Item A: Eugene Comprehensive Lands Assessment

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ECLA: Baseline Assumptions ECONorthwest July 2009 Page 24 Residential redevelopment The City of Eugene has a legal obligation to inventory the supply and estimate the capacity of buildable land within the UGB. The inventory must consider land that may be used for residential infill and redevelopment. The City does have an obligation not 14 to “create a map or document that may be used to verify and identify specific lots or parcels that have been determined to be buildable lands” to show residential infill and 15 redevelopment. OAR 660-008-0005(6) defines redevelopable land as “land zoned for residential use on which development has already occurred but on which, due to present or expected market forces, there exists the strong likelihood that existing development will be converted to more intensive residential uses during the planning period.” The administrative rule does not define what constitutes a “strong likelihood” for redevelopment. Moreover, neither Goal 10, OAR 660-008, nor ORS 197.296 define “infill.” Planners and Oregon land-use policy have seemed to define infill as either (1) development that occurs in areas that are already largely developed, or (2) development that occurs on “partially vacant” land. Both of those informal definitions have problems. The first one has no agreed upon, much less legally adopted, way of being measured. The second one requires a definition of partially vacant (generally agreed to mean taxlots that have some development, but less—perhaps substantially less—than plan and zone designations would allow, and some amount of vacant acreage—perhaps as little as a quarter acre that might be feasibly developed). For the purposes of this study, we define residential redevelopment as development that (1) occurs on land with existing development, and (2) results in a net increase in dwelling units. The second condition means that the replacement of one dwelling unit with one other dwelling unit would not be counted. This definition includes infill on partially vacant land where there is no demolition, as well as redevelopment that requires demolition of existing structures. Examples of residential redevelopment include: (1) demolition of a single-family dwelling and development of a duplex or apartment building, and (2) partitioning a lot with a single-family house and building a new single-family dwelling on the newly created lot. 16 Appendix C describes potential methodologies for evaluating the amount of redevelopment that occurred historically, as well as discussion with the CAC about the The legal requirements are described in ORS 197.296(3)(a) and (4)(a)(D). 14 Quoted from ORS 197. 296(4)(c). 15 Subdividing a lot and building an additional dwelling is sometimes referred to as infill. For the purposes of this 16 study, we have categorized this type of development as redevelopment.