and pedestrian scale. The overall design shall recognize that the simple relief provided by window
cutouts or sills on an otherwise flat facade, in and of itself, does not meet the requirements of this subsection.
b. Building designs that result in a street frontage with a uniform and monotonous design style, roofline or facade
treatment should be avoided.
Page 45 of 177
APPLICANT’S EXHIBIT 3
Demonstration of Compliance with Applicable Development Standards
Subdivision Tentative Plan
Applicant: White Hawk Properties, LLC
Page 20
c. Architectural detailing, such as but not limited to, trellis, long overhangs, deep inset windows, should be
incorporated to provide sun-shading from the summer sun.
d. To balance horizontal features on longer facades, vertical building elements shall be emphasized.
e. The dominant feature of any building frontage that is visible from a pedestrian street or public open space shall
be the habitable area with its accompanying windows and doors. Parking lots, garages, and solid wall facades
(e.g., warehouses) shall not dominate a pedestrian street frontage.
f. Developments shall be designed to encourage informal surveillance of streets and other public spaces by
maximizing sight lines between the buildings and the street.
g. All buildings, of any type, constructed within any TOD overlay shall be constructed with exterior building
materials and finishes that are of high quality to convey permanence and durability.
h. The exterior walls of all building facades along pedestrian routes, including side or return facades, shall be of
suitable durable building materials including the following: stucco, stone, brick, terra cotta, tile, cedar shakes
and shingles, beveled or ship-lap or other narrow-course horizontal boards or siding, vertical board-and-batten
siding, articulated architectural concrete or concrete masonry units (CMU), or similar materials which are low
maintenance, weather-resistant, abrasion-resistant, and easy to clean. Prohibited building materials include the
following: plain concrete, plain concrete block, corrugated metal, unarticulated board siding (e.g., T1-11 siding,
plain plywood, sheet pressboard), Exterior Insulated Finish Systems (EIFS), and similar quality, nondurable
materials.
i. All visible building facades along or off a pedestrian route, including side or return facades, are to be treated
as part of the main building elevation and articulated in the same manner. Continuity of use of the selected
approved materials must be used on these facades.
j. Ground-floor openings in parking structures, except at points of access, must be covered with grilles, mesh or
lattice that obscures at least thirty percent of the interior view (e.g., at least thirty percent solid material to
seventy percent transparency).
k. Appropriately scaled architectural detailing, such as but not limited to moldings or cornices, is encouraged at
the roofline of commercial building facades, and where such detailing is present, should be a minimum of at
least eight inches wide.
l. Compatible building designs along a street should be provided through similar massing (building facade, height
and width as well as the space between buildings) and frontage setbacks.
3. Residential.
a. The facades of single-family attached and detached residences (including duplexes, triplexes, fourplexes,
townhouses, and row houses) shall comply with the following standards:
i. No more than forty-five percent of the horizontal length of the ground floor front elevation of a single-family
detached or attached dwelling with frontage on a public street, except alleys, shall be an attached garage.
ii. Residential building elevations facing a pedestrian route shall not consist of undifferentiated blank walls,
but shall be articulated with architectural details such as windows, dormers, porch details, balconies or
bays.
iii. For any exterior wall which is within twenty feet of and facing onto a street or public open space and which
has an unobstructed view of that pedestrian street or public open space, at least twenty percent of the
ground floor wall area shall be comprised of either display area, windows, or doorways.
iv. Architectural detailing is encouraged to provide variation among attached units. Architectural detailing
includes but is not limited to the following: the use of different exterior siding materials or trim, shutters,
different window types or sizes, varying roof lines, balconies or porches, and dormers. The overall design
shall recognize that color variation, in and of itself, does not meet the requirements of this subsection.
Page 46 of 177
APPLICANT’S EXHIBIT 3
Demonstration of Compliance with Applicable Development Standards
Subdivision Tentative Plan
Applicant: White Hawk Properties, LLC
Page 21
v. Fences or hedges in a front yard shall not exceed three feet in height. Side yard fencing shall not exceed
three feet in height between the front building facade and the street. Fences beyond the front facade of
the building in a sideyard or back yard and along a street, alley, property line, or bike/pedestrian pathway
shall not exceed four feet in height. Fences over four feet in height are not permitted and hedges or
vegetative screens in no case shall exceed six feet in height.
Compliance with Standards: The facades of the attached single-family dwellings and ADUs within
the proposed Willow Bend, Phase 2 subdivision will be similar to the units constructed in Phase 1. All
existing and proposed attached single-family dwellings are and will continue to be consistent with these
standards for garages, articulation, fenestration, and architectural detailing.
*****
E. Roofs.
2. Residential.
a. Flat roofs with a parapet and cornice are allowed for multifamily residences in all TOD, LMR, MMR and HMR
districts, in which the minimum for sloped roofs is 5:12.
b. Flat roofs with a parapet and cornice are allowed for single-family attached and detached residences (including
duplexes, triplexes, fourplexes, townhouses, and row houses) in all TOD residential districts, except the LMR
zone.
c. For all residences with sloped roofs, the roof slope shall be at least 5:12, and no more than 12:12. Eaves shall
overhang building walls at a minimum twelve inches deep on all sides (front, back, sides) of a residential
structure.
d. Roof shapes, surface materials, colors, mechanical equipment and other penthouse functions should be
integrated into the total building design. Roof terraces and gardens are encouraged.
Compliance with Standards: The attached single-family dwellings and ADUs within the proposed
Phase 2 subdivision will have sloped roofs consistent with these standards and similar to the roof forms
constructed on the dwellings within the Willow Bend, Phase 1 subdivision.
F. Exterior Building Lighting.
*****
2. Residential.
a. Lighting shall not draw inordinate attention to the building facade.
b. Porch and entry lights are encouraged on all dwellings to create a safe and inviting pedestrian environment at
night.
c. No exterior lighting exceeding one hundred watts per fixture is permitted in any residential area.
Compliance with Standards: The attached single-family dwellings and ADUs within the proposed
Phase 2 subdivision can and will have exterior lighting that complies with these standards.
Page 47 of 177
EIG
H
T
H
STREET
FROM NW COR. DLC 55
FREE
WAY
NE COR.
35
M A N Z A NIT A
1
3
4
7.4
7'
930.13'
2
CS-10523
4.88 AC.
13.42'
V. 276
579+00
132.57'
27+24.21
6-4
E LINE
11
154.10'
HAMRICK RD.37 2W
DRIVE
26+96.08
V. 468, P. 318
(COUNTY FAIRGROUNDS)
392.90'
6-2
S
T
R
E
E
T
CS-6194
DLC 55
S
T
R
E
E
T
3
ST.
396.00'
36
2CD
35
45.13 AC.
304.73'
STREET 584+78.70
S LINE V. 191, P. 511
190.12'
543+00
FIF
T
H
603.05'
V. 268, P. 135
LARA
2
4
85
.7
6'
119.10'
1547.70'
SW COR.
PG. 412
S
T
R
E
E
T
HAVEN
LOT 3 37.82
IVAN
NEW
DLC 56
7
1
7.3'
.
993.45'
37 2W 2CB
GEBHARD
246.00'
V. 254, P. 267
COUNTY
- - 11
6
8.8
2'
-
-
INT. EL COR.
572.5' (MEAS.)
29+34.48
4
01.51'
285.10'
1084.44'CS-3346
W A Y
SIX
T
H
SW COR.
37 2W 2CA
NE COR.
616.00'
1254'
TENTH
DRIVE
INTERSTATE 5
SEC. 34
LARUEDRIVE
SE
V
E
N
T
H
OR 98-26018
264.00'
BIGHAM
34
37 2W 2D
PENNINGER ROAD
663.75'
154.52'
NE COR.
150'
602.20'
JACKSON
330'
CREEK
2
HAWK
1999 27058
CHESTNUT 1
LOT 1
150.00'
310.00'
6
1
6.7
5'
1
1
36.91'
SEE MAP 37 2W 12B
SEE MAP 37 2W 11BB SEE MAP 37 2W 11BA SEE MAP 37 2W 11ASEE MAP 37 2W 10AA
565+00
66.90'
S T R EET
PHEASANT540+00
162.36'
BE B E E
SEE MAP
SE COR.
V. 558, PG. 234
150.00'
220'
C H E R R Y
D.L.C. 55
SUN
S T R E E T
NE COR.
1507' (CALC.)
690.10'
ROAD
S 840.00', W 178.20'
STREET
2
2
6.4
0'
-
78-01287
567.60' (DEED)
E LINE
V. 469, P. 144
179.06'
560.00' M/L
MAP
MAP
SEE MAP
11
L A U R E L
O A K
195.89'
558+60
452.48
583+00
825.00'
TENTH
171.60'
STREET
S T R E E T
PINE
-
2AA
V. 344, PG. 30
EXPOSITION
DRIVE
V. 232, P. 104
S 1222.98', E 3960.0'
V. 510, PG. 452
LOT 4 37.72
12
71-15867AGMT.
ROAD
548.21
317.12 (CS)
BDY. LINE
192.19
37 2W
A L D E R
735.79
10.60 AC.
530.94
CS 211109.90'
SE COR.
SEE
PG. 566528.57
316.10'
66.66
N.E. COR.
311.40' (DEED)
22.20
275.20'
184.50
5.49 Ac.
8.57 Ac.
V. 269
452.48
E LINE
1221.00 S, 1336.50 W66.70 E, 22.20 N FR.NE COR. DLC 55
176.11'
37 2W 2BC
-
O A K
ROAD
SEE MAP 37 2W 03AA
SEE MAP 37 2W 01CB
SEE MAP 37 2W 01C
SEE MAP 37 2W 01C
SEE MAP 37 2W 01BC
SEE MAP 37 2W 01BB
SEE MAP 37 2W 03DA
SEE MAP 37 2W 03AD
V. 317, P. 484
SEE MAP 36 2W 35DD
SEE MAP 36 2W 35D
SEE MAP 36 2W 35
SEE MAP 36 2W 34D
SEE
INTERSTATE 5 FREE
W
AY
FREEMAN
481.39'
6-2
SEE MAP 37 2W 03DD
6-28
S LINE V. 3, P. 487
12.44 AC.
CS 16258
-
PENINGER
PIN E
9
1
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1
0'
(D
E
ED
)
ST
R
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10
V. 492, P. 374
6-2
60'
SEE MAP
98.78'
CS 19516
224.34'
S T R E E T
264.00'
3
2
NW COR.
4.10 AC.
193.15 AC.
ST R EET
NW COR. LOT 3
274.93'
V.
1
7
4, P. 8
9
FROM SE COR. DLC 56
EVAN
554+00
561.00' (DEED)
LANE
78-01282
CS 15258CS 22502
CS 21251
6-28
FROM S 1/4 COR.
CS 21251
NW COR.
V.519, P. 111
BEAR
WAY
V. 470, P. 226
DLC 55
24+56.32
781.08'
ST
R
E
E
T
S T R E E T
STREET
N 485.75', E 735.14'
261.16'
PARK
20.02 Ac
UPTON RD.
309.08'
STREET
S
T
R
E
E
T
ST
R
E
E
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300.00' M/L 41.63
6
37.20'
WAY
133.42'
TEM PLE DRIVE
150'
T
HIR
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T.
50
432.24'
SEE MAP
330'
F
O
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CS-1637
825.00'
LOT 2
NIN
T
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TWIN ROCKS DRIVE
SEE MAP V. 338, PG. 11
2 2 6.4 0'
87.93'
6.67 AC.
H A ZEL
106.1'
600'
LANE
CHERRY ST.
0.30 AC.
RISE
150.00'
M A P L E
V. 425, PG. 332
100.00'
556+00
ROAD
37 2W 2CC
NINTH
CS 20266
0.56 AC.
0.78 AC.
0.54 AC.
CS 20656
3433
B E N DBEND
P H .1PH.1
W I L L O W
W I L L O W
CS 23919
351.00'
515.89'
509.45'
268.04'
336.98'
2
3
4
.8
5'
127.23'167.26'93.12'231.64'
74.81'
SEE
MAP
37 2W 2AD2500
600 U1
600 U2
500 400
3100
2601
200
501
3000
600
2900
2600
2701
2602
2700
SECTION 2 T.37S. R.2W. W.M.JACKSON COUNTY1" = 400'
CANCELLED TAX LOT NUMBERS100-195 REMAPPED TO 372W02AA & 362W35DD100U212002000-24003005200-15900X100'S REMAPPED TO 372W02AA & 362W35DD7003200 ADDED TO 3000
372W2CENTRAL POINT
372W2CENTRAL POINTDOR CONVERSION March 29, 2000REV June 15, 2023GIS DATA
06/28/2024 2:55:19 PM: yatesja
FOR ASSESSMENT ANDTAXATION ONLY
Page 48 of 177
Comprehensive Plan
Willow Bend Master Plan
Modification
White Hawk Properties LLC.
Map Lot: 37-2W-2-2701
Rogue Valley
Family Fun
Center
Bear
C
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e
kExpo
Ponds
Gebhard
Rd
Annalise
St
Shepherd Of
The Valley
Church
Penninger Rd
Beebe Rd
E Pine St
HamrickRd
Hamrick
Rd
High Density
Employment
Commercial Parks and
Open Space
Employment
Commercial
Medium
Density
High Density
Medium
Density
High Density
Subject
Property
Data Source: Medford GIS, Jackson County GISReference: NAD 1983 State Plane Oregon SouthFIPS 3602 (Intl Feet)Layout: CSA Planning, Ltd. 3/12/2025
0 300 Feet
Map Features
Subject Boundary
Urban Growth Boundary
City Limits
Tax Lots
Central Point Comprehensive Plan
Employment Commercial
High Density Residential
Medium Density Residential
Parks and Open Space
Page 49 of 177
Aerial Map
Willow Bend Master Plan
Modification
White Hawk Properties LLC.
Map Lot: 37-2W-2-2701
Data Source: Medford GIS, Jackson County GISReference: NAD 1983 State Plane Oregon SouthFIPS 3602 (Intl Feet)Layout: CSA Planning Ltd, 1/20/2025
0 600 Feet
Map Features
Subject Boundary
Urban Growth Boundary
City Limits
Tax Lots
B
e
a
r
C
r
e
e
k
Expo
Ponds
P
e
n
i
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Jackson County
Expo
Freeman
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P l a z a B l vd
Bigham
Dr
Bi
gham
Dr
33
Jewett
Elementary
Rogue Valley
Family Fun
Center
TheShamrock
Chestnut St
Blue Grass
Downs Park
Expo
Ponds
Ivan
Ln
Lara Ln
Bluegrass Dr
Walnut Grove Ln
Hawk
Dr
Gebhard
Rd
Gebhard
Rd
Evan Way
New Haven Dr
Scofield
St
Shepherd Of
The Valley
Church
5
Penninger Rd
Beebe Rd
Peninger
St
E Pine St
33
Devonshire Pl
Jeremy St
Naples
Dr
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D
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O
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St James Way
W Vilas Rd
Central Point
IOOF Cemetery
Don Jones Park
Beebe Rd
Hamrick Rd
Meadowbro
o
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D
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w
a
y
A
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Hamrick
Rd
Biddle Rd
Subject
Property
Page 50 of 177
Zoning Map
Willow Bend Master Plan
Modification
White Hawk Properties LLC.
Map Lot: 37-2W-2-2701
Data Source: Medford GIS, Jackson County GISReference: NAD 1983 State Plane Oregon SouthFIPS 3602 (Intl Feet)Layout: CSA Planning Ltd, 1/20/2025
0 300 Feet
Map Features
Subject Boundary
Urban Growth Boundary
City Limits
Tax Lots
Central Point Zoning
BCG
C-4
Civic*
LMR*
MMR*
R-3
Rogue Valley
Family Fun
Center
Bear
C
r
e
e
kExpo
Ponds
Gebhard
Rd
Annalise
St
Shepherd Of
The Valley
Church
Penninger Rd
Beebe Rd
E Pine St
HamrickRd
Hamrick
Rd
C-4 BCG
C-4
Civic*
LMR*
MMR*
MMR*
LMR*MMR*
R-3
Subject
Property
Page 51 of 177
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PARCEL III -
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PHASE I
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PHASE II
GEBHARD ROAD
1
PRELIMINARY
THESE DRAWINGS SHALL
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Page 52 of 177
Page 53 of 177
Page 54 of 177
Page 55 of 177
Page 56 of 177
Site Photos
White Hawk Properties, LLC
MAP 37-2W-02
TAX LOT 2701
CSA Planning, Ltd March 21, 2023
View looking north from
Tango Way down Annalise
Street.
CSA Planning, Ltd March 13, 2025
View looking northeast from
corner of Tango Way and
Gebhard Road.
View looking north from the
southwest corner of Tango
Way and Gebhard Road
intersection.
View looking north across
Tango Way at the main
alleyway access to the
Phase 1 development.
Page 57 of 177
Site Photos
White Hawk Properties, LLC
MAP 37-2W-02
TAX LOT 2701
CSA Planning, Ltd March 21, 2023
View looking southwest
from northeast corner of
Cleo Street and
Annalise Street.
CSA Planning, Ltd March 13, 2025
View looking southeast from
northwest corner of Cleo
Street and Gebhard Road,
View looking southwest
from Cleo Street and
Annalise Street intersection.
View looking south from
Cleo Street along the main
alley through the
Phase 1 development.
Page 58 of 177
Site Photos
White Hawk Properties, LLC
MAP 37-2W-02
TAX LOT 2701
CSA Planning, Ltd March 21, 2023 CSA Planning, Ltd March 13, 2025
Rear view of a finished attached single-family dwelling
(two units)
Front view of a finished attached single-family dwelling
(two units).
Page 59 of 177
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AT 503-232-1987.
REGIS T E R E D PROFES
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PRELIMINARY
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Page 60 of 177
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ADOPTED BY THE OREGON UTILITY NOTIFICATION
CENTER. THOSE RULES ARE SET FORTH IN OAR
952-001-0010 THROUGH OAR 952-001-0090. YOU MAY
OBTAIN COPIES OF THE RULES BY CALLING THE CENTER
AT 503-232-1987.
REGIS T E R E D PROFES
SIO
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RT SCOT T G U N T ERM
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Page 61 of 177
A Tentative Plan for
Willow Bend, Phase 2
Located at:
NE 1/4 Section 2, Township 37 South, Range 2 West, W.M.,
City of Central Point, Jackson County, Oregon
SURVEYOR'S NOTES:
372W2 tax lot 2701
REGISTERED
PROFESSIONAL
LAND SURVEYOR
July 13, 1999
JOHN R. PARIANI
#51382
Renews: December 31, 2026
OREGON
N
W
phone: (541) 890-1131 email: John@parianils.com
Pariani Land Surveying
Township 37 South, Range 2 West
NE 1/4 Section 2
Tentative Plan for
Willow Bend, Phase 2
1 of 1
TP-1
2025-927
March 3, 2025
JRP
CJP/MB/JH
JRP
1" = 60'
White Hawk Properties
2870 Nansen Drive
Medford, OR 97504
Project Location:
Page 62 of 177
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C13
Curve Table
Curve #
C1
C2
C3
C4
C5
C6
C7
C8
C9
C10
C11
C12
C13
Length
17.21
11.47
45.78
37.00
25.37
21.47
24.68
47.12
47.12
31.42
31.42
46.87
45.40
Radius
30.00
20.00
30.00
20.00
20.00
15.00
15.00
30.00
30.00
20.00
20.00
30.00
30.00
Delta
32.87
32.86
87.44
105.99
72.69
81.99
94.27
90.00
90.00
90.00
90.00
89.52
86.70
Chord Direction
N16° 48' 21"W
N16° 48' 37"W
N83° 31' 06"W
S53° 22' 24"E
N35° 58' 00"E
N40° 46' 13"E
N47° 21' 30"W
S45° 18' 42"E
S44° 41' 18"W
S44° 41' 18"W
S45° 18' 42"E
S44° 26' 59"W
S43° 39' 46"E
Chord Length
16.98
11.31
41.47
31.94
23.71
19.68
21.99
42.43
42.43
28.28
28.28
42.25
41.19
CP0.02OREGON LAW REQUIRES YOU TO FOLLOW RULES
ADOPTED BY THE OREGON UTILITY NOTIFICATION
CENTER. THOSE RULES ARE SET FORTH IN OAR
952-001-0010 THROUGH OAR 952-001-0090. YOU MAY
OBTAIN COPIES OF THE RULES BY CALLING THE CENTER
AT 503-232-1987.
REGIS T E R E D PROFES
SIO
N
A
L
R
O
B
E
RT SCOT T G U N T ERM
A
RCH 11, 2 0 03
E N G I NEE
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OREGON
72868PE
RENEWS: JUNE 30, 2025
PRELIMINARY
10
PUE
10
PUE
10
PUE
10
PUE
10
PUE
10
PUE
10
PUE
10
PUE
LOT 1 LOT 2 LOT 3 LOT 4 LOT 5 LOT 6 LOT 7 LOT 8 LOT 9 LOT 10 LOT 11
LOT 12
LOT 13
LOT 14
LOT 15
LOT 16
LOT 17
LOT 18
LOT 19
LOT 20
LOT 21
LOT 22
LOT 23
LOT 26
LOT 27
LOT 29
LOT 31
LOT 32
LOT 33
LOT 34
LOT 35
LOT 36
LOT 37LOT 38LOT 39LOT 40LOT 41LOT 42LOT 43LOT 44LOT 45LOT 46LOT 47
GEBHARD RD
BE
E
B
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R
D
ALLEY
ANNALISE ST
WHITEHAWK WAY
HA
R
T
G
R
A
V
E
S
W
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ALLEY
NOTE:
CONTRACTOR SHALL COORDINATE THE
RELOCATION OF THE EXISTING UTILITY
POLES AND OVERHEAD UTILITIES ALONG
GEBHARD ROAD AND BEEBE ROAD INTO
THE PUE WITH THE RESPECTIVE UTILITY
COMPANIES IN.
LEGEND
FUTURE R/W
=NOT PART OF
THIS PROJECT
PHASE 1
PROPOSED STORM DRAIN DETENTION
POND WITH TREATMENT SWALE
PROPOSED WATER
METERS (TYP.)
PROPOSED 4" SS
LATERAL @2% MIN
(TYP.)2' WIDE STREET
LIGHT EASEMENT
(TYP.)2' WIDE STREET
LIGHT EASEMENT
(TYP.)
PROPOSED 4" SS
LATERAL @2% MIN
(TYP.)
PROPOSED 4" SS
LATERAL @2% MIN
(TYP.)
PROPOSED 4" SS
LATERAL @2% MIN
(TYP.)
2' WIDE STREET
LIGHT EASEMENT
(TYP.)
2' WIDE STREET
LIGHT EASEMENT
(TYP.)
PROPOSED 4" SD
LATERAL @1% MIN
(TYP.)
PROPOSED 4" SD
LATERAL @1% MIN
(TYP.)
PROPOSED 10'
PEDESTRIAN
SIDEWALK
LOT 22
LOT 24
LOT 25
LOT 28
LOT 30
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Page 63 of 177
WILLOW BEND PHASE 2
GEBHARD ROAD
CENTRAL POINT, OREGON
STORMWATER DETENTION AND WATER QUALITY
CALCULATIONS
MAI JOB NO. 24-1053
January 9, 2025
Marquess & Associates, Inc.
1120 East Jackson Street
Medford, Oregon 97504
541-772-7115
Page 64 of 177
DRAINAGE NARRATIVE
The Willow Bend Phase 2 development will create 43 lots for townhome construction and 1 lot for
commercial construction along with improvements to Gebhard Road and construction of new on-site
roads and alleys. To provide the required detention and water quality treatment a stormwater detention
pond with a treatment swale in the bottom will be utilized to capture stormwater runoff before releasing
the runoff into a city storm drain system.
The existing Phase 2 site is vacant and generally slopes to the north.
The proposed improvements will create 3.98 acres of impervious surface draining to the proposed
detention system. The area covered by the 43 single family residential lots have been considered as 65%
impervious. The predeveloped flow from the remaining commercial lot will be considered for the system,
as this lot will have its own treatment and detention facility. The overall area that will drain to the pond is
10.45 acres.
The proposed pond system will be located on it’s own lot next to the intersection between Gebhard Road
and Beebe Road. The pond will have an 8-foot-wide swale in the bottom running at 0.5% grade for 92
linear feet.
DETENTION CALCULATIONS
For the pre-developed condition, a Time of Concentration (Tc) of 48.22 minutes and a Curve Number
(CN) of 80 was used. Per the attached Hydrology Studio Hydrograph calculation the pre-developed flow
for a 10-year storm event (3.0” of rainfall in 24 hours) was 2.094 cfs.
For the post-developed condition, a Time of Concentration (Tc) of 15 minutes and a Curve Number (CN)
of 91 was used. Per the attached Hydrology Studio Hydrograph calculation the post-developed flow for a
10-year storm event (3.0” of rainfall in 24 hours) was 5.379 cfs.
The system had been designed to release at a rate of 2.046 cfs through a 6.25” diameter orifice. During a
10-year storm event the system will pond water to an elevation of 1250.02. The top of bank for the
proposed pond is 1256.50 which will provide 6.48 feet of freeboard. The proposed pond will
provide 9,970 cubic feet of storage volume during a 10-year storm event.
BYPASS ROUTING
The outlet structure for the detention pond has been designed as a modified ditch inlet with the flowline
grate acting as an overflow weir. The weir elevation has been set at 1250.15 to accommodate the 25-year
storm.
WATER QUALITY
The bottom of the vegetated detention pond will have a swale graded to provide the required
treatment for the Water Quality design storm. The scope of the project will create a Water
Quality flow of 0.44 cfs.
The proposed swale in the bottom of the pond has been designed to treat the Full Build-out of the
site. The proposed swale will be 8’ wide with 3:1 side slopes and a longitudinal slope of 0.50%.
The length of the swale (measured at centerline of swale) is 92’. The swale will run at a depth of
Page 65 of 177
0.29’ with a flow velocity of 0.17 fps. This will equate to a flow time of approximately 9.02
minutes which meets the required time of 9 minutes.
Page 66 of 177
HYDROLOGY STUDIO HYDROGRAPH CALCULATIONS
Page 67 of 177
Hydrograph Report Project Name:
Hydrology Studio v 3.0.0.34 01-09-2025
Pre Developed Hyd. No. 1
Hydrograph Type = NRCS Runoff Peak Flow = 0.040 cfs
Storm Frequency = 1-yr Time to Peak = 21.07 hrs
Time Interval = 2 min Runoff Volume = 1,544 cuft
Drainage Area = 10.45 ac Curve Number = 80
Tc Method = TR55 (See Worksheet) Time of Conc. (Tc) = 48.22 min
Total Rainfall = 0.84 in Design Storm = Type IA
Storm Duration = 24 hrs Shape Factor = 484
Time (hrs)
0 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26
0
0.002
0.004
0.006
0.008
0.01
0.012
0.014
0.016
0.018
0.02
0.022
0.024
0.026
0.028
0.03
0.032
0.034
0.036
0.038
0.04
Qp = 0.040 cfs
Page 68 of 177
Tc by TR55 Worksheet Project Name:
Hydrology Studio v 3.0.0.34 01-09-2025
Developed Hyd. No. 1
NRCS Runoff
Description
Segments
A B C Tc (min)
Sheet Flow
Description
Manning's n
Flow Length (ft)
2-yr, 24-hr Precip. (in)
Land Slope (%)
Travel Time (min)
0.240
100
2.00
.66
28.12
0.013
2.28
0.00
0.013
2.28
0.00 28.12
Shallow Concentrated Flow
Flow Length (ft)
Watercourse Slope (%)
Surface Description
Average Velocity (ft/s)
Travel Time (min)
870
0.20
Unpaved
.72
20.09
0.00
Paved
0.00
0.00
Paved
0.00 20.09
Channel Flow
X-sectional Flow Area (sqft)
Wetted Perimeter (ft)
Channel Slope (%)
Manning's n
Velocity (ft/s)
Flow Length (ft)
Travel Time (min)
0.013
0.00
0.013
0.00
0.013
0.00 0.00
Total Travel Time 48.22 min
Page 69 of 177
Hydrograph Report Project Name:
Hydrology Studio v 3.0.0.34 01-09-2025
Post Developed Hyd. No. 2
Hydrograph Type = NRCS Runoff Peak Flow = 0.439 cfs
Storm Frequency = 1-yr Time to Peak = 8.07 hrs
Time Interval = 2 min Runoff Volume = 9,351 cuft
Drainage Area = 10.45 ac Curve Number = 91*
Tc Method = User Time of Conc. (Tc) = 15.0 min
Total Rainfall = 0.84 in Design Storm = Type IA
Storm Duration = 24 hrs Shape Factor = 484
* Composite CN Worksheet
AREA (ac) CN DESCRIPTION
3.98 98 Impervious
3.1 80 Landscape
3.37 92 SFR
10.45 91 Weighted CN Method Employed
Time (hrs)
0 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25
0
0.02
0.04
0.06
0.08
0.1
0.12
0.14
0.16
0.18
0.2
0.22
0.24
0.26
0.28
0.3
0.32
0.34
0.36
0.38
0.4
0.42
0.44
Qp = 0.439 cfs
Page 70 of 177
Hydrograph Report Project Name:
Hydrology Studio v 3.0.0.34 01-09-2025
Pond Route Hyd. No. 3
Hydrograph Type = Pond Route Peak Flow = 0.386 cfs
Storm Frequency = 1-yr Time to Peak = 8.20 hrs
Time Interval = 2 min Hydrograph Volume = 9,350 cuft
Inflow Hydrograph = 2 - Developed Max. Elevation = 1245.71 ft
Pond Name = POND Max. Storage = 201 cuft
Pond Routing by Storage Indication Method Center of mass detention time = 7 min
Developed Pond Route
Time (hrs)
0 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25
0
0.02
0.04
0.06
0.08
0.1
0.12
0.14
0.16
0.18
0.2
0.22
0.24
0.26
0.28
0.3
0.32
0.34
0.36
0.38
0.4
0.42
0.44
Qp = 0.386 cfs
Page 71 of 177
Pond Report Project Name:
Hydrology Studio v 3.0.0.34 01-09-2025
POND Stage-Storage
Description Input
Stage / Storage Table
Stage
(ft)
Elevation
(ft)
Contour Area
(sqft)
Incr. Storage
(cuft)
Total Storage
(cuft)
User Defined Contours
Bottom Elevation, ft
Voids (%)
Volume Calc
1245.24
100.00
None
0.00 1245.24 1 0.000 0.000
0.06 1245.30 97 2.93 2.93
0.16 1245.40 267 18.2 21.1
0.26 1245.50 471 36.9 58.0
0.36 1245.60 681 57.6 116
0.46 1245.70 879 78.0 194
0.56 1245.80 940 90.9 284
0.66 1245.90 1,000 97.0 381
0.76 1246.00 1,060 103 484
1.76 1247.00 1,678 1,369 1,853
2.76 1248.00 2,330 2,004 3,858
3.76 1249.00 3,016 2,673 6,531
4.76 1250.00 3,737 3,377 9,908
5.76 1251.00 4,492 4,115 14,023
6.76 1252.00 5,280 4,886 18,909
7.76 1253.00 6,103 5,692 24,602
8.76 1254.00 6,960 6,532 31,134
9.76 1255.00 7,850 7,406 38,540
10.76 1256.00 8,775 8,314 46,854
11.26 1256.50 9,251 4,497 51,350
1-yr 10-yr Contours
Total Storage (cuft)
0 10000 20000 30000 40000 50000
1245
1246
1247
1248
1249
1250
1251
1252
1253
1254
1255
1256
1257
0
1
2
3
4
5
6
7
8
9
10
11
Stage-Storage
Page 72 of 177
Pond Report Project Name:
Hydrology Studio v 3.0.0.34 01-09-2025
POND Stage-Discharge
Culvert / Orifices
Rise, in
Span, in
No. Barrels
Invert Elevation, ft
Orifice Coefficient, Co
Length, ft
Barrel Slope, %
N-Value, n
Culvert
Orifice
1 (m) 2 3
12 6.25
12 6.25
1 1
1245.24 1245.25
0.60 0.60
110
2.28
0.013
Perforated Riser
Hole Diameter, in
No. holes
Invert Elevation, ft
Height, ft
Orifice Coefficient, Co
Weirs
Shape / Type
Crest Elevation, ft
Crest Length, ft
Angle, deg
Weir Coefficient, Cw
Riser
Weir
1 (m) 2 3
Rectangular
1250.15
2.28
3.3
Ancillary
Exfiltration, in/hr
m = Flows through Culvert, i = Independent
Top of Pond 1-yr 10-yr Pond Outflow
Discharge (cfs)
0 1 2 3 4 5 6 7 8 9 10 11
1246
1247
1248
1249
1250
1251
1252
1253
1254
1255
1256
0
1
2
3
4
5
6
7
8
9
10
11
Stage-Discharge
Page 73 of 177
Pond Report Project Name:
Hydrology Studio v 3.0.0.34 01-09-2025
POND Stage-Storage-Discharge Summary
Stage
(ft)
Elev.
(ft)
Storage
(cuft)
Culvert
(cfs)
Orifices, cfs
1 2 3
Riser
(cfs)
Weirs, cfs
1 2 3
Pf Riser
(cfs)
Exfil
(cfs)
User
(cfs)
Total
(cfs)
0.00 1245.24 0.000 0.000 0.000 0.000 0.000
0.06 1245.30 2.93 0.007 ic 0.007 0.000 0.007
0.16 1245.40 21.1 0.056 ic 0.056 0.000 0.056
0.26 1245.50 58.0 0.140 ic 0.140 0.000 0.140
0.36 1245.60 116 0.252 ic 0.252 0.000 0.252
0.46 1245.70 194 0.375 ic 0.375 0.000 0.375
0.56 1245.80 284 0.479 ic 0.479 0.000 0.479
0.66 1245.90 381 0.554 ic 0.554 0.000 0.554
0.76 1246.00 484 0.622 ic 0.622 0.000 0.622
1.76 1247.00 1,853 1.129 ic 1.129 0.000 1.129
2.76 1248.00 3,858 1.491 ic 1.491 0.000 1.491
3.76 1249.00 6,531 1.786 ic 1.786 0.000 1.786
4.76 1250.00 9,908 2.043 ic 2.043 0.000 2.043
5.76 1251.00 14,023 7.014 oc 1.118 5.896 7.014
6.76 1252.00 18,909 8.117 oc 0.360 7.756 s 8.117
7.76 1253.00 24,602 8.633 oc 0.213 8.420 s 8.633
8.76 1254.00 31,134 9.103 oc 0.149 8.954 s 9.103
9.76 1255.00 38,540 9.516 oc 0.114 9.402 s 9.516
10.76 1256.00 46,854 9.938 oc 0.092 9.846 s 9.938
11.26 1256.50 51,350 10.13 oc 0.084 10.04 s 10.13
Suffix key: ic = inlet control, oc = outlet control, s = submerged weir
Page 74 of 177
Pond Report Project Name:
Hydrology Studio v 3.0.0.34 01-09-2025
POND Pond Drawdown
Stage (ft)
Page 75 of 177
Hydrograph Report Project Name:
Hydrology Studio v 3.0.0.34 01-09-2025
Pre Developed Hyd. No. 1
Hydrograph Type = NRCS Runoff Peak Flow = 2.094 cfs
Storm Frequency = 10-yr Time to Peak = 8.43 hrs
Time Interval = 2 min Runoff Volume = 47,417 cuft
Drainage Area = 10.45 ac Curve Number = 80
Tc Method = TR55 (See Worksheet) Time of Conc. (Tc) = 48.22 min
Total Rainfall = 3.00 in Design Storm = Type IA
Storm Duration = 24 hrs Shape Factor = 484
Time (hrs)
0 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26
0
1
2
3
Qp = 2.094 cfs
Page 76 of 177
Hydrograph Report Project Name:
Hydrology Studio v 3.0.0.34 01-09-2025
Post Developed Hyd. No. 2
Hydrograph Type = NRCS Runoff Peak Flow = 5.379 cfs
Storm Frequency = 10-yr Time to Peak = 8.00 hrs
Time Interval = 2 min Runoff Volume = 76,603 cuft
Drainage Area = 10.45 ac Curve Number = 91*
Tc Method = User Time of Conc. (Tc) = 15.0 min
Total Rainfall = 3.00 in Design Storm = Type IA
Storm Duration = 24 hrs Shape Factor = 484
* Composite CN Worksheet
AREA (ac) CN DESCRIPTION
3.98 98 Impervious
3.1 80 Landscape
3.37 92 SFR
10.45 91 Weighted CN Method Employed
Time (hrs)
0 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25
0
1
2
3
4
5
6
Qp = 5.379 cfs
Page 77 of 177
Hydrograph Report Project Name:
Hydrology Studio v 3.0.0.34 01-09-2025
Pond Route Hyd. No. 3
Hydrograph Type = Pond Route Peak Flow = 2.046 cfs
Storm Frequency = 10-yr Time to Peak = 8.90 hrs
Time Interval = 2 min Hydrograph Volume = 76,602 cuft
Inflow Hydrograph = 2 - Developed Max. Elevation = 1250.02 ft
Pond Name = POND Max. Storage = 9,970 cuft
Pond Routing by Storage Indication Method Center of mass detention time = 39 min
Developed Pond Route
Time (hrs)
0 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25
0
1
2
3
4
5
6
Qp = 2.046 cfs
Page 78 of 177
Channel Report Project filename: 24-1053 Swale Flow.stx
Studio Express by Hydrology Studio v 1.0.0.16 01-09-2025
Channel 1 Channel 1
TRAPEZOIDAL
Bottom Width = 8.00 ft
Side Slope Left, z:1 = 3.00
Side Slope Right, z:1 = 3.00
Total Depth = 3.00 ft
Invert Elevation = 100.00 ft
Channel Slope = 0.500 %
Manning's n = 0.240
DISCHARGE
Method = Known Q
Known Q = 0.44 cfs
CALCULATION SAMPLE
Flow Depth Area Velocity WP n-value Crit Depth HGL EGL Max Shear Top Width
(cfs) (ft) (sqft) (ft/s) (ft) (ft) (ft) (ft) (lb/sqft) (ft)
0.44 0.29 2.57 0.17 9.83 0.240 0.05 100.29 100.29 0.09 9.74
Page 79 of 177
Southern Oregon Transportation Engineering, LLC
319 Eastwood Drive | Medford, Or. 97504 | 541. 941.4148 | Kim.parducci@gmail.com
March 5, 2025
Justin Gindlesperger, Community Planner III
City of Central Point / Community Development
130 S Third Street
Central Point, Oregon 97502
RE: Willow Bend Subdivision – Updated Trip Generation
Dear Justin,
Southern Oregon Transportation Engineering has been retained to prepare an updated trip
generation assessment for Willow Bend Subdivision, previously known as White Hawk
Subdivision. This is being done to address proposed changes to the approved Master Plan. The
White Hawk Subdivision was approved in 2014 with the following conditions:
1. 11% proportional share contribution required (based on 218 p.m. peak hour trips) toward
traffic signal improvements at Beebe Road / Hamrick Road.
2. Trip cap stipulation of 96 p.m. peak hour trips prior to signalization occurring.
Proposed changes to the approved Master Plan include:
Master Plan Phase 1: 36 single family attached and 16 ADUs
Updated Phase 1: 32 single family attached and 29 ADUs
Master Plan Phase 2: 276 multifamily apartments
Updated Phase 2: 47 single family attached and 47 ADUs, 47-260 apartments
Trip generations for updated units are provided in Tables 1 and 2. Generations are estimated
using the Institute of Transportation Engineers Trip Generation, 11th Edition.
DU = dwelling unit
Table 1 – Willow Bend Subdivision Development - Trip Generations with minimum MFR
ITE LUC Unit Size Daily
Trips AM Peak Hour PM Peak Hour
Phase 1 Total (In) (Out) Total (In) (Out)
215 – Single Family Attached DU 61 414 26 8 18 33 19 14
Phase 2
215 – Single Family Attached DU 94 666 43 13 30 52 30 22
220 – Multifamily Housing DU 47 377 19 5 14 41 26 15
Total Trips 1457 88 26 62 126 75 51
Page 80 of 177
S.O. Transportation Engineering, LLC | Willow Bend Subdivision | Updated Trip Generation Letter | 2
DU = dwelling unit
The range of multifamily units (apartments) in Tables 1 and 2 represent the minimum number
of units to meet density requirements (47) on Lot 48 of Phase 2 and the maximum number of
units (260) on Lot 48 of Phase 2 that result in no change to the original analysis (218 p.m. peak
hour trips). A range was considered because the number of units at this time is undetermined.
To summarize trip generations from Tables 1 and 2, Phase 1 and 47 single family attached units
and 47 ADUs of Phase 2 can develop before meeting the 96 p.m. peak hour trip cap stipulation.
After development of the single family attached units and ADUs, a traffic signal would be
required after development of 21 multifamily units (apartments).
The 11% proportional share impact at the intersection of Beebe Road / Hamrick Road remains
the same with the updated number of single family attached units (155 total including ADUs in
Phases 1 and 2) and up to 260 apartments on Lot 48 of Phase 2.
This concludes the updated trip generation assessment for Willow Bend Subdivision. Please feel
free to contact us if you have any questions or require additional information.
Sincerely,
Kimberly Parducci PE, PTOE
Southern Oregon Transportation Engineering, LLC
Cc: Matt Samitore, Central Point Parks and Public Works Director
Stephanie Powers, Central Point Planning Director
Client
Table 2 – Willow Bend Subdivision Development - Trip Generations with maximum MFR
ITE LUC Unit Size Daily
Trips AM Peak Hour PM Peak Hour
Phase 1 Total (In) (Out) Total (In) (Out)
215 – Single Family Attached DU 61 414 26 8 18 33 19 14
Phase 2
215 – Single Family Attached DU 94 666 43 13 30 52 30 22
220 – Multifamily Housing DU 260 1742 104 25 79 133 84 49
Total Trips 2822 173 46 127 218 133 85
Page 81 of 177
April 21, 2025
City of Central Point Planning Department
155 South Second Street
Central Point, Oregon 97502
Re: MOD‐25002 & SUB‐25002 – Willow Bend, Map 37 2W 02AA, Tax Lot 2701 & 2702
There is an existing 8 inch sewer to the north and a 15 inch sewer to the south along Gebhard Road.
Sewer service for the proposed development can be had by sewer main extensions as generally shown
on the submitted plans.
Rogue Valley Sewer Services requests that approval of this development be subject to the following
conditions:
1. The applicant must submit sewer construction plans to RVSS for review and approval prior to
construction, sign a project sewer agreement, and pay all related inspection fees.
Feel free to call me if you have any questions.
Sincerely,
Nicholas R Bakke, PE
District Engineer
Page 82 of 177
1
Stephanie Powers
From:Mark Northrop <MarkN@jcfd3.com>
Sent:Wednesday, April 23, 2025 7:39 AM
To:Stephanie Powers
Subject:Re: Action Needed: Request for Agency Comments
[EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe.
To help protect your privacy, Microsoft Office prevented automatic download of this picture from the Internet.
My previous comments stand.
The proposed hydrant on the corner of Gebhard and Tango can be moved to the south between the two
existing hydrants on Gebhard.
The proposed hydrant on the corner of Annalise and Tango can be eliminated.
The alley shall be marked fire lane no parking both sides of the street.
Gebhard shall be marked no parking on one side.
Beebe shall be marked one side no parking.
Annalise shall be marked one side no parking.
DFM Mark Northrop, IAAI, CFI
Jackson County Fire District 3
8383 Agate Rd, White City, OR 97503
Markn@jcfd3.com
Office: 541.831.2776
Cell 541.660.7689
http://www.jcfd3or.gov/
Page 83 of 177
2
Together We’re Better
From: Stephanie Powers <stephanie.powers@centralpointoregon.gov>
Sent: Friday, April 18, 2025 2:58 PM
To: Mark Northrop <MarkN@jcfd3.com>; nbakke@rvss-or.gov <nbakke@rvss-or.gov>; Matt Samitore
<Matt.Samitore@centralpointoregon.gov>; Derek Zwagerman <Derek.Zwagerman@centralpointoregon.gov>; Greg
Graves <Greg.Graves@centralpointoregon.gov>
Cc: Justin P. Gindlesperger <Justin.Gindlesperger@centralpointoregon.gov>; Karin Skelton
<Karin.Skelton@centralpointoregon.gov>
Subject: Action Needed: Request for Agency Comments
I'm using Mimecast to share large files with you. Please see the attached instructions.
Good Afternoon,
The City has received two land use/development applications for Willow Bend (formerly known as White Hawk) located
at the intersection of Beebe and Gebhard Road. These include:
1. Major Modification to the Willow Bend Master Plan (MOD-25002), including changes to the development
phasing, street layout, mater utility plan, and stormwater management plan to increase single-family attached
housing and accessory dwelling units; and,
2. Tentative Subdivision Plan (SUB-25002) to plat the remaining portion of Willow Bend into 49 lots, including the
park, future multifamily lot and 47 lots planned for single-family attached and accessory dwelling unit housing
pursuant to the master plan.
Please send any comments or recommended conditions of approval no later than the end of the day on April 25, 2025
for consideration by the Planning Commission.
Stephanie Powers, CHPC
Planning Director
Community Development
City of Central Point
140 South Third Street
Central Point, OR 97502
Desk: 541-664-3321 (x244)
Fax: 541-664-6384
https://link.edgepilot.com/s/ff66b84a/50YbBD9N50aTA8rmhXANMg?u=http://www.centralpointoregon.gov/
Page 84 of 177
3
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Page 85 of 177
Staff Report
Willow Bend Phase 2 Subdivision Tentative Plan
File No. SUB-25002
May 6, 2025
Item Summary
Conduct a quasi-judicial public hearing and consider a 48-lot tentative subdivision plan for Willow
Bend Phase 2 (formerly “White Hawk”), consistent with the revised Master Plan (MOD-25002). The
subdivision includes 47 lots for single-family attached/townhouse units and one lot (Lot 48) for
future multifamily development, which will require separate Site Plan and Architectural Review
approval. The 10.60-acre site is located at the northeast intersection of Beebe and Gebhard
Roads, identified as Jackson County Assessor’s Map 37S 2W 02, Tax Lot 2701. Applicant: White
Hawk Properties, LLC Agent: CSA Planning, Ltd. (Jay Harland).
Approval Criteria:
CPMC 16.10, Tentative Plans
CPMC 17.66, Application Review Process for the TOD Overlay
Background
The Applicant is proposing a 48 lot tentative subdivision plan on in the southern portion of the
Willow Bend Master Plan Area (File No. 14004, MOD-20005, MOD-25002). The proposed tentative
subdivision plan reflects the consolidated Phase 2 of the Master Plan and completes the remaining
build-out of the development area without requiring additional land divisions.
The tentative plan includes frontage improvements along Hartgraves Way, Whitehawk Way,
Annalise Street, Gebhard Road and a portion of Beebe Road (Attachment 1, Exhibit 13). Street
improvements include alleys and the intersection of Beebe/Gebhard Road as needed to correct the
existing unsafe turning radius. Approval of the proposed improvements is subject to approval of the
revised Master Plan (MOD-25002), which has been processed concurrently with this one.
The Master Plan area is within the Medium Mix Residential (MMR) and Low Mix Residential (LMR)
zones. Although the project site is exclusively within the MMR zone, the Master Plan mixed
densities across the site allowing 202 to 457 total units. The tentative subdivision contributes to the
overall Master Plan requirement of a minimum of 202 dwelling units. This includes 47 single-family
attached/townhouse units and 47 ADUs authorized with this subdivision, plus a future minimum of
47 multifamily units on Lot 48. Additionally the tentative plan includes infrastructure and utility
improvements. The proposed lots have been evaluated against the lot dimensions standards and
found to comply.
Issues
There are five (5) issues/notes related to the proposed modification.
1. Traffic Impacts. The original Master Plan evaluated the traffic impacts and determined that
the development would cause the intersection of Beebe/Hamrick Road to operate below an
acceptable level of service and require installation of a traffic signal. To address the impact,
Page 86 of 177
the Planning Commission imposed conditions to require the Applicant contribute their
proportional share impact to the signal improvement cost (11%). Additionally, the Planning
Commission imposed a trip cap of 96 PM Peak Hour Trips to assure timely signal
installation.
Comment: Southern Oregon Transportation Engineering, LLC updated the trip generation
assessment for the Willow Bend Master Plan (Applicant’s Exhibit 16) based on the
proposed modification to the type and number of units and determined that the 47 single-
family units, 47 ADUs, and 21 multifamily units can be developed without exceeding the 96
PM Peak Hour Trip Cap. Per the Public Works Staff Report dated April 25, 2025, the
Applicant will be required to contribute it’s proportional share of the cost for signal
improvement prior to final plat approval. Staff recommends the Planning Commission
impose Condition No. 1 requiring compliance with the Public Works Staff Report conditions
of approval including but not limited to the proportional contribution needed to mitigate the
impact of development on the Beebe/Hamrick Road intersection.
2. Street Name Consistency. The street names on the tentative subdivision plan are
inconsistent with the street names provided on the recorded plat for Willow Bend Way. Cleo
Street is supposed to be Denson Street and Tango Way is supposed to be Hartgraves
Way.
Comment: The Public Works Department Staff Report dated April 25, 2025 (Attachment 4)
addresses the street name requirements and that street names be consistent across
exhibits, in alignment with the Phase 1 recorded plat and applies the suffix Street, Way,
Avenue or Drive instead of Road. Staff recommends Condition No. 1 requiring the Applicant
comply with the recommended conditions in the Public Works Staff Report, including but
not limited to the street naming requirements.
3. Block Length and Perimeter Standards. One proposed block at the southwest corner
(Beebe and Gebhard Roads) exceeds the perimeter standards in CPMC 17.67.040(A)(2–
3).
Comment: As part of the Master Plan Modification (MOD-25002), the Applicant proposed
construction of a pedestrian accessway through a planned stormwater detention area to
partially address the standard exceedance. In addition, staff recommended applying the
minimum necessary adjustment to the block length standard, as permitted under CPMC
17.67.040(A)(5). This provision allows modifications where strict compliance is impractical
due to physical or environmental constraints, traffic safety considerations, or existing
development patterns.
In this case, the required realignment of the Gebhard/Beebe Road intersection is limited by
adjacent development, topographic changes, and environmental constraints associated
with Bear Creek. Given these limitations, the 400-foot exceedance is considered the least
deviation necessary to accommodate both the proposed development and essential
infrastructure improvements while maintaining public safety and environmental protections.
If the Planning Commission concurred with staff’s recommendation and approved the
Master Plan Modification (MOD-25002), no further action or conditions related to this
standard are necessary. If the Commission did not support the adjustment when
Page 87 of 177
considering the Master Plan application, staff recommends continuing the public hearing to
allow the Applicant time to revise the proposal and demonstrate compliance with the block
length and perimeter requirements.
4. Soil Mitigation.
The Master Plan included conditions to address arsenic contamination. Mitigation has been
completed per a No Further Action letter issued by DEQ on August 14, 2019.
Comment: No further soil remediation is required.
5. Shallow Well Mitigation. To prevent groundwater disruption, the Master Plan required a
shallow well survey and mitigation measures, including special utility construction practices
outlined in the APEX Report (November 16, 2016).
Comment: Although utility locations are changing, shallow well mitigation conditions remain
applicable. These will be enforced through the civil improvement plan review and
construction management process administered by Public Works. No new conditions are
necessary.
Findings of Fact and Conclusions of Law
The proposed tentative subdivision plan has been reviewed in accordance with CPMC
17.66.050(C), including CPMC 16.10, Tentative Plans, and found to comply as evidenced in the
Applicant’s Findings of Fact and Conclusions of Law including Exhibits 1-17; and in accordance
with the Planning Department Staff Report dated May 6, 2025.
Conditions of Approval
1. The Applicant shall demonstrate compliance with all conditions of approval set forth in the
Public Works Staff Report dated April 25, 2025 (Attachment 4).
2. The Applicant shall comply with the conditions of approval set forth by RVSS (Attachment
2), and Fire District #3 (Attachment #3) prior to final plat approval.
3. Prior to construction of the multifamily apartments, the Applicant shall obtain Site Plan and
Architectural Review approval for Lot 48 in accordance with CPMC 17.66 and 17.72.
4. Any modifications to the Tentative Plan are subject review pursuant to CPMC 17.09,
Modifications to Approved Plans and Conditions of Approval.
Attachments
Attachment 1 – Applicant’s Exhibits as follows:
Exhibit 1 – Application Forms with a Limited Power of Attorney for CSA Planning, Ltd.
Exhibit 2 – Findings of Fact and Conclusions of Law
Exhibit 3 – Demonstration with Applicable Development Requirements
Exhibit 4 – Vicinity Map on Aerial
Exhibit 5 – Jackson County Assessor’s Map
Exhibit 6 – Comprehensive Plan Map
Exhibit 7 – Zoning Map
Exhibit 8 – Copy of Approved 2021 Master Plan Layout
Page 88 of 177
Exhibit 9 – Willow Bend, Phase 1 Final Plat
Exhibit 10 – Photos of Existing Residential Development
Exhibit 11 – Proposed Willow Bend Master Plan Site Plan/Phasing Plan
Exhibit 12 – Proposed Willow Bend Subdivision Tentative Plan
Exhibit 13 – Preliminary Grading & Utility Plan and Street Sections
Exhibit 14 – Willow Bend Master Utility Plan
Exhibit 15 – Preliminary Phase 2 Subdivision Stormwater Report
Exhibit 16 – Updated Trip Generation Letter from Southern Oregon Transportation
Engineering, LLC, dated March 5, 2025
Exhibit 17 – Title Report
Attachment 2 – RVSS Letter dated April 21, 2025
Attachment 3 – Fire District #3 Email dated April 23, 2025
Attachment 4 – Public Works Staff Report dated April 25, 2025
Attachment 5 – Draft Resolution No. 934 (to be provided at the hearing)
Action
Conduct the quasi-judicial hearing and consider the 48 lot Tentative Subdivision Plan for Willow
Bend Phase 2 and 1) Approve, 2) Approve with Revisions or 3) Deny the application.
Recommendation
Approve the Tentative Subdivision request subject to the Conditions of Approval in Staff Report
dated May 6, 2025.
Page 89 of 177
Page 90 of 177
Page 1 of 10
BEFORE THE PLANNING COMMISSION
FOR THE CITY OF CENTRAL POINT
JACKSON COUNTY, OREGON
IN THE MATTER OF A TENATIVE PLAN
APPLICATION FOR A 48 LOT
RESIDENTIAL SUBDIVISION TO BE
KNOWN AS WILLOW BEND, PHASE 2.
THE SUBJECT PROPERTY IS WITHIN
THE CORPORATE LIMITS OF THE CITY
OF CENTRAL POINT, OREGON, AND
IDENTIFIED AS TAX LOT 2701 WITHIN
TOWNSHIP 37 SOUTH, RANGE 2 WEST,
SECTION 2.
Owner/Applicant: White Hawk Properties,
LLC
Agent: CSA Planning, Ltd.
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FINDINGS OF FACT AND
CONCLUSIONS OF LAW
Applicant’s Exhibit 2
I
SUMMARY AND SCOPE OF APPLICATION
Applicant White Hawk Properties, LLC (henceforth Applicant) seeks approval of a tentative
plan for a 48 lot residential subdivision within the southern half of the “Willow Bend” Master
Plan area (formerly known and originally approved as the “White Hawk” Master Plan). The
subject property is approximately 10.60 acres and is identified as Tax Lot 2701 within
Township 37 South, Range 2 West, Section 2. The entirety of the property is zoned MMR
(Medium Mix Residential) and is also located within the Transit Oriented Development (TOD)
Overlay.
Under the currently approved Master Plan, the subject property is approved to be developed
exclusively with multi-family apartments; however, an application to modify the Master Plan
has been concurrently submitted in order to allow for the herein proposed subdivision which
will consist of 47 attached single-family dwelling lots, and 47 accessory dwelling units (ADUs).
Additionally, there is a proposed ~4.11 acre reserve acreage lot in the northeast quadrant of the
subject property that will be developed in the future with at least 47 multi-family apartments in
order to achieve the required minimum density of 202 units for the Master Plan area. The
subdivision also includes an approximately 18,241 square foot lot that will contain the
stormwater detention pond for the subdivision.
* * * * * * * * * * * * * * * *
Page 91 of 177
Findings of Fact and Conclusions of Law
Willow Bend, Phase 2 Tentative Subdivision Plan
Applicant: White Hawk Properties, LLC
Page 2 of 10
II
EVIDENCE SUBMITTED WITH APPLICATION
Applicant herewith submits the following evidence with its application for Land Division and
Exception:
Exhibit 1. Completed and Duly Executed Application Forms with a Limited Power of
Attorney for CSA Planning, Ltd.
Exhibit 2. The proposed Findings of Fact and Conclusions of Law (This Document)
Exhibit 3. Demonstration of Compliance with Applicable Development Standards
Exhibit 4. Vicinity Map on Aerial
Exhibit 5. Jackson County Assessor Plat Map 37-2W-2
Exhibit 6. Comprehensive Plan Map
Exhibit 7. Zoning Map
Exhibit 8. Copy of Approved 2021 Master Plan Layout
Exhibit 9. Willow Bend, Phase 1 Final Plat
Exhibit 10. Photos of Existing Residential Development
Exhibit 11. Proposed Willow Bend Master Plan Site Plan/Phasing Plan
Exhibit 12. Proposed Subdivision Tentative Plan
Exhibit 13. Preliminary Grading & Utility Plan and Street Sections
Exhibit 14. Willow Bend Master Utility Plan
Exhibit 15. Preliminary Phase 2 Subdivision Stormwater Report
Exhibit 16. Updated Trip Generation Letter from Southern Oregon Transportation
Engineering, LLC, dated March 5, 2025
Exhibit 17. Title Report
* * * * * * * * * * * * * * * *
Page 92 of 177
Findings of Fact and Conclusions of Law
Willow Bend, Phase 2 Tentative Subdivision Plan
Applicant: White Hawk Properties, LLC
Page 3 of 10
III
RELEVANT SUBSTANTIVE APPROVAL CRITERIA
The criteria under which the proposed subdivision tentative plan must be considered are in
Chapter 16.10 of the City of Central Point Municipal Code, and in Chapter 17.66 of the City of
Central Point Zoning Ordinance. The relevant approval criteria are recited verbatim below and
again in Section V where each are followed by the conclusions of law:
CITY OF CENTRAL POINT MUNICIPAL CODE
Chapter 16.10 Tentative Plans
16.10.080 Tentative Plan Approval.
A. Approval of the tentative plan shall not constitute final acceptance of the final plat of the proposed subdivision
or partition for recording; however, approval of the tentative plan shall be binding upon city for the purpose of
the approval of the final plat if the final plat is in substantial compliance with the tentative plan and any
conditions of approval thereof. A tentative plan approval shall expire and become void one year from the date
on which it was issued unless the final plat has been approved pursuant to Chapter 16.12 or an application
for extension is filed and approved subject to the requirements of Section 16.10.100 and Chapter 17.05.
B. When it is the intent to develop a tentative plan and record a final plat in phases, the city, at the time of tentative
plat approval, may authorize a time schedule for platting the various phases in periods exceeding one year,
but in no case shall the total time period for platting all phases be greater than five years without review of the
tentative plan for compliance with the current code and comprehensive plan. Each phase so platted shall
conform to the applicable requirements of this chapter. Phases platted after the passage of one year from
approval of the tentative plan will be required to modify the tentative plan as necessary to avoid conflicts with
changes in the comprehensive plan or this chapter.
CITY OF CENTRAL POINT ZONING ORDINANCE
Chapter 17.66 Application Review Process for the TOD Overlay
17.66.050 Application Approval Criteria.
C. Land Division. A land division application shall be approved when the approval authority finds that the following
criteria are satisfied or can be shown to be inapplicable:
1. The provisions of Title 16, Subdivisions; and
2. The proposed land division complies with the approved TOD overlay master plan for the property, if
required; and
3. Chapter 17.67, Design Standards -- TOD Overlay.
* * * * * * * * * * * * * * * *
Page 93 of 177
Findings of Fact and Conclusions of Law
Willow Bend, Phase 2 Tentative Subdivision Plan
Applicant: White Hawk Properties, LLC
Page 4 of 10
IV
FINDINGS OF FACT
The Planning Commission reaches the following facts and finds them to be true with respect to
this land use application:
1. Property Location: The subject property is located in the northeast section of the City of
Central Point, east of Interstate 5 and the Jackson County Expo site. The site is bounded
by Gebhard Road on the west, Beebe Road on the south, and the initial segment of Tango
Way on the north. See, Applicant’s Exhibit 4.
2. Property Description and Acreage: The subject property is approximately 10.60 acres of
vacant land that was platted as Lot 34 in the Willow Bend, Phase 1 subdivision. The
property is identified in the records of the Jackson County Assessor as Tax Lot 2701 in
Township 37 South, Range 2 West, Section 2. See, Applicants’ Exhibits 5 and 9.
3. Property Ownership: The subject property is owned in fee simple by the Applicant:
White Hawk Properties, LLC.
4. Comprehensive Plan Map Designation: The subject property is designated High Density
Residential on the Comprehensive Plan Land Use Map as shown on Applicant’s Exhibit 6.
5. Zoning Map Designation: The subject property is zoned MMR (Medium Mix
Residential) as shown on Applicant’s Exhibit 7. The property is also located within the
Transit Oriented Development (TOD) Overlay.
6. Prior Land Use Applications/Approvals:
a. File No. 14004: November 3, 2015. Approval of the “White Hawk” Master Plan
establishing a framework for a residential development including 34 duplexes and
townhomes, 276 apartments, and a 4.12 acre public park. The development was
approved to be built in three phases, with Phase 1 being duplexes and townhomes,
Phase 2 being the public park and a portion of the apartments, and Phase 3 being the
remainder of the apartments.
b. File No. MOD-20005: January 19, 2021. Approval of modifications to the “White
Hawk” Master Plan to reduce the number of single-family lots from 34 to 32, and to
include at least 16 Accessory Dwelling Units (ADUs) in Phase 1. The modifications
also included the consolidation of two alleys and a change in the single-family housing
designs from traditional to contemporary. No changes were made to the Phase 2
(public park) or Phase 3 (multi-family apartment) areas. See, Applicant’s Exhibit 8.
c. File No. SUB-20002: January 19, 2021. Approval of a 32 lot, single-family
subdivision known as Willow Bend, Phase 1. The subdivision also included a 4.10
acre lot in the northeast quadrant of the site for the future construction of a public park,
Page 94 of 177
Findings of Fact and Conclusions of Law
Willow Bend, Phase 2 Tentative Subdivision Plan
Applicant: White Hawk Properties, LLC
Page 5 of 10
and a 10.60 acre lot (which is the property that is the subject of this application) for the
future construction of the Master Plan’s multi-family apartment units. Final plat was
recorded June 14, 2023, as CS 23919. See, Applicant’s Exhibit 9.
7. Existing Development: The single-family lots within the Phase 1 subdivision were
approved for a minimum of 32 attached single-family dwellings and 16 ADUs, for a total
of 48 units. Applicant is nearing completion of development on these lots and the units
have been constructed as 32 attached single-family dwellings containing 29 ADUs, for a
combined total of 61 units in Phase 1. No improvements have been built within the subject
property or the area reserved for a public park area. The initial segments of public streets
surrounding the lots in Phase 1 have been built, as have the two alleys that provide
vehicular access to the rear-loaded garage in each dwelling. See, Applicant’s Exhibit 10.
8. Proposed Development and Density: The majority of the subject property’s ~10.60 acres
is proposed to be platted with 47 lots that will be developed with attached single-family
dwellings similar to those that have been constructed in Willow Bend, Phase 1. Each of
the proposed 47 attached single-family dwellings will also contain an ADU, thus resulting
in a combined total of 94 dwellings within this portion of the Master Plan area which is
proposed to be named the Willow Bend, Phase 2 subdivision. The northeast quadrant of
the subject property is proposed to be platted as a Reserve Acreage lot of approximately
4.11 acres that will be developed in the future with multi-family apartment units. See,
Applicant’s proposed tentative plan at Exhibit 12.
The overall Willow Bend Master Plan area has an allowed density range of 202 to 457
dwelling units, and with the 61 units that have been built in Phase 1 and the 94 units
proposed in this Phase 2 subdivision, the total number of units will stand at 155, meaning
that a minimum of 47 apartment units will need to be developed within the ~4.11 acre
Reserve Acreage Lot #48 in order to achieve the minimum density for the Willow Bend
Master Plan.
9. Lot Sizes and Dimensions: The 47 proposed lots are designed to accommodate attached
single-family dwellings and range in size from 2,989 square feet to 6,559 square feet in
area. The average lot area exceeds 2,000 square feet, thus meeting the minimum lot area
standards for attached single-family dwellings in the MMR zone. Also in accordance with
the MMR zone standards, all proposed lots are at least 22 feet in width and 50 feet in depth.
See, Applicant’s Exhibit 3 for full demonstration of compliance with applicable
development standards.
10. Land Uses on Abutting Properties and Surrounding Area:
North: The properties immediately to the north consist of Phases 1 and 2 of the “Willow
Bend” (formerly known as “White Hawk”) Master Plan. Phase 1 consists of 32 attached
single-family dwellings that are currently under construction and as noted above, the
northeast quadrant of the Master Plan area is reserved for the development of an
approximately 4.12 acre public park.
Page 95 of 177
Findings of Fact and Conclusions of Law
Willow Bend, Phase 2 Tentative Subdivision Plan
Applicant: White Hawk Properties, LLC
Page 6 of 10
East: The properties directly to the east of the subject property is developed with the
Shepherd of the Valley Catholic Church, and to the northeast is vacant pasture land.
South: To the south across Beebe Road is an approximately 9.02 acre parcel developed
with a manufactured dwelling and accessory structures. The majority of the property is
vacant pasture.
West: The properties directly to the west across Gebhard Road have been developed with
two single-family dwellings and a single-story multi-plex residences. Beyond these
properties to the west is Bear Creek and the approximately 193 acre Jackson County Expo
site.
11. Topography and Slope Analysis: The subject property is relatively flat as shown on the
proposed subdivision tentative plan at Exhibit 12.
12. Wetlands; Floodplain: There are no wetlands identified on local or national wetland
inventories, and the subject property is not within any FEMA mapped flood hazard area.
13. Police and Fire Protection: The subject property is served by Fire District No. 3 and
police protection is by the City of Central Point Police Department.
14. Water Facilities and Services: There is an existing 8-inch waterline located within Tango
Way which will be extended to the east, and there is an existing 8-inch waterline located
in Annalise Street that will also be extended south to serve the proposed subdivision.
15. Sanitary Sewer Facilities and Services: There is an existing 8-inch sewer line north of
the subject property within Tango Way that was constructed as part of Phase 1 of the
Master Plan, and which the subject property will connect to as shown on the preliminary
grading and utility plan at Exhibit 13.
16. Storm Drainage Facilities and Services: A stormwater detention pond with treatment
swale is proposed to be constructed within an approximately 18,241 square foot lot located
at the southwest corner of the subject property as shown on the Applicant’s concurrently
proposed subdivision tentative plan at Exhibit 12, and on the preliminary grading and
utility plan at Exhibit 13. This detention facility will be designed to accommodate all
stormwater runoff from the subject property.
17. Transportation and Access: The following facts pertain to transportation facilities as they
relate to this project:
a. Access and Circulation: As was done for the dwellings in Phase 1, vehicular access
to the proposed duplex lots will be from two alleys that will allow cars to enter rear-
loaded garages behind each duplex unit. The proposed alleys will connect to Tango
Way,1 Annalise Street, and Whitehawk Drive as shown on the tentative plan at Exhibit
1 The final plat for Willow Bend, Phase 1 identifies the street segment along the northern edge of the subject
property as being named Hartgraves Way. This street name has been carried over to the proposed Willow Bend,
Page 96 of 177
Findings of Fact and Conclusions of Law
Willow Bend, Phase 2 Tentative Subdivision Plan
Applicant: White Hawk Properties, LLC
Page 7 of 10
12 and the preliminary grading and utility plan at Exhibit 13.
Tango Way currently extends approximately 275 feet eastward from Gebhard Road, to
a point where it intersects with the existing north-south segment of Annalise Street.
These existing segments of Tango Way and Annalise Street were constructed as part
of the White Hawk, Phase 1 subdivision, along with the southern half-plus of Cleo
Street (named Denson Street on the final plat for Willow Bend, Phase 1 subdivision)
which runs along the north edge of the Phase 1 subdivision between Gebhard Road and
Annalise Street.
Tango Way is proposed to be extended to the northeast corner of the subject property
where it will connect with Whitehawk Road which will be a new street constructed
north-south between Beebe Road and Tango Way. Whitehawk Road will be built as a
“half-plus” street with the easternmost half to be built when the abutting properties to
the east develop in the future. Annalise Street will also be extended southward from
its current terminus and then turn eastward to connect with Whitehawk Road in order
to form a block around the multi-family apartment site (i.e., proposed Reserve Acreage
Lot #48). The attached single-family dwellings to be built on the proposed Phase 2
subdivision lots will have rear loaded garages served by alleys that connect to Tango
Way, Whitehawk Road, and Annalise Street. See, Applicant’s preliminary grading and
utility plan at Exhibit 13.
b. Proposed Improvements to Existing Streets: Gebhard Road and Beebe Road are
existing streets that run along the western and southern boundaries of the subject
property, respectively. Both will be improved along the frontages of the subject
property as shown on the Applicant’s preliminary grading and utility plan at Exhibit
13. Additionally, a triangular area of land at the south westernmost corner of the
subject property will be vacated for the necessary improvements to Beebe Road.
* * * * * * * * * * * * * * * *
Phase 2 tentative plan; however, the street sign at the site identifies this street as being named Tango Way, which
is reflected on the Applicant’s preliminary grading and utility plan at Exhibit 13.
Page 97 of 177
Findings of Fact and Conclusions of Law
Willow Bend, Phase 2 Tentative Subdivision Plan
Applicant: White Hawk Properties, LLC
Page 8 of 10
V
CONCLUSIONS OF LAW
Based upon the evidence enumerated in Section II and summarized in the Section IV Findings
of Fact, the Planning Commission reaches the following Conclusions of Law with respect to
these matters:
CITY OF CENTRAL POINT ZONING ORDINANCE
Chapter 17.66 Application Review Process for the TOD Overlay
17.66.050 Application Approval Criteria.
C. Land Division. A land division application shall be approved when the approval authority finds that the following
criteria are satisfied or can be shown to be inapplicable:
Land Division Criterion 1
1. The provisions of Title 16, Subdivisions; and
Discussion/Conclusions of Law: As outlined herein below, the proposed land division
complies with the applicable provisions of Title 16, Subdivisions, the conclusions of law for
which are adopted as evidence of this Land Division Criterion 1 being met.
* * * * * * * * * * * * * *
Land Division Criterion 2
2. The proposed land division complies with the approved TOD overlay master plan for the property, if
required; and
Discussion/Conclusions of Law: An application to modify the approved Master Plan has been
concurrently submitted with this application for a tentative plan subdivision, with the proposed
modifications to the Master Plan specifically tailored to allow for this land division and the
attached single-family dwellings and ADUs that will be developed on the newly created lots.
Approval of the proposed Master Plan modifications will thus result in the proposed land
division being in compliance with the modified Master Plan. As such, this Land Division
Criterion 2 is met.
* * * * * * * * * * * * * *
Land Division Criterion 3
3. Chapter 17.67, Design Standards -- TOD Overlay.
Discussion/Conclusions of Law: As evidenced by the findings of fact in Section IV and the
Demonstration of Compliance with Applicable Development Standards at Applicant’s Exhibit
3, the proposed land division meets the applicable design standards in Chapter 17.67, and
therefore Land Division Criterion 3 is met.
Page 98 of 177
Findings of Fact and Conclusions of Law
Willow Bend, Phase 2 Tentative Subdivision Plan
Applicant: White Hawk Properties, LLC
Page 9 of 10
* * * * * * * * * * * * * *
Land Division Criterion 4
CITY OF CENTRAL POINT MUNICIPAL CODE
Chapter 16.10 Tentative Plans
16.10.080 Tentative Plan Approval.
A. Approval of the tentative plan shall not constitute final acceptance of the final plat of the proposed subdivision
or partition for recording; however, approval of the tentative plan shall be binding upon city for the purpose of
the approval of the final plat if the final plat is in substantial compliance with the tentative plan and any
conditions of approval thereof. A tentative plan approval shall expire and become void one year from the date
on which it was issued unless the final plat has been approved pursuant to Chapter 16.12 or an application
for extension is filed and approved subject to the requirements of Section 16.10.100 and Chapter 17.05.
Discussion/Conclusions of Law: Applicant understands the provisions of this Land Division
Criterion 4 which are not approval criteria, per se, but regulations governing the time limits that
the City has established for obtaining approval of final plat.
* * * * * * * * * * * * * *
Land Division Criterion 5
B. When it is the intent to develop a tentative plan and record a final plat in phases, the city, at the time of tentative
plat approval, may authorize a time schedule for platting the various phases in periods exceeding one year,
but in no case shall the total time period for platting all phases be greater than five years without review of the
tentative plan for compliance with the current code and comprehensive plan. Each phase so platted shall
conform to the applicable requirements of this chapter. Phases platted after the passage of one year from
approval of the tentative plan will be required to modify the tentative plan as necessary to avoid conflicts with
changes in the comprehensive plan or this chapter.
Discussion/Conclusions of Law: The proposed tentative plan will be platted in a single phase.
As such, a phasing plan is not necessary.
* * * * * * * * * * * * * *
Page 99 of 177
Findings of Fact and Conclusions of Law
Willow Bend, Phase 2 Tentative Subdivision Plan
Applicant: White Hawk Properties, LLC
Page 10 of 10
VI
AGREED TO STIPULATIONS
Applicant herewith agrees to stipulate to the following to which it agrees to comply if the same
is made a condition attached to the approval of these land use applications:
1. Prior to any grading or construction permits, Applicant shall submit final grading and
engineering plans to be reviewed by City of Central Point Public Works.
2. All public and private improvements shall be installed in a manner consistent with Section
IV Findings of Fact and as illustrated on the Tentative Subdivision Plan.
* * * * * * * * * * * * * *
VII
ULTIMATE CONCLUSIONS
Based upon the evidence in Section II and the Findings of Fact in Section IV, the Planning
Commission concludes that the proposed cases for a Land Division are consistent with all the
relevant substantive approval criteria in the City of Central Point Zoning Ordinance and
Municipal Code.
Respectfully submitted on behalf of Applicant White Hawk Properties, LLC:
CSA Planning, Ltd.
___________________________________
Jay Harland
President
Dated: April 16, 2025
Page 100 of 177
Page 1
APPLICANT’S EXHIBIT 3
DEMONSTRATION OF COMPLIANCE WITH APPLICABLE
DEVELOPMENT STANDARDS
TITLE 16 SUBDIVISIONS
CHAPTER 16.04 GENERAL PROVISIONS
16.04.010 Scope of regulations.
The provisions of this title shall apply to all subdivisions, partitions and planned unit developments, and all streets or other
ways created thereby, unless otherwise specifically provided.
*****
CHAPTER 16.20 STREETS AND OTHER WAYS – DESIGN STANDARDS
16.20.010 Creation of Streets.
A. Streets created by subdivisions and partitions shall be designed and constructed in conformance with the requirements
of the city’s comprehensive plan, this code, the city’s public works standards, and all conditions established by the city.
B. The construction of streets shall include subgrade, base, asphaltic concrete surfacing, curbs, gutters, sidewalks, storm
drainage, street signs, street lighting, and underground utilities.
C. All streets, including the entire right-of-way necessary for the installation of the items mentioned in the preceding
paragraph, shall be dedicated to the city.
Compliance with Standards: The proposed project will result in extensions of the following existing
streets: Tango Way (named Hartgraves Way on final plat for Willow Bend, Phase 1 subdivision) and
Annalise Street. A new street, Whitehawk Road, is proposed along the eastern boundary of the
proposed subdivision. See, Applicant’s proposed tentative plan and preliminary grading/utility/street
plans at Exhibits 12 and 13. The necessary rights-of-way will be dedicated to the City by final plat
recording. These streets and all appurtenant public facilities will be built to City local street
specifications. Project complies.
16.20.020 Streets – Generally.
The location, width, and grade of streets shall be considered in their relation to existing and planned streets, to topographical
conditions as they relate to drainage and the operation of the water, sewer systems, to public convenience and safety and
their appropriate relation to the proposed use of the land to be served by such streets. Where location is not shown in a
development plan, the arrangement of streets in a subdivision shall either:
A. Provide for the continuation or appropriate projection of existing streets in surrounding areas; or
B. Conform to the plan for the neighborhood approved or adopted by the city to meet a particular situation where
topographical or other conditions make continuance or conformance to existing streets impractical.
Compliance with Standards: The proposed extensions of Tango Way and Annalise Street, and the
construction of Whitehawk Road will ensure that appropriate circulation and connectivity is provided
for the subdivision. Applicant’s intent is to construct the full length of Whitehawk Road that is shown
on the preliminary grading/utility/street plans at Exhibit 13, with the segment along the east side of the
Reserve Acreage Lot #48 to be dedicated in the future via deed. Likewise, the extended segment of
Tango Way along the north side of the Reserve Acreage lot will be constructed and then dedicated via
deed in the future. Project complies.
Page 101 of 177
APPLICANT’S EXHIBIT 3
Demonstration of Compliance with Applicable Development Standards
Subdivision Tentative Plan
Applicant: White Hawk Properties, LLC
Page 2
16.20.070 Half streets.
Half streets while generally not acceptable may be approved where essential to the reasonable development of the
subdivision when in conformity with the other requirements of these regulations and when the city finds it will be practical to
require the dedication of the other half when the adjoining property is developed. Whenever a half street is adjacent to a tract
to be subdivided, the other half of the street shall be platted within such tract. Reserve strips and street plugs may be required
to preserve the objectives of half streets.
Compliance with Standards: Whitehawk Road is a new street that is proposed to be constructed at
this time as a half-street along the eastern boundary of the proposed subdivision. The eastern half of
Whitehawk Road will then be dedicated and constructed when the adjoining properties to the east are
developed in the future.
16.20.090 Streets – Names.
No street name shall be used which will duplicate or be confused with the names of existing streets except for extensions of
existing streets. Street names and numbers shall conform to the established pattern in the city and the surrounding area and
shall be subject to the approval of the city.
Compliance with Standards: The proposed subdivision includes one new street that is proposed to
be named Whitehawk Road. Applicant is not aware of any existing streets in Central Point or the
vicinity with this name.
16.20.120 Alleys.
A. Location. Alleys may be provided in commercial and industrial districts, unless other permanent provisions for access to
off-street parking and loading facilities are made as approved by the city.
B. Intersections. Alley intersections and sharp changes in alignment shall be avoided. The corners of necessary alley
intersections shall have a radius of not less than twenty feet.
Compliance with Standards: The Willow Bend Master Plan was approved with a street network and
circulation plan that includes the use of alleys for vehicular access to rear-loaded garages. The proposed
subdivision includes a continuation of the alley design used for the attached single-family dwelling lots
within the Willow Bend, Phase 1 subdivision, and the intersections of said alleys can and will have the
minimum required radius as demonstrated on Applicant’s preliminary improvement plans at Exhibit
13.
16.20.130 Sidewalks.
Sidewalks shall be constructed in accordance with such standards as are adopted by the city. Sidewalk construction shall be
completed on each individual lot prior to the city building inspector granting a certificate of occupancy for any construction
upon said individual lot. No application for a building permit shall be granted without a requirement in the building permit for
construction of sidewalks to city’s standards.
Compliance with Standards: As shown on Applicant’s preliminary improvement plans at Exhibit 13,
sidewalks are proposed to be constructed along both sides of the Tango Way and Annalise Street
extensions, as well as along the east side of Gebhard Road, the north side of Beebe Road, and along the
west side of Whitehawk Road. All sidewalks can and will be consistent with the City standards. Project
complies.
CHAPTER 16.24 BLOCKS AND LOTS – DESIGN STANDARDS
16.24.010 Blocks – Length, width and shape.
The lengths, widths and shapes of blocks shall be designed with due regard to providing adequate building sites suitable to
the special needs of the type and use contemplated, needs for convenient access, circulation, control and safety of street
traffic and limitations and opportunities of topography.
Page 102 of 177
APPLICANT’S EXHIBIT 3
Demonstration of Compliance with Applicable Development Standards
Subdivision Tentative Plan
Applicant: White Hawk Properties, LLC
Page 3
Compliance with Standards: As demonstrated on Applicant’s tentative plan at Exhibit 11 and the
preliminary improvement plans at Exhibit 13, the proposed blocks surrounding the 47 proposed
attached single-family dwelling lots and the approximately 4.11 acre multi-family apartment site (Lot
#48) are of an adequate size and will provide convenient access and circulation for the proposed
residential development. Project complies.
16.24.020 Blocks – Sizes.
Blocks shall not exceed twelve hundred feet in length except blocks adjacent to arterial streets or unless the previous adjacent
layout or topographical conditions justify a variation. The recommended minimum distance between intersections on arterial
streets is three hundred feet.
Compliance with Standards: All proposed block lengths are less than 1,200 feet in length, and there
are no adjacent arterial streets. There are no arterial streets abutting the subject property. Project
complies.
16.24.030 Blocks – Easements.
A. Utility Lines. Easements for electric lines or other non-city-owned public utilities may be required, and shall be a minimum
of ten feet in width located on the exterior portion of a single property. Easements for city utilities (i.e., water, storm drain
and sanitary sewer mains) shall be a minimum of fifteen feet in width located on the exterior portion of a single property.
Tie-back easements six feet wide by twenty feet long shall be provided for utility poles along lot lines at change of
direction points of easements.
1. Structures Located within a City Utility Easement.
a. Except for public utilities and for signs when developed in accordance with Chapter 15.24 (Sign Code), no
person shall locate, construct, or continue to locate a structure (as defined in Chapter 16.08) within a city utility
easement (as defined in Chapter 16.08), except as provided in subsections (A)(1)(b) and (A)(2) of this section.
b. Notwithstanding the foregoing, the city may approve fencing, concrete block walls/fencing, retaining walls, and
similar fencing/wall structures that are otherwise in compliance with the building code, and with the clearance
provisions noted herein, over an easement subject to the following requirements:
i. Said fencing or wall structures that interfere with the installation, maintenance, access, or operation of a
public utility or city utility may be removed by the utility provider or the city at the sole cost of owner.
ii. Any replacement or relocation of the fencing or wall structures shall be at the sole cost of the property
owner or occupant.
iii. Owners and occupants of property shall not be entitled to compensation for damages related to removal
of the fencing or wall structures.
Compliance with Standards: The necessary 10-foot public utility easements can and will be provided
along the exterior boundaries of all proposed attached single-family dwelling lots as demonstrated on
the tentative plan at Applicant’s Exhibit 12. Public Utility easements also can and will be provided
around the exterior of the ~4.11 acre Reserve Acreage lot in the future when it is developed with multi-
family residential apartments. Applicant acknowledges that no structures may be located within any
City utility easement areas. Project complies.
2. Grass, Asphalt, and Concrete Installed within a City Utility Easement.
a. Subject to the limitations of the building code, lawful owners and occupants of property may install grass,
asphalt and concrete within a city utility easement.
b. In the course of installing, accessing, maintaining, or operating its facilities in a city utility easement, a public
utility or the city, as the case may be, may move or remove any asphalt, concrete, or vegetation located within
said easement. After the same are moved or removed and after completion of the necessary work, the grass,
asphalt or concrete shall be repaired and replaced in a reasonable manner at the sole cost of the public utility
or city.
Page 103 of 177
APPLICANT’S EXHIBIT 3
Demonstration of Compliance with Applicable Development Standards
Subdivision Tentative Plan
Applicant: White Hawk Properties, LLC
Page 4
c. Owners and occupants of property shall not be entitled to compensation related to damages to grass, asphalt,
or concrete so long as the repairs and replacement are done in a reasonable manner and in a reasonable time
frame.
Compliance with Standards: The proposed development is likely to result in some grass, concrete
and/or asphalt being installed within the required City utility easements; however, the quantities and
locations thereof are unknown at this tentative plan stage. The Applicant acknowledges the City’s
ability to install, access, maintain, and operate its utilities in accordance with the provisions and
limitations of this subsection.
B. Watercourses. Where a subdivision is traversed by a watercourse, drainage way, channel or stream, there may be
required a stormwater easement or drainage right-of-way conforming substantially with the lines of such watercourse,
and such further width as will be adequate for the purpose. Streets, parkways or access roads parallel to major
watercourses may be required.
Compliance with Standards: This standard is not applicable as there are no watercourses, drainage
ways, channels or streams that traverse the subject property.
C. Pedestrian Ways. In any block over seven hundred fifty feet in length a pedestrian way may be required. The minimum
width of the pedestrian right-of-way must be at least six feet in width which shall be hard surfaced through the block and
curb to curb in order to provide easy access to schools, parks, shopping centers, mass transportation stops or other
community services. If conditions require blocks longer than twelve hundred feet, two pedestrian ways may be required
for combination pedestrian way and utility easement. When essential for public convenience, such ways may be required
to connect to cul-de-sacs. Long blocks parallel to arterial streets may be approved without pedestrian ways if desirable
in the interests of traffic safety.
Compliance with Standards: The proposed block length along the east side of Gebhard Road exceeds
750 feet in length and the Applicant’s improvement plans include the provision of a 10 foot wide
pedestrian way along the east side of the stormwater detention pond lot in order to connect the primary
alley with Beebe Road on the south. Additionally, all streets within the subdivision and on its perimeter
will be improved with sidewalks for pedestrian travel. Project complies.
16.24.040 Lots – Uses.
A. The city may, in its discretion, deny approval for the creation of any lot by any manner if the effect of such creation of lot
would be to facilitate perpetuation of a nonconforming use.
B. No lot shall be created unless it is in compliance with all applicable provisions of this code.
Compliance with Standards: The subject property is proposed to be subdivided into 47 residential
lots and one stormwater detention facility lot. The residential lots will be developed with attached
single-family dwellings, each of which will also have an accessory dwelling unit (ADU). Additionally,
the tentative plan includes a 4.11 acre Reserve Acreage lot will be developed in the future with multi-
family apartments, all of which are permitted uses/housing types within the MMR zoning district and
TOD Overlay. The proposed lots comply with all applicable provisions of this code as outlined herein,
with said findings adopted in demonstration of compliance with this standard.
16.24.050 Lots – Size and determination.
Lot sizes shall conform with the zoning ordinance and shall be appropriate for the location of the subdivision and for the type
of development and use contemplated. In the case of irregular lots, the width shall be measured along the front building line.
In no case shall the average depth be more than two and one-half times the width. Corner lots for residential use shall have
sufficient width to permit appropriate building setback from and orientation to both streets.
A. In areas that cannot be connected to sewer lines, minimum lot sizes shall be sufficient to permit sewage disposal by an
engineered system in accordance with Department of Environmental Quality, Jackson County environmental quality
Page 104 of 177
APPLICANT’S EXHIBIT 3
Demonstration of Compliance with Applicable Development Standards
Subdivision Tentative Plan
Applicant: White Hawk Properties, LLC
Page 5
section, and public works standards. Such lot sizes shall conform to the requirements of the Jackson County
environmental quality section.
B. Where property is zoned and planned for business or industrial use, other widths and areas may be required, at the
discretion of the city. Depth and width of properties reserved or laid out for commercial and industrial purposes shall be
adequate to provide for the off-street service and parking facilities required by the type of use and development
contemplated.
Compliance with Standards: The subject property is located within the MMR zoning district and
TOD Overlay. All proposed lots meet or exceed the minimum standards for attached single-family
dwellings within the MMR zone and TOD Overlay, as demonstrated on the Applicant’s proposed
tentative plan at Exhibit 12, and as also outlined in the Applicant’s Finding of Fact #9 in Section IV of
Exhibit 2. The subject property is located within an area that can and will be connected to existing
sanitary sewer lines, and no business or industrial uses are proposed. Project complies.
16.24.060 Through lots.
Through lots shall be avoided except where essential to reduce access to primary or secondary arterial streets or streets of
equivalent traffic volume, reduce access to adjacent nonresidential activities, or to overcome specific disadvantages of
topography and orientation. A planting screen easement of at least ten feet may be required along the line of lots abutting
such adjacent street. There shall be no right of access across such planting screen easements.
Compliance with Standards: No through lots are proposed. Access to the attached single-family
dwelling lots will be from alleys which are not considered to be streets for purposes of defining
“through lots.”
16.24.070 Lot side lines.
The side lines of lots shall run at right angles to the street upon which the lots face, as far as practicable, or on curbed streets
they shall be radial to the curve.
Compliance with Standards: As demonstrated on the Applicant’s tentative plan at Exhibit 12, the
proposed lot side lines for each of the attached single-family dwelling lots run at right angles (or as far
as practicable) to the streets and vehicular access alleys that each lot has street frontage upon and/or
takes access from. Project complies.
16.24.080 Large lot subdivision.
In subdividing tracts into large lots which at some future time are likely to be resubdivided, the location of lot lines and other
details of the layout shall be such that the resubdivisions may readily take place without violating the requirements of these
regulations and without interfering with the orderly development of streets or other utilities. Restrictions of building locations
in relationship to future rights-of-way shall be made a matter of record if the city considers it necessary.
Compliance with Standards: The proposed tentative subdivision plan includes an approximately 4.11
acre Reserve Acreage lot that is proposed for future development with multi-family apartments. There
is currently no plan to further divide the Reserve Acreage lot, but when that future development is
formally proposed the Reserve Acreage lot is rectangular in shape and of adequate size to allow for
further division.
* * * * * * * * * * * *
Page 105 of 177
APPLICANT’S EXHIBIT 3
Demonstration of Compliance with Applicable Development Standards
Subdivision Tentative Plan
Applicant: White Hawk Properties, LLC
Page 6
TITLE 17 ZONING
CHAPTER 17.05 APPLICATIONS AND DEVELOPMENT PERMIT REVIEW PROCEDURES
17.05.900 Traffic Impact Analysis.
The purpose of this section of the code is to assist in determining which road authorities participate in land use decisions,
and to implement Section 660-012-0045(2)(e) of the State Transportation Planning Rule that requires the city to adopt a
process to apply conditions to development proposals in order to minimize impacts and protect transportation facilities.
This chapter establishes the standards for when a development proposal must be reviewed for potential traffic impacts; when
a traffic impact analysis must be submitted with a development application in order to determine whether conditions are
needed to minimize impacts to and protect transportation facilities; what must be in a traffic impact analysis; and who is
qualified to prepare the study.
A. When a Traffic Impact Analysis Is Required. The city shall require a traffic impact analysis (TIA) as part of an application
for development, a change in use, or a change in access in the following situations:
1. If the application includes residential development, a TIA shall be required when the development application involves
one or more of the following actions:
a. A change in zoning or a plan amendment;
b. An increase in site traffic volume generation by two hundred fifty average daily trips or more;
c. An increase in peak hour volume of a particular movement to and from the state highway by twenty percent or more;
or
d. An increase in use of adjacent streets by vehicles exceeding the twenty thousand pounds gross vehicle weights by
ten vehicles or more per day;
B. Traffic Impact Analysis Preparation. A traffic impact analysis shall be prepared by a traffic engineer or civil engineer
licensed to practice in the state of Oregon with special training and experience in traffic engineering. The TIA shall be
prepared in accordance with the public works department’s document entitled “Traffic Impact Analysis.” If the road
authority is the Oregon Department of Transportation (ODOT), consult ODOT’s regional development review planner
and OAR 734-051-180.
Compliance with Standards: A traffic impact analysis consistent with City requirements was
prepared in 2014 for the original application for the Willow Bend (formerly White Hawk) Master Plan,
and the modifications that were approved to the Master Plan in 2021 were within the scope of the
original TIA. For the Master Plan modifications being concurrently proposed to allow for the subject
tentative subdivision plan, the Applicant’s traffic engineer (who is the same engineer that prepared the
original TIA in 2014) has prepared an updated trip generation analysis for the Willow Bend Master
Plan that accounts for the existing development constructed following approval of the 2021
modifications, and this current proposal to develop the subject property with 47 attached single-family
dwellings and 47 ADUs (as opposed to multi-family apartments as currently approved for). The trip
generation analysis also examines the estimated trips that would be generated if the multi-family
apartment site (Lot #48) within the subject property is developed with the minimum number of units
necessary (47 apartments) to achieve the minimum density for the Master Plan area, as well as the
maximum number of apartment units that can be built without exceeding the trip cap that was imposed
by the Planning Commission in the original Master Plan approvals. The updated trip generation
analysis concluded that the proposed 47 attached single-family dwellings and 47 ADUs can be
developed before reaching the 96 p.m. peak hour threshold requiring traffic signal improvements at
Beebe Road/Hamrick Road until the future development of 21 multi-family apartments within the
proposed Reserve Acreage area. See, Applicant’s Exhibit 16.
Page 106 of 177
APPLICANT’S EXHIBIT 3
Demonstration of Compliance with Applicable Development Standards
Subdivision Tentative Plan
Applicant: White Hawk Properties, LLC
Page 7
CHAPTER 17.65 TOD OVERLAY
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.
Compliance with Standards: The entirety of the Willow Bend Master Plan area is located within the
TOD overlay and is also subject to the special conditions for the Eastside Transit Oriented Development
Overlay (ETOD). Applicant acknowledges the agricultural mitigation conditions and will record any
necessary right-to-farm disclosures prior to final plat. A water table analysis was conducted as part of
the original approvals for the Master Plan between December 2015 and April 2016. Per the conditions
of approval for the Master Plan modifications that were approved in 2021, Applicant was/is required
to design all utility and infrastructure improvements in accordance with the shallow well mitigation
measures that were identified in the water table analysis. Applicant acknowledges these requirements
for the subject property and that all infrastructure plans will need to be reviewed and approved by the
City Engineer prior to the start of any construction.
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.
A. Residential (TOD).
*****
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, and a variety of multifamily residences. Low impact commercial activities may also be allowed.
Compliance with Standards: The subject property is located within the MMR zoning district and the
proposed subdivision will result in 47 attached single-family dwellings and 47 accessory dwelling units
(ADUs), along with an approximately 4.11 acre Reserve Acreage lot that will be developed with multi-
family apartments in the future. No commercial activities are proposed, and the project thus complies.
Page 107 of 177
APPLICANT’S EXHIBIT 3
Demonstration of Compliance with Applicable Development Standards
Subdivision Tentative Plan
Applicant: White Hawk Properties, LLC
Page 8
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.
Compliance with Standards: The subject property is located within the MMR zoning district and
the proposed subdivision will provide 47 lots for attached single-family dwellings, with each single-
family dwelling also containing an accessory dwelling unit (ADU). The proposed lots and dwelling
unit designs are substantially the same as those constructed during the first phase. A Reserve Acreage
lot is also proposed for the future development of multi-family apartments. All three proposed
residential use types are permitted per the above Table 1.
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;
Page 108 of 177
APPLICANT’S EXHIBIT 3
Demonstration of Compliance with Applicable Development Standards
Subdivision Tentative Plan
Applicant: White Hawk Properties, LLC
Page 9
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.
TOD District Zoning Standards
Table 2
Standard MMR Zoning District
Density – Units Per Net Acre (f)
Maximum 32
Minimum 14
Dimensional Standards
Minimum Lot or Land Area/Unit
Attached row houses
1,500 SF
Average Minimum Lot or Land Area/Unit
Attached row houses
2,000 SF
Minimum Lot Width
Attached row houses
22’
Minimum Lot Depth 50’
Housing Mix
Required housing types as listed under
Residential in Table 1.
<16 units in development: 1 housing type.
14 – 40 units in development: 2 housing types
>40 units in development: 3 or more housing types
(plus approved master plan)
Notes:
(f) Net acre equals the area remaining after deducting environmental lands, exclusive employment areas, exclusive civic
areas and right-of-way.
Compliance with Standards: The proposed subdivision is part of the Willow Bend Master Plan that
was originally approved in 2015 and modified in 2021. The Master Plan provides for three housing
types, those being single-family dwellings, accessory dwelling units (ADUs), and multi-family
apartments. As outlined in Finding of Fact #9 in Section IV of Applicants Exhibit 2, all proposed lots
meet or exceed the applicable standards listed in Table 2. Project complies.
Page 109 of 177
APPLICANT’S EXHIBIT 3
Demonstration of Compliance with Applicable Development Standards
Subdivision Tentative Plan
Applicant: White Hawk Properties, LLC
Page 10
The overall Willow Bend Master Plan area has an allowed density range of 202 to 457 dwelling units,
and with the 61 units that have been built in Phase 1 and the 94 units proposed to be developed within
the proposed Phase 2 subdivision, the total number of units will stand at 155, meaning that a minimum
of 47 apartment units will need to be developed within the proposed ~4.11 acre Reserve Acreage Lot
#48 in order to achieve the minimum density for the Willow Bend Master Plan.
17.64.040 Off-street parking requirements.
A. Minimum and Maximum Vehicle Parking Requirements.
1. The minimum and maximum off-street vehicle parking space requirements are set forth in Table 17.64.02 and shall
apply to all development unless modified in accordance with subsection C of this section.
2. Any parking provided to serve a building or use shall include parking spaces accessible to disabled persons in
accordance with the Americans with Disabilities Act and subsection D of this section. Accessible spaces provided
shall count toward the maximum number of permitted spaces in Table 17.64.02.
3. Land use categories and their associated uses are subject to the definitions in Section 17.08.410 unless otherwise
noted. For purposes of this chapter, if there is a conflict between the definitions in Section 17.08.410 and a defined
term elsewhere in the code, Section 17.08.410 takes precedence.
Compliance with Standards: The proposed residential uses include attached single-family dwellings,
ADUs, and multi-family apartments. Each attached single-family dwelling will have a two car garage
as well as additional parking area within a driveway located between the alley and garages. No plans
for the multi-family residential apartments are proposed at this time, but it is expected that on-site
parking will be provided when that phase of the Willow Bend Master Plan is built in the future. As
shown in Table 17.64.02 above, there are no minimum or maximum parking requirements for
residential uses and thus project complies.
17.64.050 Bicycle parking.
A. Purpose. The bicycle parking and storage provisions in this section are intended to provide bicycle parking facilities to
accommodate and encourage bicycle travel.
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APPLICANT’S EXHIBIT 3
Demonstration of Compliance with Applicable Development Standards
Subdivision Tentative Plan
Applicant: White Hawk Properties, LLC
Page 11
B. Bicycle Parking Standards. Bicycle parking shall be provided in accordance with Table 17.64.043, Bicycle Parking
Requirements.
Compliance with Standards: There are no bicycle parking requirements for single-family residential
uses, and while the proposed tentative plan includes a Reserve Acreage lot for the future development
of multi-family residential apartments, no such development is proposed at this time. As such, the
proposed tentative plan complies.
CHAPTER 17.67 DESIGN STANDARDS – TOD OVERLAY
17.67.040 Circulation and access standards.
A. Public Street Standards.
1. Except for specific transportation facilities identified in a TOD overlay master plan, the street dimensional standards set
forth in the City of Central Point Department of Public Works Standard Specifications and Uniform Standard Details for
Public Works Construction, Section 300, Street Construction shall apply for all development located within the TOD
overlay which is approved according to the provisions in Section 17.65.020 and Chapter 17.66.
Compliance with Standards: As shown on Applicant’s plans at Exhibits 12 and 13, the proposal
includes the extensions of Tango Way (a two lane collector street with a ROW width of 72 feet) and
Annalise Street (a minor residential local street), and the construction of two alleys and a new street to
be named Whitehawk Road that will be constructed as a half-street for the time being until the adjoining
properties to the east development in the future. Whitehawk Road is proposed as a two lane collector
street with a ROW width of 72 feet. All proposed streets and alleys are proposed at and will be
constructed in accordance with the street dimensional standards set forth in the Standard Specifications
and Uniform Standard Details for Public Works Construction, which will be verified through the public
improvement plan review process prior to construction. Project complies.
2. Block perimeters shall not exceed two thousand feet measured along the public street right-of-way.
3. Block lengths for public streets shall not exceed six hundred feet between through streets, measured along street right-
of-way.
4. Public alleys or major off-street bike/pedestrian pathways, designed as provided in this chapter, may be used to meet
the block length or perimeter standards of this section.
5. The standards for block perimeters and lengths shall be modified to the minimum extent necessary based on findings
that strict compliance with the standards is not reasonably practicable or appropriate due to:
a. Topographic constraints;
b. Existing development patterns on abutting property which preclude the logical connection of streets or accessways;
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APPLICANT’S EXHIBIT 3
Demonstration of Compliance with Applicable Development Standards
Subdivision Tentative Plan
Applicant: White Hawk Properties, LLC
Page 12
c. Railroads;
d. Traffic safety concerns;
e. Functional and operational needs to create a large building; or
f. Protection of significant natural resources.
Compliance with Standards: The proposed subdivision tentative plan contains four blocks that are
bound by public streets and alleys. All block perimeters measure less than 2,000 feet with the exception
of the block that is located along the western and southern boundaries of the subject property, being
bound by Gebhard Road on the west, Beebe Road on the south, Whitehawk Road on the east, and the
primary alley that serves all the proposed attached single-family residential dwellings. This block
perimeter measures ~2,400 feet. Similarly, all proposed blocks have lengths of 600 feet or less between
through streets and/or a pedestrian pathway, with the exception of the block length along the east side
of Gebhard Road between Tango Way and Beebe Road, which has a length of ~780 feet; however, the
southern ~150 feet of the block length is the result of the presence of a large lot that will contain the
stormwater detention facility for the subdivision.
While not all block perimeters and block lengths meet the maximum distances, Applicant proposes to
provide a pedestrian pathway measuring 10 feet in width between the primary alley and Beebe Road
near its intersection with Gebhard Road. The proposed street network in this subdivision is a logical
extension of the streets built for Willow Bend, Phase 1, and it is limited by the need to reserve sufficient
land area for the construction of multi-family apartments in the future. Furthermore, this development
requires a sizable stormwater detention pond, and the proposed pedestrian pathway will cross the
eastern edge of the lot containing the stormwater detention pond and swale in order to reduce out of
direction travel for pedestrians seeking to go between the surrounding street network and the dwellings
located internally to the subdivision.
6. All utility lines shall be underground but utility vault access lids may be located in the sidewalk area.
Compliance with Standards: All necessary utility lines will be located underground.
7. Connections shall be provided between new streets in a TOD overlay and existing local and minor collector streets.
Compliance with Standards: The proposed streets within this phase will complete the street network
serving those portions of the plan area designated for residential development. The one proposed new
street, Whitehawk Road, is proposed as a two-lane collector that will connect to Beebe Road on the
south, and a connection between Whitehawk Road and Gebhard Road will be provided through the
extension of Tango Way which is a two-lane collector running east-west through the Master Plan area.
8. Pedestrian/Bike Accessways Within Public Street Right-of-Way.
a. Except for specific accessway facilities identified in a TOD overlay master plan, the following accessway
dimensional standards set forth in the City of Central Point Department of Public Works Standard Specifications
and Uniform Standard Details for Public Works Construction, Section 300, Street Construction shall apply for any
development located within the TOD overlay which is approved according to the provisions in Section 17.65.020 and
Chapter 17.66.
b. In transit station areas, one or more pedestrian-scaled amenities shall be required with every one hundred square
feet of the sidewalk area, including but not limited to:
i. Street furniture;
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APPLICANT’S EXHIBIT 3
Demonstration of Compliance with Applicable Development Standards
Subdivision Tentative Plan
Applicant: White Hawk Properties, LLC
Page 13
ii. Plantings;
iii. Distinctive paving;
iv. Drinking fountains; and
v. Sculpture.
c. Sidewalks adjacent to undeveloped parcels may be temporary.
d. Public street, driveway, loading area, and surface parking lot crossings shall be clearly marked with textured accent
paving or painted stripes.
e. The different zones of a sidewalk should be articulated using special paving or concrete scoring.
Compliance with Standards: The originally approved Master Plan proposed sidewalks along all
street frontages. The sidewalks include landscaped park rows and street trees, and the proposed new
street extensions and the new Whitehawk Road can and will demonstrate compliance with required
street improvements per these Central Point street standards for pedestrian and bicycle amenities.
9. Public Off-Street Accessways.
a. Pedestrian accessways and greenways should be provided as needed to supplement pedestrian routes along public
streets.
b. Major off-street pedestrian accessways shall incorporate all of the following design criteria:
i. The applicable standards in the City of Central Point Department of Public Works Standard Specifications and
Uniform Standard Details for Public Works Construction, Section 300, Street Construction;
ii. Minimum ten-foot vertical clearance;
iii. Minimum twenty-foot horizontal barrier clearance for pathway;
iv. Asphalt, concrete, gravel, or wood chip surface as approved by the city, with a compacted subgrade;
v. Nonskid boardwalks if wetland construction is necessary; and
vi. Minimum one hundred square feet of trailhead area at intersections with other pedestrian improvements. A trail
map sign shall be provided at this location.
c. Minor off-street trails shall be a minimum of five feet wide, have a minimum vertical clearance of eight feet, a
minimum two-foot horizontal clearance from edge of pathway and be constructed of gravel or wood chips, with a
compacted subgrade.
Compliance with Standards: The proposed subdivision tentative plan includes a 10 foot wide
pedestrian accessway across the east side of the stormwater detention facility lot and will connect the
primary alley to Beebe Road at a point located just east of its intersection with Gebhard Road. This
accessway can and will meet the applicable design standards, and with public sidewalks to be built
along streets within the proposed subdivision and throughout the Master Plan area, no additional
pedestrian pathways or trails are necessary.
B. Parking Lot Driveways.
1. Parking lot driveways that link public streets and/or private streets with parking stalls shall be designed as private
streets, unless one of the following is met:
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APPLICANT’S EXHIBIT 3
Demonstration of Compliance with Applicable Development Standards
Subdivision Tentative Plan
Applicant: White Hawk Properties, LLC
Page 14
a. The parking lot driveway is less than one hundred feet long;
b. The parking lot driveway serves one or two residential units; or
c. The parking lot driveway provides direct access to angled parking stalls.
2. The number and width of driveways and curb cuts should be minimized and consolidated when possible.
3. Where possible, parking lots for new development shall be designed to provide vehicular and pedestrian
connections to adjacent sites.
4. Large driveways should use distinctive paving patterns.
Compliance with Standards: There are no parking lots proposed or needed as part of this subdivision
tentative plan as it will be exclusively single-family residential lots with a Reserve Acreage lot of ~4.11
acres that will be developed with multi-family apartments in the future. When those apartments are
proposed for development, Applicant acknowledges that these standards for parking lot driveways will
need to be met.
C. On-Site Pedestrian and Bicycle Circulation. Attractive access routes for pedestrian travel should be provided by:
1. Reducing distances between destinations or activity areas such as public sidewalks and building entrances. Where
appropriate, develop pedestrian routes through sites and buildings to supplement the public right-of-way;
2. Providing an attractive, convenient pedestrian accessway to building entrances;
3. Bridging across barriers and obstacles such as fragmented pathway systems, wide streets, heavy vehicular traffic,
and changes in level by connecting pedestrian pathways with clearly marked crossings and inviting sidewalk design;
4. Integrating signage and lighting system which offers interest and safety for pedestrians;
5. Connecting parking areas and destinations with pedestrian paths identified through use of distinctive paving
materials, pavement stripings, grade separations, or landscaping.
Compliance with Standards: Pedestrian sidewalks and accessways can and will be constructed within
the multi-family apartment portion of the Master Plan, and public sidewalks are proposed within all
public rights-of-way. Based upon the City's Public Works standards, bicycles share the road on local
streets, but Gebhard Road, Beebe Road, Tango Way, and Whitehawk Road will be improved with bike
lanes per City standards.
17.67.050 Site design standards.
The following standards and criteria shall be addressed in the master plan, land division, and/or site plan review process:
A. Adjacent Off-Site Structures and Uses.
1. All off-site structures, including septic systems, drain fields, and domestic wells (within one hundred feet) shall be
identified and addressed in the master plan, land division, or site plan process in a manner that preserves and
enhances the livability and future development needs of off-site structures and uses consistent with the purpose of
the TOD overlay and as necessary to improve the overall relationship of a development or an individual building to
the surrounding context.
2. Specific infrastructure facilities identified on site in the master plan, land division, and/or site plan shall comply with
the underground utility standards set forth in the City of Central Point Department of Public Works Standard
Specifications and Uniform Standard Details for Public Works Construction, Section 400, Storm Water Sewer
System and, more specifically, Section 420.10.02, Ground Water Control Plan, in order to safeguard the water
resources of adjacent uses.
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APPLICANT’S EXHIBIT 3
Demonstration of Compliance with Applicable Development Standards
Subdivision Tentative Plan
Applicant: White Hawk Properties, LLC
Page 15
Compliance with Standards: The adjacent land use remains largely unchanged from the adjacent
land use plan that was initially adopted in 2015. According to the Rogue Valley Sanitary Sewer
Services (RVSS) information at that time, the area adjacent to the project site is served by sanitary
sewer and there are no anticipated impacts to the two existing septic systems.
Additionally, well information provided by the Oregon Department of Water Resources and an
engineering analysis were included in the original Master Plan to address shallow wells in the area.
With appropriate mitigation as suggested in the engineering analysis, no detrimental impacts to the
wells are anticipated.
B. Natural Features.
1. Buildings should be sited to preserve significant trees.
2. Buildings should be sited to avoid or lessen the impact of development on environmentally critical areas such as
steep slopes, wetlands, and stream corridors.
3. Whenever possible, wetlands, groves, and natural areas should be maintained as public preserves and as open
space opportunities in neighborhoods.
Compliance with Standards: There are no significant natural features or environmentally critical
areas on the subject property.
C. Topography.
1. Buildings and other site improvements should reflect, rather than obscure, natural topography.
2. Buildings and parking lots should be designed to fit into hillsides, for instance, reducing the need for grading and
filling.
3. Where neighboring buildings have responded to similar topographic conditions on their sites in a consistent and
positive way, similar treatment for the new structure should be considered.
Compliance with Standards: The subject property and surrounding areas are generally level and there
are no hillside areas.
D. Solar Orientation.
1. The building design, massing and orientation should enhance solar exposure for the project, taking advantage of
the climate of Central Point for sun-tempered design.
2. Where possible, the main elevation should be facing within twenty-five degrees of due south.
3. In residential developments, the location of rooms should be considered in view of solar exposure, e.g., primary
living spaces should be oriented south, but a west facing kitchen should be avoided as it may result in summer
overheating.
4. Outdoor spaces should be strategically sited for solar access and the cooling summer winds.
5. Shadow impacts, particularly in winter, on adjacent buildings and outdoor spaces should be avoided.
Compliance with Standards: According to the TOD design standards, buildings are required to front
upon proposed public streets, and in the proposed subdivision there are ten lots that have a due south
or close to due south orientation which will maximize solar exposure for those dwellings. For the
majority of proposed lots that are oriented east-west, solar exposure will be provided to the front
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APPLICANT’S EXHIBIT 3
Demonstration of Compliance with Applicable Development Standards
Subdivision Tentative Plan
Applicant: White Hawk Properties, LLC
Page 16
elevations and front yards of the dwellings in the morning and afternoon/evening depending upon
orientation of each specific lot.
E. Existing Buildings on the Site.
1. Where a new building shares the site with an admirable existing building or is a major addition to such a building,
the design of the new building should be compatible with the original.
2. New buildings proposed for existing neighborhoods with a well-defined and desirable character should be
compatible with or complement the architectural character and siting pattern of neighboring buildings.
Compliance with Standards: There are existing attached single-family dwellings with ADUs that
have been constructed within the Phase 1 portion of the Master Plan directly north of the subject
property, and the dwellings that will be constructed on the proposed lots will continue the architectural
design theme of the existing dwellings in Phase 1. See, Applicant’s Exhibit 10.
F. New Prominent Structures. Key public or civic buildings, such as community centers, churches, schools, libraries, post
offices, and museums, should be placed in prominent locations, such as fronting on public squares or where pedestrian
street vistas terminate, in order to serve as landmarks and to symbolically reinforce their importance.
Compliance with Standards: There are no existing or proposed public or civic buildings within the
Master Plan area.
G. Views. The massing of individual buildings should be adjusted to preserve important views while benefiting new and
existing occupants and surrounding neighborhoods.
Compliance with Standards: The proposed subdivision is a continuation of the lots developed in
Phase 1 and the proposed residential development will preserve views of the mountains surrounding
the valley to the extent possible, which is the same reality for all similar single-family developments in
the area.
H. Adjoining Uses and Adjacent Services.
1. When more intensive uses, such as neighborhood commercial or multifamily dwellings, are within or adjacent to
existing single-family neighborhoods, care should be taken to minimize the impact of noise, lighting, and traffic on
adjacent dwellings.
2. Activity or equipment areas should be strategically located to avoid disturbing adjacent residents.
3. All on-site service areas, loading zones and outdoor storage areas, waste storage, disposal facilities, transformer
and utility vaults, and similar activities shall be located in an area not visible from a street or urban space.
4. Screening shall be provided for activities, areas and equipment that will create noise, such as loading and vehicle
areas, air conditioning units, heat pumps, exhaust fans, and garbage compactors, to avoid disturbing adjacent
residents.
5. Group mailboxes are limited to the number of houses on any given block of development. Only those boxes serving
the units may be located on the block. Multiple units of mailboxes may be combined within a centrally located
building of four walls that meets the design guidelines for materials, entrance, roof form, windows, etc. The structure
must have lighting both inside and out.
Compliance with Standards: The proposed attached single-family dwellings will have access to an
alley for their driveways and for trash services. All dwellings will front on public streets and
mechanical equipment such as air conditioning units will be located in side yards between the
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APPLICANT’S EXHIBIT 3
Demonstration of Compliance with Applicable Development Standards
Subdivision Tentative Plan
Applicant: White Hawk Properties, LLC
Page 17
dwellings. Mailboxes will be grouped and placed in locations convenient for and coordinated with the
U.S. Postal Service.
I. Transitions in Density.
1. Higher density, attached dwelling developments shall minimize impact on adjacent existing lower density, single-
family dwelling neighborhoods by adjusting height, massing and materials and/or by providing adequate buffer strips
with vegetative screens.
2. Adequate buffer strips with vegetative screens shall be placed to mitigate the impact of higher density development
on adjacent lower density development.
3. New residential buildings within fifty feet of existing low density residential development shall be no higher than
thirty-five feet and shall be limited to single-family detached or attached units, duplexes, triplexes or fourplexes.
4. New commercial buildings within fifty feet of existing low density residential development shall be no higher than
forty-five feet.
5. Dwelling types in a TOD overlay shall be mixed to encourage interaction among people of varying backgrounds and
income levels.
6. Zoning changes should occur mid-block, not at the street centerline, to ensure that compatible building types face
along streets and within neighborhoods. When dissimilar building types face each other across the street because
the zoning change is at the street centerline or more infill housing is desired (for instance, duplexes across the street
from single dwellings), design shall ensure similarity in massing, setback, and character.
7. Density should be increased incrementally, to buffer existing neighborhoods from incompatible building types or
densities. Sequence density, generally, as follows: large lot single dwelling, small lot single dwelling, duplex,
townhomes, courtyard multifamily apartments, large multifamily apartments, and mixed use buildings.
Compliance with Standards: There is an approximately 4.11 Reserve Acreage lot proposed as part
of the subject tentative plan, but there are no detailed development plans for the multi-family
apartments at this time. Applicant acknowledges that building design of the future multi-family units
will need to address these standards for massing and screening to minimize impacts on the attached
single-family dwellings within the Master Plan area. There are no commercial buildings approved or
proposed within the Master Plan area, and the residential unit mix includes attached single-family
dwellings, ADUs, and future multi-family apartments in order to provide housing for people of varying
backgrounds and income levels. The entirety of the subject property is zoned MMR and there are no
surrounding neighborhoods other than the single-family dwellings and ADUs constructed in the Willow
Bend, Phase 1 subdivision. The proposed multi-family apartment site is internal to the Master Plan
area and will be surrounded by attached single-family dwellings to the west and south with a public
park to the north and an existing church to the east.
J. Parking.
1. Parking Lot Location.
a. Off-street surface parking lots shall be located to the side or rear of buildings. Parking at midblock or behind
buildings is preferred.
b. Off-street surface parking lots shall not be located between a front facade of a building and a public street.
c. If a building adjoins streets or accessways on two or more sides, off-street parking shall be allowed between
the building and the pedestrian route in the following order of priority:
1st. Accessways;
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APPLICANT’S EXHIBIT 3
Demonstration of Compliance with Applicable Development Standards
Subdivision Tentative Plan
Applicant: White Hawk Properties, LLC
Page 18
2nd. Streets that are nontransit streets;
3rd. Streets that are transit streets.
d. Parking lots and garages should not be located within twenty feet of a street corner.
Compliance with Standards: There are no off-street parking lots proposed at this time although they
will be required in the future for development of the multi-family apartment component of the Master
Plan, and the Applicant acknowledges that these standards will be applied to said multi-family
development. Each of the attached single-family dwellings will have a two car garage and none will
be located within 20 feet of a street corner.
2. Design.
a. All perimeter and interior landscaped areas must have protective curbs along the edges. Trees must have
adequate protection from car doors and bumpers.
b. A portion of the standard parking space may be landscaped instead of paved. The landscaped area may be up
to two feet in front of the space as measured from a line parallel to the direction of the bumper of a vehicle
using the space. Landscaping must be ground cover plants. The landscaping does not apply towards any
perimeter or interior parking lot landscaping requirements, but does count towards any overall site landscaping
requirement.
c. In order to control dust and mud, all vehicle areas must be paved.
d. All parking areas must be striped in conformance with the city of Central Point parking dimension standards.
e. Thoughtful siting of parking and vehicle access should be used to minimize the impact of automobiles on the
pedestrian environment, adjacent properties, and pedestrian safety.
f. Large parking lots should be divided into smaller areas, using, for example, landscaping or special parking
patterns.
g. Parking should be located in lower or upper building levels or in less visible portions of site.
Compliance with Standards: The future multi-family apartment parking area(s) will be fully paved
with curbing, walkways, and parking lot shade trees. All spaces and drive aisles can and will be striped
and in conformance with the City’s parking dimension standards. Extensive landscaping and tree
planting can and will be proposed in the parking areas to minimize the impact of automobiles and to
create a pedestrian friendly environment. A formal site plan review application for the multi-family
apartment portion of the Master Plan will be submitted to the City in the future, at which time all
applicable development standards will be analyzed.
3. Additional Standards for LMR, MMR, and HMR Zones.
a. When parking must be located to the side of buildings, parking frontage should be limited to approximately fifty
percent of total site frontage.
b. Where possible, alleys should be used to bring the vehicle access to the back of the site.
Compliance with Standards: Alleys are proposed to provide vehicular access to garages located at
the rear of the attached single-family dwelling lots. The parking lot area(s) for the future multi-family
apartments will be reviewed through a separate site plan review application in the future.
4. For parking structures, see Section 17.67.070(H).
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APPLICANT’S EXHIBIT 3
Demonstration of Compliance with Applicable Development Standards
Subdivision Tentative Plan
Applicant: White Hawk Properties, LLC
Page 19
Compliance with Standards: No parking structures are proposed.
K. Landscaping.
1. Perimeter Screening and Planting.
a. Landscaped buffers should be used to achieve sufficient screening while still preserving views to allow areas
to be watched and guarded by neighbors.
b. Landscaping should be used to screen and buffer unsightly uses and to separate such incompatible uses as
parking areas and waste storage and pickup areas.
Compliance with Standards: Landscaping planter strips will be provided along all public streets in
accordance with City standards, and detailed landscape plans will be provided for review with a future
site plan application for the multi-family apartment development.
2. Parking Lot Landscaping and Screening.
a. Parking areas shall be screened with landscaping, fences, walls or a combination thereof.
i. Trees shall be planted on the parking area perimeter and shall be spaced at thirty feet on center.
ii. Live shrubs and ground cover plants shall be planted in the landscaped area.
iii. Each tree shall be located in a four-foot by four-foot minimum planting area.
iv. Shrub and ground cover beds shall be three feet wide minimum.
v. Trees and shrubs must be fully protected from potential damage by vehicles.
b. Surface parking areas shall provide perimeter parking lot landscaping adjacent to a street that meets one of
the following standards:
i. A five-foot-wide planting strip between the right-of-way and the parking area. The planting strip may be
interrupted by pedestrian-accessible and vehicular accessways. Planting strips shall be planted with an
evergreen hedge. Hedges shall be no less than thirty-six inches and no more than forty-eight inches in
height at maturity. Hedges and other landscaping shall be planted and maintained to afford adequate sight
distance for vehicles entering and exiting the parking lot;
ii. A solid decorative wall or fence a minimum of thirty-six inches and a maximum of forty-eight inches in
height parallel to and not closer than two feet from the edge of right-of-way. The area between the wall or
fence and the pedestrian accessway shall be landscaped. The required wall or screening shall be designed
to allow for access to the site and sidewalk by pedestrians and shall be constructed and maintained to
afford adequate sight distance as described above for vehicles entering and exiting the parking lot;
iii. A transparent screen or grille forty-eight inches in height parallel to the edge of right-of-way. A two-foot
minimum planting strip shall be located either inside the screen or between the screen and the edge of
right-of-way. The planting strip shall be planted with a hedge or other landscaping. Hedges shall be a
minimum thirty-six inches and a maximum of forty inches in height at maturity.
c. Gaps in a building’s frontage on a pedestrian street that are adjacent to off-street parking areas and which
exceed sixty-five feet in length shall be reduced to no more than sixty-five feet in length through use of a
minimum eight-foot-high screen wall. The screen wall shall be solid, grille, mesh or lattice that obscures at least
thirty percent of the interior view (e.g., at least thirty percent solid material to seventy percent transparency).
d. Parking Area Interior Landscaping.
i. Amount of Landscaping. All surface parking areas with more than ten spaces must provide interior
landscaping complying with one or both of the standards stated below.
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APPLICANT’S EXHIBIT 3
Demonstration of Compliance with Applicable Development Standards
Subdivision Tentative Plan
Applicant: White Hawk Properties, LLC
Page 20
(A) Standard 1. Interior landscaping must be provided at the rate of twenty square feet per stall. At least
one tree must be planted for every two hundred square feet of landscaped area. Ground cover plants
must completely cover the remainder of the landscaped area.
(B) Standard 2. One tree must be provided for every four parking spaces. If surrounded by cement, the
tree planting area must have a minimum dimension of four feet. If surrounded by asphalt, the tree
planting area must have a minimum dimension of three feet.
ii. Development Standards for Parking Area Interior Landscaping.
(A) All landscaping must comply with applicable standards. Trees and shrubs must be fully protected from
potential damage by vehicles.
(B) Interior parking area landscaping must be dispersed throughout the parking area. Some trees may be
grouped, but the groups must be dispersed.
(C) Perimeter landscaping may not substitute for interior landscaping. However, interior landscaping may
join perimeter landscaping as long as it extends four feet or more into the parking area from the
perimeter landscape line.
(D) Parking areas that are thirty feet or less in width may locate their interior landscaping around the edges
of the parking area. Interior landscaping placed along an edge is in addition to any required perimeter
landscaping.
3. Landscaping Near Buildings. Landscaping shall serve as a screen or buffer to soften the appearance of structures
or uses such as parking lots or large blank walls, or to increase the attractiveness of common open spaces.
Compliance with Standards: Plans for parking lot landscaping and screening will be provided with
a future application for site plan review of the multi-family apartment development, and Applicant
acknowledges that these standards will need to be addressed as part of said application.
4. Service Areas. Service areas, loading zones, waste disposal or storage areas must be fully screened from public
view.
a. Prohibited screening includes chainlink fencing with or without slats.
b. Acceptable screening includes:
i. A six-foot masonry enclosure, decorative metal fence enclosure, a wood enclosure, or other approved materials
complementary to adjacent buildings; or
ii. A six-foot solid hedge or other plant material screening as approved.
Compliance with Standards: The attached single-family dwellings and ADUs in the proposed Phase
2 subdivision tentative plan will have individual trash and recycling collection, and the service area(s)
and waste disposal areas for the multi-family apartments will be screened from public view in
accordance with these standards, with review for conformance to occur in a future application for site
plan review.
5. Street Trees. Street trees shall be required along both sides of all public streets with a spacing of twenty feet to forty
feet on center depending on the mature width of the tree crown, and planted a minimum of two feet from the back
of curb. Trees in the right-of-way or sidewalk easements shall be approved according to size, quality, and tree well
design, if applicable, and irrigation shall be required. Tree species shall be chosen from the city of Central Point
approved street tree list.
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APPLICANT’S EXHIBIT 3
Demonstration of Compliance with Applicable Development Standards
Subdivision Tentative Plan
Applicant: White Hawk Properties, LLC
Page 21
Compliance with Standards: Street trees will be planted along all public street frontages and tree
species will be selected from the City’s approved street tree list and planted in accordance with City
standards.
L. Lighting.
1. Minimum Lighting Levels. Minimum lighting levels shall be provided for public safety in all urban spaces open to
public circulation.
a. A minimum average light level of one and two-tenths footcandles is required for urban spaces and sidewalks.
b. Metal-halide or lamps with similar color, temperature and efficiency ratings shall be used for general lighting at
building exteriors, parking areas, and urban spaces. Sodium-based lamp elements are not allowed.
c. Maximum lighting levels should not exceed six footcandles at intersections or one and one-half footcandles in
parking areas.
2. Fixture Design in Public Rights-of-Way.
a. Pedestrian-scale street lighting shall be provided including all pedestrian streets along arterials, major
collectors, minor collectors and local streets.
b. Pedestrian street lights shall be no taller than twenty feet along arterials and collectors, and sixteen feet along
local streets.
3. On-Site Lighting. Lighting shall be incorporated into the design of a project so that it reinforces the pedestrian
environment, provides continuity to an area, and enhances the drama and presence of architectural features. Street
lighting should be provided along sidewalks and in medians. Selected street light standards should be appropriately
scaled to the pedestrian environment. Adequate illumination should be provided for building entries, corners of
buildings, courtyards, plazas and walkways.
a. Accessways through surface parking lots shall be well lighted with fixtures no taller than twenty feet.
b. Locate and design exterior lighting of buildings, signs, walkways, parking lots, and other areas to avoid casting
light on nearby properties.
c. Fixture height and lighting levels shall be commensurate with their intended use and function and shall assure
compatibility with neighboring land uses. Baffles shall be incorporated to minimize glare and to focus lighting
on its intended area.
d. Additional pedestrian-oriented site lighting including step lights, well lights and bollards shall be provided along
all courtyard lanes, alleys and off-street bike and pedestrian pathways.
e. In addition to lighting streets, sidewalks, and public spaces, additional project lighting is encouraged to highlight
and illuminate building entrances, landscaping, parks, and special features.
Compliance with Standards: LED lighting is proposed for general exterior lighting on all residential
structures for energy efficiency. Minimum and maximum lighting levels throughout the development
will be as specified by City standards and all public streetlights will conform to Public Work standards
and be reviewed as part of the public improvement plans for the subdivision.
M. Signs.
1. The provisions of this section are to be used in conjunction with the city sign regulations in Chapter 15.24. The sign
requirements in Chapter 15.24 shall govern in the TOD overlay with the exception of the following:
a. The types of signs permitted shall be limited only to those signs described in this chapter.
Page 121 of 177
APPLICANT’S EXHIBIT 3
Demonstration of Compliance with Applicable Development Standards
Subdivision Tentative Plan
Applicant: White Hawk Properties, LLC
Page 22
b. Decorative exterior murals are allowed and are subject to review and criteria by planning commission or
architectural review committee appointed by city council.
c. Signs that use images and icons to identify store uses and products are encouraged.
d. Projecting signs located to address the pedestrian are encouraged.
2. Sign Requirements. Signs within the TOD overlay shall comply with the standards in Table 17.67.050(1).
3. Sign Materials. Unless otherwise exempt, or authorized by the planning commission, all signs must comply with the
following design criteria:
a. The base materials for a freestanding sign shall be natural materials including stone, brick, or aggregate.
b. Building/sign proportionality as referenced in Table 17.67.050(1).
c. Sign illumination shall be limited to external illumination to include conventional lighting and neon, if neon is
applied to the sign plane area. External illumination is understood to include “back lit” or “halo” lighting. Internally
illuminated signs are prohibited except as provided under Table 17.67.050(1) for scoreboards.
4. Prohibited Signs.
a. Internally illuminated signs;
b. Roof signs;
c. Reader boards;
d. Flashing signs;
e. Electronic message/image signs on which copy is created through the use of a pattern of lights in a dot matrix
configuration, which may be changed intermittently;
f. Bench signs;
g. Balloons or streamers.
Compliance with Standards: All proposed signs within the Willow Bend Master Plan area can and
will comply with these City standards.
17.67.060 Public parks and open space design standards.
A. General. Parks and open spaces shall be provided in the TOD overlay and shall be designed to accommodate a variety
of activities ranging from active play to passive contemplation for all ages and accessibility.
Compliance with Standards: A 4.10 acre public park site has been approved for the northeast
quadrant of the Willow Bend Master Plan area and said land was platted as Lot 33 of the Willow Bend,
Phase 1 subdivision. No changes are being proposed to the public park which is within a five minute
walk of any location within the Master Plan area. The approved Master Plan includes public sidewalks
on all street frontages within the development, including along two sides of the proposed park area.
Cyclists and pedestrians will have access to the park via the public sidewalks and public streets within
the Master Plan, and the park will be clearly visible from the residential areas.
17.67.070 Building design standards.
A. General Design Requirements.
Page 122 of 177
APPLICANT’S EXHIBIT 3
Demonstration of Compliance with Applicable Development Standards
Subdivision Tentative Plan
Applicant: White Hawk Properties, LLC
Page 23
1. In recognition of the need to use natural resources carefully and with maximum benefit, the use of “sustainable
design” practices is strongly encouraged. In consideration of the climate and ecology of the Central Point area, a
variety of strategies can be used to effectively conserve energy and resources:
a. Natural ventilation;
b. Passive heating and cooling;
c. Daylighting;
d. Sun-shading devices for solar control;
e. Water conservation;
f. Appropriate use of building mass and materials; and
g. Careful integration of landscape and buildings. It is recommended that an accepted industry standard such as
the U.S. Green Building Council’s LEEDTM program be used to identify the most effective strategies.
(Information on the LEEDTM program can be obtained from the U.S. Green Building Council’s
website, www.usgbc.org.)
2. All development along pedestrian routes shall be designed to encourage use by pedestrians by providing a safe,
comfortable, and interesting walking environment.
3. Convenient, direct and identifiable building access shall be provided to guide pedestrians between pedestrian
streets, accessways, transit facilities and adjacent buildings.
4. Adequate operable windows or roof-lights should be provided for ventilation and summer heat dissipation.
Compliance with Standards: Consistent with the adopted Willow Bend Master Plan, all residential
units will be designed to be energy efficient and may include such measures as quality windows, low-
flow plumbing fixtures and shower flow restrictors, and low water use landscape materials, etc. All
residential buildings will be simply composed for cost efficiency and to avoid excessive waste of
materials. Earth Advantage, Energy Star, and LEED principles will be utilized to achieve an energy
efficient and cost-effective result, including investing in better fixtures, windows, insulation and
venting. All residential units will comply with the Oregon Residential Structural Specialty Code.
Excepting fixed or transom windows, all units will have operable windows to provide ventilation
depending on the orientation of the building and the time of year.
B. Architectural Character.
1. General.
a. The architectural characteristics of surrounding buildings, including historic buildings, should be considered,
especially if a consistent pattern is already established by similar or complementary building articulation,
building scale and proportions, setbacks, architectural style, roof forms, building details and fenestration
patterns, or materials. In some cases, the existing context is not well defined, or may be undesirable. In such
cases, a well-designed new project can establish a pattern or identity from which future development can take
its cues.
b. Certain buildings, because of their size, purpose or location, should be given prominence and distinct
architectural character, reflective of their special function or position. Examples of these special buildings
include theaters, hotels, cultural centers, and civic buildings.
c. Attention should be paid to the following architectural elements:
i. Building forms and massing;
Page 123 of 177
APPLICANT’S EXHIBIT 3
Demonstration of Compliance with Applicable Development Standards
Subdivision Tentative Plan
Applicant: White Hawk Properties, LLC
Page 24
ii. Building height;
iii. Rooflines and parapet features;
iv. Special building features (e.g., towers, arcades, entries, canopies, signs, and artwork);
v. Window size, orientation and detailing;
vi. Materials and color; and
vii. The building’s relationship to the site, climate, topography and surrounding buildings.
Compliance with Standards: The attached single-family dwellings and ADUs in the proposed
Willow Bend, Phase 2 subdivision will continue the same architectural design theme used for the
dwellings in Phase 1 that are nearing completion. All dwellings will feature articulated elevations on
all sides and varying roof lines and color schemes to create an interesting and quality built environment.
*****
C. Building Entries.
1. General.
a. The orientation of building entries shall:
i. Orient the primary entrance toward the street rather than the parking lot;
ii. Connect the building’s main entrance to the sidewalk with a well-defined pedestrian walkway.
b. Building facades over two hundred feet in length facing a street shall provide two or more public building
entrances off the street.
c. All entries fronting a pedestrian accessway shall be sheltered with a minimum four-foot overhang or shelter.
d. An exception to any part of the requirements of this section shall be allowed upon finding that:
i. The slope of the land between the building and the pedestrian street is greater than 1:12 for more than
twenty feet and that a more accessible pedestrian route to the building is available from a different side of
the building; or
ii. The access is to a courtyard or clustered development and identified pedestrian accessways are provided
through a parking lot to directly connect the building complex to the most appropriate major pedestrian
route(s).
Compliance with Standards: All the attached single-family dwellings in the proposed Phase 2
subdivision will have their entries oriented to a public street with a pedestrian walkway from each entry
to the sidewalk. All entries will be sheltered by at least a four-foot overhanging roof element.
*****
3. Residential.
a. The main entrance of each primary structure should face the street the site fronts on, except on corner lots,
where the main entrance may face either of the streets or be oriented to the corner. For attached dwellings,
duplexes, and multi-dwellings that have more than one main entrance, only one main entrance needs to meet
this guideline. Entrances that face a shared landscaped courtyard are exempt.
b. Residential buildings fronting on a street shall have an entrance to the building opening on to the street.
Page 124 of 177
APPLICANT’S EXHIBIT 3
Demonstration of Compliance with Applicable Development Standards
Subdivision Tentative Plan
Applicant: White Hawk Properties, LLC
Page 25
i. Single-family detached, attached and row house/townhouse residential units fronting on a pedestrian street
shall have separate entries to each dwelling unit directly from the street.
ii. Ground floor and upper story dwelling units in a multifamily building fronting a street may share one or
more building entries accessible directly from the street, and shall not be accessed through a side yard
except for an accessory unit to a single-family detached dwelling.
c. The main entrances to houses and buildings should be prominent, interesting, and pedestrian-accessible. A
porch should be provided to shelter the main entrance and create a transition from outdoor to indoor space.
d. Generally, single-dwelling porches should be at least eight feet wide and five feet deep and covered by a roof
supported by columns or brackets. If the main entrance is to more than one dwelling unit, the covered area
provided by the porch should be at least twelve feet wide and five feet deep.
e. If the front porch projects out from the building, it should have a roof pitch which matches the roof pitch of the
house. If the porch roof is a deck or balcony, it may be flat.
f. Building elevation changes are encouraged to make a more prominent entrance. The maximum elevation for
the entrance should not be more than one-half story in height, or six feet from grade, whichever is less.
g. The front entrance of a multi-dwelling complex should get architectural emphasis, to create both interest and
ease for visual identification.
Compliance with Standards: The attached single-family dwellings and ADUs within the proposed
Willow Bend, Phase 2 subdivision will be similar to the units constructed in Phase 1. All single-family
dwellings will have their main entry oriented to a public street and feature covered porches with pitches
roofs for shelter from the elements. The front entrances will project out from the main body of the
dwellings, and each unit will feature exterior articulation of building walls and rooflines for visual
interest.
D. Building Facades.
1. General.
a. All building frontages greater than forty feet in length shall break any flat, monolithic facade by including
discernible architectural elements such as, but not limited to: bay windows, recessed entrances and windows,
display windows, cornices, bases, pilasters, columns or other architectural details or articulation combined with
changes in materials, so as to provide visual interest and a sense of division, in addition to creating community
character and pedestrian scale. The overall design shall recognize that the simple relief provided by window
cutouts or sills on an otherwise flat facade, in and of itself, does not meet the requirements of this subsection.
b. Building designs that result in a street frontage with a uniform and monotonous design style, roofline or facade
treatment should be avoided.
c. Architectural detailing, such as but not limited to, trellis, long overhangs, deep inset windows, should be
incorporated to provide sun-shading from the summer sun.
d. To balance horizontal features on longer facades, vertical building elements shall be emphasized.
e. The dominant feature of any building frontage that is visible from a pedestrian street or public open space shall
be the habitable area with its accompanying windows and doors. Parking lots, garages, and solid wall facades
(e.g., warehouses) shall not dominate a pedestrian street frontage.
f. Developments shall be designed to encourage informal surveillance of streets and other public spaces by
maximizing sight lines between the buildings and the street.
g. All buildings, of any type, constructed within any TOD overlay shall be constructed with exterior building
materials and finishes that are of high quality to convey permanence and durability.
Page 125 of 177
APPLICANT’S EXHIBIT 3
Demonstration of Compliance with Applicable Development Standards
Subdivision Tentative Plan
Applicant: White Hawk Properties, LLC
Page 26
h. The exterior walls of all building facades along pedestrian routes, including side or return facades, shall be of
suitable durable building materials including the following: stucco, stone, brick, terra cotta, tile, cedar shakes
and shingles, beveled or ship-lap or other narrow-course horizontal boards or siding, vertical board-and-batten
siding, articulated architectural concrete or concrete masonry units (CMU), or similar materials which are low
maintenance, weather-resistant, abrasion-resistant, and easy to clean. Prohibited building materials include the
following: plain concrete, plain concrete block, corrugated metal, unarticulated board siding (e.g., T1-11 siding,
plain plywood, sheet pressboard), Exterior Insulated Finish Systems (EIFS), and similar quality, nondurable
materials.
i. All visible building facades along or off a pedestrian route, including side or return facades, are to be treated
as part of the main building elevation and articulated in the same manner. Continuity of use of the selected
approved materials must be used on these facades.
j. Ground-floor openings in parking structures, except at points of access, must be covered with grilles, mesh or
lattice that obscures at least thirty percent of the interior view (e.g., at least thirty percent solid material to
seventy percent transparency).
k. Appropriately scaled architectural detailing, such as but not limited to moldings or cornices, is encouraged at
the roofline of commercial building facades, and where such detailing is present, should be a minimum of at
least eight inches wide.
l. Compatible building designs along a street should be provided through similar massing (building facade, height
and width as well as the space between buildings) and frontage setbacks.
3. Residential.
a. The facades of single-family attached and detached residences (including duplexes, triplexes, fourplexes,
townhouses, and row houses) shall comply with the following standards:
i. No more than forty-five percent of the horizontal length of the ground floor front elevation of a single-family
detached or attached dwelling with frontage on a public street, except alleys, shall be an attached garage.
ii. Residential building elevations facing a pedestrian route shall not consist of undifferentiated blank walls,
but shall be articulated with architectural details such as windows, dormers, porch details, balconies or
bays.
iii. For any exterior wall which is within twenty feet of and facing onto a street or public open space and which
has an unobstructed view of that pedestrian street or public open space, at least twenty percent of the
ground floor wall area shall be comprised of either display area, windows, or doorways.
iv. Architectural detailing is encouraged to provide variation among attached units. Architectural detailing
includes but is not limited to the following: the use of different exterior siding materials or trim, shutters,
different window types or sizes, varying roof lines, balconies or porches, and dormers. The overall design
shall recognize that color variation, in and of itself, does not meet the requirements of this subsection.
v. Fences or hedges in a front yard shall not exceed three feet in height. Side yard fencing shall not exceed
three feet in height between the front building facade and the street. Fences beyond the front facade of
the building in a sideyard or back yard and along a street, alley, property line, or bike/pedestrian pathway
shall not exceed four feet in height. Fences over four feet in height are not permitted and hedges or
vegetative screens in no case shall exceed six feet in height.
Compliance with Standards: The facades of the attached single-family dwellings and ADUs within
the proposed Willow Bend, Phase 2 subdivision will be similar to the units constructed in Phase 1. All
existing and proposed attached single-family dwellings are and will continue to be consistent with these
standards for garages, articulation, fenestration, and architectural detailing.
*****
Page 126 of 177
APPLICANT’S EXHIBIT 3
Demonstration of Compliance with Applicable Development Standards
Subdivision Tentative Plan
Applicant: White Hawk Properties, LLC
Page 27
E. Roofs.
2. Residential.
a. Flat roofs with a parapet and cornice are allowed for multifamily residences in all TOD, LMR, MMR and HMR
districts, in which the minimum for sloped roofs is 5:12.
b. Flat roofs with a parapet and cornice are allowed for single-family attached and detached residences (including
duplexes, triplexes, fourplexes, townhouses, and row houses) in all TOD residential districts, except the LMR
zone.
c. For all residences with sloped roofs, the roof slope shall be at least 5:12, and no more than 12:12. Eaves shall
overhang building walls at a minimum twelve inches deep on all sides (front, back, sides) of a residential
structure.
d. Roof shapes, surface materials, colors, mechanical equipment and other penthouse functions should be
integrated into the total building design. Roof terraces and gardens are encouraged.
Compliance with Standards: The attached single-family dwellings and ADUs within the proposed
Phase 2 subdivision will have sloped roofs consistent with these standards and similar to the roof forms
constructed on the dwellings within the Willow Bend, Phase 1 subdivision.
F. Exterior Building Lighting.
*****
2. Residential.
a. Lighting shall not draw inordinate attention to the building facade.
b. Porch and entry lights are encouraged on all dwellings to create a safe and inviting pedestrian environment at
night.
c. No exterior lighting exceeding one hundred watts per fixture is permitted in any residential area.
Compliance with Standards: The attached single-family dwellings and ADUs within the proposed
Phase 2 subdivision can and will have exterior lighting that complies with these standards.
Page 127 of 177
Aerial Map
Willow Bend Phase - 2
Tentative Plan
White Hawk Properties LLC.
Map Lot: 37-2W-2-2701
Data Source: Medford GIS, Jackson County GISReference: NAD 1983 State Plane Oregon SouthFIPS 3602 (Intl Feet)Layout: CSA Planning Ltd, 1/20/2025
0 600 Feet
Map Features
Subject Boundary
Urban Growth Boundary
City Limits
Tax Lots
B
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C
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Expo
Ponds
P
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Freeman
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Bigham
Dr
Bi
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33
Jewett
Elementary
Rogue Valley
Family Fun
Center
TheShamrock
Chestnut St
Blue Grass
Downs Park
Expo
Ponds
Ivan
Ln
Lara Ln
Bluegrass Dr
Walnut Grove Ln
Hawk
Dr
Gebhard
Rd
Gebhard
Rd
Evan Way
New Haven Dr
Scofield
St
Shepherd Of
The Valley
Church
5
Penninger Rd
Beebe Rd
Peninger
St
E Pine St
33
Devonshire Pl
Jeremy St
Naples
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Central Point
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Beebe Rd
Hamrick Rd
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Subject
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Page 128 of 177
EIG
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STREET
FROM NW COR. DLC 55
FREE
WAY
NE COR.
35
M A N Z A NIT A
1
3
4
7.4
7'
930.13'
2
CS-10523
4.88 AC.
13.42'
V. 276
579+00
132.57'
27+24.21
6-4
E LINE
11
154.10'
HAMRICK RD.37 2W
DRIVE
26+96.08
V. 468, P. 318
(COUNTY FAIRGROUNDS)
392.90'
6-2
S
T
R
E
E
T
CS-6194
DLC 55
S
T
R
E
E
T
3
ST.
396.00'
36
2CD
35
45.13 AC.
304.73'
STREET 584+78.70
S LINE V. 191, P. 511
190.12'
543+00
FIF
T
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603.05'
V. 268, P. 135
LARA
2
4
85
.7
6'
119.10'
1547.70'
SW COR.
PG. 412
S
T
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E
E
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HAVEN
LOT 3 37.82
IVAN
NEW
DLC 56
7
1
7.3'
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993.45'
37 2W 2CB
GEBHARD
246.00'
V. 254, P. 267
COUNTY
- - 11
6
8.8
2'
-
-
INT. EL COR.
572.5' (MEAS.)
29+34.48
4
01.51'
285.10'
1084.44'CS-3346
W A Y
SIX
T
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SW COR.
37 2W 2CA
NE COR.
616.00'
1254'
TENTH
DRIVE
INTERSTATE 5
SEC. 34
LARUEDRIVE
SE
V
E
N
T
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OR 98-26018
264.00'
BIGHAM
34
37 2W 2D
PENNINGER ROAD
663.75'
154.52'
NE COR.
150'
602.20'
JACKSON
330'
CREEK
2
HAWK
1999 27058
CHESTNUT 1
LOT 1
150.00'
310.00'
6
1
6.7
5'
1
1
36.91'
SEE MAP 37 2W 12B
SEE MAP 37 2W 11BB SEE MAP 37 2W 11BA SEE MAP 37 2W 11ASEE MAP 37 2W 10AA
565+00
66.90'
S T R EET
PHEASANT540+00
162.36'
BE B E E
SEE MAP
SE COR.
V. 558, PG. 234
150.00'
220'
C H E R R Y
D.L.C. 55
SUN
S T R E E T
NE COR.
1507' (CALC.)
690.10'
ROAD
S 840.00', W 178.20'
STREET
2
2
6.4
0'
-
78-01287
567.60' (DEED)
E LINE
V. 469, P. 144
179.06'
560.00' M/L
MAP
MAP
SEE MAP
11
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195.89'
558+60
452.48
583+00
825.00'
TENTH
171.60'
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S T R E E T
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V. 344, PG. 30
EXPOSITION
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V. 232, P. 104
S 1222.98', E 3960.0'
V. 510, PG. 452
LOT 4 37.72
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ROAD
548.21
317.12 (CS)
BDY. LINE
192.19
37 2W
A L D E R
735.79
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530.94
CS 211109.90'
SE COR.
SEE
PG. 566528.57
316.10'
66.66
N.E. COR.
311.40' (DEED)
22.20
275.20'
184.50
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8.57 Ac.
V. 269
452.48
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1221.00 S, 1336.50 W66.70 E, 22.20 N FR.NE COR. DLC 55
176.11'
37 2W 2BC
-
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ROAD
SEE MAP 37 2W 03AA
SEE MAP 37 2W 01CB
SEE MAP 37 2W 01C
SEE MAP 37 2W 01C
SEE MAP 37 2W 01BC
SEE MAP 37 2W 01BB
SEE MAP 37 2W 03DA
SEE MAP 37 2W 03AD
V. 317, P. 484
SEE MAP 36 2W 35DD
SEE MAP 36 2W 35D
SEE MAP 36 2W 35
SEE MAP 36 2W 34D
SEE
INTERSTATE 5 FREE
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SEE MAP
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193.15 AC.
ST R EET
NW COR. LOT 3
274.93'
V.
1
7
4, P. 8
9
FROM SE COR. DLC 56
EVAN
554+00
561.00' (DEED)
LANE
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CS 15258CS 22502
CS 21251
6-28
FROM S 1/4 COR.
CS 21251
NW COR.
V.519, P. 111
BEAR
WAY
V. 470, P. 226
DLC 55
24+56.32
781.08'
ST
R
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E
T
S T R E E T
STREET
N 485.75', E 735.14'
261.16'
PARK
20.02 Ac
UPTON RD.
309.08'
STREET
S
T
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300.00' M/L 41.63
6
37.20'
WAY
133.42'
TEM PLE DRIVE
150'
T
HIR
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T.
50
432.24'
SEE MAP
330'
F
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LOT 2
NIN
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TWIN ROCKS DRIVE
SEE MAP V. 338, PG. 11
2 2 6.4 0'
87.93'
6.67 AC.
H A ZEL
106.1'
600'
LANE
CHERRY ST.
0.30 AC.
RISE
150.00'
M A P L E
V. 425, PG. 332
100.00'
556+00
ROAD
37 2W 2CC
NINTH
CS 20266
0.56 AC.
0.78 AC.
0.54 AC.
CS 20656
3433
B E N DBEND
P H .1PH.1
W I L L O W
W I L L O W
CS 23919
351.00'
515.89'
509.45'
268.04'
336.98'
2
3
4
.8
5'
127.23'167.26'93.12'231.64'
74.81'
SEE
MAP
37 2W 2AD2500
600 U1
600 U2
500 400
3100
2601
200
501
3000
600
2900
2600
2701
2602
2700
SECTION 2 T.37S. R.2W. W.M.JACKSON COUNTY1" = 400'
CANCELLED TAX LOT NUMBERS100-195 REMAPPED TO 372W02AA & 362W35DD100U212002000-24003005200-15900X100'S REMAPPED TO 372W02AA & 362W35DD7003200 ADDED TO 3000
372W2CENTRAL POINT
372W2CENTRAL POINTDOR CONVERSION March 29, 2000REV June 15, 2023GIS DATA
06/28/2024 2:55:19 PM: yatesja
FOR ASSESSMENT ANDTAXATION ONLY
Page 129 of 177
Comprehensive Plan
Willow Bend Phase - 2
Tentative Plan
White Hawk Properties LLC.
Map Lot: 37-2W-2-2701
Rogue Valley
Family Fun
Center
Bear
C
r
e
e
kExpo
Ponds
Gebhard
Rd
Annalise
St
Shepherd Of
The Valley
Church
Penninger Rd
Beebe Rd
E Pine St
HamrickRd
Hamrick
Rd
High Density
Employment
Commercial Parks and
Open Space
Employment
Commercial
Medium
Density
High Density
Medium
Density
High Density
Subject
Property
Data Source: Medford GIS, Jackson County GISReference: NAD 1983 State Plane Oregon SouthFIPS 3602 (Intl Feet)Layout: CSA Planning, Ltd. 3/12/2025
0 300 Feet
Map Features
Subject Boundary
Urban Growth Boundary
City Limits
Tax Lots
Central Point Comprehensive Plan
Employment Commercial
High Density Residential
Medium Density Residential
Parks and Open Space
Page 130 of 177
Zoning Map
Willow Bend Phase - 2
Tentative Plan
White Hawk Properties LLC.
Map Lot: 37-2W-2-2701
Data Source: Medford GIS, Jackson County GISReference: NAD 1983 State Plane Oregon SouthFIPS 3602 (Intl Feet)Layout: CSA Planning Ltd, 1/20/2025
0 300 Feet
Map Features
Subject Boundary
Urban Growth Boundary
City Limits
Tax Lots
Central Point Zoning
BCG
C-4
Civic*
LMR*
MMR*
R-3
Rogue Valley
Family Fun
Center
Bear
C
r
e
e
kExpo
Ponds
Gebhard
Rd
Annalise
St
Shepherd Of
The Valley
Church
Penninger Rd
Beebe Rd
E Pine St
HamrickRd
Hamrick
Rd
C-4 BCG
C-4
Civic*
LMR*
MMR*
MMR*
LMR*MMR*
R-3
Subject
Property
Page 131 of 177
02550 50
N00°00'00"E 1293.69'
N8
9
°
2
9
'
5
8
"
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2
3
1
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4
1
'
R=316.48', L=78.74'
N9
0
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'
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2
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0
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'
S00°00'00"E 1018.52'
N9
0
°
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'
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3
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4
3
'
N9
0
°
0
0
'
0
0
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W
2
8
1
.
1
7
'
72'
PARCEL III -
PROPOSED PARK
36
'
20
'
30'30'
CONSTRUCTION SHOP (1) SFR
(1) SFR (1) SFR(1) SFR (1) SFRSFR
CHURCH
OR
C
H
A
R
D
(1
)
S
F
R
VA
C
A
N
T
52
'
22
'
30'
60'
6
0
'
PHASE III
RESERVE ACREAGE
PHASE 1
N0
0
°
0
0
'
0
0
"
E
1
3
.
8
6
'
N0
0
°
0
0
'
0
0
"
E
1
3
.
8
6
'
PHASE 2
PHASE I
PHASE 1PHASE 1PHASE 1PHASE 1PHASE 1PHASE 1PHASE 1
PHASE I
36'29'29'29'29'
1 2 3 4 5 6 ALLEY78 10 12911 13 14
36'29'36'36'29'29'29'25'29'29'
1 3 4 5 6 7 8 10 12911 13 142 15 16
36'36'29'36'36'29'36'29'29'36'29'36'36'29'29'39.01'
29'
22
'
15 16
41.67'
PHASE II
GEBHARD ROAD
1
PRELIMINARY
THESE DRAWINGS SHALL
NOT BE USED FOR:
CONSTRUCTION
BIDDING
RECORDATION
CONVEYANCE
ISSUANCE OF A PERMIT
XX% XX
BE
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B
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Page 132 of 177
Page 133 of 177
Page 134 of 177
Page 135 of 177
Page 136 of 177
Site Photos
White Hawk Properties, LLC
MAP 37-2W-02
TAX LOT 2701
CSA Planning, Ltd March 21, 2023
View looking north from
Tango Way down Annalise
Street.
CSA Planning, Ltd March 13, 2025
View looking northeast from
corner of Tango Way and
Gebhard Road.
View looking north from the
southwest corner of Tango
Way and Gebhard Road
intersection.
View looking north across
Tango Way at the main
alleyway access to the
Phase 1 development.
Page 137 of 177
Site Photos
White Hawk Properties, LLC
MAP 37-2W-02
TAX LOT 2701
CSA Planning, Ltd March 21, 2023
View looking southwest
from northeast corner of
Cleo Street and
Annalise Street.
CSA Planning, Ltd March 13, 2025
View looking southeast from
northwest corner of Cleo
Street and Gebhard Road,
View looking southwest
from Cleo Street and
Annalise Street intersection.
View looking south from
Cleo Street along the main
alley through the
Phase 1 development.
Page 138 of 177
Site Photos
White Hawk Properties, LLC
MAP 37-2W-02
TAX LOT 2701
CSA Planning, Ltd March 21, 2023 CSA Planning, Ltd March 13, 2025
Rear view of a finished attached single-family dwelling
(two units)
Front view of a finished attached single-family dwelling
(two units).
Page 139 of 177
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1OREGON LAW REQUIRES YOU TO FOLLOW RULES
ADOPTED BY THE OREGON UTILITY NOTIFICATION
CENTER. THOSE RULES ARE SET FORTH IN OAR
952-001-0010 THROUGH OAR 952-001-0090. YOU MAY
OBTAIN COPIES OF THE RULES BY CALLING THE CENTER
AT 503-232-1987.
REGIS T E R E D PROFES
SIO
N
A
L
R
O
B
E
RT SCOT T G U N T ERM
A
RCH 11, 2 0 03
E N G I NEE
R
OREGON
72868PE
RENEWS: JUNE 30, 2025
PRELIMINARY
PHASE II
PARK
PHASE I
FUTURE
MULTI-FAMILY
LOT
GEBHARD ROAD
BE
E
B
E
R
O
A
D
HA
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T
G
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ANNALISE STREET
AN
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ALLEY
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Page 140 of 177
A Tentative Plan for
Willow Bend, Phase 2
Located at:
NE 1/4 Section 2, Township 37 South, Range 2 West, W.M.,
City of Central Point, Jackson County, Oregon
SURVEYOR'S NOTES:
372W2 tax lot 2701
REGISTERED
PROFESSIONAL
LAND SURVEYOR
July 13, 1999
JOHN R. PARIANI
#51382
Renews: December 31, 2026
OREGON
N
W
phone: (541) 890-1131 email: John@parianils.com
Pariani Land Surveying
Township 37 South, Range 2 West
NE 1/4 Section 2
Tentative Plan for
Willow Bend, Phase 2
1 of 1
TP-1
2025-927
March 3, 2025
JRP
CJP/MB/JH
JRP
1" = 60'
White Hawk Properties
2870 Nansen Drive
Medford, OR 97504
Project Location:
Page 141 of 177
15+00 15+65
10+00 11+00 11+45
C3
C4
C5
C6
C7
C8
C9
C10 C11 C12
C13
Curve Table
Curve #
C1
C2
C3
C4
C5
C6
C7
C8
C9
C10
C11
C12
C13
Length
17.21
11.47
45.78
37.00
25.37
21.47
24.68
47.12
47.12
31.42
31.42
46.87
45.40
Radius
30.00
20.00
30.00
20.00
20.00
15.00
15.00
30.00
30.00
20.00
20.00
30.00
30.00
Delta
32.87
32.86
87.44
105.99
72.69
81.99
94.27
90.00
90.00
90.00
90.00
89.52
86.70
Chord Direction
N16° 48' 21"W
N16° 48' 37"W
N83° 31' 06"W
S53° 22' 24"E
N35° 58' 00"E
N40° 46' 13"E
N47° 21' 30"W
S45° 18' 42"E
S44° 41' 18"W
S44° 41' 18"W
S45° 18' 42"E
S44° 26' 59"W
S43° 39' 46"E
Chord Length
16.98
11.31
41.47
31.94
23.71
19.68
21.99
42.43
42.43
28.28
28.28
42.25
41.19
CP0.02OREGON LAW REQUIRES YOU TO FOLLOW RULES
ADOPTED BY THE OREGON UTILITY NOTIFICATION
CENTER. THOSE RULES ARE SET FORTH IN OAR
952-001-0010 THROUGH OAR 952-001-0090. YOU MAY
OBTAIN COPIES OF THE RULES BY CALLING THE CENTER
AT 503-232-1987.
REGIS T E R E D PROFES
SIO
N
A
L
R
O
B
E
RT SCOT T G U N T ERM
A
RCH 11, 2 0 03
E N G I NEE
R
OREGON
72868PE
RENEWS: JUNE 30, 2025
PRELIMINARY
10
PUE
10
PUE
10
PUE
10
PUE
10
PUE
10
PUE
10
PUE
10
PUE
LOT 1 LOT 2 LOT 3 LOT 4 LOT 5 LOT 6 LOT 7 LOT 8 LOT 9 LOT 10 LOT 11
LOT 12
LOT 13
LOT 14
LOT 15
LOT 16
LOT 17
LOT 18
LOT 19
LOT 20
LOT 21
LOT 22
LOT 23
LOT 26
LOT 27
LOT 29
LOT 31
LOT 32
LOT 33
LOT 34
LOT 35
LOT 36
LOT 37LOT 38LOT 39LOT 40LOT 41LOT 42LOT 43LOT 44LOT 45LOT 46LOT 47
GEBHARD RD
BE
E
B
E
R
D
ALLEY
ANNALISE ST
WHITEHAWK RD
TA
N
G
O
W
Y
ALLEY
NOTE:
CONTRACTOR SHALL COORDINATE THE
RELOCATION OF THE EXISTING UTILITY
POLES AND OVERHEAD UTILITIES ALONG
GEBHARD ROAD AND BEEBE ROAD INTO
THE PUE WITH THE RESPECTIVE UTILITY
COMPANIES IN.
LEGEND
FUTURE R/W
=NOT PART OF
THIS PROJECT
PHASE 1
PROPOSED STORM DRAIN DETENTION
POND WITH TREATMENT SWALE
PROPOSED WATER
METERS (TYP.)
PROPOSED 4" SS
LATERAL @2% MIN
(TYP.)2' WIDE STREET
LIGHT EASEMENT
(TYP.)2' WIDE STREET
LIGHT EASEMENT
(TYP.)
PROPOSED 4" SS
LATERAL @2% MIN
(TYP.)
PROPOSED 4" SS
LATERAL @2% MIN
(TYP.)
PROPOSED 4" SS
LATERAL @2% MIN
(TYP.)
2' WIDE STREET
LIGHT EASEMENT
(TYP.)
2' WIDE STREET
LIGHT EASEMENT
(TYP.)
PROPOSED 4" SD
LATERAL @1% MIN
(TYP.)
PROPOSED 4" SD
LATERAL @1% MIN
(TYP.)
PROPOSED 10'
PEDESTRIAN
SIDEWALK
LOT 22
LOT 24
LOT 25
LOT 28
LOT 30
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Page 142 of 177
NORTH
6" OF 3/4"-0 CRUSHED ROCK
COMPACT TO 95% RELATIVE
COMPACTION PER AASHTO
T-99 METHOD A.
3" LEVEL 3 HMAC, 1/2",
DENSE GRADED
PG 64-22 BINDER
10" OF 4"-0 CRUSHED ROCK
WELL COMPACTED
LINQ INDUSTRIAL FABRICS, INC. GTR-200
WOVEN REINFORCING FABRIC OR
APPROVED EQUAL
NOTE:
SUBGRADE SHALL BE COMPACTED TO A MINIMUM
OF 95% AASHTO T-99-86(D)
3" LEVEL 3 HMAC, 1/2",
DENSE GRADED
PG 64-22 BINDER
6" OF 3/4"-0 CRUSHED ROCK
COMPACT TO 95% RELATIVE
COMPACTION PER AASHTO T-99
METHOD A.
8" OF 4"-0 CRUSHED ROCK
WELL COMPACTED
LINQ INDUSTRIAL FABRICS, INC. GTR-200
WOVEN REINFORCING FABRIC OR
APPROVED EQUAL
NOTE:
SUBGRADE SHALL BE COMPACTED TO A
MINIMUM OF 95% AASHTO T-99-86(D)
3" LEVEL 3 HMAC, 1/2",
DENSE GRADED
PG 64-22 BINDER
6" OF 3/4"-0 CRUSHED ROCK
COMPACT TO 95% RELATIVE
COMPACTION PER AASHTO
T-99 METHOD A.
10" OF 4"-0 CRUSHED ROCK
WELL COMPACTED
LINQ INDUSTRIAL FABRICS, INC. GTR-200
WOVEN REINFORCING FABRIC OR
APPROVED EQUAL
NOTE:
SUBGRADE SHALL BE COMPACTED TO A MINIMUM
OF 95% AASHTO T-99-86(D)
3" LEVEL 3 HMAC, 1/2",
DENSE GRADED
PG 64-22 BINDER
6" OF 3/4"-0 CRUSHED ROCK
COMPACT TO 95% RELATIVE
COMPACTION PER AASHTO
T-99 METHOD A.
8" OF 4"-0 CRUSHED ROCK
WELL COMPACTED
LINQ INDUSTRIAL FABRICS, INC. GTR-200
WOVEN REINFORCING FABRIC OR
APPROVED EQUAL
NOTE:
SUBGRADE SHALL BE COMPACTED TO A MINIMUM
OF 95% AASHTO T-99-86(D)
10'20'5.5'5'5'
BIKE PATHSIDEWALKPLANTER
1'
BASE MATERIAL TO EXTEND 12"
BEHIND CURB (TYPICAL)
36'20'
2:1 MAX. TO
MATCH
10' PUE'
BASE MATERIAL TO EXTEND 12"
BEHIND CURB (TYPICAL)
18'10'6.5'
PLANTER
6.5'
PLANTER
5'
SIDEWALK
5'
SIDEWALK
10' PUE'30'22'10' PUE'
3%3%1.5%1.5%3%3%1.5%1.5%
25'25'6.5'
PLANTER
6.5'
PLANTER
6'
SIDEWALK
6'
SIDEWALK
10' PUE'36'10' PUE'36'
9.5'9.5'
11'
LOW PROFILE MOUNTABLE CURB &
GUTTER PER RD700 (TYPICAL)
3%3%
3%3%1.5%1.5%
STANDARD CURB & GUTTER PER
RD700 (TYPICAL)
STANDARD CURB & GUTTER PER
RD700 (TYPICAL)
STANDARD CURB & GUTTER PER
RD700 (TYPICAL)
2" LEVEL 3 HMAC, 1/2",
DENSE GRADED
PG 64-22 BINDER
6" OF 3/4"-0 CRUSHED ROCK
COMPACT TO 95% RELATIVE
COMPACTION PER AASHTO T-99
METHOD A.
11'
3" LEVEL 3 HMAC, 1/2",
DENSE GRADED
PG 64-22 BINDER
6" OF 3/4"-0 CRUSHED ROCK
COMPACT TO 95% RELATIVE
COMPACTION PER AASHTO
T-99 METHOD A.
10" OF 4"-0 CRUSHED ROCK
WELL COMPACTED
LINQ INDUSTRIAL FABRICS, INC. GTR-200
WOVEN REINFORCING FABRIC OR
APPROVED EQUAL
NOTE:
SUBGRADE SHALL BE COMPACTED TO A MINIMUM
OF 95% AASHTO T-99-86(D)
23'23'7.5'
PLANTER
7.5'
PLANTER
5'
SIDEWALK
5'
SIDEWALK
10' PUE'36'10' PUE'36'
3%3%1.5%1.5%
STANDARD CURB & GUTTER PER
RD700 (TYPICAL)
℄ROWROW℄
ROWROW
ROW ROW
ROW ROW ROW ROW
℄
CROWNCROWN
CP0.03OREGON LAW REQUIRES YOU TO FOLLOW RULES
ADOPTED BY THE OREGON UTILITY NOTIFICATION
CENTER. THOSE RULES ARE SET FORTH IN OAR
952-001-0010 THROUGH OAR 952-001-0090. YOU MAY
OBTAIN COPIES OF THE RULES BY CALLING THE CENTER
AT 503-232-1987.
REGIS T E R E D PROFES
SIO
N
A
L
R
O
B
E
RT SCOT T G U N T ERM
A
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72868PE
RENEWS: JUNE 30, 2025
PRELIMINARY
GEBHARD & BEEBE TYP. SECTION FROM STA: 16+41.01 TO STA:24+74.44
SCALE:NONE
ANNALISE TYP. SECTION FROM STA:15+88.46 TO STA:23+41.32
SCALE:NONE
WHITEHAWK TYP. SECTION FROM STA:10+00 TO STA:17+75.18
SCALE:NONE
ALLEY TYP. SECTION FROM STA:16+30.50 TO STA:25+81.44
AND STA:10+29.50 TO STA:11+45.35SCALE:NONE
TANGO TYP. SECTION FROM STA:13+24.89 TO STA:16+70.24
SCALE:NONE
FROM STA: 04+80.00 TO STA:15+70.33
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Page 143 of 177
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WHITEHAWK WAY
2OREGON LAW REQUIRES YOU TO FOLLOW RULES
ADOPTED BY THE OREGON UTILITY NOTIFICATION
CENTER. THOSE RULES ARE SET FORTH IN OAR
952-001-0010 THROUGH OAR 952-001-0090. YOU MAY
OBTAIN COPIES OF THE RULES BY CALLING THE CENTER
AT 503-232-1987.
REGIS T E R E D PROFES
SIO
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RT SCOT T G U N T ERM
A
RCH 11, 2 0 03
E N G I NEE
R
OREGON
72868PE
RENEWS: JUNE 30, 2025
PRELIMINARY
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Page 144 of 177
WILLOW BEND PHASE 2
GEBHARD ROAD
CENTRAL POINT, OREGON
STORMWATER DETENTION AND WATER QUALITY
CALCULATIONS
MAI JOB NO. 24-1053
January 9, 2025
Marquess & Associates, Inc.
1120 East Jackson Street
Medford, Oregon 97504
541-772-7115
Page 145 of 177
DRAINAGE NARRATIVE
The Willow Bend Phase 2 development will create 43 lots for townhome construction and 1 lot for
commercial construction along with improvements to Gebhard Road and construction of new on-site
roads and alleys. To provide the required detention and water quality treatment a stormwater detention
pond with a treatment swale in the bottom will be utilized to capture stormwater runoff before releasing
the runoff into a city storm drain system.
The existing Phase 2 site is vacant and generally slopes to the north.
The proposed improvements will create 3.98 acres of impervious surface draining to the proposed
detention system. The area covered by the 43 single family residential lots have been considered as 65%
impervious. The predeveloped flow from the remaining commercial lot will be considered for the system,
as this lot will have its own treatment and detention facility. The overall area that will drain to the pond is
10.45 acres.
The proposed pond system will be located on it’s own lot next to the intersection between Gebhard Road
and Beebe Road. The pond will have an 8-foot-wide swale in the bottom running at 0.5% grade for 92
linear feet.
DETENTION CALCULATIONS
For the pre-developed condition, a Time of Concentration (Tc) of 48.22 minutes and a Curve Number
(CN) of 80 was used. Per the attached Hydrology Studio Hydrograph calculation the pre-developed flow
for a 10-year storm event (3.0” of rainfall in 24 hours) was 2.094 cfs.
For the post-developed condition, a Time of Concentration (Tc) of 15 minutes and a Curve Number (CN)
of 91 was used. Per the attached Hydrology Studio Hydrograph calculation the post-developed flow for a
10-year storm event (3.0” of rainfall in 24 hours) was 5.379 cfs.
The system had been designed to release at a rate of 2.046 cfs through a 6.25” diameter orifice. During a
10-year storm event the system will pond water to an elevation of 1250.02. The top of bank for the
proposed pond is 1256.50 which will provide 6.48 feet of freeboard. The proposed pond will
provide 9,970 cubic feet of storage volume during a 10-year storm event.
BYPASS ROUTING
The outlet structure for the detention pond has been designed as a modified ditch inlet with the flowline
grate acting as an overflow weir. The weir elevation has been set at 1250.15 to accommodate the 25-year
storm.
WATER QUALITY
The bottom of the vegetated detention pond will have a swale graded to provide the required
treatment for the Water Quality design storm. The scope of the project will create a Water
Quality flow of 0.44 cfs.
The proposed swale in the bottom of the pond has been designed to treat the Full Build-out of the
site. The proposed swale will be 8’ wide with 3:1 side slopes and a longitudinal slope of 0.50%.
The length of the swale (measured at centerline of swale) is 92’. The swale will run at a depth of
Page 146 of 177
0.29’ with a flow velocity of 0.17 fps. This will equate to a flow time of approximately 9.02
minutes which meets the required time of 9 minutes.
Page 147 of 177
HYDROLOGY STUDIO HYDROGRAPH CALCULATIONS
Page 148 of 177
Hydrograph Report Project Name:
Hydrology Studio v 3.0.0.34 01-09-2025
Pre Developed Hyd. No. 1
Hydrograph Type = NRCS Runoff Peak Flow = 0.040 cfs
Storm Frequency = 1-yr Time to Peak = 21.07 hrs
Time Interval = 2 min Runoff Volume = 1,544 cuft
Drainage Area = 10.45 ac Curve Number = 80
Tc Method = TR55 (See Worksheet) Time of Conc. (Tc) = 48.22 min
Total Rainfall = 0.84 in Design Storm = Type IA
Storm Duration = 24 hrs Shape Factor = 484
Time (hrs)
0 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26
0
0.002
0.004
0.006
0.008
0.01
0.012
0.014
0.016
0.018
0.02
0.022
0.024
0.026
0.028
0.03
0.032
0.034
0.036
0.038
0.04
Qp = 0.040 cfs
Page 149 of 177
Tc by TR55 Worksheet Project Name:
Hydrology Studio v 3.0.0.34 01-09-2025
Developed Hyd. No. 1
NRCS Runoff
Description
Segments
A B C Tc (min)
Sheet Flow
Description
Manning's n
Flow Length (ft)
2-yr, 24-hr Precip. (in)
Land Slope (%)
Travel Time (min)
0.240
100
2.00
.66
28.12
0.013
2.28
0.00
0.013
2.28
0.00 28.12
Shallow Concentrated Flow
Flow Length (ft)
Watercourse Slope (%)
Surface Description
Average Velocity (ft/s)
Travel Time (min)
870
0.20
Unpaved
.72
20.09
0.00
Paved
0.00
0.00
Paved
0.00 20.09
Channel Flow
X-sectional Flow Area (sqft)
Wetted Perimeter (ft)
Channel Slope (%)
Manning's n
Velocity (ft/s)
Flow Length (ft)
Travel Time (min)
0.013
0.00
0.013
0.00
0.013
0.00 0.00
Total Travel Time 48.22 min
Page 150 of 177
Hydrograph Report Project Name:
Hydrology Studio v 3.0.0.34 01-09-2025
Post Developed Hyd. No. 2
Hydrograph Type = NRCS Runoff Peak Flow = 0.439 cfs
Storm Frequency = 1-yr Time to Peak = 8.07 hrs
Time Interval = 2 min Runoff Volume = 9,351 cuft
Drainage Area = 10.45 ac Curve Number = 91*
Tc Method = User Time of Conc. (Tc) = 15.0 min
Total Rainfall = 0.84 in Design Storm = Type IA
Storm Duration = 24 hrs Shape Factor = 484
* Composite CN Worksheet
AREA (ac) CN DESCRIPTION
3.98 98 Impervious
3.1 80 Landscape
3.37 92 SFR
10.45 91 Weighted CN Method Employed
Time (hrs)
0 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25
0
0.02
0.04
0.06
0.08
0.1
0.12
0.14
0.16
0.18
0.2
0.22
0.24
0.26
0.28
0.3
0.32
0.34
0.36
0.38
0.4
0.42
0.44
Qp = 0.439 cfs
Page 151 of 177
Hydrograph Report Project Name:
Hydrology Studio v 3.0.0.34 01-09-2025
Pond Route Hyd. No. 3
Hydrograph Type = Pond Route Peak Flow = 0.386 cfs
Storm Frequency = 1-yr Time to Peak = 8.20 hrs
Time Interval = 2 min Hydrograph Volume = 9,350 cuft
Inflow Hydrograph = 2 - Developed Max. Elevation = 1245.71 ft
Pond Name = POND Max. Storage = 201 cuft
Pond Routing by Storage Indication Method Center of mass detention time = 7 min
Developed Pond Route
Time (hrs)
0 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25
0
0.02
0.04
0.06
0.08
0.1
0.12
0.14
0.16
0.18
0.2
0.22
0.24
0.26
0.28
0.3
0.32
0.34
0.36
0.38
0.4
0.42
0.44
Qp = 0.386 cfs
Page 152 of 177
Pond Report Project Name:
Hydrology Studio v 3.0.0.34 01-09-2025
POND Stage-Storage
Description Input
Stage / Storage Table
Stage
(ft)
Elevation
(ft)
Contour Area
(sqft)
Incr. Storage
(cuft)
Total Storage
(cuft)
User Defined Contours
Bottom Elevation, ft
Voids (%)
Volume Calc
1245.24
100.00
None
0.00 1245.24 1 0.000 0.000
0.06 1245.30 97 2.93 2.93
0.16 1245.40 267 18.2 21.1
0.26 1245.50 471 36.9 58.0
0.36 1245.60 681 57.6 116
0.46 1245.70 879 78.0 194
0.56 1245.80 940 90.9 284
0.66 1245.90 1,000 97.0 381
0.76 1246.00 1,060 103 484
1.76 1247.00 1,678 1,369 1,853
2.76 1248.00 2,330 2,004 3,858
3.76 1249.00 3,016 2,673 6,531
4.76 1250.00 3,737 3,377 9,908
5.76 1251.00 4,492 4,115 14,023
6.76 1252.00 5,280 4,886 18,909
7.76 1253.00 6,103 5,692 24,602
8.76 1254.00 6,960 6,532 31,134
9.76 1255.00 7,850 7,406 38,540
10.76 1256.00 8,775 8,314 46,854
11.26 1256.50 9,251 4,497 51,350
1-yr 10-yr Contours
Total Storage (cuft)
0 10000 20000 30000 40000 50000
1245
1246
1247
1248
1249
1250
1251
1252
1253
1254
1255
1256
1257
0
1
2
3
4
5
6
7
8
9
10
11
Stage-Storage
Page 153 of 177
Pond Report Project Name:
Hydrology Studio v 3.0.0.34 01-09-2025
POND Stage-Discharge
Culvert / Orifices
Rise, in
Span, in
No. Barrels
Invert Elevation, ft
Orifice Coefficient, Co
Length, ft
Barrel Slope, %
N-Value, n
Culvert
Orifice
1 (m) 2 3
12 6.25
12 6.25
1 1
1245.24 1245.25
0.60 0.60
110
2.28
0.013
Perforated Riser
Hole Diameter, in
No. holes
Invert Elevation, ft
Height, ft
Orifice Coefficient, Co
Weirs
Shape / Type
Crest Elevation, ft
Crest Length, ft
Angle, deg
Weir Coefficient, Cw
Riser
Weir
1 (m) 2 3
Rectangular
1250.15
2.28
3.3
Ancillary
Exfiltration, in/hr
m = Flows through Culvert, i = Independent
Top of Pond 1-yr 10-yr Pond Outflow
Discharge (cfs)
0 1 2 3 4 5 6 7 8 9 10 11
1246
1247
1248
1249
1250
1251
1252
1253
1254
1255
1256
0
1
2
3
4
5
6
7
8
9
10
11
Stage-Discharge
Page 154 of 177
Pond Report Project Name:
Hydrology Studio v 3.0.0.34 01-09-2025
POND Stage-Storage-Discharge Summary
Stage
(ft)
Elev.
(ft)
Storage
(cuft)
Culvert
(cfs)
Orifices, cfs
1 2 3
Riser
(cfs)
Weirs, cfs
1 2 3
Pf Riser
(cfs)
Exfil
(cfs)
User
(cfs)
Total
(cfs)
0.00 1245.24 0.000 0.000 0.000 0.000 0.000
0.06 1245.30 2.93 0.007 ic 0.007 0.000 0.007
0.16 1245.40 21.1 0.056 ic 0.056 0.000 0.056
0.26 1245.50 58.0 0.140 ic 0.140 0.000 0.140
0.36 1245.60 116 0.252 ic 0.252 0.000 0.252
0.46 1245.70 194 0.375 ic 0.375 0.000 0.375
0.56 1245.80 284 0.479 ic 0.479 0.000 0.479
0.66 1245.90 381 0.554 ic 0.554 0.000 0.554
0.76 1246.00 484 0.622 ic 0.622 0.000 0.622
1.76 1247.00 1,853 1.129 ic 1.129 0.000 1.129
2.76 1248.00 3,858 1.491 ic 1.491 0.000 1.491
3.76 1249.00 6,531 1.786 ic 1.786 0.000 1.786
4.76 1250.00 9,908 2.043 ic 2.043 0.000 2.043
5.76 1251.00 14,023 7.014 oc 1.118 5.896 7.014
6.76 1252.00 18,909 8.117 oc 0.360 7.756 s 8.117
7.76 1253.00 24,602 8.633 oc 0.213 8.420 s 8.633
8.76 1254.00 31,134 9.103 oc 0.149 8.954 s 9.103
9.76 1255.00 38,540 9.516 oc 0.114 9.402 s 9.516
10.76 1256.00 46,854 9.938 oc 0.092 9.846 s 9.938
11.26 1256.50 51,350 10.13 oc 0.084 10.04 s 10.13
Suffix key: ic = inlet control, oc = outlet control, s = submerged weir
Page 155 of 177
Pond Report Project Name:
Hydrology Studio v 3.0.0.34 01-09-2025
POND Pond Drawdown
Stage (ft)
Page 156 of 177
Hydrograph Report Project Name:
Hydrology Studio v 3.0.0.34 01-09-2025
Pre Developed Hyd. No. 1
Hydrograph Type = NRCS Runoff Peak Flow = 2.094 cfs
Storm Frequency = 10-yr Time to Peak = 8.43 hrs
Time Interval = 2 min Runoff Volume = 47,417 cuft
Drainage Area = 10.45 ac Curve Number = 80
Tc Method = TR55 (See Worksheet) Time of Conc. (Tc) = 48.22 min
Total Rainfall = 3.00 in Design Storm = Type IA
Storm Duration = 24 hrs Shape Factor = 484
Time (hrs)
0 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26
0
1
2
3
Qp = 2.094 cfs
Page 157 of 177
Hydrograph Report Project Name:
Hydrology Studio v 3.0.0.34 01-09-2025
Post Developed Hyd. No. 2
Hydrograph Type = NRCS Runoff Peak Flow = 5.379 cfs
Storm Frequency = 10-yr Time to Peak = 8.00 hrs
Time Interval = 2 min Runoff Volume = 76,603 cuft
Drainage Area = 10.45 ac Curve Number = 91*
Tc Method = User Time of Conc. (Tc) = 15.0 min
Total Rainfall = 3.00 in Design Storm = Type IA
Storm Duration = 24 hrs Shape Factor = 484
* Composite CN Worksheet
AREA (ac) CN DESCRIPTION
3.98 98 Impervious
3.1 80 Landscape
3.37 92 SFR
10.45 91 Weighted CN Method Employed
Time (hrs)
0 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25
0
1
2
3
4
5
6
Qp = 5.379 cfs
Page 158 of 177
Hydrograph Report Project Name:
Hydrology Studio v 3.0.0.34 01-09-2025
Pond Route Hyd. No. 3
Hydrograph Type = Pond Route Peak Flow = 2.046 cfs
Storm Frequency = 10-yr Time to Peak = 8.90 hrs
Time Interval = 2 min Hydrograph Volume = 76,602 cuft
Inflow Hydrograph = 2 - Developed Max. Elevation = 1250.02 ft
Pond Name = POND Max. Storage = 9,970 cuft
Pond Routing by Storage Indication Method Center of mass detention time = 39 min
Developed Pond Route
Time (hrs)
0 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25
0
1
2
3
4
5
6
Qp = 2.046 cfs
Page 159 of 177
Channel Report Project filename: 24-1053 Swale Flow.stx
Studio Express by Hydrology Studio v 1.0.0.16 01-09-2025
Channel 1 Channel 1
TRAPEZOIDAL
Bottom Width = 8.00 ft
Side Slope Left, z:1 = 3.00
Side Slope Right, z:1 = 3.00
Total Depth = 3.00 ft
Invert Elevation = 100.00 ft
Channel Slope = 0.500 %
Manning's n = 0.240
DISCHARGE
Method = Known Q
Known Q = 0.44 cfs
CALCULATION SAMPLE
Flow Depth Area Velocity WP n-value Crit Depth HGL EGL Max Shear Top Width
(cfs) (ft) (sqft) (ft/s) (ft) (ft) (ft) (ft) (lb/sqft) (ft)
0.44 0.29 2.57 0.17 9.83 0.240 0.05 100.29 100.29 0.09 9.74
Page 160 of 177
Southern Oregon Transportation Engineering, LLC
319 Eastwood Drive | Medford, Or. 97504 | 541. 941.4148 | Kim.parducci@gmail.com
March 5, 2025
Justin Gindlesperger, Community Planner III
City of Central Point / Community Development
130 S Third Street
Central Point, Oregon 97502
RE: Willow Bend Subdivision – Updated Trip Generation
Dear Justin,
Southern Oregon Transportation Engineering has been retained to prepare an updated trip
generation assessment for Willow Bend Subdivision, previously known as White Hawk
Subdivision. This is being done to address proposed changes to the approved Master Plan. The
White Hawk Subdivision was approved in 2014 with the following conditions:
1. 11% proportional share contribution required (based on 218 p.m. peak hour trips) toward
traffic signal improvements at Beebe Road / Hamrick Road.
2. Trip cap stipulation of 96 p.m. peak hour trips prior to signalization occurring.
Proposed changes to the approved Master Plan include:
Master Plan Phase 1: 36 single family attached and 16 ADUs
Updated Phase 1: 32 single family attached and 29 ADUs
Master Plan Phase 2: 276 multifamily apartments
Updated Phase 2: 47 single family attached and 47 ADUs, 47-260 apartments
Trip generations for updated units are provided in Tables 1 and 2. Generations are estimated
using the Institute of Transportation Engineers Trip Generation, 11th Edition.
DU = dwelling unit
Table 1 – Willow Bend Subdivision Development - Trip Generations with minimum MFR
ITE LUC Unit Size Daily
Trips AM Peak Hour PM Peak Hour
Phase 1 Total (In) (Out) Total (In) (Out)
215 – Single Family Attached DU 61 414 26 8 18 33 19 14
Phase 2
215 – Single Family Attached DU 94 666 43 13 30 52 30 22
220 – Multifamily Housing DU 47 377 19 5 14 41 26 15
Total Trips 1457 88 26 62 126 75 51
Page 161 of 177
S.O. Transportation Engineering, LLC | Willow Bend Subdivision | Updated Trip Generation Letter | 2
DU = dwelling unit
The range of multifamily units (apartments) in Tables 1 and 2 represent the minimum number
of units to meet density requirements (47) on Lot 48 of Phase 2 and the maximum number of
units (260) on Lot 48 of Phase 2 that result in no change to the original analysis (218 p.m. peak
hour trips). A range was considered because the number of units at this time is undetermined.
To summarize trip generations from Tables 1 and 2, Phase 1 and 47 single family attached units
and 47 ADUs of Phase 2 can develop before meeting the 96 p.m. peak hour trip cap stipulation.
After development of the single family attached units and ADUs, a traffic signal would be
required after development of 21 multifamily units (apartments).
The 11% proportional share impact at the intersection of Beebe Road / Hamrick Road remains
the same with the updated number of single family attached units (155 total including ADUs in
Phases 1 and 2) and up to 260 apartments on Lot 48 of Phase 2.
This concludes the updated trip generation assessment for Willow Bend Subdivision. Please feel
free to contact us if you have any questions or require additional information.
Sincerely,
Kimberly Parducci PE, PTOE
Southern Oregon Transportation Engineering, LLC
Cc: Matt Samitore, Central Point Parks and Public Works Director
Stephanie Powers, Central Point Planning Director
Client
Table 2 – Willow Bend Subdivision Development - Trip Generations with maximum MFR
ITE LUC Unit Size Daily
Trips AM Peak Hour PM Peak Hour
Phase 1 Total (In) (Out) Total (In) (Out)
215 – Single Family Attached DU 61 414 26 8 18 33 19 14
Phase 2
215 – Single Family Attached DU 94 666 43 13 30 52 30 22
220 – Multifamily Housing DU 260 1742 104 25 79 133 84 49
Total Trips 2822 173 46 127 218 133 85
Page 162 of 177
Public Record Report for New Subdivision or Partition Page 1 of 8 (Ver. 20080422)
First American Title Insurance Company 1225 Crater Lake Avenue, Suite 101 Medford, OR 97504 Phn - (541)779-7250
Fax - (866)400-2250
PUBLIC RECORD REPORT
FOR NEW SUBDIVISION OR LAND PARTITION
GARY LANEY
TITLE OFFICER
glaney@firstam.com
THIS REPORT IS ISSUED BY THE ABOVE-NAMED COMPANY ("THE COMPANY") FOR THE EXCLUSIVE USE
OF:
White Hawk Properties
2870 Nansen Drive
Medford, OR 97504
Phone:
Fax:
Date Prepared : March 06, 2025
Effective Date : 8:00 A.M on February 18, 2025
Order No. : 7169-4246081
Subdivision :
THIS IS NOT a title report since no examination has been made of the title to the above-described
property. Our search for apparent encumbrances was limited to our tract Indices and therefore does not
include additional matters which might have been disclosed by an examination of the record title, such as
pending litigation. The charge for this service will not include supplemental reports, rechecks or other
services.
REPORT
A. The Land referred to in this report is located in the County of Jackson, State of Oregon, and is
described as follows:
As fully set forth on Exhibit "A" attached hereto and by this reference made a part hereof.
B. As of the Effective Date, the tax account and map references pertinent to the Land are as
follows:
As fully set forth on Exhibit "A" attached hereto and by this reference made a part hereof.
C. As of the Effective Date and according to the Public Records, we find title to the land apparently
vested in:
As fully set forth on Exhibit "B" attached hereto and by this reference made a part hereof
D. As of the Effective Date and according to the Public Records, the Land is subject to the following
liens and encumbrances, which are not necessarily shown in the order of priority:
As fully set forth on Exhibit "C" attached hereto and by this reference made a part hereof.
Page 163 of 177
First American Title Insurance Company
Public Record Report for New Subdivision or Land Partition
Order No. 7169-4246081
Public Record Report for New Subdivision or Partition Page 2 of 8 (Ver. 20080422)
EXHIBIT "A"
(Land Description Map Tax and Account)
Lot 34, of WILLOW BEND, PHASE 1, in the City of Central Point, Jackson County, Oregon, according to
the Official Plat thereof, recorded in Volume 49, Page 13 of plat records.
Map No.: 372W02 2701
Tax Account No.: 1-057564-1
Page 164 of 177
First American Title Insurance Company
Public Record Report for New Subdivision or Land Partition
Order No. 7169-4246081
Public Record Report for New Subdivision or Partition Page 3 of 8 (Ver. 20080422)
EXHIBIT "B"
(Vesting)
White Hawk Properties, LLC, an Oregon limited liability company
Page 165 of 177
First American Title Insurance Company
Public Record Report for New Subdivision or Land Partition
Order No. 7169-4246081
Public Record Report for New Subdivision or Partition Page 4 of 8 (Ver. 20080422)
EXHIBIT "C"
(Liens and Encumbrances)
1. City liens, if any, of the City of Central Point.
2. The premises herein described are within and subject to the statutory powers of the Rogue Valley
Sewer Services.
3. These premises are situated in the Rogue River Valley Irrigation District, and subject to the levies and
assessments thereof, water and irrigation rights, easements for ditches and canals and regulations
concerning the same.
NOTE: Pursuant to an instrument recorded December 12, 2006 as Document No. 2006-062042 the
herein described land is no longer subject to levies and assessments imposed by said District.
4. Rights of the public and of governmental bodies in and to that portion of the premises herein
described lying below the high water mark of Bear Creek.
5. Any adverse claim based upon the assertion that some portion of said land has been removed from
or brought within the boundaries thereof by an avulsive movement of the Bear Creek or has been
formed by the process of accretion or reliction or has been created by artificial means or has accreted
to such portion so created.
6. The rights of the public in and to that portion of the premises herein described lying within the limits
of streets, roads and highways.
7. Easement, including terms and provisions contained therein:
Recording Information: November 06, 1970 as Document No. 70-11196
In Favor of: Bear Creek Valley Sanitary Authority
For: Sewer line, 30 feet in width
8. Easement, including terms and provisions contained therein:
Recording Information: April 12, 1984 as Document No's. 84-05711 and 84-
05712
In Favor of: Bear Creek Valley Sanitary Authority
For: Sewer line, 15 feet in width
9. Grant of Roadway Easement along a portion of the north line, including terms and provisions thereof.
Recorded: August 11, 1997 as Document No. 97-29942
10. Easement and Equitable Servitudes, including terms and provisions thereof.
Recorded: May 09, 2019 as Document No. 2019-012423 and re-recorded
May 23, 2019 as Document No. 2019-013907 and re-recorded
May 29, 2019 as Document No. 2019-014482
11. Easement on the recorded plat/partition as follows: Roadway
12. Easement for public utilities as delineated on said plat.
13. Easement on the recorded plat/partition as follows: Temporary Sanitary Sewer over Lot 34
Page 166 of 177
First American Title Insurance Company
Public Record Report for New Subdivision or Land Partition
Order No. 7169-4246081
Public Record Report for New Subdivision or Partition Page 5 of 8 (Ver. 20080422)
14. Deed of Trust and the terms and conditions thereof.
Grantor/Trustor: White Hawk Properties LLC, an Oregon Limited Liability Company
Grantee/Beneficiary: People's Bank of Commerce
Trustee: First American Title Insurance Company of Oregon
Amount: $1,912,600.00
Recorded: July 29, 2020
Recording Information: Document No. 2020-026601
(Affects said land and other property)
Affidavit of Consent to Declaration recorded May 31, 2023 as Document No. 2023-010392.
15. Deed of Trust and the terms and conditions thereof.
Grantor/Trustor: White Hawk Properties LLC, an Oregon Limited Liability Company
Grantee/Beneficiary: People's Bank of Commerce
Trustee: First American Title Insurance Company of Oregon
Amount: $1,531,289.00
Recorded: September 03, 2021
Recording Information: Document No. 2021-038004
(Affects said land and other property)
Note: This Deed of Trust contains Line of Credit privileges. If the current balance owing on
said obligation is to be paid in full in the forthcoming transaction, confirmation should be made that
the beneficiary will issue a proper request for full reconveyance.
Affidavit of Consent to Declaration recorded May 31, 2023 as Document No. 2023-010392.
Modification and/or amendment by instrument:
Recording Information: August 30, 2023 as Document No. 2023-018401
Modification and/or amendment by instrument:
Recording Information: September 29, 2023 as Document No. 2023-020682
Modification and/or amendment by instrument:
Recording Information: February 27, 2024 as Document No. 2024-003825
16. Covenants, conditions, restrictions and/or easements; but deleting any covenant, condition or
restriction indicating a preference, limitation or discrimination based on race, color, religion, sex,
handicap, family status, or national origin to the extent such covenants, conditions or restrictions
violate Title 42, Section 3604(c), of the United States Codes:
Recording Information: May 08, 2024 as Document No. 2024-008827
17. Regulations and Assessments of Willow Bend Homeowners Association, Inc., as set forth in
Declaration recorded May 08, 2024 as Document No. 2024-008827.
18. The By-Laws, including the terms and provisions thereof of Willow Bend Homeowners Association,
Inc.
Recorded: May 08, 2024 as Document No. 2024-008827
NOTE: Taxes for the year 2024-2025 PAID IN FULL
Tax Amount: $16,660.60
Map No.: 372W02 2701
Property ID: 1-057564-1
Page 167 of 177
First American Title Insurance Company
Public Record Report for New Subdivision or Land Partition
Order No. 7169-4246081
Public Record Report for New Subdivision or Partition Page 6 of 8 (Ver. 20080422)
Tax Code No.: 0602
NOTE: An easement appurtenant to the herein described property for pump and pumpline for irrigation
water from Bear Creek, including the terms and provisions thereof, as set forth in instrument
recorded Document No. 81-20457, Official Records of Jackson County, Oregon.
NOTE: An easement appurtenant to the herein described property for reciprocal road easement along the
north line (across TL 200), including the terms and provisions thereof, as set forth in instrument
recorded Document No. 97-29941, Official Records of Jackson County, Oregon.
Page 168 of 177
First American Title Insurance Company
Public Record Report for New Subdivision or Land Partition
Order No. 7169-4246081
Public Record Report for New Subdivision or Partition Page 7 of 8 (Ver. 20080422)
DEFINITIONS, CONDITIONS AND STIPULATIONS
1. Definitions. The following terms have the stated meaning when used in this report: (a) "Customer": The person or persons named or shown as the addressee of this report.
(b) "Effective Date": The effective date stated in this report.
(c) "Land": The land specifically described in this report and improvements affixed thereto which by law constitute real property.
(d) "Public Records": Those records which by the laws of the state of Oregon impart constructive notice of matters relating to
the Land.
2. Liability of the Company. (a) THIS REPORT IS NOT AN INSURED PRODUCT OR SERVICE OR A REPRESENTATION OF THE CONDITION OF TITLE TO
REAL PROPERTY. IT IS NOT AN ABSTRACT, LEGAL OPINION, OPINION OF TITLE, TITLE INSURANCE COMMITMENT OR
PRELIMINARY REPORT, OR ANY FORM OF TITLE INSURANCE OR GUARANTY. THIS REPORT IS ISSUED EXCLUSIVELY FOR THE BENEFIT OF THE APPLICANT THEREFOR, AND MAY NOT BE USED OR RELIED UPON BY ANY OTHER
PERSON. THIS REPORT MAY NOT BE REPRODUCED IN ANY MANNER WITHOUT FIRST AMERICAN'S PRIOR WRITTEN
CONSENT. FIRST AMERICAN DOES NOT REPRESENT OR WARRANT THAT THE INFORMATION HEREIN IS COMPLETE OR FREE FROM ERROR, AND THE INFORMATION HEREIN IS PROVIDED WITHOUT ANY WARRANTIES OF ANY KIND, AS-IS,
AND WITH ALL FAULTS. AS A MATERIAL PART OF THE CONSIDERATION GIVEN IN EXCHANGE FOR THE ISSUANCE OF
THIS REPORT, RECIPIENT AGREES THAT FIRST AMERICAN'S SOLE LIABILITY FOR ANY LOSS OR DAMAGE CAUSED BY AN ERROR OR OMISSION DUE TO INACCURATE INFORMATION OR NEGLIGENCE IN PREPARING THIS REPORT SHALL BE
LIMITED TO THE FEE CHARGED FOR THE REPORT. RECIPIENT ACCEPTS THIS REPORT WITH THIS LIMITATION AND
AGREES THAT FIRST AMERICAN WOULD NOT HAVE ISSUED THIS REPORT BUT FOR THE LIMITATION OF LIABILITY DESCRIBED ABOVE. FIRST AMERICAN MAKES NO REPRESENTATION OR WARRANTY AS TO THE LEGALITY OR
PROPRIETY OF RECIPIENT'S USE OF THE INFORMATION HEREIN.
(b) No costs (including, without limitation attorney fees and other expenses) of defense, or prosecution of any action, is
afforded to the Customer. (c) In any event, the Company assumes no liability for loss or damage by reason of the following:
(1) Taxes or assessments which are not shown as existing liens by the records of any taxing authority that levies taxes
or assessments on real property or by the Public Records. (2) Any facts, rights, interests or claims which are not shown by the Public Records but which could be ascertained by
an inspection of the land or by making inquiry of persons in possession thereof.
(3) Easements, liens or encumbrances, or claims thereof, which are not shown by the Public Records. (4) Discrepancies, encroachments, shortage in area, conflicts in boundary lines or any other facts which a survey would
disclose. (5) (i) Unpatented mining claims; (ii) reservations or exceptions in patents or in Acts authorizing the issuance thereof,
(iii) water rights or claims or title to water.
(6) Any right, title, interest, estate or easement in land beyond the lines of the area specifically described or referred to in this report, or in abutting streets, roads, avenues, alleys, lanes, ways or waterways.
(7) Any law, ordinance or governmental regulation (including but not limited to building and zoning laws, ordinances or
regulations) restricting, regulating, prohibiting or relating to (i) the occupancy, use or enjoyment on the land; (ii) the character, dimensions or location of any improvement now or hereafter erected on the land; (iii) a separation in
ownership or a change in the dimensions or area of the land or any parcel of which the land is or was a part; or (iv)
environmental protection, or the effect of any violation of these laws, ordinances or governmental regulations, except to the extent that a notice of the enforcement thereof or a notice of a defect, lien or encumbrance resulting
from a violation or alleged violation affecting the land has been recorded in the Public Records at the effective date
hereof. (8) Any governmental police power not excluded by 2(d)(7) above, except to the extent that notice of the exercise
thereof or a notice of a defect, lien or encumbrance resulting from a violation or alleged violation affecting the land
has been recorded in the Public Records at the effective date hereof.
(9) Defects, liens, encumbrances, adverse claims or other matters created, suffered, assumed, agreed to or actually
known by the Customer.
3. Charge. The charge for this report does not include supplemental reports, updates or other additional services of the Company.
Page 169 of 177
First American Title Insurance Company 1225 Crater Lake Avenue, Suite 101
Medford, OR 97504
Public Record Report for New Subdivision or Partition
Page 8 of 8 (Ver. 20080422)
Illegal Restrictive Covenants
Please be advised that any provision contained in this document, or in a document that is attached,
linked, or referenced in this document, that under applicable law illegally discriminates against a class of
individuals based upon personal characteristics such as race, color, religion, sex, sexual orientation,
gender identity, familial status, disability, national origin, or any other legally protected class, is illegal
and unenforceable by law.
Page 170 of 177
April 21, 2025
City of Central Point Planning Department
155 South Second Street
Central Point, Oregon 97502
Re: MOD‐25002 & SUB‐25002 – Willow Bend, Map 37 2W 02AA, Tax Lot 2701 & 2702
There is an existing 8 inch sewer to the north and a 15 inch sewer to the south along Gebhard Road.
Sewer service for the proposed development can be had by sewer main extensions as generally shown
on the submitted plans.
Rogue Valley Sewer Services requests that approval of this development be subject to the following
conditions:
1. The applicant must submit sewer construction plans to RVSS for review and approval prior to
construction, sign a project sewer agreement, and pay all related inspection fees.
Feel free to call me if you have any questions.
Sincerely,
Nicholas R Bakke, PE
District Engineer
Page 171 of 177
1
Stephanie Powers
From:Mark Northrop <MarkN@jcfd3.com>
Sent:Wednesday, April 23, 2025 7:39 AM
To:Stephanie Powers
Subject:Re: Action Needed: Request for Agency Comments
[EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe.
To help protect your privacy, Microsoft Office prevented automatic download of this picture from the Internet.
My previous comments stand.
The proposed hydrant on the corner of Gebhard and Tango can be moved to the south between the two
existing hydrants on Gebhard.
The proposed hydrant on the corner of Annalise and Tango can be eliminated.
The alley shall be marked fire lane no parking both sides of the street.
Gebhard shall be marked no parking on one side.
Beebe shall be marked one side no parking.
Annalise shall be marked one side no parking.
DFM Mark Northrop, IAAI, CFI
Jackson County Fire District 3
8383 Agate Rd, White City, OR 97503
Markn@jcfd3.com
Office: 541.831.2776
Cell 541.660.7689
http://www.jcfd3or.gov/
Page 172 of 177
2
Together We’re Better
From: Stephanie Powers <stephanie.powers@centralpointoregon.gov>
Sent: Friday, April 18, 2025 2:58 PM
To: Mark Northrop <MarkN@jcfd3.com>; nbakke@rvss-or.gov <nbakke@rvss-or.gov>; Matt Samitore
<Matt.Samitore@centralpointoregon.gov>; Derek Zwagerman <Derek.Zwagerman@centralpointoregon.gov>; Greg
Graves <Greg.Graves@centralpointoregon.gov>
Cc: Justin P. Gindlesperger <Justin.Gindlesperger@centralpointoregon.gov>; Karin Skelton
<Karin.Skelton@centralpointoregon.gov>
Subject: Action Needed: Request for Agency Comments
I'm using Mimecast to share large files with you. Please see the attached instructions.
Good Afternoon,
The City has received two land use/development applications for Willow Bend (formerly known as White Hawk) located
at the intersection of Beebe and Gebhard Road. These include:
1. Major Modification to the Willow Bend Master Plan (MOD-25002), including changes to the development
phasing, street layout, mater utility plan, and stormwater management plan to increase single-family attached
housing and accessory dwelling units; and,
2. Tentative Subdivision Plan (SUB-25002) to plat the remaining portion of Willow Bend into 49 lots, including the
park, future multifamily lot and 47 lots planned for single-family attached and accessory dwelling unit housing
pursuant to the master plan.
Please send any comments or recommended conditions of approval no later than the end of the day on April 25, 2025
for consideration by the Planning Commission.
Stephanie Powers, CHPC
Planning Director
Community Development
City of Central Point
140 South Third Street
Central Point, OR 97502
Desk: 541-664-3321 (x244)
Fax: 541-664-6384
https://link.edgepilot.com/s/ff66b84a/50YbBD9N50aTA8rmhXANMg?u=http://www.centralpointoregon.gov/
Page 173 of 177
3
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Page 174 of 177
140 South 3rd Street Central Point, OR 97502 541.664.3321 Fax 541.664.6384
PUBLIC WORKS STAFF REPORT
April 24, 2025
AGENDA ITEM: Willow Bend 2 (SUB-25002)
A proposed 48-unit subdivision, including a multifamily lot for future development, and 47 lots for single-
family attached and 47 accessory dwelling unit housing along the Gebhard Road and Beebe Road frontage.
The 10.60-acre site (37S 2W 02, Tax Lot 2701) is within the Medium Mixed Residential (MMR) zone and is
within the Transit Oriented Development (TOD) Overlay.
Applicant: White Hawk Properties, LLC
Traffic:
The Applicant is proposing a 48-lot subdivision. The updated TIA, by Southern Oregon Transportation
Engineering, for this proposed development estimates this will generate 94 Peak Hour Trips (PHT). The TIA
assumes that there will be a minimum 47apartments as needed to meeting minimum density. Access to Phase
2 is proposed on Gebhard Road at the existing intersection with Hartgraves Way and the new secondary
arterial street, Whitehawk Drive. Annalise Street will extend south through Willow Bend 2 to the terminus at
White Hawk Drive.
White Hawk Street will eventually extend south to East Pine Street pursuant to the Transportation System Plan
(TSP) Gebhard Road Realignment project.
A supplemental letter from Southern Oregon Transportation Engineering states that the proposed development
impact at the time of development will be 11% of traffic under design year 2027 build conditions.
Accordingly, this will be the proportional share of the cost of constructing new traffic signals at the Beebe
Road/Hamrick Road intersection. This condition is unchanged from the original development.
The TIA concludes that Phase 1 of Willow Bend, 47 single-family attached units, and 47 ADUs of Phase 2
can develop before meeting the 96-p.m. peak hour trip cap stipulation. A traffic signal would be required after
developing the single-family attached units, ADUs, and 21 multifamily units (apartments).
City staff concurs with the TIA findings.
Existing Infrastructure:
Water: There is an 16-inch ductile iron water line, in Gebhard Road. There is an 8-inch ductile iron
water line in Hartgraves Way.
Streets: Gebhard Road and Beebe Road are unimproved Collector Streets. Hartgraves Way is a new
local Street.
Stormwater: There is an existing 48-inch Storm Drain line, within Beebe Road. Flow is east to west.
Public Works Department
Gregory Graves, Const. Serv. Supervisor
Page 175 of 177
Issues:
Stormwater Management
Onsite stormwater runoff must be treated onsite before it enters the existing storm drain system to comply
with the City’s National Pollution Discharge Elimination System (NPDES) Phase II permit issued by the
Department of Quality. The Rogue Valley Stormwater Quality Design Manual (RVSQDM) establishes the
methodology and standards for stormwater management that are addressed in the preliminary stormwater
report (“Report”). The City’s engineer reviewed the Report and found that the following revisions to meet the
RVSQDM:
1. The Applicant must address the question of meeting the retention requirement or technical infeasibility
criteria, address where the system outfalls, and ensure that this system has capacity. Flow calculations
for the 25-year storm event are needed to show that bypass conveyance is sufficient.
Public Utility Easement
Existing overhead utilities shall be relocated out of the right of way of Gebhard Road and into a Public Utility
Easement.
Beebe/Hamrick Road Signal Improvement
The Signal Improvement at Beebe/Hamrick Road estimated cost is $1,000,000. The Applicant's portion will
be $110,000.
Conditions of Approval:
Prior to the start of construction, the Applicant shall comply with the following conditions:
1. Erosion and Sediment Control – The proposed development will disturb greater than 5 acres and
requires an erosion and sediment control permit (NPDES 1200-C) from DEQ. The Applicant shall
obtain a 1200-C license from DEQ.
2. Stormwater Report - The Applicant shall revise the Stormwater Management Report and address the
question of meeting the retention requirement or technical infeasibility criteria, address where the
system outfalls, and ensure that this system has capacity. Flow calculations for the 25-year storm event
are needed to show that bypass conveyance is sufficient.
3. Civil Improvement Plan Review – The Applicant shall submit civil improvement plans for all public
facility and utility construction including but not limited to: streets, water and stormwater
infrastructure construction consistent with the Public Works Standards and Specifications and the
approved Stormwater Management Plan.
4. System Development Charge Credits – The upsizing of Gebhard Road and Whitehawk Street are Street
SDC eligible. The Applicant shall document the total square footage of the right-of-way dedicated for
Page 176 of 177
140 South 3rd Street Central Point, OR 97502 541.664.3321 Fax 541.664.6384
Street System Development Charge (SDC) credit.
Prior to final plat approval, the Applicant shall comply with the following conditions of approval:
1. Right of Way – The City of Central Transportation System Plan identifies Gebhard Road as a
Collector. Applicant must dedicate 16' to comply with the existing street configuration established as
the Willow Bend subdivision.
2. Public Utility Easement – The Applicant shall establish a 10-ft Public Utility Easement (PUE) along
all street frontages for use by the City of Central Point and other public utilities.
3. Existing Overhead Utilities – Applicant shall move the existing overhead utilities to a newly created
PUE along Gebhard Road. If they cannot be moved to the PUE, they must be moved to the back of the
dedicated right of way for Gebhard Road to ensure street trees can be planted.
4. Public Street Construction - Applicant shall construct the proposed public streets to City Street
Standards pursuant to the Public Works Standard Specifications and Uniform Details for Construction.
5. Street Names – The City does permit use of the “Road” to designate new streets. The Applicant must
change the name of “Whitehawk Road” to Whitehawk Street, Whitehawk Way, Whitehawk Drive, or
Whitehawk Avenue.
6. PW Standards and Specifications – Applicant shall demonstrate that all Public Works infrastructure
construction complies with the Standards Specifications and Uniform Details for Construction.
7. Stormwater Quality Operations & Maintenance – The Applicant shall record and submit to the Public
Works Department an Operations and Maintenance Manual and Declaration of Covenants for
Operation and Maintenance of the Stormwater Quality Features as required by the Rogue Valley
Stormwater Quality Manual.
8. Public Works As-Builts – Provide an accurate and stamped set of as-built drawings to the Public
Works Department in a PDF format that is to scale (i.e. not scanned).
9. Intersection Mitigation - The Applicant shall pay the proportional share development impact toward
the cost of a traffic signal at Beebe Road / Hamrick Road equaling $110,000. This is based on the total
entering volume, or 11% of traffic, at the time of proposed development pursuant to the Applicant’s
supplemental TIA.
Page 177 of 177