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<br />I 8. <br /> <br />d. Decreased acreage of leapfrogged vacant land, thus resulting in more efficiem and <br />k:ss costly provision and use of utilities, roads, and public services such as fire <br />protection. <br /> <br />e. Greater urban public transit efficiency by providing a higher level of service fz)1" a <br />given investment in transit equipment and the like. <br /> <br /><') <br />_1, <br /> <br />The disadvantages of a too-compact UGB can be a disprop0i1ionate1y greater increase in <br />the value of vacant land within the Eugene-Springfield area, which would contribute to <br />higher housing prices. Factors other than size and location of the UGH and city limits <br />affect land and housing costs. These include site characteristics, interest rates, state and <br />federal tax laws, existing public service availability, and fllture public facility costs. <br /> <br />4. <br /> <br />Periodic evaluation of land ust..: needs compared to land supply provides a basis for <br />orderly and non-excessive conversion of rural land to urbanizable land and provides a <br />basis ftH' public action to adjust the supply upw'ard in response to the rate of consmnption. <br /> <br />" <br />,/. <br /> <br />Prior to the latc~ 19605, Eugene and Springfield had no growth managernent policy and, <br />therefore, growth patterns were generally dictated by natural physical characteristics. <br /> <br />6. <br /> <br />Mandatory statewide planning goals adopted by the Land Conservation and DeveJoprnent <br />Commission (LCDC) require that all communities in the state establish OOBs to identify <br />and separate urbanizable land from rural land. <br /> <br />7, <br /> <br />Between 1970 and 1983, Springfield's population increased about 4 percent and <br />Eugene's about 2.5 percent a year, but unincorporated portions of the metropolitan area <br />experienced a population decline. About 17 percent of the total increase in the <br />population was related to annexations, This indicates that growth is occurring in cities, <br />"yhich is consistent '.vith the concept, and <br />limitations on urban scatteration into unincorporated areas, as ilrst embodied in the 1990 <br />Plan. <br /> <br />In addition to Finding 7 above, evidence that the UGB.,s,ep,'i<,-<h:il":'.a..is an effective growth <br />management tool includes the tdlowing: <br /> <br />a. Consistent reduction over time ofvacam land within the UGB. <br /> <br />b. Reduction of vacant residential zoned land in Springfield and Eugene. <br /> <br />c. Greater value of vacant land within Springfield and Eugene than similar land <br />outside incorporated areas but within the <br /> <br />it Increase since 1970 of the proportionate share of residential buBding perrnits <br />issued within cit.y lirnits. <br /> <br />II-C-2 <br />