Item A: River Road/Santa Clara Transition Project

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E. Urban and UrbanizahleLand This section addresses the need to aHovv for the orderly and economic extension of public services, the need to provide an orderly conversion of urbanizablc to urban land, and the need to provide flexibility for market forces to operate in order to maintain affordable housing choices. For the definitions of urban and urbanizable lands, as well as rural lands and the urban growth boundary (UOB) as used in this section. refer to the ,"v{efro Plan Glossarv. . . The undeveloped (urbanizable) area '.vithin the DGB, separating urban and urbanizable land from rural land, has been carefully calculated to include an adequate supply to meet dernand for a projected population of through the end of the planning period (201~{H}):' -\VHh th{~+Hklition-(lftht:.-Hfhili\--re-se-f'v':.;-HrB+\\:;';-HPP1'("x-i+Ha!.eI;y..:i-fj.;gn{-~-tl:)--3~JJ~C4}'dfktiti{mHt'pe"1f}Ii.:>t,.,m4*.~ 1.lf'{',OltJH'j,:,t'fiHf:-(l--he-Y*l-fK]--th,"'-pH:j.e{c!f),:l.'!l-f3f'<:!h\.k"n-.*{:",.the-'Yf:'a~'--:"U).i~},. H OWf..:ver, un less the community consciously decides to limit future expansions of the UGH, one of several ways to accommodate grov.1:h, that boundary will be expanded in future plan updates so that before 201~~wcl- it yvill include more urbanizable area reflecting future population and employment needs than that no\\' depicted on the Metro Plan Diagram. Accordingly, periodic updaks ofland use needs and revision of the UGB to reflect extensions ofthe planning period \vill ensure that adequate surplus urbanil.ab1e land is always availahle. The key to addressing the needs stated at the beginning of this section is not so much the establishment of an UGH, hut maintaining an adequate and reasonable supply of available undeveloped land at any point in time. The "adequate" and "reasonable" tests are the key to the related phasing and surplus land issues, In order to maintain an "adequate" supply of available surplus land to allow development to occur, annexation must take place in advance of demand in order to allow for the provision of public capital improvements, such as 9i,!"wef-_\yg_$.t~w~n~rtrunk Jines. arterial streets, and water trunk lines. Most capital improvement programs are "middle-range" t.ype plans geared three to six years into the future, The time between annexat.ion and the point of fi.nished construction usually involves several steps: 1, The actual annexation and rezoning of the land (with accompanying public hearing processes, including Lane County Local Government Boundary Cornmission approvaL 1 Filing and approval of a subdivision or planned unit development (with accompanying public hearing processes). 3. Extension of public capital improvements (in accordance with programming and funding availabi IItv). 4. Construction of the private development (induding local extension of streets, sidewalks. ~Wi!-Ff3)~~:E'[~S;);Yi;UI:r, water, tHtduekctricity_ and const.ruction of d\veUing units or businesses). II -E-1