Agenda Packet 11-26-18 Work Session

Home Browse Search

CLEAR & OBJECTIVE HOUSING: APPROVAL C RITERIA UPDATE November 13, 2018 DRAFT Preferred Concepts Report: Significant Issues Page 31 of 59 Study limitation over 900 feet, 300-foot ridgeline setback, and 40% common open space and clustering. (See related Issues COS-03, COS-04, COS-05, COS-06 and COS-07) The feedback from stakeholders related to this standard was mixed, with the exception of option B which received no support. There is interest in ensuring that the visual integrity of the south hills is retained, and that space for public recreation is preserved along the ridgeline, as the south hills are a visual and recreational amenity benefiting the entire community. Through the Envision Eugene process and Urban Growth Boundary (UGB) expansion additional residential land was not brought into Eugene’s UGB. Based on existing patterns of development, vacant and partially vacant land over 900 feet was assumed to support development at a density of 2.5 units per acre, based on a review of past development. This is a lower intensity than allowed in the south hills area below 900 feet and in low density residential zones city-wide —west of Friendly Street 8 units per acre is allowed, east of Friendly Street 5 units per acre are allowed, and in the R-1 Low-Density Residential zone generally 14 units per acre are allowed. The Summary and Recommendations from the South Hills Study (1974) acknowledge the area between the then city limits and the ridgeline for future growth: “Since there is adequate area already within the city limits to accommodate presently anticipated growth, the property remaining between the city and the ridgeline is particularly valuable as a safeguard in the event actual growth exceeds present expectations. In this sense, that property represents a contingency reservoir which should on ly be utilized in case of need.” At the time the study was written, this area was mostly undeveloped, “a substantial amount of the property presently within the city limits of the south hills area remains vacant” and the existing ridgeline trail system had not yet been acquired. This particular limitation to development near the ridgeline appears to come from policy related to the ridgeline park: That all vacant property above an elevation of 901’ be preserved from an intensive level of development, subject to the following exceptions: 1.Development of individual residences on existing lots: and 2.Development under planned unit development procedures when it can be demonstrated that a proposed development is consistent with the purposes of this section. The purpose section provides as follows: The south hills constitute a unique and irreplaceable community asset. The strong dominant landforms and wooded character present there combine to provide distinct areas of contrast in terms of texture and color from the normal pattern of urban development. By virtue of this contrast, the south hills function as a strong visual boundary or edge for the city. The ridgeline of the south hills also marks the most southerly extension of the urban services areas . Further, there are areas within the south hills that are especially suitable for park sites for recreational use by present and anticipated population . In view of these factors, any areas recommended for preservation or park usage should serve one of the following purposes: 1.To ensure preservation of those areas most visibly a part of the entire community; 2.To protect areas of high biological value in order to provide for the continued health of native wildlife and vegetation; 3.To ensure provision of recreational areas in close proximity to major concentrations of population; 4.To provide connective trails between major recreational areas; 5.To provide connective passageways for wildlife between important biological preserves; November 26, 2018, Work Session – Item 2