20+ years navigating Medford and Jackson County planning codes. SPAC applications, findings of fact, partition planning, and full permit management — done right the first time.
From the first feasibility call to your certificate of occupancy — we coordinate every agency, department, and consultant so you don't have to.
Boundary surveys, topographic surveys, and partition plats coordinated with licensed Oregon surveyors. Accurate survey work is the foundation of every successful development — we make sure yours is done right.
Complete civil engineering plans — grading, drainage, stormwater retention, utility layouts, street improvements, and erosion control. We coordinate licensed Oregon civil engineers who know Medford's standards inside out.
SPAC & SPAR applications, findings of fact, zone analysis, feasibility studies, conditional use permits, variance applications, and partition planning. We know Medford's MLDC and Jackson County codes at the code-section level.
Full architectural plan sets for multi-family, cottage cluster, and mixed-use developments. Building elevations, floor plans, site plans, and all documents required for permit submission — designed to get approved.
Structural engineering plans stamped by licensed Oregon structural engineers — foundation design, framing plans, seismic and load calculations, and all documents required by the building department under the 2025 OSSC.
Full turnkey development management — from raw land through certificate of occupancy. We coordinate survey, civil, planning, architecture, structural, permits, subs, and construction. One call, one team, one result.
We are active developers in the Rogue Valley. Every project we take on benefits from the same expertise, relationships, and hard-won knowledge we apply to our own land.
We know every planner, every department, and every requirement in Jackson County. We've been through the process dozens of times — and we know exactly where projects get stuck.
We coordinate your civil engineer, architect, city departments, water commission, fire department, and utilities. One call to us moves everything forward.
Our findings of fact cite the right MLDC sections, anticipate every department condition, and make the strongest possible argument for approval on first submission.
As a licensed Oregon contractor with 20+ years of hands-on construction, we understand what makes a project buildable — not just approvable.
We assess your property, zone, goals, and timeline at no charge.
We define what's possible and map the fastest path to approval.
We attend the pre-app and identify every condition before you spend on plans.
We prepare and submit the full application — findings, plans, agency coordination.
You break ground. We're available through construction for any permit questions.
Book a free 30-minute consultation. We'll tell you exactly what's possible and what it takes.
From feasibility to certificate of occupancy — Sterling Land Development handles the complexity of Oregon's land use system so you can focus on the vision.
Accurate surveys are the foundation of every successful land development project. We coordinate licensed Oregon surveyors for boundary surveys, topographic surveys, partition plats, and ALTA/NSPS surveys — ensuring your legal descriptions, property lines, and plat documents are correct before you invest in plans.
Errors caught at the survey stage cost hundreds of dollars. Errors caught after plans are done cost tens of thousands. We make sure the survey is right from the start.
Full civil engineering plan sets — grading and drainage plans, stormwater retention and quality treatment per the Rogue Valley Stormwater Design Manual, utility layouts, sanitary sewer laterals, water service plans, street improvements, and erosion control plans.
We work with licensed Oregon civil engineers who know Medford Public Works standards, Jackson County requirements, and Medford Water Commission specifications — so your civil plans get approved without revisions.
SPAC and SPAR applications (Type I, II, and III), findings of fact, pre-application coordination, zone analysis, conditional use permits, variance applications, and partition planning. We prepare applications that address every approval criterion in the MLDC at the code-section level.
Our findings of fact have been written for complex multi-family projects addressing transportation, stormwater, sanitary sewer, fire, water commission, and building department requirements simultaneously.
Full architectural plan sets for multi-family residential, cottage cluster, and mixed-use developments — floor plans, building elevations, site plans, roof plans, window and door schedules, and all documents required for city permit submission.
Our architectural plans are designed to meet OSSC requirements, address building department conditions identified at pre-application, and satisfy SPAR architectural review standards for the Medford MFR-20 district.
Structural engineering plans stamped by licensed Oregon structural engineers — foundation design (including geotechnical coordination), framing plans, beam calculations, seismic design, lateral load analysis, and all structural documents required under the 2025 Oregon Structural Specialty Code.
We coordinate structural engineering alongside architectural and civil plans so your complete permit package is consistent and complete — no back-and-forth between consultants that delays your timeline.
Full turnkey land development and construction management — from raw land through certificate of occupancy. We coordinate every consultant, every agency, and every subcontractor so you have one point of contact from feasibility to move-in day.
As a licensed Oregon General Contractor with 20+ years of hands-on construction experience, we bring a builder's perspective to every engagement. We know what a project costs, what subs to trust, what details affect your timeline, and how to keep a development on budget and on schedule.
Tell us about your property. We'll tell you exactly what it takes.
Real developments in the Rogue Valley — from pre-application through permit approval and construction.
Free assessment of your parcel's development potential — no obligation.
20 years building, developing, and navigating Oregon's land use system in the Rogue Valley.
Medford, Oregon · Licensed Oregon GC
I've spent 20 years in the Rogue Valley building homes, developing land, and navigating every layer of Oregon's land use system — from the Medford Land Development Code to Jackson County ordinances to state planning rules.
Sterling Land Development was built from that experience. I started consulting because I kept seeing property owners and investors lose months — and sometimes their entire project — to rejected applications, missed pre-application requirements, or findings of fact that didn't address the right code sections.
The planning process in Oregon is genuinely complex. The difference between an approval and a denial is often in the details of how you make the argument. As a licensed Oregon General Contractor, I bring something most land use consultants can't — a builder's understanding of what a project actually costs to build, what makes a site plan constructible, and what detail on an architectural plan affects your permit timeline.
Our active project portfolio — Berrydale Apartments, Thomas Road Cottages, Elk Street Village, and Orchard Cottage Cluster — represents over 37 units currently in development or pre-development in Medford. Every consulting engagement benefits from the same expertise, the same code knowledge, and the same city relationships we use for our own projects.
The Rogue Valley is one of Oregon's most exciting land development markets. The combination of strong rental demand, favorable zoning reform under SB 458, and a city planning department that is workable — if you know how to work with it — creates real opportunity for the landowner who knows how to move. That's what we're here for.
Free 30-minute consultation. No pressure, no obligation.
Practical guides to help you understand Oregon's land use system and make better development decisions.
Step-by-step guide to the SPAR process — pre-application, findings of fact, agency coordination, and what causes delays. Written for property owners who have never been through the process.
Oregon's SB 458 changed what's possible on SFR-6 and MFR lots. Learn unit caps, what's permit-only vs. SPAC, and how to maximize density on your parcel.
Partitioning involves civil engineers, surveyors, city planners, and title companies. This guide walks through the entire process, costs, timeline, and what conditions to expect.
Most developers don't know that Medford allows significant parking reductions for transit proximity, on-street parking credits, and parking needs analysis. This guide explains how to qualify.
Before you buy or build, you need to understand your parcel's zone, density potential, utility availability, and realistic timeline. This is the full feasibility checklist we use for every new site.
Construction financing is as important as land use. This guide covers hard money loans, construction draws, DSCR permanent financing, and how to sequence your capital stack.
Call us. We're happy to talk through your project — no charge, no obligation.
Free 30-minute consultation. Tell us about your property and your goals — we'll tell you what's possible.