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Home My WebLink AboutItem A: Envision Eugene - Land Need for Single-Family Homes and Public Uses ECC UGENE ITY OUNCIL AIS GENDA TEM UMMARY Work Session: Envision Eugene - Land Need for Single-Family Homes and Public Uses Meeting Date: November 9, 2011 Agenda Item Number: A Department: Planning and Development Staff Contact: Lisa Gardner www.eugene-or.gov Contact Telephone Number: 541-682-5208 ISSUE STATEMENT This work session provides an opportunity to update the City Council on analysis of Eugene’s future land need for single-family housing and public lands. The legal steps and current status of identifying potential Urban Growth Boundary expansion areas will also be addressed. BACKGROUND This work session is part of an ongoing conversation about Eugene’s 20-year land need for all land types, including:  Public and semi-public  Single-family housing  Multi-family housing  Commercial  Industrial This work session will focus on land need related to public and semi-public uses and single-family housing. Public and Semi-Public Lands Public and semi-public lands include uses such as parks, schools, public facilities and religious institutions. Some of the land need for these uses is planned to be included inside the current Urban Growth Boundary (UGB), while other uses specifically require a UGB expansion to address the need. Those uses requiring a specific UGB expansion include Golden Gardens Community Park, Santa Clara Community Park, and Bethel School District. Attachment A provides additional information on the amount and locations of these uses. Those public and semi-public uses that are planned to be included inside the current UGB may still trigger a UGB expansion to off-set the use of land that is needed inside the current UGB and currently planned for other uses. Attachment A also identifies the types of public uses that are planned to be included inside the current UGB. For semi-public uses, the Eugene Comprehensive Lands Assessment initially projected a future need of an additional 45 acres for religious institutions. However, as a result of the partially vacant lands analysis, it has been determined that there is enough partially vacant land that is currently owned by churches to accommodate future growth. S:\CMO\2011 Council Agendas\M111109\S111109A.doc The Technical Resource Group of the Community Resource Group and the Planning Commission have reviewed the work on public and semi-public land need, and have concurred with the results. Single-Family Housing There are several factors that determine the future land need for single-family homes. An important first step is identifying how many homes can be accommodated inside the current UGB. There are five different ways to accommodate new single-family homes inside the current UGB:  On lands that are currently vacant  On lands that are currently partially vacant  Through redevelopment of existing developed land  Through code changes that allow or promote alternative dwelling types (efficiency strategies)  Through re-designation of parcels to low-density residential lands. The work around partially vacant land and redevelopment has recently been completed and is further explained below. The identification of lands that are appropriate to re-designate to low-density residential is underway and summarized below. Partially Vacant Lands State statute requires that local jurisdictions identify partially vacant lands within the urban growth boundary (UGB) and attribute future development to those lands. Partially vacant lands are those that have some level of development, but also have a vacant portion of the property with potential for additional development without demolishing the existing dwelling. In general, partially vacant lands occur on lots that are one acre in size or larger. Lots smaller than one acre in size are addressed under the “Redevelopment” category below. Staff worked closely with the Technical Resource Group (TRG) and a sub-committee of the TRG that was dedicated to this task. The resulting analysis goes beyond what is required by the state and provides a thoughtful and reasonable approach to predicting future development activity on these lands. Redevelopment Redevelopable lands are those that are less than one acre in size and have some level of development that may or may not be removed to add new housing. It is not feasible to identify specific properties that will redevelop over the next 20 years because the factors that go into the decision to redevelop are highly unpredictable. The City also has limited data to help understand the historic redevelopment rate for single-family homes. However, by reviewing the amount of new dwellings on lots less than one acre in size that have occurred historically, a reasonable prediction of the future amount of new dwellings can be made. Based on this review, it is assumed that approximately 600 single-family dwelling units will be produced through redevelopment over the next 20 years. The TRG and its sub- committee worked closely with staff to develop the methodology and analysis. Re-Designation of Parcels to Low-Density Residential Staff have identified and sent letters to a group of landowners to explore their interest in changing their property’s current land use designation from Medium Density Residential (MDR) to Low Density Residential (LDR). This will make development of single-family homes more feasible on certain properties, thus helping to address the need for additional land for single-family home development. S:\CMO\2011 Council Agendas\M111109\S111109A.doc The decision to re-designate properties will be made based on:  Willingness of property owner  Resulting land use pattern  Impact on accommodating multi-family housing need Based on these criteria, staff currently recommends re-designating two areas in north Eugene (see Attachment B). Approximately 80 additional single-family dwelling units can be accommodated through this action. An area in west Eugene is still under review, but is large enough to accommodate up to 950 additional single-family dwelling units, see Attachment C. Urban Growth Boundary Expansion In the event of a UGB expansion, the state requires specific steps to identify priority areas for expansion. Property owners who live outside the current UGB and have a Lane County land use designation that makes them a priority for consideration have been notified of this process. In addition to a letter sent on October 5, 2011, two drop-in information sessions have been held, and a phone line has been established to answer questions from property owners. Attachment D is a copy of the letter and a map of the properties that received these letters. Next Steps A council public hearing on the topics discussed in this agenda item summary is scheduled for November 21. An online open house began on November 1 to provide access to this information as well as on-line survey tools to collect feedback. A physical open house is scheduled for November 14, 2011. Attachment E is a full calendar of Envision Eugene events and work sessions through February. RELATED CITY POLICIES  Growth Management Policies COUNCIL OPTIONS No formal action is required at this time. CITY MANAGER’S RECOMMENDATION No action is required on this item. Therefore, no recommendations are offered by the City Manager. SUGGESTED MOTIONS No action is required on this item. Therefore, no motions are suggested. ATTACHMENTS A.Public Land Need Summary B.Re-Designation Study Area - North Eugene C.Re-Designation Study Area - West Eugene D.Letter Sent to Property Owners in Expansion Study Area (including map of area) E.Envision Eugene Calendar S:\CMO\2011 Council Agendas\M111109\S111109A.doc FOR MORE INFORMATION Staff Contact: Lisa Gardner, 541-682-5208 Staff E-Mail: lisa.a.gardner@ci.eugene.or.us Project Website: www.envisioneugene.org S:\CMO\2011 Council Agendas\M111109\S111109A.doc AttachmentA EnvisionEugene PublicLandNeedSummary Publicandsemipubliclandsincludeusessuchasparks,schools,publicfacilitiesandreligious institutions.SomeofthelandneedfortheseusesisplannedtobeincludedinsidethecurrentUrban GrowthBoundary(UGB),whileotherusesspecificallyrequireaUGBexpansiontoaddresstheneed (seeattachedmap).TheusesthatrequireaspecificUGBexpansioninclude: PublicAgencyExpansionNeedExpansion amount BethelSchoolDistrictNewSchooltoaddressincreasing80acres enrollmentprojections CityofEugeneGoldenGardensCommunityParkto223acres developtourbanstandards CityofEugeneSantaClaraCommunityParktodevelop19acres tourbanstandards TOTAL259acres ThosepublicandsemipublicusesthatareplannedtobeincludedinsidethecurrentUGBmaystill triggeraUGBexpansiontooffsettheuseoflandthatisneededinsidethecurrentUGBandcurrently OpenSpaceProjectand plannedforotheruses.Forinstance,basedontheParks,Recreationand PriorityPlan,anadditional160acresofparklandisplannedforinsidethecurrentUGB.Muchofthe 160acresoffutureparkland,about154acres,willoccuronlandthatiscurrentlydesignatedfor singlefamilyhomes(seetablebelow).Thus,whenplanningforourfuturelandneedforsingle familyhomes,wemustincludeinouranalysistheassumptionthatapproximately154acresof existinglandforsinglefamilyhomesmayactuallybeutilizedforthepurposesofparks.Theusesthat requirelandinsidethecurrentUGBinclude: PublicAgencyExistingLandNeedAmountAllocationtoMetroPlan Designations CityofEugeneParks,Recreationand160acresLDR:154acres OpenSpaceprojectsMDR:2acres Commercial:4acres CityofEugeneInfrastructurefacility20acresIndustrial:14acres needsLDR:6acres UniversityofOregonAcquisitionplans30acresCommercial:15acres LDR:9acres MDR:3acres HDR:3acres TOTAL210acres November1,2011 %88%',1)28( October55,2011 DearProppertyOwner, ŶǀŝƐŝŽŶƵŐĞŶĞistheCityofEugennĞ͛Ɛlongranggeplanningeefforttodeterrminehowthhecitywill accommoodatepopulattiongrowthooverthenext20years.TheegoalsofŶǀǀŝƐŝŽŶƵŐĞŶĞĞareto: 1)Determinehowwmuchlandwillbeneedeedforresidenntial,commerrcialandinduustrialuses,as reequiredbystaatelaw,and 2)Describehowwwewanttouuseourexistinngandnewlaandaswegroow,toshapewwhatour coommunitywilllooklikeanndfeellikeinthefuture. Oregonlaawandcommmunityvaluestthecitygrowwasefficientlyyaspossible.Thatmeans requirethatusing landinsidethecurrentturbangrowtthboundaryttothegreatestextentposssible,beforelookingtoexxpand theĐŝƚǇ͛Ɛurbangrowthhboundary.Technicalanaalysisisunderwaytodeterminehowmmanyjobsandd homesweecanfitinsidetheexistinggurbangrowtthboundarywwhilestillmaaintainingtheehighqualityof lifewecurrentlyexperrienceinourccommunity.Althoughourranalysisisnotcomplete,itispossiblethat Eugenemmayneedtoaddadditionalllandtoitsurbangrowthboundaryforrsinglefamilyyhomes. Tohelpprrotectfarmandforestland,statelawhhasspecificreequirementsaaboutwhereacitycanexpand itsurbanggrowthboundary.Thefirsstorhighestprioritytypeoflandtheciitymustconssiderforexpaansion islandthaatisplannedforresidentiaal,commerciaal,orindustriialusesorcurrrentlyhasthhoseusesonit,oris completelysurroundeddbythoseusses.Theidenttificationofffirstprioritylaandsisbasedontheplannning designatioonassignedtoeachpropeertybyLaneCCounty.Onceethisfirstpriooritylandisiddentified,theecity mustcheccktoseeifitmeetsthecittǇ͛Ɛlandneedd(i.e.doesitprovidesuitaableorappropriatelandfoor singlefammilyresidentiaalhousing).AAmapoffirsttpriorityareaasaroundEuggeneisontheebackofthisletter. rrtantforyoutoknowthattyourproperttyislocatediinafirstpriorrityarea.TheeCityisrequired Itisimpo toconsideeralloftheseelandsfirstiftheurbangrowthboundaaryisexpandeed.Thisdoessnotmeanthhat theurbanngrowthbounndarywillexppand,orthatyourproperttywouldbeinncludedifanexpansionis necessaryy.Itdoesmeaanthatyourpropertyisinncludedintheecurrentstuddyarea.Therremaybeobvvious reasonswwhyyourproppertyisnotsuuitabletoinclludeforresiddentialland.OOverthenexttfewmonthss,the Citywillbbedetermininngifexpansionisnecessaryyfor singlefammilyresidentiaalhousingandifso,whereeitwould occur. FForMoreInformatioon Ifyouhavvequestionsoorwouldlikeadditionalinfformation rrwebsite:wwww.envisioneuggene.org Visitou aboutEnvvisionEugenee,thereareseeveralwaystoogetin Clickon͞ǆƉĂŶƐŝŽŶAnnĂůǇƐŝƐ͟onleftside touchwithus(seetheinformationprovidedinthegrey boxatright). aaDropInInfoSession: Attend Tuesday October18 Thankyouuforyourtimme.TheplannningteamanddIlook Dropinbbetween12pmmand2pm forwardtodiscussingoourcommuniiƚǇ͛Ɛfuturewithyou. orbetwween4pmand66pm thtth 99W.100Avenue(10&Olive) Sendanemail: envisioneugene@ci.euugene.or.us LisaGardnner PlanningDDirector propertyownerphonemessageline: Callour CityofEugenePlanningDivision 5416825686 )LUVW3ULRULW\/DQG6XUURXQGLQJ(XJHQH MARTINLUTHERKINGJRBLVD StudyAreas Caution: Thismapisbasedonimprecise EugeneUrbanGrowthBoundary sourcedata,subjecttochange,and forgeneralreferenceonly. 10/5/11