Agenda Packet 11-26-18 Work Session

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CLEAR & OBJECTIVE HOUSING: APPROVAL C RITERIA UPDATE November 13, 2018 DRAFT Preferred Concepts Report: Significant Issues Page 34 of 59 indicated interest in the preservation of the ridgeline as a shared community asset, while others questioned the necessity of the standard given the number of land acquisitions by the City for ridgeline trail expansion that are effectively preserving areas over 900’ elevation. The South Hills Study emphasizes preservation of the area above 901-feet and the policy identified as the possible source for this criterion reads as follows: That all development shall be reviewed for potential linkages with or to the ridgeline park system. As identified in Eugene’s Parks and System Plan, no land inside the UGB is identified for the ridgeline park system expansion. In further analysis of the South Hills Study, it appears that the 300-foot setback may have been an attempt to apply a clear and objective standard to address a stated expectation (not a recommendation) in the study that “preservation of the area above 901 feet would provide a buffer averaging several hundred feet along significant portions of the urban service area” [emphasis added]. If this is the case, the intent was not that the buffer be created on properties below 901 feet as currently would be required. This also indicates that the existing UGB (roughly the prior ‘urban service area’) was not intended to be the marker for the buffer, but rather that the topographic area above 901 feet recommended to be “preserved from an intensive level of development” would effectively provide a buffer averaging several hundred feet (presumably based on the average width of the areas over 901 feet). Map analysis revealed that there are significant portions of the UGB that go through property below 900-feet elevation to which this setback requirement applies . For these reasons, the recommendation includes adding clarifications on the applicability of the requirement to make it more consistent with the intent of the South Hills Study. The ridgeline is a visual and recreational amenity of the community that most people agree should be protected. However, the existing criterion is problematic. The criterion is ineffective. The UGB does not follow the ridgeline precisely, and therefore, this requirement does not effectively promote ridgeline preservation. The requirement may be redundant given the limitation over 900 feet that prevents an intensive level of development. Without qualifiers to ensure that what is being protected within the 300-foot setback is actually within the viewshed sought to be preserved, the requirement inhibits efficient use of land on affected properties. The requirement also inhibits efficient use of buildable land as demonstrated by properties that slope toward the UGB, meaning the slope facing away from the City would be preserved while the portion of the site facing toward the City falls outside the setback area—in this case the setback may actually push development onto the more visible portion of the site. Vacant and partially vacant lands on the City’s Buildable Land Inventory are designated for housing, and as the City grows, will need to be developed to accommodate Eugene’s growing population. In terms of effectiveness, it is questionable whether this requirement is necessary in addition to other requirements that limit high elevation development and given that the ridgeline parks system within the UGB has been acquired. If the criterion is kept, in addition to the other recommendations, a scalable setback could also be considered to mitigate impacts to smaller infill development sites. November 26, 2018, Work Session – Item 2