HomeMy WebLinkAboutOrdinances 2135ORDINANCE NO. 2135
AN ORDINANCE AMENDING THE CENTRAL POINT COMPREHENSIVE
PLAN LAND USE ELEMENT TO ESTABLISH THE EXCLUSIVE
AGRICULTURE OVERLAY AND HOLDING ZONES, AND REVISE LAND USE
PLAN TEXT AND ORGANIZATION FOR CLARITY AND CONSISTENCY
File No. CPA-25001
Recitals:
A. The City of Central Point (“City”) is authorized under ORS Chapter 197 to
prepare, adopt, and revise comprehensive plans and implementing
ordinances consistent with Statewide Planning Goals.
B. One June 26, 2025 the City Council approved Resolution 1833 initiating a
major legislative amendment to update the Comprehensive Plan Land Use
Element, consistent with CPMC 17.96 (Comprehensive Plan
Amendments).
C. The proposed amendment reorganizes the Land Use Element for clarity,
implements the 2022 Urban Growth Boundary (UGB) Amendment, and
establishes new land use classifications and overlays including the
Exclusive Agriculture (EA) Overlay and Holding Zones (R-00 and E-00).
D. The amendment clarifies intent statements, updates land use policies,
modernizes terminology, and ensures consistency with the Regional Plan
Element and related Comprehensive Plan elements (Housing, Economic,
Parks & Recreation, and Transportation).
E. The Citizen’s Advisory Committee held a duly noticed meeting on October
21, 2025, reviewed the proposal, and voted to recommend approval.
F. The Planning Commission held a duly noticed public hearing on
November 4, 2025, considered the staff report, testimony, and findings,
and determined the amendment met applicable criteria in CPMC 17.96.
The Commission adopted Resolution No. 937 forwarding a favorable
recommendation to the City Council.
G. The City Council held a duly noticed public hearing on December 11,
2025.
THE PEOPLE OF THE CITY OF CENTRAL POINT DO ORDAIN AS FOLLOWS:
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Pg. 2 Ordinance No. 2135 (1/8/2026)
Section 1. Land Use Element Amendment. The City of Central Point Land Use
Element is amended as provided in Exhibit A, hereby incorporated by reference.
Section 2. Basis of Decision. The decision is based on the Findings of Fact and
Conclusions of Law set forth in Exhibit B, hereby incorporated by reference.
Section 3. Codification. Provisions of this Ordinance shall be incorporated in the
City Code and the word “ordinance” may be changed to “code”, “article”, “section”,
“chapter” or another word and the sections of this Ordinance may be renumbered,
or re-lettered, provided however than any Recitals and boilerplate provisions (i.e.
Recitals A-G) need not be codified and the City Recorder is authorized to correct
any cross-references and any typographical errors.
Section 4. Effective Date. The City of Central Point City Charter states that an
ordinance enacted by the Council shall take effect on the thirtieth day after its
enactment. The effective date of this ordinance will be the thirtieth day after the
second reading.
Passed by the Council and signed by me in authentication of its passage
this 8th day of January, 2026.
__________________________
Mayor Taneea W. Browning
ATTEST:
_____________________________
City Recorder
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Land Use Element
2018-2038
City of Central Point Comprehensive Plan
City Council
March 8, 2018
Ordinance No. 2043
Updated
March 13, 2025
Ordinance No. 2124
Updated
December __, 2025
Ordinance No.
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Table of Contents
1 Executive Summary .......................................................................................................... 5
2 Introduction ....................................................................................................................... 7
2.1 Buildable Lands Inventory ........................................................................................ 8
2.2 Statewide Planning Goals ......................................................................................... 9
Table 2.1 – Statewide Planning Goals and Comprehensive Plan Elements.................. 9
2.3 Central Point Forward, A City Wide Strategic Plan ................................................11
2.3.1 City Mission Statement .....................................................................................11
2.3.2 City Statement of Values ...................................................................................11
2.4 The Regional Plan Element ......................................................................................12
2.4.1 Direction of Growth ...........................................................................................12
2.5 Land Use and Urban Form .......................................................................................14
2.6 Performance Indicators ............................................................................................15
2.6.1 Activity Centers .................................................................................................19
3 Land Use Benchmarks ....................................................................................................22
4 Current (2017) Land Use Summary .................................................................................23
5 Land Use Classifications .................................................................................................24
6 Residential Land Use .......................................................................................................27
6.1 Residential Land Use Classifications ......................................................................27
6.1.1 Very Low Density Residential (VLRes) .............................................................28
6.1.2 Low Density Residential (LRes) ........................................................................29
6.1.3 Medium Density Residential (MRes) .................................................................31
6.1.4 High Density Residential (HRes) .......................................................................31
6.1.5 Residential Holding Zone (R-00) .......................................................................32
6.2 Residential Land Use Plan Map ...............................................................................33
6.3 Residential Development Strategies .......................................................................33
6.3.1 Residential Infill and Redevelopment ...............................................................33
6.3.2 Small Town, Neighborhood Preservation, Identification and Livability .........34
6.4 Residential Zoning & Density Framework ...............................................................35
6.4.1 Minimum/Maximum Density Calculation ..........................................................35
6.4.2 Adjustments for Public Parks/Open Space Density Calculation ....................37
6.4.3 Adjustments for Civic Uses ..............................................................................37
6.4.4 Adjustments for Environmental Lands ............................................................38
6.5 Residential Goals and Policies ................................................................................38
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7 Employment Land Use ....................................................................................................39
7.1 Commercial Land Use Classifications ....................................................................40
7.1.1 Neighborhood Commercial (NC) ................................................................... 4140
7.1.2 Employment Commercial (EC) ..........................................................................41
7.1.3 General Commercial (GC) ............................................................................. 4241
7.1.4 Commercial Land Use Plan Map ................................................................... 4342
7.1.5 Commercial Goals and Policies .................................................................... 4443
7.2 Industrial Land Use ............................................................................................... 4544
7.2.1 Industrial Land Use Classifications ..................................................................45
7.2.2 Industrial Goals and Policies ............................................................................46
7.3 Civic Land Use ..........................................................................................................47
7.3.1 Civic Land Use Classification ....................................................................... 4847
7.3.2 Civic Goals and Policies................................................................................ 4847
8 Parks and Recreation Land Use ................................................................................. 4948
8.1 Parks and Open Space Classification ................................................................. 4948
8.2 Parks and Open Space Goals and Policies ......................................................... 5049
9 Circulation and Transportation Land Use .................................................................. 5150
9.1 Circulation and Transportation Land Use Goals and Policies ...............................51
10 Overlay Districts ....................................................................................................... 5251
10.1 Central Business District (CBD) Overlay ................................................................52
10.2 Transit Oriented Development (TOD) Overlay .................................................... 5352
10.3 Environmental Overlay ......................................................................................... 5352
10.4 Airport Overlay ...................................................................................................... 5453
10.5 Climate Friendly Area (CFA) Overlay .......................................................................54
10.6 Exclusive Agriculture (E-A) Overlay .................................................................... 5554
11 Urban Growth Boundary ..............................................................................................55
12 Land Use Plan Map.......................................................................................................56
1 Summary ............................................................................................................................ 3
2 Introduction ......................................................................................................................... 4
2.1 Buildable Lands Inventory ............................................................................................ 5
2.2 State Land Use Guidelines .......................................................................................... 6
2.3 Central Point Forward, A City Wide Strategic Plan ....................................................... 6
2.3.1 City Mission Statement ......................................................................................... 6
2.3.2 City Statement of Values ...................................................................................... 6
2.4 The Regional Plan Element ......................................................................................... 7
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2.4.1 Direction of Growth ............................................................................................... 7
2.5 Land Use and Urban Form ........................................................................................... 8
2.6 Performance Indicators ................................................................................................ 8
2.6.1 Committed Residential Density ............................................................................. 9
2.6.2 Mixed-Use/Pedestrian Friendly Areas ................................................................... 9
2.6.3 Conceptual Transportation Plan ............................................................................ 9
2.6.4 Conceptual Land Use Plan ..................................................................................10
3 Land Use Benchmarks .......................................................................................................13
4 Current (2017) Land Use Summary ...................................................................................14
5 Land Use Classifications ....................................................................................................14
6 Residential Land Use .........................................................................................................16
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1 Executive Summary
The City’s urban area encompasses approximately 3,100 acres. Every parcel is
assigned to one of six (6) primary land use classifications, which are supported by nine
(9) secondary land use classifications, and four six (6) overlay districts, for a total of 19
twenty-one (21) land use classifications. The percentage distribution of land area is
illustrated in Figure 1.1.
The Land Use Element relies on other Comprehensive Plan elements—including , such
as the Population, Housing, Economic, Regional, and Parks and Recreation-- elements
to determine the quantity and type classification of land uses necessaryneeded to
accommodate the City’s current and future projected population growth. Over the
course ofDuring the 2018-2038 planning period, it the City is projected that the City
willto grow by 5,580 residents1, generating creating a demand for 2,230 new housing
units. To accommodate the expected population growth the City will need an additional
325 gross acres, distributed across all land use classifications. By 2038, the overall
distribution of land uses (Figure 1.1) will be veryis expected to remain very similar to the
City’s current distributiontoday’s, signifying no major changes in land use policy. As in
the past, the Residential land use will continue remainto be the dominant land use,
followed by Right-of-Way.
Another popular useful measure of land use is the ratio of acres per 1,000 residents.
Unlike the percentage share, measurement the this ratio highlights of acres per 1,000
residents does address policy changes in the efficiency of land use over time. Figure
1.2 illustrates that inIn 20002, the developed land ratio was 171 acres per 1,000
residents. By 2017 the actual ratio wasit had declined to 158 acres per 1,000 residents.
By 2038, based on current average minimum density policies, it is expected that the
1 Based on Portland State University’s Interpolation Table for 2038 with the 2017 Certified Population as the base
year.
2 1980 City of Central Point Land Use Element
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ratio willto drop further to 142 acres per 1,000 residents. ; the A lower the ratio reflects
the more efficient the use of land use, which in this case is driven by the . The adoption
of a minimum residential density of 6.9 dwelling units per gross acre3. is the reason for
the lower 2038 ratio.
A unique aspect of the Land Use Element—and a key driver of efficiency in residential
development—, and the more efficient use of land (particularly residential land), was the
introduction in 2012 ofis the Regional Plan Element (Regional Plan), adopted in 2012.
Adoption of theThe Regional Plan created established eight Urban Reserve Areas
(URAs) and a series set of Performance Indicators (PIs). The URAs address identify
lands that are eligible for future inclusion into in the Urban Growth Boundary (UGB) and
eventual annexation to the City, subject to demonstrated need and compliance with
need and applicable PIs. The most significant PIs that apply specifically toOf particular
importance to this Element the Land Use Element are the creation requirements for of
Concept Plans (covering both land use and transportation) for all URAsprior to UGB
expansion. In addition to land use the Concept Plans must also address the minimum
density standard PIs, and the need to provide for, and identify and monitor, the creation
and development in, and monitoring of, Activity Centers (mixed-use/pedestrian friendly
areas).
The Regional Plan Element requires that the City monitoring of residential and
employment development within Activity Centers to assure ensure that they
meetcompliance with benchmarks minimums as initially established in 2009 Regional
Transportation Plan. Central Point has identified To monitor development activity in an
Activity Center it is necessary to identify those centers. By definition the City has
identified, within the current UGB, fourteen (14) activity centersActivity Centers, within
3 City of Central Point Regional Plan Element, Section 4.1.5 Committed Residential Density
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the full expectation that additional activity centers will be added as the City’s the UGB,
with additional centers expected as the City grows into expands unto the URAs.
Over the course of the twenty 20-yyear planning period, the only certainty in is that this
Land Use Element is that it will changewill continue to evolve. Like all elements of the
Comprehensive Plan, this Element is intended to serve as the objective is to create a
“living” plandocument—; one that allows, and encourages adaptationadapts to changing
circumstances, but all the while maintaining upholding the community’s core values and
long-term vision.
2 Introduction
The Land Use Element establishes the overall pattern of land use in Central Point and
serves as the framework for other Comprehensive Plan elements. It identifies land use
classifications, their location, and their general relationship to one another within the
City’s Urban Growth Boundary (UGB).
The Land Use Element is closely coordinated with the Housing, Economic, Parks and
Recreation, Transportation, Environmental, and Regional Plan Elements. While those
elements establish the quantitative land needs of the community, the Land Use Element
provides the spatial framework for how those needs are distributed on the land.
Together, these elements guide annexation, zoning, and development decisions to
ensure that growth occurs in an orderly, efficient, and balanced manner.
The primary purpose of the Land Use Element is to:
Identify and map all land use classifications within the City’s urban area (city
limits and UGB); and,
Track land use activity through the Buildable Lands Inventory (BLI) for
compliance with associated goals and policies identified in related
Comprehensive Plan elements; (i.e. the Housing Element, Economic
Element, Parks and Recreation Element, Transportation System Plan, etc.)
Simply stated the Land Use Element is responsible for managing and mapping the land
use needs of the City as defined in other Comprehensive Plan elements.
The Land Use Element does not determine how much of a particular land use is
needed. It only determines where that land use will be physically sited and how it will be
managed to achieve the City’s comprehensive land use goals and policies, particularly
those goals and policies from the Housing, Economic, Parks and Recreation, and
Urbanization Elements. Currently (2018), the supporting elements of the City’s
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Comprehensive Plan identify a need to add approximately 280 325 vacantgross acres
to its urban area.
The Land Use Element is comprised of two partscomponents: ; the text (Text), and the
Land Use Plan Map (Map).
The Text. component addressesDescribes the purpose and scope of each land
use classification, including issues and land use distribution by acreage. The
Text also contains the City’s goals and policies for the management of its land
use system.
The current and actual use of land is maintained in the Buildable Lands Inventory
(BLI), which tracks land usage over time. The BLI is an adjunct document to the
Land Use Element. The BLI is maintained on a continual basis as applications for
land development are received and acted on.
The Map. identifies Identifies the spatial distribution of all lands in the City’s
urban area and designates each property with a specific land use classification.
As previously noted theThe amount of land within each land use
categoryclassification is determined by other Comprehensive Plan elements.
In addition to the related Comprehensive Plan elements the Land Use Element is
guided by the following four (4) documents:
Buildable Lands Inventory
State Land Use Guidelines
Central Point Forward, A City Wide Strategic Plan
Regional Plan Element
2.1 Buildable Lands Inventory
The Buildable Lands Inventory (BLI) is an adjunct document to the Land Use element.
The BLI tracks all land use activity in the City’s urban area as changes to a property’s
development status occurs. Annually, the BLI produces, among many other tables, the
following key tables tracking changes in land use:
Percentage distribution by land use classification;
Land use classification acres per 1,000 residents
Changes in the vacant land inventory;
Housing and employment in activity centers (mixed use/pedestrian friendly
areas).
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Monitoring of the BLI will determine the need and timing to add more land to the UGB per the
needs assessment of such Comprehensive Plan Elements as Housing, Economic, Parks and
Recreation, etc.
2.2 State Land Use GuidelinesStatewide Planning Goals
The purpose of the State land use guidelines isOregon’s Statewide Planning Goals
establish the framework for all local land use planning. There are nineteen (19) of which
only thirteen (13) directly apply to Central Point. Goal 2: Land Use Planning requires
that comprehensive plans include a factual basis and clear policy direction to guide land
use decisions and actions. “To establish a land use policy framework and factual basis
for all land use decisions and actions consistent with related elements of the
Comprehensive Plan.” The State’s land use program requires that all land use plans
include
Each City and County comprehensive plan must:
Identify identification of issues and problems;,
Include inventories and other factual information for each applicable statewide
planning goal; ,
Evaluate evaluation of alternative courses of action and ultimate policy choices,;
and
Balance taking into consideration social, economic, energy and environmental
needs.
City, county, state and federal agency and special district plans and actions related to
land use shall must be consistent with the comprehensive plans of cities and counties
and regional plans adopted under ORS Chapter 268.The required information shall be
contained in either the Land Use Element or in supporting documents.
Central Point’s Comprehensive Plan addresses each of the applicable Statewide
Planning Goals The accomplishment of the above required information is delegated to
thethrough its various elements of the City’s Comprehensive Plan. Some goals are fully
addressed within Thethe Land Use Element, while others are addressed in specialized
elements such as Housing, Economic, Transportation and Parks and Recreation. Table
2.1 below provides a crosswalk of how each Goal is implemented within the
Comprehensive Plan. is responsible for managing (goals and policies), and the
mapping the land use needs of the City as prescribed in other Comprehensive Plan
elements. Changes in the Land Use Element will be predicated on changes in related
elements of the Comprehensive Plan.
Table 2.1 – Statewide Planning Goals and Comprehensive Plan Elements
Statewide Planning Goal Comprehensive Plan Element(s)
Goal 1 – Citizen Involvement Community Involvement Program (Part 1)
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Statewide Planning Goal Comprehensive Plan Element(s)
Goal 2 – Land Use Planning
Land Use Element (land use classifications,
overlays, maps, and growth management
policies)
Goal 3 – Agricultural Lands
Addressed within the Land Use Element
(Exclusive Agriculture Overlay; Regional Plan
consistency)
Goal 4 – Forest Lands Not directly applicable within Central Point’s
urban area; addressed at County level
Goal 5 – Natural Resources,
Scenic & Historic Areas, Open
Spaces
Land Use Element (Environmental Overlay and
natural resource protections); Parks &
Recreation Element; Environmental Element
Goal 6 – Air, Water, and Land
Resources Quality
Land Use Element (environmental overlays,
resource protections); Environmental Element;
Public Facilities (stormwater, wastewater
policies)
Goal 7 – Areas Subject to Natural
Hazards Environmental Element
Goal 8 – Recreational Needs Parks Element
Goal 9 – Economic Development Economic Element
Goal 10 – Housing Housing Element
Goal 11 – Public Facilities &
Services Public Facilities Element
Goal 12 – Transportation Transportation System Plan (TSP) /
Transportation Element
Goal 13 – Energy Conservation Energy Conservation Element
Goal 14 – Urbanization
Urbanization Element (Urbanization & Growth
Management policies; annexation and UGB
procedures)
Goal 15 – Willamette River
Greenway Not applicable to Central Point
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Statewide Planning Goal Comprehensive Plan Element(s)
Goals 16–19 – Estuarine
Resources, Coastal Shorelands,
Beaches & Dunes, Ocean
Resources
Not applicable to Central Point
2.3 Central Point Forward, A City Wide Strategic Plan
The City maintains a strategic plan, the purpose of which is to envision a preferred
future for the City and to “. . . formulate a way to make this future happen through
community teamwork and actions. It is a document that records what people think – the
blueprint for positive change that defines the vision, goals and outcomes that must
occur to realize the future.”4 The community’s mission, vision and values as set forth in
the Strategic Plan serve as the foundation of the Comprehensive Plan, including this
Land Use Element. The guidance provided by the Strategic Plan that is carried forward
in the Land Use Element is to maintain a “. . . small town commitment and feel that
promotes community pride, safety, and friendliness” and the value of planning for
growth “. . . that will retain our small town atmosphere”.
2.3.1 City Mission Statement
The City’s mission statement reads as follows:
“It is the mission of the City of Central Point to build and maintain a highly livable community by
working in harmony and being a catalyst for partnership with all the members of the
community, public and private.”
2.3.2 City Statement of Values
The Strategic Plan contains a set of five values as follows:
Growth: We value planned growth that will retain our small town atmosphere.
o Managed Growth & Infrastructure, Goal 2 - Maintain City of Central Point’s
small town feel and family orientation even as we grow.
Public Safety: We value a professional service oriented public safety policy that
promotes a sense of safety and security in our city.
Transportation: We value a system of transportation and infrastructure that is
modern, efficient and sensitive to the environment.
Community: We value a clean and attractive city with parks, open space and
recreational opportunities.
Service: We provide the highest level of service possible in the most efficient
responsible manner.
4 City of Central Pont Strategic Plan, pp. 3, May 24, 2007, Resolution No.1143,
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It is important that these values be repeatedly acknowledged and applied as the
foundation for crafting the goals and policies in all elements of the Comprehensive Plan.
2.4 The Regional Plan Element
As previously noted the City’s Comprehensive Plan elements must be consistent with
any applicable regional plan. In 2012 the City adopted a Regional Plan Element5
establishing Urban Reserve Areas (URAs) sufficient to accommodate the City’s growth
needs to the year 2060. The City’s Regional Plan Element was prepared in accordance
with the County’s Greater Bear Creek Valley Regional Plan.
The City’s Regional Plan Element established eight (8) URAs, totaling 1,721 acres for
future use as the City grows. Within the URAs land uses were assigned based on very
broad categories; Residential, Aggregate, Resource, Open Space/Parks, and
Employment. The Regional Plan Element does not spatially allocate the land use types
within any URA, but it does require that Concept Plans6 be prepared and adopted prior
to inclusion of a URA, or any part thereof, into the City’s urban growth boundary (UGB)7.
The Concept Plans are required to address performance indicators, regionally
significant transportation corridors, how land uses will be spatially distributed, the
encouragement of mixed use/pedestrian friendly areas8 (Activity Centers), and minimum
residential density requirements. The Concept Plans, when approved, remain a part of
the Regional Plan Element. At such time as lands within a URA are added to the UGB
the concept plans will be further refined consistent with the level of land use
descriptions consistent with the Land Use Element. At the time of inclusion in to the
UGB they then become part of the Land Use Element. This Land Use Element does not
address lands within the URA.
2.4.1 Direction of Growth
The long-term direction of growth for the City is best described in the Regional Plan
Element and its accompanying Concept Plans. The Regional Plan Element established
eight (8) urban reserve areas (Figure 2.1) into which the City will grow between now and
2060. These urban reserve areas (URAs) have been pre-approved for inclusion in the
City’s urban growth boundary9, subject to demonstrated land use need and the
availability of necessary infrastructure.
As illustrated in Figure 2.1, any expansion of the UGB will be to the west and north. The
City’s easterly and southerly UGB and URA boundaries abut the City of Medford’s
assigned jurisdictional areas, limiting the City’s ability for easterly or southerly
expansion. As outlined in the Regional Plan Element most of the residential
development (55%) will be directed to the west (CP-6A, CP-6B, and CP-5A), and to the
north (CP-1C and CP-2B).
5 Regional Plan Element, City of Central Point Comprehensive Plan, Ordinance No. 1964, 8/9/2012
6 City of Central Point Regional Plan Element, Section 4.1 Performance Indicators
7 City of Central Point Regional Plan Element, Section 4.1.8 Conceptual Land Use Plans,
8 Regional Plan Element, Performance Indicators, 4.1.6 Mixed-Use/Pedestrian Friendly Areas
9 ORS
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For industrial employment lands the primary direction of future growth will be to the far
northerly urban reserve (CP-1B). This area is well served with multi-modal
transportation infrastructure, i.e. I-5 and rail. Commercial development will be distributed
throughout the URAs per the Regional Plan allocations and concept plans.
The relationship between the Regional Plan Element and the Land Use Element is
timing. When the need is properly demonstrated then land within the URAs can be
brought into the UGB. The timing of inclusion to the UGB will be a function of
demonstrated need and the ability to develop to urban standards, and annex to the City
in a timely manner.
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Figure 2.1 UGB and URAs
2.5 Land Use and Urban Form
The Regional Plan introduces mandatory land use development criteria; a minimum
density requirement, and a series of performance indicators (PIs). The increase in
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density, together with the PIs, will affect the City’s future urban form as lands in the
URAs are brought into the UGB and annexed to the City. With the increase in density
and the imposition of mandatory PIs, it is both timely and appropriate to introduce the
basic elements of urban form, particularly as it applies to intensification of residential
land uses, the creation of Activity Centers, and the physical relationship between
differing land uses and transportation.
As used in this Land Use Element the term “urban form” refers the general pattern of
use, building height and development intensity and the structural elements that define
the City physically, such as natural features, transportation corridors, open space, public
facilities, as well as activity centers and other community focal elements. The
introduction of urban form is not intended as the answer to good urban design, but it is
intended to provide a basic awareness and a palette from which good urban form
design can evolve.
2.6 Performance Indicators
As previously noted theThe Regional Plan eElement (2012) established performance
indicatorsPerformance Indicators (PIs) that apply whenever land is brought into the
City’s Urban Growth Boundary (UGB) from the designated Urban Reserve Areas
(URAs) 10. These PIs are mandatory requirements designed to ensure that new
development supports regional goals for density, transportation and activity centers.
Table 2.2 – Regional Plan Performance Indicators
as a means to measure compliance with the objectives of the Regional Plan Element. There
are eight (8) performance indicators that, via the Regional Plan Element, apply to the Land Use
Element as the UGB expands into the Regional Plan’s URAs. The Performance Indicators are
identified below.11
Performance
Indicator (PI)
Requirement Regional
Plan Element
(RPE)
Reference
Residential
Density
Lands in URAs and UGB (outside city limits)
must achieve a minimum density of 6.9
dwelling units per gross acre (2010–2035)
and 7.9 du/gross acre (2036–2060). Higher
densities inside city limits may offset this
requirement.
RPE §3.1.1.1
Mixed-Use /
Pedestrian-
Friendly Areas
Cities must meet RTP benchmarks for the
share of housing and employment located in
RPE §3.1.1.2
10 Numbers in parenthesis (4.1.5 through 4.1.8.4) are the reference numbers in the Regional Plan
11 Numbers in parenthesis (4.1.5 through 4.1.8.4) are the reference numbers in the Regional Plan
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Activity Centers. Offsets are allowed if the City
or region as a whole exceeds targets.
Conceptual
Transportation
Plan
Conceptual transportation plans must be
prepared for URAs before UGB amendments.
Plans identify regionally significant arterials,
transit corridors, and bike/pedestrian facilities,
in collaboration with RVMP0, Jackson County,
irrigation districts, and others.
RPE §3.1.1.3
Conceptual Land
Use Plan
A Conceptual Land Use Plan is required prior to
UGB amendments. Plans must show how
residential density targets, land use distribution,
transportation infrastructure, and Activity
Centers will be achieved.
RPE §3.1.1.4
Activity Centers Development must support creation of Activity
Centers (mixed-use, pedestrian-friendly areas) that
provide a mix of housing, jobs, services, and
amenities within walkable neighborhoods.
RPE §3.1.1.4.1
Additional PIs Other PIs address resource land protection,
regionally significant transportation corridors, and
monitoring/reporting requirements. These are
detailed in the Regional Plan Element.
RPE §§3.1.1.5–
3.1.1.8
This section summarizes the PIs for ease of reference. The full text of each PI is
contained in the Regional Plan Element. The Land Use Element adopts these
requirements by reference and recognizes them as binding conditions for UGB
amendments, annexations and related development approvals.
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2.6.1 Committed Residential Density
Land within a URA and land currently within an Urban Growth Boundary
(UGB) but outside of the existing City Limit shall be built, at a minimum, to
the residential density of 6.9 dwelling units per gross acre (2010-2035), and
7.9 dwelling units per gross acre (2036-2060). This requirement can be
offset by increasing the residential density in the city limit.
Prior to annexation each city shall establish (or, if they exist already, shall
adjust) minimum densities in each of its residential zones such that if all
areas build out to the minimum allowed the committed density shall be
met. This shall be made a condition of approval of a UGB amendment.
The Housing Element addresses the minimum density requirement and the
assignment of residential lands by the appropriate residential land use
classification necessary to meet the minimum density standard.
2.6.2 Mixed-Use/Pedestrian Friendly Areas
For land within a URA and for land currently within a UGB but outside of
the existing City Limit, each city shall achieve the 2020 benchmark targets
for the number of new dwelling units12 and employment13 to be located in
mixed-use/pedestrian-friendly areas as identified in the 2009 Regional
Transportation Plan (RTP) or most recently adopted RTP14. Beyond the year
2020, cities shall continue to achieve the 2020 benchmark targets, or if
additional benchmark years are established, cities shall achieve the targets
corresponding with the applicable benchmarks. Measurement and
definition of qualified development shall be in accordance with adopted
RTP methodology. The requirement is considered met if the city or the
region overall is achieving the targets or minimum qualifications,
whichever is greater. This requirement can be offset by increasing the
percentage of dwelling units and/or employment in the City Limit.
To facilitate compliance with this performance indicator the Land Use
Element, in Figure 2.1, identifies mixed-use/pedestrian-friendly areas
(Activity Centers), and through the BLI tracks population and employment
development within these Activity Centers. It is also anticipated that as the
City expands into the URA additional Activity Centers will be added per
approved Conceptual Land Use Plans.
2.6.3 Conceptual Transportation Plan
12 Alternative Measure No.5 requires that 39% of all new residential dwelling units shall be located in mixed
use/pedestrian-friendly areas.
13 Alternative Measure No.6 requires that 48% of all new employment shall be located in mixed use/pedestrian-
friendly areas.
14 RVMPO Alternative Measures Activity Centers, 2017
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Conceptual transportation plans shall be prepared early enough in the
planning and development cycle that the identified regionally significant
transportation corridors within each of the URA’s can be protected as cost-
effectively as possible by available strategies and funding. A Conceptual
Transportation Plan for a URA, or appropriate portion of a URA shall be
prepared by the City in collaboration with the Rogue Valley Metropolitan
Planning Organization, applicable irrigation districts, Jackson County, and
other affected agencies, and shall be adopted by Jackson County and the
respective city prior to or in conjunction with a UGB amendment within that
URA.
The conceptual transportation plan shall identify a general network of
regionally significant arterials under local jurisdiction, transit corridors,
bike and pedestrian paths, and associated projects to provide mobility
throughout the region (including intercity and intracity, if applicable).Re
The Land Use Plan Element includes the street classification system for all
streets within the City’s urban area. As the City’s UGB is expanded the
Land Use Map must be amended to be consistent with the conceptual
transportation plan for the appropriate URA
2.6.4 Conceptual Land Use Plan
A proposal for UGB amendments into a designated URA shall include a
Conceptual Land Use Plan prepared by the City in collaboration with Rogue
Valley Metropolitan Planning Organization, applicable irrigation districts,
Jackson County, and other affected agencies for the area proposed to be
added to the UGB as follows:
2.6.4.1 Target Residential Density
The Conceptual Land Use Plan shall provide sufficient information to
demonstrate how the residential density in section 2.6.1 above will be met
at full build-out of the area added to the UGB amendment.
2.6.4.2 Land Use Distribution
The Conceptual Land Use Plan shall indicate how the proposal is
consistent with the general distribution of land uses in the Regional Plan,
especially where a specific set of land uses were part of the rationale for
designated land which was determined by the Resource Lands Review
committee to be commercial agricultural land as part of a URA, which
applies the following URAs: CP-1B, CP-1C, CP-4D, CP-6A, and CP-2B.
2.6.4.3 Transportation Infrastructure
The Conceptual Land Use Plan shall include the transportation
infrastructure required in section 2.6.3 above.
2.6.4.4 Mixed-Use/Pedestrian Friendly Areas (Activity Centers)
The Conceptual Land Use Plan shall provide sufficient information to
demonstrate how the commitments of section 2.6.2 above will be met at full
build-out of the area added to the UGB amendment.
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2.6.4.4.12.6.1 Activity Centers
An important consideration related to urban form and the Regional Plan’s Performance
Indicators is the concept of activity centers. As used in this Land Use Element the term
“Aactivity cCenter” is interchangeable with the term Transit-Oriented/Mixed-Use
Pedestrian-Friendly areas. Both terms represent the development of a place(s) that
encourages higher density mixed-use environments that are neighborhood oriented and
designed to increase the convenience of walking, bicycling, and transit. Activity Centers
are illustrated in the RVMPO’s Alternative Measures Activity Centers’ map (Figure 2.1).
The concept of activity centers is a key component to the City’s success in the
retentionretaining and creation creating of neighborhoods and community identity
necessary towith a strong sense of community identity. Activity Centers also support the
City’s long-standing goal of maintaining its small town atmosphere15 while
accommodating growth in a compact and efficient pattern that , and ultimately creates
an environment that supports transit use.
As used in the this Land Use Element there are two types of activity centers:; the
activity centers those that serves a residential neighborhood; and activity centersthose
that serve the broader community’s retail and service needs. As used in the Land Use
Element activity centers are described defined as:
• Areas of development that contribute to achieving mixed-use, pedestrian friendly
development, that iswhether vertically or horizontally supports mixed-
useintegrated;
• Neighborhood-scale commercial and /employment centers;
•
• Parks and schools; and
• Downtown areas/central Central business Business districtDistrict.
Benefits of activity centers include:[3][4]
Greater housing variety and density, including smaller, more affordable housing
units (smaller units), including and life-cycle housing (starter homes to larger
homes to senior housing). ;
Reduced distances between housing, workplaces, retail businesses, and other
amenities and destinations.;
15 City of Central Point Forward Fair City Vision 2020, a City Wide Strategic Plan, 2007
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More compact development, land-use synergy (e.g. residents provide customers
for retail which in turn provide amenities for residents).;
Stronger neighborhood character, and sense of place. e; and
Walkable, bikeable neighborhoods, increased accessibility via to transit, both
resulting of which reduce household in reduced transportation costs. .
Central Point has identified 14 Activity Centers within the current UGB (The City’s
activity centers are illustrated in Figure 2.2). As the city grows into the URA’s,
additional, strategically located activity Activity centers Centers will be needed to service
serve both residential neighborhoods and the broader community’s retail and
employment needs of the community. The placement of these future Aactivity centers
Centers will be addressed in the Conceptual Land Use Plans prepared for each URA.
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Figure 2.2 Activity Centers
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3 Land Use Benchmarks
Depending on changes in land use policy and/or changes in the underlying economy, a
community’s use of land can vary over time. Knowing the extent of these changes is an
important land use tool for measuring policy implementation and economic growth.
There are four (4) basic methods of tracking land use that will be used in this Land Use
Element:
1. The percentage of a land use classification (developed and vacant) to the total of
all land use categories;
2. Gross acres per 1,000 residents (resident ratio) by land use category and total
(developed and vacant) of all land use categories;
3. Percentage of dwelling units located in an activity center; and.
4. Percentage of employment located in an activity center.
The first two measures are typically used for tracking purposes only, unless specifically
incorporated by policy reference. As an example, in Table 3.1 the 1980 Industrial land
use category targeted 13% for the City’s industrial needs by the year 2000. By 2017 the
actual percentage of industrial acreage was 9%. What does this mean? Since there
were no policies targeting a minimum percentage for industrial lands, the only
explanation was that over time the City converted 4% of its industrial lands to other non-
industrial uses, which was the case in 2003 and the residential and industrial changes
needed for the Twin Creeks TOD.
Table 3.1 illustrates the changes in the two benchmarks for the planning period 1980 –
2000, 2017 (current), and the planning period 2018 – 2038. Since the 1980 Land Use
Element was completed the City has more intensely used its land. In 1980 it was
estimated that the City would need 171 total acres per 1,000 residents. By 2017 the
population benchmark (when measured against developed acreage) was 152 acres per
1,000 residents. By the end of the 2018 – 2038 planning period that ratio is expected to
be 142 acres per 1,000 population; a 15% increase in development intensity from1980
to 2038.
Benchmarks 3 and 4 track the amount of residential households, and employment in
activity centers as required by the Regional Plans Performance Indicator 3.1.1.2
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4 Current (2017) Land Use Summary
The City of Central Point was incorporated in 1889, and had an estimated population of
500. Over the years the City has grown concentrically around its original core area, with
Hwy. 99 and Pine Street serving as the north/south and east/west axisaxes.
The City’s current Land Use Element was completed in 1983 covering an urban area of
2,736.83 acres. At that time, it was expected that the City’s urban area (build-out) was
sufficient in size to accommodate a population of 16,000 by the year 2000, or 171 acres
per 1,000 residents. By the end of 2017 the City’s certified population was 17,70016 and
the urban area accounted for approximately 3,100 acres of which 2,679 acres were
classified as developed17, for a ratio of 158 developed acres per 1,000 residents.
Since 1983 the most noticeable change in land use was due to changes in the Industrial
and Residential land use classifications. This was the result of land use changes in
2001 allowing for development of the Twin Creeks TOD. At that time the lands currently
occupied by the Twin Creeks TOD was designated for industrial use and needed to be
changed to residential use to accommodate the Twin Creeks TOD project. This change
was off-set by changes in the southeast quadrant of the city from Residential to
Industrial land use. Table 3.1 identifies and compares the City’s current land use
distribution based on the 1983 Land Use Element to year 2000, current land use for
2017, and projected land use needs to 203818.
As the City moves toward, and beyond, 2038 the percentage of industrial land in the
urban area has the potential, based on Employment designated lands in the Regional
Plan Element (CP-1B), to increase its percentage. To attain this potential, it will be
necessary to monitor Employment land needs and appropriately adjust the Economic
Element.
16PSU Certified 2017 Population
17 Defined as buildable lands in the BLI
18 PSU Certified 2017 Population
Table 3.1 Land Use Benchmarks
Land Use
Classification
Percentage
of Total
Acres/1,000
Pop.%
Acres/1,000
Pop.%
Acres/1,000
Pop.
Residential 47% 80 53% 84 49% 69
Commercial 7% 12 6% 9 8% 11
Industrial 13% 22 8% 13 11% 15
Civic 7% 12 4% 6 3% 5
Parks & Open Space 6% 10 6% 10 8% 12
Public Right-of-Way 20% 34 23% 36 21% 30
TOTAL 100% 171 100% 158 100% 142
Source: Buildable Lands Inventory, 2017
2000 20382017
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The other noticeable change in Table 3.1 was in the Civic classification from a projected
7% of total land area to 4% by 2017. This reduction was the result of changes in
accounting methodology for civic land uses. The current figure is based on lands
actually designated as Civic use on the Land Use Plan Map and account for such public
uses as schools, libraries, and misc. government uses. The earlier 1983 number was
based on an accounting of all “civic” uses such as churches, private schools, fraternal
organizations, etc. which is located within other land use classifications (predominantly
Residential). When all “civic” uses (public and private) are accounted for the actual
percentage in 2017 was close to 7%. Going forward the term “Civic” applies to only
public or utility related civic uses. Uses such as churches and private schools, because
of their size, no longer are limited to the Civic land use classification, but are allowed in
other zoning districts as either an out-right permitted uses, or conditional uses. The City
BLI will continue to maintain an inventory of these “other civic” land uses and make
appropriate adjustments to the underlying land use classification and zoning as they
occur.
5 Land Use Classifications
The City’s current (2017) urban area contains approximately 3,100 acres. Every parcel
is assigned to one of six (6) primary land use classifications, which are supported by
nine (9) secondary land use classifications (Table 5.1), and five six overlay districts, for
a total land use system of 20 21 land use classifications.
Table 5.1. Land Use Classifications
1 Residential (Res)
Very Low Density (VLRes)
Low Density (LRes)
Medium Density (MRes)
High Density (HRes)
2 Commercial
Neighborhood Commercial (NC)
Employment Commercial (EC)
General Commercial (GC)
3 Industrial
Light Industrial (LI)
General Industrial (GI)
4 Park and Recreation (P/R)
5 Civic (C)
6. Overlay Districts
Transit Oriented Development (TOD)
Environmental (E)
Airport (A-A)
Central Business District (CBD)
Climate Friendly Area (CFA)
Exclusive Agricultural (E-A)
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Table 5.2 identifies the distribution of the different land uses by net acreage for the
current planning period (2018 to 2038). In Table 5.2 the additional 240 acres (approx.)
represents, by land use, the projected acreage within the current URA that need to be
brought into the City’s UGB over the course of the next 20 years. As previously noted
the acreages and their land use distribution are based on the needs established in such
other elements as Housing (residential lands), Economic (commercial and industrial
lands), Parks, etc. Figure 5.1 (Land Use Map) represents the spatial distribution of all
land as defined in the Land Use Element, less what is shown in Table 5.2 as additional
needed net acres uses.
Table 5.2 Projected Urban Area Land Use Needs
Land Use Classification
2017 Inventory
(Gross Acres)
Additional
Needed (Gross
Acres)
Total 2038
Inventory
(Gross Acres)
Residential1 1,491 150 1,641
Commercial 247 29 276
Industrial2 360 - 360
Civic 109 9 118
Parks & Open Space 3 227 53 280
Public Right-of-Way4 694 - 694
TOTAL 3,128 241 3,369
Source: City of Central Point Buildable Lands Inventory, 2017
Notes: 1 "Additional Need" Source 2017 Housing Element
2 "Additional Need" Source 2013 Economic Element, updated per Ord. 2013
3 "Additional Need" Source Draft 2018 Parks and Recreation Element
4 "Additional Need" not adjusted for future development
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Figure 5.1 Land Use Plan Map
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6 Residential Land Use
In 2017, the City’s residential land uses accounted for 52% of the City’s total urban land
area, representing the City’s largest single land use classification. For a City the size of
Central Point, this share of the residential inventory land is historically typical.
The purpose of the residential land use classification is to maintain an adequate supply
of buildable land at densities and housing types sufficient to meet accommodate the
City’s projected housing needs, as set forthidentified in the Housing Element. The
Housing Element identifies establishes not only the total residential acreage needed
during the planning period, but also the acreage allocation by density category and
range of housing types.
Historically, the primary City’s challenge in administering the residential land use
classifications was thestemmed from reliance on maximum densities, rather than
minimums densities. The prior Land Use Element established maximum density as a
goal, with the assumptionassumed that the private sector would construct, if not build at
or near the maximum density, then surely close to it allowed. In practice, this did not
occur. For example, In in 1983, based on the City’s range of maximum allowed
densities suggested an , the average density for newof development should have been
11 dwelling units per gross acre. Yet Between between 1980 and 2016, the actual
average built density was only 4.7 dwelling units per gross acre.
In 2006, the City amended its Zoning Ordinance adopting to establish both minimum
and maximum density and maximum density provisions. Following this change,
Residential development post 2006 average built density increased to 5.6 units per
gross acre--, a significant notable improvement over the prior twenty years. Looking
ahead, Moving forward (2018-2038) it is planned, in both the Regional Plan Element
and the Housing Element establish, that the minimum average density for all new
residential development will be increase to 6.9 dwellings per gross acre to through 2035
and 7.9 units per gross acre thereafter.
Residential The residential densities in the this Land Use Element are based drawn
from on the density tables in the Housing Element’s density tables. The minimum and
maximum lot sizes identified here in the Land Use Element, and in the Housing
Element, are suggestions intended as guidelines,only, and not mandatorymandates.
Final The minimum and maximum lot size requirements will beare set by the Zoning
Ordinance, which may be amended and can be adjusted from time-to-time, provided
they comply remain consistent with the Housing Element’s minimum densities density
requirements in the Housing Element as carried forward in the this Land Use Element.
6.1 Residential Land Use Classifications
Since 1980, residential lands hashave consistently accounted for approximately about
50% of all developed lands within the City. Over the next 20 years, this proportion it is
projected that the residential percentage of the City’s land inventory will to remain
steady at approximately 50%.
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On a population basis, the City’s 1980 plan assumed a ratio of 80 residential acres per
1,000 residents population to residential acres was initially planned in 1980 at 80:1,000
(Acres per 1000 residents). By the year 2000, the actual ratio matched this assumption
at was 80:1,00019 . By 2017, the ratio increased slightly towas 83:1,000. Looking
ahead, By 2038, with the mandated minimum density at of 6.9 dwelling units per gross
acre, the ratio is expected to drop decline to 77:1,000 by 2038.
There The residential land use classification system consists of are four (4) residential
land use classificationscategories, supported by and nine (9) supporting zoning
districts. Table 6.1 identifies the The four (4) land use classifications, their associated
zoning designations, and suggested minimum and maximum densities are. :In addition,
the Residential Holding Zone (R-00) serves as an interim designation applied at
annexation until urban services are available.
Table 6.1 Residential Land Use Classifications
Land Use
Classification
Permitted
Housing Types
Associated
Zoning Districts
Suggested
Minimum and
Maximum Gross
Densities
VLRes (Very Low
Density)
Single-Family
Detached
R-L
R-00 (Residential
Holding Zone*)
1 to 4
LRes (Low
Density)
Single-Family
Detached and
Attached
R-1-6
R-1-8
R-1-10
R-00*
4 to 8
MRes (Medium
Density)
Single-Family
Attached, Plexes
and Apartments
R-2
LMR
R-00*
7 to 20
HRes (High
Density)
Single-Family
Attached, Plexes,
Apartments
R-3
MMR
HMR
R-00*
20 to 50
*The Residential Holding Zone (R-00) may be applied at annexation as an interim
designation. It preserves existing uses until urban services are available and adequate
facilities are demonstrated. Properties zoned R-00 are not eligible for urban-density
development until rezoned to a district consistent with their land use classification.
6.1.1 Very Low Density Residential (VLRes)
Purpose
Encourages and maintains a The purpose of the VLRes classification is to encourage,
accommodate, maintain and protect a suitable environment for residential living at very
19 The projected need for residential land exceeded the actual population growth by 2000.
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low densities, particularly in areas on lands that are impacted by environmental
constraints, or where agricultural buffering is neededs.
Context
The VLRes classification wasEstablished initially originally established to act as a buffer
between both the industrial areas to the east and the agricultural lands to the west (.
The VLRes classification was previously identified as “Farm-Residential”), .VLRes
represents just over 1% of the City’s land base.
As a percentage of the City’s residential lands inventory it accounts for slightly over 1%.
Today the reliance on buffering from While agricultural use has been mitigated by
implementation of agricultural buffering standards20, now reduce reducing the reliance
on the VLResthis classification, as the sole solution to agricultural buffering strategy.
However, the VLRes classification is stillit remains a viable option to agricultural
buffering, and infor environmentally sensitive lands, such as flood hazard areas and wet
lands, where larger lots will facilitate buffering mitigation.
Supporting Zoning District
The VLRes land use classification is supported by the Residential Low Density (R-L)
zoning district. Minimum The minimum and maximum allowed densities, along with
advisory and general lot size ranges, are illustrated shown in Table 6.2. The reference
to minimum and maximum lot size is not mandatory, but advisory. The setting of
minimum and maximum lot size is the responsibility of the City’s Zoning Ordinance,
provided that the minim and maximum density is compliant with the Housing Element.
Table 6.2 Very Low Density Residential
Zoning
District
Minimum
Density/Gross
Acre
Maximum
Density/Gross
Acre
Suggested
Minimum Net
Lot Size
Suggested
Maximum Net
Lot Size
R-L 1 4 9,000 sq. ft. 35,000 sq. ft.
6.1.2
6.1.36.1.2 Low Density Residential (LRes)
Purpose
The LRes land use classification supports the need for low density housing and
represents the City’s R-1 zoning district. The LRes classification representsprovides the
largest residential land of the City’s housing land base and supports the need for single-
family housing at lower densities. It’s intentuse category, accounting for 60% of the
City’s residential acreage. The purpose of this land use classification is to accommodate
both single-family detached and single-family attached housing in a manner that
maintains neighborhood character and livability. the demand for single-family attached
and detached housing.
20 CPMC 17.71 Agricultural Mitigation
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Context
LRes accounts for approximately 60% of the City’s residential acreage. The minimum
density in this classification is 4 dwelling units per gross acre (R-1-10), with a maximum
of 8 dwelling units per gross acre (Table 6.3). Within LRes,
Ssingle-family attached housing is permitted within the LRes classification subject to
design standards that assure architectural compatibility with abutting single-family
detached dwellings. Design emphasis is placed on massing, fenestration, and
pedestrian and vehicular access to assure ensure each unit retains an individual
identity. for each attached unit
Supporting Zoning Districts
The LRes classification corresponds to the City’s R-1 zoning districts (R-1-6, R-1-8, and
R-1-10). Each district reflects variations in minimum lot size and density within the
overall range of the LRes classification as shown in Table 6.3.
Table 6.3 Low Density Residential
Zoning
District
Minimum
Density/Gross
Acre
Maximum
Density/Gross
Acre
Suggested
Minimum Net
Lot Size
Suggested
Maximum Net
Lot Size
R-1-6 6 8 4,000 sq. ft. 6,000 sq. ft.
R-1-8 5 6 6,000 sq. ft. 7,000 sq. ft.
R-1-10 4 5 7,000 sq. ft. 9,000 sq. ft.
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6.1.46.1.3 Medium Density Residential (MRes)
Purpose
The MRes classification provides opportunities The MRes classification’s preferred
location is within 1/2 mile of activity centers and/or transit facilities. The MRes
classification allows for a mix of detached and attached dwelling housing, including
plexes and apartments. It is intended to support compact neighborhoods in close
proximity to transit and activity centers.
Context
MRes areas are typically located within ½ mile of activity centers or transit facilities. This
classification allows units either both owner- and/or renter- occupied housing, subject to
compliance with the minimum and maximum density requirements in Table 6.4.
The MRes designation covers includes two zoning districts:
; the R-2, and the which applies primarily to older, established areas of the City.
LMR, districts. The LMR district is a performance- based zoning district that
appliesapplied to all new development within the UGB. The R-2 district applies to
older areas of the City that are already developed. Properties within the R-2
district To avoid non-conforming issues properties in the R-2 retains separate
development standards from the LMR district, but may in-fill, or may redevelop
using LMR standards to avoid non-conforming situations..
Supporting Zoning Districts
MRes is implemented through the R-2 and LMR zoning districts. The minimum and
maximum density ranges and advisory lot sizes are shown in Table 6.4.
Table 6.4 Medium Density Residential
Zoning
District
Minimum
Density/Gross
Acre
Maximum
Density/Gross
Acre
Suggested
Minimum Net
Lot Size
Suggested
Maximum Net
Lot Size
R-2 7 10 3,000 sq. ft. 5,000 sq. ft.
LMR 7 10 3,000 sq. ft. 5,000 sq. ft.
6.1.56.1.4 High Density Residential (HRes)
Purpose
This The HRes land use classification supports high densityis intended to accommodate
the City’s most intensive residential development, including apartments, plexes and
single-family attached housing.
Context
The HRes areas are typically located classification’s preferred location is within 1/2 mile
of activity centers and/or transit facilities.
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The HResThis classification supports three zoning districts; is supported by three
zoning districts: the R-3, the MMR, and the HMR (Table 6.5). The only distinguishing
factor between the R-3 and MMR zoning districts is that the R-3 district is typically in
thegenerally applies to older areas of the City and were developed under older
standardsunder older standards. The, while the MMR and HMR districts are applied
apply to new development within the UGB, and overlay districts such as the Transit
Oriented Development (TOD) and Central Business District (CBD). overlay. The HMR
district, is the City’s highest density residential zoneing district, which was initially
originally reserved for use in the TOD areasdistrict/corridor, but is now allowed
permitted more broadly under outside the TOD district/corridor per the Land Use Plan
Map (Figure 6.1)
Supporting Zoning Districts
HRes is implemented through the R-3, MMR, and HMR zoning districts. Minimum and
maximum densities and advisory lot sizes are shown in Table 6.5.
Table 6.5 High-Density Residential (HRes)
Zoning
District
Minimum
Density/Gross
Acre
Maximum
Density/Gross
Acre
Suggested
Minimum Net
Lot Size
Suggested
Maximum Net
Lot Size
R-3 15 20 N.A. N.A.
MMR 15 20 N.A. N.A.
HMR 20 50 N.A. N.A.
6.1.5 Residential Holding Zone (R-00)
At the time of annexation, applicants may request assignment of the Residential Holding
Zone (R-00) in place of an immediate zoning designation from the four (4) residential
classifications. The R-00 designation may be applied to properties within any residential
classification.
The purpose of the Residential Holding Zone is to preserve existing uses until urban
services are available and facility adequacy has been demonstrated consistent with the
City’s Comprehensive Plan, including the Public Facilities and Services Element. While
in the R-00 designation, development is limited to no more than one single-family
dwelling and one accessory dwelling unit (ADU) per lawfully created parcel existing at
the time of annexation. Lands in the R-00 designation are not eligible for development
at urban densities or intensities until the zoning is formally amended to a district
consistent with the property’s land use classification.
6.2 The R-00 Holding Zone is intended as a temporary designation. Once urban
services are available or specifically planned for extension, properties are
expected to be rezoned to a zoning district consistent with the applicable
residential land use classification.
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6.2.16.2 Residential Land Use Plan Map
The Land Use Plan Map distributes each of the residential land use classifications
based on, and in order of priority as follows:
1. Acreage needs as identified in the Housing Element. The density mix and
acreage shall be consistent with the density mix and acreage mix in the Housing
Element.
2. Locational factors, such as adjacent land uses, proximity to public transit, and
street hierarchy.
The current Land Use Plan Map Residential land use designations are based on current
(2018) designations, and are not expected to be changed in the near future.
6.3 Residential Development Strategies
In addition to the land use classifications and zoning districts that establish the
framework for residential development, the City employs a set of strategies to guide
how residential growth occurs. These strategies provide direction for accommodating
population growth while preserving Central Point’s community character and ensuring
efficient use of land within the Urban Growth Boundary (UGB).
The following strategies focus on:
Residential Infill and Redevelopment, which promote efficient use of land
within the UGB; and
Small Town Character and Livability, which emphasize the design qualities
and community values that residents identify as central to Central Point’s identity.
Together, these strategies complement the Housing Element by providing
implementation tools that link residential goals and policies with on-the-ground
development decisions.
6.3.1 Residential Infill and Redevelopment
Strategy: Encourage the use of vacant and underutilized residential land within the
existing UGB before pursuing outward expansion.
How:
Maintain and update the Buildable Lands Inventory (BLI) to identify infill and
redevelopment opportunities.
Support infill development throughout the City where services are available.
Focus redevelopment in and around the downtown and older neighborhoods,
where infrastructure, walkability, and community character create strong
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opportunities for revitalization.
6.2.2 Apply the Housing Element’s goals and policies for infill and
redevelopment to guide project review and policy updates.
The BLI tracks the City’s infill and redevelopment property. Most of the City’s residential
infill is scattered throughout the City, while redevelopment opportunities are
concentrated in and around the downtown and older areas of the City. The Housing
element addresses infill and redevelopment goals and policies.
6.2.36.3.2 Small Town, Neighborhood Preservation, Identification and Livability
Strategy: Preserve and enhance Central Point’s small-town atmosphere even as
residential densities increase.
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How:
Recognize “small town” as a qualitative measure that reflects neighborhood
scale, walkability, and community feel, rather than population size or building
dimensions.
Incorporate urban design elements that reinforce pedestrian orientation,
neighborhood identity, and compatibility between new and existing development.
Draw on the community’s vision expressed in the Strategic Plan, which values “a
small town commitment and feel that promotes community pride, safety, and
friendliness” and “planned growth that will retain our small-town atmosphere.”
Ensure that higher-density development includes design standards that
strengthen neighborhood cohesion while enhancing livability.
One of the benefits of living in Central Point is its small town character, the importance
of which is acknowledged in the City’s 2007 Central Point Forward Fair City Vision 2020
(Vision Plan) “. . . with a ‘small town’ commitment and feel that promotes community
pride, safety, and friendliness;” followed by the value statement that the City values “. . .
planned growth that will retain our small town atmosphere.” With the “. . . small town
aspiration . . .“ and increasing residential density urban design is, and will continue to be
an important consideration in the City’s continuing development.
As used in this Land Use Element the term “small town” is qualitative (feel), not
quantitative (size of population or building size), with an emphasis on urban design
elements to support and enhance the neighborhood feel and pedestrian in scale.
6.36.4 Residential Zoning & Density Framework
The residential densities shown in the above tables are based on gross acres as
defined in Section 6.3. All residential development must meet the minimum density
requirement based on its land use classification21 and the applicable underlying zoning
district. The minimum and maximum net lot area shown in the above tables are advisory
only. The designation of minimum and maximum lot size for each residential district is
the responsibility of the City’s Zoning Ordinance, which may be modified from time-to-
time provided they comply with the applicable densities set forth in the Housing Element
for each associated residential land use classification.
6.46.4.1 Minimum/Maximum Density Calculation
The Regional Plan Element measures density in terms of dwelling units per gross acre
(43,560 sq. ft.). To calculate residential density per gross acre it is sometimes
necessary to remove other non-residential use areas within the proposed project that
will be given a land use reclassification from the Residential inventory to another
approved land use (excepting right-of-way).
21 City of Central Point 2018 Housing Element
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The range of residential units allowed within any particular land use classification and
zoning district can be calculated by taking the gross acreage (43,560 sq. ft. per gross
acre) less any areas proposed for public parks/public open space, civic uses and
environmental lands as that term is defined in the Land Use Element Environmental
Overlay (Section 6.3.3).
Below are two examples of how to calculate the minimum/maximum density for the all
residential zoning districts.
Example 1: Property is 2.5 gross acres within the R-1-8 zoning district (5 units
minimum per gross acre). No proposed acreage deductions for Environmental,
public parks/open space, or civic uses.
Gross acreage equals 2.5 acres
Minimum required density 5 units/gross acre.
Maximum allowed density 6 units/gross acre.
2.5*5=12 minimum number of dwelling units.
2.5*6=15 maximum number of dwelling units.
Allowed Density Range for the property: 12 to 15 units.
Example 2: Property is 2.5 acres within the R-1-8 zoning district (5 units/gross
acre). There is 0.75 acres designated for public parks/open space, 0.25 acres for
a church and 0.25 acres within the floodway (exempt acreage) for an adjusted
total gross acreage of 1.25.
Gross acreage equals 2.5 acres minus 1.25 acres ((exempt acreage) =
1.25 acres
Minimum required density 5 units per gross acre.
Maximum allowed density 6 units per gross acre.
1.25*5=6.25 rounded to 6 minimum number of dwelling units.
1.25*6=7.5 rounded22 to 8 maximum number of dwelling units.
Allowed Density Range for the property: 6 to 8 dwelling units per gross
acre.
Over the course of the next 20-year planning period the City will need approximately
250 acres of residential land to meet its expected population growth23. The below tables
illustrate how the new residential lands are scheduled to be distributed by land use
classification24 as necessary to meet the minimum density standards of the Housing
Element.
22 Conventional rounding method
23 City of Central Point Housing Element
24 City of Central Point Housing Element
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Table 6.6 – Proposed Maximum and Minimum Gross Density, Zoning
Periodically, through the BLI, the need for urban land will be monitored and the UGB
amended as necessary to maintain an inventory of vacant land adequate to meet
demand (Gross Residential Acres Needed) as noted in Table 7.6. In addition to the
above residential acreage need identified in Table 76.6, additional residentially
designated acreage will be needed within the residential land use classification to
accommodate public parks and open space, and private sector civic uses, and the
residential land inventory appropriately adjusted.
6.4.16.4.2 Adjustments for Public Parks/Open Space and Residential Density
Calculation
The City’s Parks and Recreation Element does not identify specific locations for future
parks, but instead provides proposed target areas needing parks (Figure 6.1). To
maintain the park land to population ratio noted in the Parks and Recreation Element an
additional 42 acres of park land will need to be acquired and developed by 2038.
Generally, the location of parks and open space lands are associated with residential
lands. At such time as parks and open space lands are designated and acquired within
the Residential land use classification, then the Residential lands acreage will need to
be adjusted to accommodate the loss in acreage due to the park land need. Until such
time as park lands are acquired the residential land inventory includes, in the aggregate,
the 42 acres projected for public parks and open space. As park lands are identified the
Land Use Element will be amended to reflect the change.
6.4.26.4.3 Adjustments for Civic Uses and Residential Density
The designation of Civic lands, as with parks and open space, predominantly responds
to residential development. Similar to the provision to adjust residential lands for park
and open space development, when civic uses, such as churches, develop within the
Residential land use classification, then the residential lands must be appropriately
adjusted to accommodate the loss in acreage. As civic uses are developed the change
will be reflected in the BLI.
Table 7.6 Proposed Maximum and Minimum Gross Density, Zoning
Zoning District Percentage
Minimum
Gross Density
Gross
Residential
Acres
Needed
Minimum
Build-Out
(DUs)
Maximum Gross
Density
Gross
Acres
Maximum
Build-Out
(DUs)
R-L 5% 1.00 12 12 2.50 12 30
Total 5% 1.00 12 12 2.50 12 30
R-1-6 30% 6.00 76 456 8.00 76 608
R-1-8 18% 5.00 46 228 6.00 46 274
R-1-10 12% 4.00 30 122 5.00 30 152
Total 60% 5.30 152 806 7.19 152 1,094
LMR 10% 7.00 26 182 10.00 26 260
R-2 10% 7.00 25 175 10.00 25 250
Total 20% 7.00 51 357 10.00 51 510
R-3 6% 12.00 15 182 20.00 15 304
MMR 5% 12.00 11 137 20.00 11 228
HMR 5% 25.00 11 285 50.00 11 569
Total 15% 15.90 38 603 29.00 38 1,101
Grand Total 100% 7.03 253 1,778 10.81 253 2,734
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6.4.36.4.4 Adjustments for Environmental Lands and Residential Density
Throughout the City there are lands that are developmentally encumbered as a result of
flooding or other environmental constraints. The presence of environmental constraints
is maintained in the BLI and is deducted from the density calculation in Section 6.3.
6.4.46.5 Residential Goals and Policies
The following goals and policies provide direction for managing residential growth in
Central Point. They are intended to ensure livability, maintain neighborhood character,
and support a balanced mix of housing opportunities consistent with the Housing
Element.
Residential Goals
Residential Goal 1: To eEnsure a high degree of livability and environmental
quality in all residential areas of Central Point.
Residential Goal 2: To sSupport a well-balanced variety of residential densities
and housing opportunities/types for all residents of the community, as described
in the Housing Element.
Residential Goal 3: To pPreserve the value and character of olderestablished-
single-family neighborhoods through proper appropriate zoning and, including
reasonable efforts to encourage maintenance and rehabilitation as an alternative
to transitional redevelopment at higher densities.
Residential Goal 4: To eEncourage and make possible innovative residential
planning and best development practices development techniques that would
help to increase land use efficiency, reduce the costs of utilities and services,
and ultimately reduce housing costs.
Residential Policies
Residential Policy 1: To continue to eEnsure that long-range planning and
zoning reflects the need to locate the highest densities and greatest numbers
concentrations of residents in closest possible proximity to existing and future
activity centers.
Residential Policy 2: To continue to updateUpdate the Zoning Ordinance, as
necessary to take advantage ofincorporate planning innovations, best practices,
and technological improvements that could have applications in Central Point to
the benefit of the community.
Residential Policy 3: In areas where residential neighborhoods abut commercial
or industrial areas, orient the residential structures and local streets away from
these those land uses to minimize conflicts, buffer views and avoid any
undesirable views and to strengthen neighborhood solidarityidentity.
Residential Policy 4: In any area where Where development of one or more
parcels may create obstacles to for the future development of others, require the
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initial developer shall to prepare develop a specific plan that would provide for
the future development of the entire area,provides for coordinated access,
infrastructure and including the provision of adequate access to potentiallythe
development potential of adjacent or potentially landlocked properties.
7 Employment Land Use
The Employment land use category is comprised consists of six (6) supporting land use
classifications addressing that address the City’s land use needs for commercial, office
and industrial acreage and are supported by . eight (8) zoning districts. In addition, the
Employment Holding Zone (E-00) serves as an interim designation applied at
annexation until urban services are available.
Table 7.1 Employment Land Use Classifications and Zoning Districts
Land Use Classification Associated Zoning Districts
NC (Neighborhood Commercial) NC
E-00 (Employment Holding Zone)*
EC (Employment Commercial EC
C-4
E-00*
GC (General Commercial) GC
C-5
E-00*
LI (Light Industrial) M-1
E-00*
HI (Heavy Industrial) M-2
E-00*
Civic Civic
E-00
*The Employment Holding Zone (E-00) may be applied at annexation as an interim
designation. It preserves existing uses until urban services are available and adequate
facilities are demonstrated. Properties zoned E-00 are not eligible for urban-density
development until rezoned to a district consistent with their land use classification.
In 2017, the The City’s has a total 2017 inventory ofincluded 511 acres within the urban
area designated for employment purposes. Based on the findings ofAccording to the
Economic Element, demand it is estimated that by the year 2033 the City will have a
need forwas projected to increase by 59 to 64 additional gross acres25--, or
25 Adjusted for 47 acre 2015 Industrial UGB expansion, Ordinance No. 2013
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approximately 13 acres of employment land per 1,000 residents—to accommodate of
employment lands to meet its 2033 year growth projection. That project assumed a The
Economic Element was based on the assumption that by 2033 the population would
beof 27,410.
However, Portland State University Population Research Center’s26 official forecast for
projected a 2033 population of , was 22,257--, was considerably lower than the
Economic Element estimate. By 2038, the it is projected to be forecast population is
23,290. Because the this 2038 population projection does not exceedremains below the
Economic Element’s 2033 population projectionassumption, the estimated demand of
59 – 64 additional acres forof employment purposes land remains sufficient for will be
acceptable for the 2018 – 2038 planning period.
Table 7.2 Projected Employment Land Use Needs
The Employment category is implemented by multiple permanent zoning districts
(Commercial, Industrial, and Civic) and one interim holding zone, the Employment
Holding Zone (E-00). The E-00 zone may be applied at annexation to properties
designated for future employment use when urban services are not yet available,
allowing continued farm/rural activity until the site is development-ready.
7.1 Commercial Land Use SummaryClassifications
The City’s commercial land use classification category is comprised of three secondary
classifications:
Neighborhood Commercial (NC)
Employment Commercial (EC); and
General Commercial (GC)
Together, these classifications provide for a range of commercial needs—from
neighborhood scale convenience retail to regionally oriented businesses and services.
The EC and GC have been redefined from their prior descriptions to broaden the scope
of permitted allowed land uses.
26 Coordinated Population Forecast 2015 through 2065Jackson County, Portland State University Population
Research Center.
Table 7.1. Projected Employment Land Use Needs
Land Use Classification 2017 Inventory
Needed New
Gross Acres
Total 2038
Inventory
Commercial 236 14 250
Industrial 275 49 325
TOTAL 511 64 575
Source: City of Central Point Buildable Lands Inventory, 2017
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Of the 511 acres designated for employment purposes in 2017, 235 acres arewere
identified for commercial use (Figure 7.2). Based on the Economic Element, demand
Byby 2038 it is expected that (technically) an projected to increase by approximately
additional 14 gross acres, or 13 acre per 1,000 residents. will be needed per the
Economic Element. This benchmarkHowever; this projected need is based on reflects
the general relationship of total commercial acreage to population growth– supporting
neighborhoods. With the exception of the NC classification this relationship isWhile this
standard is reasonably accurate . Forfor the EC and GC classifications, additional the
NC classification additional commercial lands will be needed required to service new
neighborhoods as the City expands in to the Urban Reserve Areas (URAs). The
Concept Plans for each URA will address identify the location and acres acreage of
needed for future NC locationsareas.
Table 7.3 Commercial Land Use Distribution, 2017
7.1.1 Neighborhood Commercial (NC)
Purpose
The Neighborhood Commercial (NC) classification is intended to provide small-scale
retail and service uses that meet the daily needs of nearby residential neighborhoods.
Context
The NC classification accounts for roughly 1% of the City’s total land area. NC areas
are typically limited in size to 3–5 acres with a service area of approximately three
miles. Appropriate locations include sites along collector or arterial streets where
commercial uses can complement surrounding residential neighborhoods. The scale
and architectural character of NC development should emphasize compatibility with
adjacent housing and prioritize pedestrian and bicycle access.
Currently, the City has three NC districts on the west side of town, each about one acre
in size, and one district on the east side, approximately seven acres in size.
Supporting Zoning District
The NC classification is implemented by the Neighborhood Commercial (C-N) zoning
district.
7.1.2 Employment Commercial (EC)
Purpose
The Employment Commercial (EC) classification is designed to accommodate a wide
Comprehensive Plan Designation
Total Urban
Gross Acres
Percentage
of Total
Land Use
Neighborhood Commercial (NC) 22.00 1%
Employment Commercial (EC) 145.00 5%
General Commercial (GC) 68.00 2%
TOTAL COMMERCIAL 235.00 8%
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variety of retail, service, and office uses in a pedestrian-oriented environment.
Developments in EC areas should provide amenities that support walking, biking, and
transit use. Residential uses above the ground floor are encouraged to create mixed-
use activity centers.
Context
The EC classification accounts for approximately 5% of the City’s total land area. It was
established to replace the former Tourist and Office-Professional classification and now
serves as an umbrella category implemented by both the C-4 and EC zoning districts.
The C-4 district is based on older, conventional zoning standards that continue to apply
in certain areas of the City. The EC district, by contrast, was originally established within
the Transit-Oriented Development (TOD) District/Corridor (now an overlay zone) and
emphasizes pedestrian scale and design. Together, the two zoning districts carry
forward the EC classification across both established and newly planned areas of the
City.
Supporting Zoning Districts
The EC classification is implemented by the Tourist and Office Professional (C-4) and
Employment Commercial (EC) zoning districts
7.1.3 General Commercial (GC)
Purpose
The General Commercial (GC) classification is intended for larger-scale commercial,
business, and light industrial uses that benefit from proximity to major highways or
arterial streets. GC development is typically auto-oriented, with visibility and access to
the highway or arterial system being essential.
Context
The GC classification accounts for approximately 2% of the City’s total land area. It
replaces the former Thoroughfare Commercial designation, broadening the scope of
permitted uses to include a mix of commercial and light industrial activities.
The C-5 district is based on older, conventional zoning standards that continue to apply
primarily along arterials and is designed to meet the community’s regional and auto-
dependent commercial needs. The GC zoning district, by contrast, allows similar high-
intensity commercial and light industrial uses but emphasizes a more pedestrian- and
multi-modal–oriented development pattern.
Given recent changes to state law concerning transportation planning, particularly under
the Climate-Friendly and Equitable Communities (CFEC) rules, it is anticipated that the
C-5 and GC districts will become increasingly aligned, trending toward redevelopment
that relies less on the automobile and more on multimodal access and pedestrian-
oriented design.
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Supporting Zoning Districts
The GC classification is implemented by the Thoroughfare Commercial (C-5) and
General Commercial (GC) zoning districts
7.1.17.1.4 Commercial Land Use Plan Map
The City’s commercial Commercial land Land use Use plan Plan is based on the
Economic Element’s analysis of commercial, office, and tourist needs of the community
for the planning period (2013-33). At the time of adoption (2013), the Economic Element
was completed (2013) the City’s commercial lands accounted for 8% (235 acres) of the
City’s total land inventory. At 8% of the total land area the population to commercial land
use ratio was This ratio--13 acres of commercial land for every 1,000 population—
remains consistent by the year 2033. This ratio remains consistent with the standard
adopted in the 1983 Land Use Element, and is supported by the Economic Element’s
finding which notes that there are sufficient commercial lands exists to meet within the
current urban area to address future commercial land needs to meet thethrough 2033.
population.
However, not all of the commercial lands are effectively distributed to serve the needs of
an expanding UGB. As the urban area expands into the URAs, there will be a logistical
need for additional commercial lands will be needed beyond that exceed the benchmark
ratios to provide neighborhood-scale service areas. Concept plans will identify the
location and acreage of these new commercial sites. From an urban design perspective
there will be a need for additional commercial lands to serve growing neighborhood needs
outside the current UGB. The location and acreage of new Commercial lands are addressed in
the Concept.
The Land Use Plan includes three (3) commercial land use classifications:
7.1.1.1 Neighborhood Commercial (NC)
Neighborhood Commercial, provides for small neighborhood convenience retail and
services needs of adjacent residential neighborhoods. To assure that Neighborhood
Commercial districts are sized to service neighborhood needs. Neighborhood
Commercial districts should be limited to approximately 3-5 acres with a typical service
area of 3 miles. The NC district should be located along collector and/or arterial streets
and designed to complement the retail and service needs of abutting residential
neighborhoods. The design of this commercial district should be at a scale and
architectural character that complements and functionally compatible with the
neighborhood and emphasizes pedestrian and bicycle convenience.
Currently, there are three (3) NC districts in the City, three (3) on the west side approx. 1
acre in size, and one (1) on the east side, approx. 7 acres in size
7.1.1.2 Employment Commercial (EC)
The EC classification is designed to accommodate a wide variety of retail, service, and
office uses in an environment that is pedestrian oriented in scale and amenities and
supports pedestrian, bicycle, and transit use. Residential uses above the ground floor
are encouraged.
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The EC land use designation replaces the prior Tourist and Office-Professional
classification.
7.1.1.3 General Commercial (GC)
The GC classification is designed to accommodate commercial, business, and light
industrial uses that are most appropriately located along or near major highways or
arterials and are largely dependent of highway visibility and access. The GC land use
designation replaces the prior Thoroughfare Commercial classification.
7.1.5 Commercial Development Goals and Policies
7.1.2 The following goals and policies are intended to guide the City’s approach to
commercial land use, ensuring that development meets the needs of the community,
strengthens the local economy and reflects the City’s commitment to livability,
accessibility, and design quality.
Commercial Goals
Commercial Goal 1: To create an economically strong and balanced
commercial sector of the community that is easily accessible, attractive, and
meets the commercial needs of the local market area.
Commercial Goal 2: Continue to pursue implementation of the Downtown and
East Pine Street Corridor urban renewal plan.
Commercial Policies
Commercial Policy 1. Zoning Compliance:
Maintain and update the zoning of all commercial areas of Central Point as
necessary to comply ensure consistency with the Economic Element.
Commercial Policy 2. Downtown Revitalization
: Undertake an in-depth study of the downtown business district and develop
prepare a comprehensive improvement plan that would include such
considerations asaddressing traffic circulation, and off-street parking, pedestrian
and bicycle facilities, and access, building and site structural design guidelines,
and guidelines for landscaping, and signingsignage.
Commercial Policy 3. Shared Parking.
: Encourage the development of shared commercial parking areas facilities in the
downtown area , coordinated to be carried out by among the local businesses
with City support and assistance.
Commercial Policy 4. Coordinated Development:
Promote the planned integration of abutting commercial development for the
purpose of more to improve parking efficiency, site efficient customer parking,
better design, and landscaping, coordinated signingsignage, overall customer
experience, and increased retail sales.
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Commercial Policy 5. Highway 99 Corridor
: Implement the Highway 99 Corridor Plan for the For that section of Highway 99
between Beall Lane and the High School implement the 99 Corridor Plan to
improve the corridor, traffic circulation, and the overallenhance visual and
aesthetic character and support reinvestment along the corridor. of the area.
7.2 Industrial Land Use Plan
The Industrial land use category provides areas for light and heavy industrial
development, supporting the City’s employment base and long-term economic health.
It was determined inIn the 1980 Land Use Plan, it was determined that a typical Oregon
city in Oregon similar inthe size to of Central Point had should provide approximately 15
acres of industrial land per 1,000 residents. At that time Central Point’s the City’s
industrial lands inventory accounted forequated to only 4.1 acres per 1,000 residents.
Today (By 2018), the City has had increased its inventory to 14.87 acres per 1,000
residents, and industrial acres in number and size tonearly meeting the benchmark and
providing provide an attractive inventory of industrial lands for employers.
Together, the Light Industrial and Heavy Industrial The City’s vision plan restates the
continuing need to improve the industrial employment and economic health of the
Community as a major goal and to mitigate the City’s “bedroom community” image.
Since 1980 the City has successfully pursued this goal, having attained a current ration
of 14.87 industrial acres per resident. The industrial land use classification is divided
into two sub-classifications, Light Industrial and Heavy Industrial. Together they
totalclassifications account for 275 acres of industrial land, of which 54 acres are
considered currently vacant. The Economic Element determined that by 2033, an
additional 49 gross acres27 will be needed for industrial purposes,. This need
determination was based on a 2033 population projection of 27,410. Since adoption that
time, of the Economic Element Portland State University’s Population Research Center ,
in accordance with recently adopted legislation, completed an has updated forecasts,
projecting a 2038 population of 23,29028 —lower than the Economic Element population
estimate. for 2015 through 2060. The Because this projection projected population for
2038 is 23,29029 which is less than that used in the Economic Element. As such,
anddoes not exceed the earlier population assumption, since population was used as
an indicator of future need, the Economic Element’s estimated demand of 49 acres
remains project need is deemed acceptable for the 2018-2038 useplanning period.
7.2.1 Industrial Land Use Classifications
The industrial land use category is divided into two classifications: Light Industrial (LI)
and Heavy Industrial (HI).
27 City of Central Point Economic Element, Table 5.2-2
28 Portland State University, Population Research Center Interpolation Table
29 Portland State University, Population Research Center Interpolation Table
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7.2.1.1 Light Industrial (LI)
Purpose
The Light Industrial (LI) classification provides land for manufacturing, processing,
assembly, warehousing, distribution, and similar uses that can be accommodated with
minimal off-site impacts.
Context
LI areas are typically located near major transportation corridors and in proximity to
residential areas to provide convenient access for employees. These areas allow for a
broad range of employment uses, provided they are compatible with nearby non-
industrial development.
Supporting Zoning District
The LI classification is implemented by the Light Industrial (M-1) zoning district.
7.2.1.2 Heavy Industrial (HI)
Purpose
The Heavy Industrial (HI) classification provides land for more intensive industrial uses,
including manufacturing, processing, warehousing, and transportation-related activities
that may generate higher levels of traffic, noise, or other impacts.
Context
HI lands are best located along major arterials and rail corridors to provide efficient
access for freight movement and to minimize conflicts with residential and commercial
uses. Together with LI, HI forms a critical component of the City’s economic base and
long-term employment strategy.
Supporting Zoning District
The HI classification is implemented by the Heavy Industrial (M-2) zoning district.
7.2.2 Industrial Goals and Policies
The following goals and policies provide direction for the use and management of
industrial lands to support economic vitality and maintain a balanced supply of industrial
land.
7.2.1 Industrial Goals
Industrial Goal 1: To sSupport and maintain a strong and diversified industrial
sector in accordance with the Economic Element.
Industrial Goal 2: To mMaximize opportunities for industrial expansion and new
development opportunities in locations that utilize existing highways and rail
corridorsother infrastructure, are in close proximity to employee housing areas,
and will minimize conflicts with all non-industrial land uses.
Industrial Goal 3: Through the BLI mMonitor and manage the use supply of
industrial lands through the BLI.
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Industrial Goal 4: To eEncourage light industrial uses in the General
Commercial district, subject to site and architectural standards that ensures
compatibility with adjacent commercial uses.
Industrial Policies
Industrial Policy 1. Highway 99/CORP Corridor
: Within CP-1B, maximize the industrial development potential of the Highway
99/Central Oregon and Pacific Railroad (CORP) corridor to meet the City’s
industrial needs to thethrough year 2038.
Industrial Policy 2. Industrial Parks and Master Planning
: Work toward the developmentDevelop of requirements, incentives, and
guidelines for the to encourage the establishment of industrial parks or other
forms of master-planned planning in the industrial development category.
Industrial Policy 3. Environmental Quality:
Through the plan review process, Eensure through the plan review process that
all industrial development proposals adequately address the importance of
maintaining environmental quality, with particular attention to particularly air and
water quality.
Industrial Policy 4. Landscape Standards.:
Continue to support requirethe landscaplandscapinge requirements for industrial
development as set forth inin accordance with the City’s the Zoning Ordinance to
enhance site design and compatibility with surrounding uses.
Industrial Policy 5. Land Supply Benchmark.:
Maintain a minimum supply of industrial lands at a minimum ratio of 15 acres of
industrial land per 1,000 residents to meet long-term employment needs.
7.3 Civic Land Use
Lands designated for this Civic use consist ofinclude a variety of uses considered to
befacilities that are public in nature or perform provide essential public services. ,
particularly pPublic schools, which account for the largest percentage share of acreage
in this classificationcategory.
In 2016, the ratio of Civic land pers to 1,000 residents appeared to be significantly
below lower than the projected 2000 ratio. This discrepancy was a resultresulted from of
the differences in methodology. used in calculating Civic land uses. In the previous
Land Use Element, all civic land uses were inventoried regardless of the land use
classification. In the current inventory, As illustrated in the below table only lands within
theformally designated as Civic classification were are included in the inventory. If all
civic land uses were accounted for, in the below table the ratio is the same aswould
match the 2000 ratiobenchmark.
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Going forward, only public civic uses (such as schools, city hall, community centers and
other government facilities) will be counted in the Civic classification. Quasi-public uses
(such as utilities, churches, and similar institutions) will be noted, but will be relegated to
anclassified as allowed uses in other land use classifications, consistent with past
practice.
7.3.1 Civic Land Use Classification
Purpose
The Civic classification provides land for essential public facilities and services, including
schools, government buildings, community centers, and other civic institutions that support the
health, safety, education, and well-being of the community.
Context
Civic lands represent an important component of the City’s land use inventory, ensuring that
community services are accessible and distributed throughout the community. Public schools
account for the largest share of Civic lands. Future planning will continue to monitor civic land
supply and distribution to ensure adequate provision of services as the community grows.
Supporting Zoning Districts
Civic uses may occur in various zoning districts; however, lands designated as Civic on the
Comprehensive Plan Map are reserved for public ownership and use.
7.3.2 Civic Land Use Goals and Policies
The following goals and policies guide the planning and management of Civic lands to
ensure that essential public facilities and services are available, well located, and
accessible to meet the needs of the community.
7.3.1 Civic Goals
Goal 1: To include inEnsure that each land use category includes sufficient
public lands for land uses related to community public facilities, such as city hall,
public schools, community centers, etc. Other qQuasi-public uses such as
utilities, churches, etc. will be relegated to other land use classification consistent
with past practices.
Civic Policies
Civic Lands Policy 1. Facility Location
Ensure that any major public or quasi-public facility that is proposed to be located
within a residential neighborhood is located along a collector or arterial street, is
compatible with surrounding land uses, and does not contribute unreasonably to
traffic volumes within the neighborhood.
Civic Lands Policy 2.: School Site Coordination
Work with officials of School District 6 to develop and implement a school site
acquisition program that is consistent with the long-range comprehensive plans
of both the City and the District.
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Civic Lands Policy 3.: Pedestrian and Bicycle Access
Continue to emphasize the need for pedestrian and bicycle access to all public
facilities and areas frequented by local residents.
7.4 Employment Holding Zone (E-00)
At the time of annexation, applicants may request assignment of the Employment
Holding Zone (E-00) in place of an immediate zoning designation from the six (6)
employment land use classifications. The E-00 designation may be applied to properties
within any employment classification as a temporary, interim zone.
The purpose of the Employment Holding Zone is to preserve existing uses until urban
services are available and facility adequacy has been demonstrated consistent with the
City’s Comprehensive Plan, including the Public Facilities and Services Element. While
in the E-00 designation, development is limited to existing legal uses, agricultural and
accessory farm uses, resource-compatible interim uses (e.g., limited outdoor storage or
staging that does not require urban services), and minor temporary activities as
approved by the City. No new urban-intensity development or individual urban utility
connections are permitted while zoned E-00.
The E-00 Holding Zone is intended as a temporary designation. Once urban services
are available or specifically planned for extension, properties are expected to be
rezoned to a district consistent with the applicable employment land use classification.
7.4 Parks and Recreation Land Use
The City’s park and recreation needs are addressed in the Parks and Recreation
Element.
7.5 Parks and Open Space Classification
Purpose
The Parks and Open Space classification provides land for community parks,
neighborhood parks, trails, plazas, natural areas, and related public facilities. It also
protects environmentally sensitive areas and riparian corridors that contribute to flood
mitigation, habitat, and community access to nature.
Context
Parks and open space areas are distributed throughout the city to provide both
neighborhood- and community-scale facilities that vary in size and recreational
offerings. Currently, Parks and Open Space account for 6% of the City’s total land area,
at a ratio of 10 acres per 1,000 residents. According to the Parks and Recreation
Element, population growth and service standards will increase this share to 8% of land
area, with a new benchmark of 12 acres per 1,000 residents.
These areas are located throughout the community, including within the Transit-
Oriented Development (TOD) Overlay, where higher development intensity makes
accessible and connected open space especially important. Joint planning with School
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District 6 and other public partners helps maximize community benefit through
coordinated siting and shared use of park and school facilities.
Supporting Zoning Districts
OS – Parks and Open Space. Implements the Parks and Open Space
classification citywide. Typical uses include active and passive parks, pathways,
natural areas, and small-scale supporting structures (e.g., restrooms, sport
courts, shelters).
BCG – Bear Creek Greenway. This specialized open space district applied
along the Bear Creek Greenway to preserve riparian resources, protect public
health and safety, and allow limited recreation consistent with the Greenway
plan. Typical improvements include trails, bridges, observation points, and
compatible supporting facilities subject to review
7.6 Parks and Open Space Goals and Policies
The following goals and policies guide the planning, acquisition, and management of
parks and open space to ensure that recreational opportunities, natural areas, and
community facilities keep pace with population growth and continue to enhance Central
Point’s quality of life.
Parks and Open Space Goals
Parks and Recreation Goal 1: To iIntegrate into the Land Use Plan the parks and
recreation, and open space needs as set forthidentified in the Parks and
Recreation Element into the Land Use Plan and ensure equitable distribution of
facilities as the city grows.
Parks and Open Space Policies
Parks and Recreation Policy 1. Joint Facilities:
Whenever Where feasible,possible, co-locate encourage the location of public
parks sites adjacent towith public school sites to establish neighborhood
educational and /recreational “centers” that can benefit from by the joint
utilization use of both types of facilities.
Policy 2. Resource Protection and Access
Maintain and enhance open space corridors, including the Bear Creek
Greenway, to protect riparian resources, improve habitat, reduce flood risk, and
provide connected pedestrian and bicycle access.
Policy 3. TOD Open Space Integration
Within the TOD Overlay, provide accessible, connected open spaces and
recreational amenities proportionate to intensity, consistent with applicable OS
(TOD) standards and the Parks and Recreation Element.
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7.58 Circulation and /Transportation Land Use
Circulation and transportation lands primarily consist of public street rights-of-way and
related facilities. As a general rule, urban rights-of-way account for about 25% of total
land area in a typical community.
In 1980, it was estimated that by the year 2000, street rights-of-way in Central Point
would account for 20% of the City’s total land area. By 2017, the actual figure was 22%.
This small difference reflects methodology: with the exception of rights-of-way, all other
parcels are measured using Jackson County Assessor’s data, while rights-of-way are
calculated using the City’s GIS shapefile for the urban area (i.e., parcel area deducted
from total urban area).
The City’s circulation and transportation planning is guided by the Transportation
System Plan (TSP), which addresses not only street right-of-way needs, but also
pedestrian, bicycle, rail, and air transportation. Importantly, circulation planning is
closely tied to land use: as land use intensity increases, traffic volumes rise, and the
adequacy of the transportation network must be evaluated. The Land Use Element and
the TSP are currently in balance, but proposed land use changes must always be
reviewed for consistency with transportation standards and mitigated as necessary. This
occurs at two levels: (1) when projects of a certain size are developed, and (2) when
land is brought into the UGB.
The Land Use Plan maintains the City’s public street system as a percentage of the City’s total
land inventory. As a typical rule-of-thumb the right-of-way needs of a typical community
averages 25%30 of all land uses within an urban area. In 1980 it was estimated that by the year
2000 the City’s street right-of-ways would account for 20% of the City’s total land area. By 2017
the figure was actually 22%. Statistically the 2% difference is insignificant when the
methodology for determining right-of-way is considered. As explained in the BLI with the
exception of right-of-way all other parcels (A) are based on the tax assessors information. The
City’s GIS system uses a shape file for the City’s urban area (B). When A is deducted from B
the result is right-of-way.
The City’s circulation planning is the responsibility of the City’s Transportation System Plan. The
Transportation System Plan address not only the City’s street right-of-way needs, but also, rail,
bicycle, pedestrian, and air.
7.5.18.1 Circulation and Transportation Land Use Goals and Policies
The following goals and policies provide direction for coordinating land use and
transportation planning, ensuring that growth is supported by an adequate, multimodal
circulation system consistent with the City’s Transportation System Plan.
The most significant relationship between land use and circulation planning is the
reliance of circulation/transportation planning on its ability to provide an acceptable level
of services based on the underlying land use mix. Typically, as land use intensifies
traffic volumes increase. The Land Use Element and the Transportation System Plan
are currently in balance. As land use changes are proposed it is necessary that the
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impact of the change is evaluate for compliance with transportation standards and
mitigate as necessary. This occurs at two levels; when projects of a certain size are
developed, and as land is brought into the UGB.
Circulation and Transportation Goals:
Circulation Goal 1: To effectively manage the use of land within the Central
Point Urban Area in a manner that is consistent with, and that supports the
successful implementation of the City’s Transportation System Plan.
Circulation and Transportation Policies
Circulation Policy 1. Traffic Impact Analysis:
Prior to inclusion of lands from theof Urban Reserve Area (URA) lands into the
Urban Growth Boundary (UGB), a traffic impact analysis shall be completed
required to determine level of service at time of development.
89 Overlay Districts
Overlay districts provide additional standards or protections that apply to specific
geographic areas of the City, supplementing the requirements of the underlying land
use classification and zoning. Overlays are used to address unique conditions,
opportunities, or regulatory requirements that cannot be fully managed through base
zoning alone.
The City currently applies As previously noted there are five (5) six (6) overlay districts
that affect the various land uses. Those districts are shown in Figure 8.1 and described
as followsshown in Figure 10.1, to guide land use and development in specific areas.
These overlays address the downtown core, transit-oriented neighborhoods,
environmentally constrained and sensitive lands, airport impact areas, state-mandated
climate friendly areas, and active farms. In each case, the overlay builds upon the
underlying land use classification and zoning district to ensure that development is
appropriate for its setting and consistent with broader community goals.:
8.19.1 Central Business District (CBD) Overlay
Purpose
The Central Business District (CBD) Overlay identifies and strengthens Central Point’s
historic downtown as the community’s business and cultural core.
Context
The Overlay represents the City’s historic business center of the community. As an
overlay district the CBD encompasses a mix of commercial (retail and office) and
residential uses, classifications that support its use and development as an Activity
Center. The CBD Overlay extends generally along Pine Street from First Street and to
Seventh Street. The CBD Overlay is intendedIts intent is to maintain downtown as a
vibrant activity center with a unique to identifyidentity, balancing economic vitality,
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pedestrian orientation and historic character and strengthen the core area as a unique
area of the City.
8.29.2 Transit Oriented Development District (TOD) Overlay
Purpose
The TOD Overlay promotes walkable, mixed-use neighborhoods that support transit use
and higher density development.
Context
Within the represents the existing TOD Overlay, development is is to encouraged,
through a master planning process that integrates , development that includes a mixture
of housing, office, retail and/or other amenities integrated into a walkable neighborhood
and located within a half-mile of public transportation. The TOD Overlay includes
special zoning districts (e.g. LMR, MMR, HMR, EC, GC, Civic, OS) that establish
detailed land use and design standards consistent with the Oregon Transportation
Planning Rule.
8.39.3 Environmental Overlay
Purpose
The Environmental Overlay identifies and protects environmentally sensitive lands and
natural hazard areas, ensuring that development in these areas complies with
applicable state and federal requirements while preserving community benefits such as
habitat, recreation, and flood risk reduction.The Environmental Overlay identifies lands
that are environmentally
Context
The Environmental Overlay applies to lands that are environmentally constrained,
including wetlands, riparian corridors, and high-risk flood hazard areas. Specific
development standards and buffer requirements for these lands are established in the
Environmental Element of the Comprehensive Plan, the Zoning Ordinance, and
applicable state and federal regulations (e.g., FEMA, ESA).
The overlay is intended to:
Reduce risks to public health and safety;
Protect and restore floodplains, riparian areas, and wetlands;
Meet state and federal regulatory requirements; and
constrained such as high risk flood hazard areas and/or environmentally
sensitive lands such as wetlands, riparian areas, etc. that are not developable.
Figure 8.1 Overlay Map identifies the area covered by each overlay.
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Provide multiple community benefits, including improved habitat, water quality,
recreation, opportunities, and mitigation of high-risk hazards associated with
development such as flood and wildfire hazards.
The Environmental Overlay includes the floodway plus 25-ft or the top-of-bank plus 25-ft,
whichever is greater. The objective of this overlay flood overlay is to reduce flood risks to the
community while restoring and/or preserving floodplain and riparian areas, which provide
multiple community benefits (i.e. meet state and federal regulatory requirements, reduce the
cost of flood insurance, improve fish and wildlife habitat, increase neighborhood recreation
areas, mitigate increased flood hazards generated by new land division in the flood overlay
zone, etc.)
8.49.4 Airport Overlay
Purpose
The Airport Overlay protects public health, safety, and aviation operations by regulating
land use and development near airports and heliports.
Context
The Airport Overlay includes two mapped subareasoverlays:
the Airport Approach Overlay Area. The Airport Approach area protects approach
and departure paths to ensure safe aircraft operations by limiting the type, height
and intensity of development.
Airport Concern Area. The Airport Concern area identifies broader areas around
the airport where land use conflicts may occur due to noise, safety, or overflight
impacts.
and the Airport Concern Overlay. The Airport Overlays are intended to reduce risks
to aircraft operations and land uses near airports and heliports. These overlaysBoth
areas within the Overlay are required pursuant byto federal and state
lawsregulations, including , specifically Federal Aviation Regulations (FAR, Part 77)
and Oregon Administrative Rules (OAR 660-013 and OAR 738-070). The Airport
Overlay supplements underlying zoning by applying additional standards to protect
aviation operations and surrounding community safety.
8.59.5 Climate Friendly Area (CFA) Overlay
Purpose
The CFA Overlay represents establishes an area designed to encourage an urban
mixed-use area designed to accommodate with higher-density housing, jobs, business
and services that are accessible via by high quality, connected bicycle, pedestrian and
transit networks and services.
Context
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The CFA Overlay includes a land area with sufficient zoned building capacity to
accommodate 30 percent of the City’s current and future housing need and applies
land use and development standards consistent with the requirements provided in
Oregon Administrative Rule 660-012-0300 through 0325.
The City’s CFA Overlay is 94.4 gross acres with (66.8 net developable acres after
deducting existing and future right-of-way) with a minimum width of . The CFA Overlay
is 1,226 feet wide measured at the narrowest area along East Pine Street. It is located
within the TOD Overlay, north of East Pine Street between Bear Creek and Hamrick
Road on the east side of I-5. The CFA Overlay applies land use and development
standards consistent with Oregon Administrative Rules (OAR 660-012-0300 through
0325) and is planned to accommodate at least 30 percent of the City’s current and
future housing need along with complementary employment, civic, and parks and
open space uses. As illustrated in Figures 8.5.1, the CFA is located within the TOD
Overlay north of East Pine Street between Bear Creek and Hamrick Road on the east
side of Interstate 5. It is planned to accommodate a mix of high density residential,
employment commercial and civic land uses (Figure 8.5.2)
9.6 Exclusive Agriculture (E-A) Overlay
Purpose
The Exclusive Agriculture (E-A) Overlay provides a transitional designation for
properties annexed into the City that are expected to remain in active agricultural use
for a period of time following annexation. The overlay ensures that ongoing agricultural
activities may continue until the property is ready for urban development.
Context
The E-A Overlay may be applied on an individual property basis at the time of
annexation, when requested by the applicant. While in effect, the overlay allows
agricultural use to continue without requiring immediate urban development or
conversion to a residential or employment zoning district. The overlay remains in place
until the agricultural use is terminated and the property is rezoned to an appropriate
district consistent with its Comprehensive Plan land use classification. Removal of the
overlay requires a Type III Minor Amendment to the Zoning Map.
910 Urban Growth Boundary
Purpose
The Urban Growth Boundary (UGB) defines the limits of urban development in Central
Point, separating urbanizable land from rural land and ensuring that urban services are
provided efficiently and in compliance with state law.
Context
As the City grows it will be necessary to expand the UGB to accommodate the projected
growth. The UGB amendment process is governed by state and local requirements,
including but not limited to:
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Statewide Planning Goals and Administrative Rules (Goal 14 – Urbanization,
OAR 660-024, and related provisions of ORS 197);
The Urbanization Element of the Comprehensive Plan;
The Regional Plan Element and applicable Concept Plans; and
Local procedures in CPMC 17.96.500.
Based on the Buildable Lands Inventory (BLI) and findings from the Housing, Economic,
and Parks and Recreation Elements, the UGB is projected to require an expansion of
approximately 240 acres, distributed by land use classification as shown in Table 11.1.
Table 11.1 – Projected Urban Area Land Needs
As the City grows it will be necessary to expand the UGB to accommodate the projected growth.
The preferred protocol is to expand the UGB provided the criteria set forth in CPDC, Section
17.96.500 are met. Based on the BLI and findings in Housing, Economic, and Parks and
Recreation Elements the UGB needs to expand to include an additional 240 acres (approx.),
distributed as shown in Table 9.1.
1011 Land Use Plan Map
Purpose
The Land Use Plan Map illustrates the planned distribution of land use classifications
within the City’s urban area for the 2018–2038 planning period.
Context
The map integrates the findings of the Housing, Economic, Parks and Recreation, and
other Comprehensive Plan elements to ensure consistency between land needs, land
supply, and planned land use. The Land Use Plan Map guides long-range land use
decisions and provides the framework for zoning, annexation, and development review.
From time to time, the Land Use Plan Map may be amended to respond to changing
conditions. Any such amendment must demonstrate consistency with the land need and
Land Use Classification
2017 Inventory
(Gross Acres)
Additional
Needed (Gross
Acres)
Total 2038
Inventory
(Gross Acres)
Residential1 1,491 150 1,641
Commercial 247 29 276
Industrial2 360 - 360
Civic 109 9 118
Parks & Open Space 3 227 53 280
Public Right-of-Way4 694 - 694
TOTAL 3,128 241 3,369
Source: City of Central Point Buildable Lands Inventory, 2017
Notes: 1 "Additional Need" Source 2017 Housing Element
2 "Additional Need" Source 2013 Economic Element, updated per Ord. 2013
3 "Additional Need" Source Draft 2018 Parks and Recreation Element
4 "Additional Need" not adjusted for future development
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land supply findings of the Comprehensive Plan. For example, if land is re-designated
from residential to commercial, and a deficiency of commercial land has been identified,
the amendment must ensure that the deficiency is addressed elsewhere so that overall
land needs continue to be met.
The Zoning Map shall remain consistent with the classifications shown on the
Land Use Plan Map.
Any amendment to the UGB must also be consistent with the applicable Concept
Plan(s) in the Regional Plan Element.
Reference
Figure 12.1 – Land Use Plan Map, 2018–2038Figure 10.1 is the City’s Land Use
Plan Map for 2018-2038. This map identifies and distributes all land use classifications
within the City’s urban area. The Land Use Plan Map has been prepared in compliance
with such other Comprehensive Plan elements as the Housing Element, the Economic
Element, the Parks and Recreation Element, etc.
The City’s Zoning Map shall be consistent, at all times, with the land use classifications in the
Land Use Element.
When amendments to the UGB are proposed they must be found consistent with the applicable
Concept Plan(s) in the Regional Plan Element.
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EXHIBIT B
Findings of Fact and Conclusions of Law
Comprehensive Plan Land Use Element Amendment: Exclusive Agriculture
Overlay, Holding Zones, and Structural Revisions
File No. CPA-25001
Applicant:
City of Central Point ) Findings of Fact
140 South 3rd Street ) and
Central Point, OR 97502 ) Conclusions of Law
I. Introduction
The City of Central Point is implementing the 2022 Urban Growth Boundary (UGB)
amendment, which added approximately 444 acres to accommodate long-term
residential, employment, park, and open space needs. Before these lands can be
annexed and developed, the City must complete several long-range planning tasks
required for urbanization, including updates to the Transportation System Plan,
Environmental Element, and Land Development Code. To support orderly growth and
provide a bridge between existing rural uses and future urban development, the City
Council initiated amendments to the Land Use Element to establish an Exclusive
Agriculture (EA) Overlay and Residential and Employment Holding Zones. These tools
are intended to incentivize annexation while preserving active farm use, reduce financial
barriers for property owners, and ensure phased, infrastructure-ready urbanization
consistent with the General Land Use Plan.
II. Review Procedures & Approval Criteria
The proposed revisions to the Land Use Element are considered a Major Amendment
pursuant to CPMC 17.96.300 and are being processed using Type IV procedures set
forth in CPMC 17.05.500.
The applicable criteria for the Comprehensive Plan Amendment are set forth in CPMC
17.96 and include the following:
A. Statewide Planning Goals
1. Goal 1 – Citizen Involvement
2. Goal 2 – Land Use Planning
3. Goal 10 – Housing
4. Goal 11 – Public Facilities & Services
5. Goal 12 – Transportation
6. Goal 14 – Urbanization
B. Central Point Comprehensive Plan
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1. Relevant policies within the Land Use Element, Housing Element,
Economic Element, Transportation System Plan, and Regional Plan
Element.
C. CPMC 17.96 – Comprehensive Plan and Urban Growth Boundary Amendments
1. 17.96.100 – Purpose
2. 17.96.200 – Initiation of Amendments
3. 17.96.300 – Major revisions and minor changes
4. 17.96.400 – Submittal timing of proposals
5. 17.96.500 – Approval Criteria
D. Transportation Planning Rule (OAR 660-012-0060)
These Findings are provided in four (4) parts as follows:
I. Introduction
II. Application Procedures & Approval Criteria
III. Findings of Fact and Conclusions of Law
IV. Summary Conclusion
III. Findings of Fact and Conclusions of Law
CPMC 17.96.100 – Amendments – Purpose
The purpose of this chapter is to provide procedures for amendments to the city’s
comprehensive plan, including amendments to the urban growth boundary, that may be
necessary from time to time as the public necessity and convenience and general
welfare requires. Amendments may be made to the comprehensive plan by following
the procedural requirements set forth in Section 17.05.500 and this chapter.
Finding CPMC 17.96.100: The proposed amendments to the Land Use Element
are being processed as a Major Amendment under CPMC 17.96 and follow the
legislative procedures in CPMC 17.05.500. The amendments respond to public
necessity and the general welfare by implementing the 2022 UGB amendment,
improving the structure and clarity of the Land Use Element, and establishing
tools (EA Overlay and Holding Zones) that support coordinated, phased
urbanization.
Conclusion CPMC 17.96.100: Consistent.
CPMC 17.96.200 – Initiation of Amendments
A proposed amendment to the comprehensive plan or urban growth boundary may be
initiated by:
A. A resolution by the planning commission to the city council;
B. A resolution of intent by the city council; or
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C. An application by one or more property owners, or their agents, of property
affected by the proposed amendment.
Finding CPMC 17.96.200: On June 26, 2025, the City Council approved Resolution
No. 1833, a resolution declaring the City Council’s intent to initiate amendments to
the Comprehensive Plan and Central Point Municipal Code Titles 16 and 17 to
establish an Exclusive Agriculture Overlay, Residential and Employment Holding
Zones, and refine provisions related to land divisions, land use, and minimum
density standards. The application to amend the Land Use Element carries out
direction provided by City Council resolution consistent with CPMC 17.96.200(B).
Conclusion CPMC 17.96.200: Consistent.
CPMC 17.96.300 – Major Revisions and Minor Changes
Proposed amendments to the comprehensive plan, including UGB amendments, are
categorized as either major or minor amendments as defined in Section 17.10.300.
Proposals for major revisions shall be processed as a Type IV procedure per Section
17.05.500. Proposals for minor changes shall be processed as a Type III procedure per
Section 17.05.400.
Finding CPMC 17.96.300: The proposed amendment to the Land Use Element
establishes a new Exclusive Agriculture Overlay and Holding Zones and makes
structural and wording changes to clarify existing policy and improve parallel
structure and formatting. These changes affect the City’s long-range policy
framework and are therefore appropriately categorized as a major amendment.
The application has been processed using Type IV (legislative) procedures under
CPMC 17.05.500.
Conclusion CPMC 17.96.300: Consistent.
CPMC 17.96.400 – Submittal Timing of Proposals
Applications for an amendment to the comprehensive plan, or urban growth boundary,
may be submitted at any time. Once accepted, proposals shall be scheduled by the city
council by resolution of intent. The applications and review thereof shall conform to the
provisions of Chapter 17.05 and all applicable laws of the state.
Finding CPMC 17.96.400: The application was initiated by City Council
Resolution No. 1833 on June 26, 2025. Notice and hearings for the Citizens
Advisory Committee, Planning Commission, and City Council have been
conducted in accordance with Chapter 17.05 and applicable state law.
Conclusion CPMC 17.96.400: Consistent.
CPMC 17.96.500(A) – Consistency with Statewide Planning Goals
Approval of the request is consistent with the applicable statewide planning goals.
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Finding CPMC 17.96.500(A): The proposed Land Use Element update is
consistent with the Statewide Planning Goals. The amendments clarify and
reorganize existing policy language without changing the City’s adopted land use
designations or overall growth strategy, and they add tools (EA Overlay and
Holding Zones) to implement the 2022 UGB amendment.
Specifically:
• Goal 1 (Citizen Involvement): The City used its acknowledged citizen
involvement program, including notice to and meetings of the CAC,
Planning Commission, and City Council.
• Goal 2 (Land Use Planning): The amendments improve the clarity,
structure, and internal consistency of the Land Use Element, providing a
coordinated policy basis for future implementing regulations.
• Goal 10 (Housing): The amendments maintain residential density
assumptions and improve the policy framework for efficient use of
residential land, supporting implementation of the Housing Capacity
Analysis and Housing Production Strategy.
• Goal 11 (Public Facilities & Services): The EA Overlay and Holding
Zones ensure urbanization occurs in coordination with facility planning by
preserving existing rural uses until facilities are available.
• Goal 12 (Transportation): The amendments do not change plan
designations or increase allowed density; they are text-based clarifications
that do not significantly affect any transportation facility.
• Goal 14 (Urbanization): The EA Overlay and Holding Zones provide a
phased, orderly approach to converting land from rural to urban uses
consistent with the 2022 UGB amendment and regional planning
agreements.
Conclusion CPMC 17.96.500(A): Consistent.
CPMC 17.96.500(B) – Consistency with the Comprehensive Plan
Approval of the request is consistent with the Central Point Comprehensive Plan.
Finding CPMC 17.96.500(B): The Land Use Element amendments maintain and
improve consistency with the City’s Comprehensive Plan. The revisions:
• Clarify the relationship between land use classifications and the Housing,
Economic, Parks, and Transportation elements;
• Implement the 2022 UGB amendment by recognizing EA Overlay areas and
Holding Zones as part of the City’s long-range growth strategy;
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• Consolidate and clarify references to the Regional Plan and performance
indicators; and
• Retain existing density benchmarks and land needs assumptions.
The amendments enhance readability and administrative usability while maintaining
the substantive policy direction of the Comprehensive Plan.
Conclusion CPMC 17.96.500(B): Consistent.
CPMC 17.96.500(C) – UGB Amendments and Public Facilities
For urban growth boundary amendments, findings demonstrate that adequate public
services and transportation networks to serve the property are either available or
identified for construction in the city’s public facilities master plans.
Finding CPMC 17.96.500(C): No amendment to the Urban Growth Boundary is
proposed. The 2022 UGB amendment has already been acknowledged. The
current action is a text amendment to the Land Use Element to support
implementation of that acknowledged boundary.
Conclusion CPMC 17.96.500(C): Not applicable. No boundary change is
proposed.
17.96.500(D) – Transportation Planning Rule (OAR 660-012-0060)
The amendment complies with OAR 660-012-0060 of the Transportation Planning Rule.
Finding 17.96.500(D): The Transportation Planning Rule (OAR 660-012-0060)
applies when a proposed amendment would significantly affect a transportation
facility. The amendments to the Land Use Element are text-based; they do not
change land use designations, allowed densities, or trip generation assumptions.
As such, they qualify under OAR 660-012-0060(2)(a) as amendments that do not
significantly affect a transportation facility and do not require further
transportation analysis.
Conclusion 17.96.500(D): Consistent.
IV. Summary Conclusion
Based on the findings and conclusions above, the proposed Comprehensive Plan Land
Use Element amendment is consistent with all applicable criteria in CPMC 17.96, the
Central Point Comprehensive Plan, the Statewide Planning Goals and the
Transportation Planning Rule.
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