HomeMy WebLinkAboutItem A: Envision Eugene
ECC
UGENE ITY OUNCIL
AIS
GENDA TEM UMMARY
Work Session: Envision Eugene
Meeting Date: May 30, 2012 Agenda Item Number: A
Department: Planning and Development Staff Contact: Lisa Gardner
www.eugene-or.gov Contact Telephone Number: 541-682-5208
ISSUE STATEMENT
The City Council is asked to provide direction to staff to enable Envision Eugene to move forward into
the formal adoption phase of the project.
BACKGROUND
Two primary goals of the Envision Eugene project are to: 1) determine how Eugene will accommodate
the next 20 years of growth in the community, as required by state law, and 2) create a future that is
livable, sustainable, beautiful and prosperous.
The City Manager’s recommendation was presented to the City Council on March 14, 2012. The
recommendation describes the land need for housing, jobs, parks, and schools; recommends a
combination of actions to accommodate the need, including numerous actions to accommodate most
growth within the existing Urban Growth Boundary (UGB) and a UGB expansion; and outlines
strategies and actions necessary to manage growth in line with the community vision. The complete
recommendation can be found at www.envisioneugene.org.
Since the March 14 work session, a series of seven community forums were held around the city to
present the recommendation and gather feedback. Additionally, an on-line survey was available on the
Envision Eugene website through May 7 and a public hearing was held on May 14. City boards and
commissions have met to discuss and provide feedback on the recommendation, including the Planning
Commission, Sustainability Commission, Human Rights Commission, and Housing Policy Board. Staff
also presented the City Manager’s recommendation to the Lane County Board of Commissioners.
Feedback from these various sources was presented and discussed at the May 16 work session.
Four changes are proposed to the recommendation as a result of the public input received, along with
one correction that resulted from additional analysis by the Technical Resource Group:
Regarding strategy 2.a. under the Economic Opportunity pillar: Staff will give consideration to
properties that are outside the Campus Industrial or west Eugene study areas and can help to
accommodate our land deficit for commercial jobs and multi-family homes by adding flexibility
for commercial or flexible employment uses.
Staff will perform further analysis to evaluate the pros and cons of bringing the airport into the
UGB.
Staff will include Russel Creek Basin in the analysis of potential UGB expansion areas.
S:\CMO\2012 Council Agendas\M120530\S120530A.doc
Staff will perform further evaluation of compatibility and health concerns related to existing and
planned industrial uses in the Clear Lake Road area.
Regarding strategy 1.b. under the Economic Opportunity pillar that identifies four 10 – 20-acre
industrial sites for development inside the UGB through site consolidation and brownfield clean-
up: This number should be revised to three 10 – 20-acre industrial sites. This change is further
explained in Attachment B.
Also at the May 16 work session, councilors made several requests for information to further inform
decision-making. Responses to these requests are included as attachments to this agenda item summary
(AIS), addressing the following topics:
the airport (addressing whether to include it in the UGB);
industrial land (responding to numerous questions);
housing mix (comparing the recommended 55/45 mix to a 50/50 mix); and
potential expansion areas (providing maps, including Russel Creek basin area)
The council is asked to act on a motion that encompasses both the policy and technical aspects of the
Envision Eugene work to-date. The pillars, strategies and actions included in the City Manager’s
recommendation (with the modifications noted above), represents the direction that the community has
envisioned and supports. From neighborhood livability to flexible and adaptable implementation, all of
the pillars and strategies must be implemented to achieve the overall vision. The technical components
described in Attachment E are based on state law requirements that must be addressed to move the
process into the formal adoption phase of Envision Eugene. The motion before the council would direct
staff to carry out this technical work consistent with the Envision Eugene vision.
An additional work session is scheduled for June 13, 2012, to continue this discussion if necessary.
RELATED CITY POLICIES
Growth Management Policies
COUNCIL OPTIONS
A.Direct the City Manager to prepare, for a formal adoption process, planning documents to establish a
new Urban Growth Boundary based on recommendations in the Technical Components Document
(Attachment E), and that carry forward the pillars and strategies described in the Envision Eugene
Draft Proposal, March 14, 2012.
B.Direct the City Manager to bring back for council consideration a revised proposal
that_____________.
CITY MANAGER’S RECOMMENDATION
The City Manager recommends that that the council direct him to prepare, for a formal adoption process,
planning documents to establish a new Urban Growth Boundary based on recommendations in the
Technical Components Document (Attachment E), and that carry forward the pillars and strategies
described in the Envision Eugene Draft Proposal, March 14, 2012.
S:\CMO\2012 Council Agendas\M120530\S120530A.doc
SUGGESTED MOTIONS
Move to direct the City Manager to prepare, for a formal adoption process, planning documents to
establish a new Urban Growth Boundary based on recommendations in the Technical Components
Document (Attachment E), and that carry forward the pillars and strategies described in the Envision
Eugene Draft Proposal, March 14, 2012.
ATTACHMENTS
A.Memo: Eugene Airport Considerations and the UGB
B.Memo: Industrial Land Need Response
C.Memo: Housing Mix Response
D.Maps: Expansion Area Natural Resources
E.Envision Eugene Technical Components
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\2012 Council Agendas\M120530\S120530A.doc
%XXEGLQIRX%
Planning & Development
Planning Division
City of Eugene
th
99 W. 10 Avenue
Eugene, Oregon 97401
(541) 682-5377
(541) 682-5572 FAX
www.eugene-or.gov
M
EMORANDUM
ĂƚĞ͗March 23, 2012
dŽ͗Mayor and City Council
&ƌŽŵ͗Steve Nystrom, 682-8385
^ƵďũĞĐƚ͗ Response to City Council regarding potential UGB expansion for the airport
The council asked for more information about bringing the airport into the Urban Growth Boundary
(UGB), including any potential revenue considerations.
The following items represent some of the fundamental issues that will need to be weighed in
consideration of bringing the airport into the UGB:
Governance
Bringing the airport into the UGB would enable Eugene to have full authority over all permitting and
regulatory requirements (such as land use, zoning, building permits). The city currently has authority
for the review and issuance of building permits while Lane County administers land use and zoning
reviews. As an alternative to UGB expansion, the council could consider an Intergovernmental
Agreement (IGA) with Lane County to assume these responsibilities.
Legal/Procedural Requirements
Essentially, airports appear to be treated no differently than other lands under consideration for UGB
expansion. As such, the city would need to follow the same Goal 14 procedures as we are following for
the other lands under consideration for UGB expansion.
Unlike much of the surrounding agriculturally designated land, the airport is designated as Government
and Education
is within the category of land that has the highest priority for inclusion in the UGB
if the state agrees that including it in the UGB serves a legitimate need for Eugene.
One area that will need to be looked at more carefully is how inclusion of the airport will affect our
buildable lands inventory. While the airport itself would be considered as public lands (and therefore
, other airport-supporting uses would need to be addressed. In particular,
land that is included in the airport master plan boundaries that provides supporting uses to the airport
(such as privately leased services) will need to be accounted for in our commercial and industrial
inventories. Specifically, we would need to do a capacity analysis to determine further development
potential of airport-serving uses on the airport grounds. Given the current layout and functions of the
airport, we would expect that a relatively small portion of the airport property would be considered
available for such development.
Staff would expect that expansion of the UGB would be limited to that land currently owned by the
ownership, as has occurred over the years. Once inside the UGB, the airport would need to submit for a
subsequent UGB amendment for any new land added. While this may not occur very often, it would be
one additional factor for the airport to address as they consider expansion.
Zoning and Land Use
Lane County currently applies Zone to the airport properties which provides for
airport uses as well as uses supporting the airport. Based on our understanding, this zone has generally
worked well and could easily be applied in the city. However, the city may want to consider whether the
airport zone makes sense for the airport-supporting uses or whether other typical city zoning (i.e.
commercial or industrial zones) is more appropriate.
In addition to the zoning district requirements, the city also imposes a variety of development
standards on a citywide basis. Examples of these include stormwater standards, access requirements,
street standards and natural resource protection measures. It is assumed these standards would apply
to the airport as annexation occurs. Generally speaking, staff would expect these development
standards to be more rigorous than those in the county. However, given the size of airport property and
the types of development anticipated, staff would not see these standards as significant barriers to
future development or expansion.
Public Safety and Compatibility
The airport currently operates under various federal and state requirements to ensure public safety and
compatibility between the airport operations and surrounding community. Some of these measures
include:
Runway protection
runways
Noise contour zones which limit specific types of development to maintain compatibility with
surrounding uses
Commercial Airport Safety Overlay Zone: This overlay zone currently applies in Lane County
and Eugene to prohibit obstructions within the flight paths surrounding the airport.
Given that these requirements are not affected by political boundaries, staff would expect all of these
protection measures to function as they currently do irrespective of a decision on the UGB.
Airport Operations and Potential Revenue Considerations
The council has also asked how bringing the airport into the UGB would benefit the overall operations of
the airport and how it may provide specific revenue benefits to the city. Tim Doll, Airport Director, has
provided a separate memo (see attachment) addressing these issues.
Attachments:
Memo from Tim Doll, Airport Director
Airport Vicinity Map
Eugene Airport Vicinity Map
Airport
UGB
Property
´
Caution:
This map is based on imprecise
source data, subject to change,
and for general reference only.
Ft
065013002600 May 22, 2012
%XXEGLQIRX&
Planning & Development
Planning Division
City of Eugene
th
99 W. 10 Avenue
Eugene, Oregon 97401
(541) 682-5377
(541) 682-5572 FAX
www.eugene-or.gov
M
EMORANDUM
Date: May 30, 2012
To: Mayor and City Council
From: Jason Dedrick, Associate Planner
Denny Braud, Urban Services Manager
Subject: Envision Eugene: Follow-up on Industrial Lands from Council Work Session
This memorandum is in response to questions raised by the city council at the May 16, 2012 work
session regarding industrial lands.
What are the mechanisms to keep industrial lands from being partitioned?
In the past Eugene has had many large industrial lots that have been partitioned into smaller lots or
business parks. As part of Envision Eugene, the City must demonstrate a need for industrial lands of
certain sizes and then must show how the current supply or any expansion area will meet this need.
Goal 9 and the related Oregon Administrative Rules require cities to ensure that employment lands
designated with special siting needs (such as large industrial sites) are protected for their intended use.
For this reason, any lands that are assumed to meet this need will be zoned for industrial uses only and
will have a minimum lot size requirement that assures they are available for the intended purpose.
quality of life impact on
nearby residents?
Currently there are several ways in which industries and their impacts are regulated. First, the city has
various zoning categories which each include a range of allowable uses. Of the industrial zoning
districts, the Campus Industrial zone (I-1 zone) allows uses that are most compatible with residential
areas (research and development firms, large scale office-type uses), while the Heavy Industrial zone (I-3
zone) allows uses that could potentially be less compatible with residential uses (major manufacturing
and assembling uses). Although the proposed expansion areas have not been zoned yet, good planning
practice dictates that we make every effort to not locate heavy industrial uses adjacent to residential
uses. In general much of the proposed expansion would likely be for campus (I-1 zone) or light/medium
industrial uses (I-2 zone), including those uses cited in the Regional Prosperity Plan such as solar panel
manufacturers, food processing, laboratories or research facilities.
Another way in which the impacts of industrial uses are regulated is by state and federal environmental
laws. The EPA, DEQ and LRAPA are some of the agencies that enforce these laws which dictate the type
and amount of pollutant or emission that is allowed. In addition to these environmental regulations,
council has also raised concerns about businesses already located in the area and their requirements
around reporting toxics. Some of these concerns involve businesses that are not in the City Limits and
not required to disclose information about toxics to the City of Eugene. While it is not within the scope
of Envision Eugene to address this issue, under current policies, development of any vacant or new
expansion areas would require annexation into the City, which would subject these industries to toxics
reporting.
Addressing this issue requires a careful balancing of pillars that address economic vitality, livability and
the natural environment. Zoning areas without careful consideration could have negative impacts on the
livability of surrounding neighborhoods. However, being overly-restrictive with allowable industrial uses
could limit our economic growth and result in underutilized lands. The goal will be to locate any areas of
heavy industrial uses that are commonly associated with noise or air pollution allowed by law as far
from residential uses as the available land base will allow. Areas in the expansion area that are adjacent
to the airport and existing industrial uses would provide suitable locations that would minimize impacts
on residential uses.
What methodology was used to determine our industrial land need?
At a 1.4% annual growth rate, Eugene will add 11,260 industrial jobs by 2032. In order to evaluate size
needs, we must first disaggregate the overall jobs forecast into site size classes. Five classes of site size
are considered: 75-100 acres, 50-75 acres, 20-50 acres, 10-20 acres, and under 10 acres. By allocating
jobs by site class, determining how densely these jobs will develop and then comparing the needed sites
with those current available inside the UGB, determining the necessary size of expansion is relatively
straightforward.
Historical consumption patterns over the last 20 years and the fact that several large companies have
left Eugene in search of larger sites suggests a strong likelihood that additional large lot industrial
development would have occurred in Eugene in the last 20 years, had there been suitable sites. Since
job growth and land inventory statistics in comparable cities that have not been constrained. In
Springfield, one-third of their industrial jobs are on sites larger than 20 acres, most on sites larger than
50 acres. In Salem, over 40% of their vacant industrial lands are in sites larger than 20 acres. If Eugene is
able to provide a full range of site sizes, it is assumed that the job growth would distribute in a manner
similar to Springfield. This results in the following distribution of sites:
Table 1. Distribution of Projected Jobs by Size Class
Industrial Site Size Class Percent of New Jobs Approximate Jobs
(Suitable Buildable Acres) in Size Class in Size Class
>75 10% 1,126
50-75 11% 1,239
20-50 12% 1,351
10-20 12% 1,351
<10 55% 6,193
Total 100% 11,260
The density at which these industrial jobs will develop can be used to determine how many sites are
needed. Past development in Eugene occurred at a density of between 6 and 14 employees per acre in
light to heavy industrial developments.
The following table utilizes the number of jobs in each size class, the average density of jobs and the
range of site sizes in each class to determine how many sites would be needed. Once the current supply
has been factored in (vacant, redevelopable and brownfield/assembly sites), any remaining need would
have to be met through expansion. The following table summarizes this exercise:
Table 2. Industrial Land Need Summary
Size # of Land Land Needed Vacant Redev. BrownfieldSites Needed Approximate
Class Jobs Needed Needed Sites¹ Sites Sites & Assembly Outside UGB Acres
(acres) at 6 EPA at 14 Sites Needed
EPA Outside UGB
187 ac 80 ac
75-100 1,126 2 0 0 0 2 170
(2 sites) (1 site)
206 ac 88 ac
50-75 1,239 3 0 0 0 3 180
(4 sites) (2 sites)
225 ac 96 ac
20-50 1,351 7 4 1 0 2 50
(11 sites) (2 sites)
225 ac 97 ac
10-20 1,351 15 4 3 3 5 75
(23 sites) (5 sites)
<10 6,193 Not applicable, see description in text below 0
Total 11,260 475
¹ Needed sites were determined by selecting the midpoint of the site range shown in the two preceding columns,
with the exception of the 75-100 ac site class.
Two values in Table 2 have been revised by staff (based on work by the Technical Resource Group) since
the Draft Proposal and the Land for Industrial Jobs Technical Summary were published. The number of
redevelopment sites in the 10-20 acre size class has been changed from 2 to 3 sites and the number of
brownfield sites in the 10-20 acre size class has been changed from 4 to 3 sites. These changes result in
no net difference in the overall need from the draft proposal for the number of sites needed or the
resulting acreage.
With over 400 acres of vacant industrial sites <10 acres in size and many opportunities for
redevelopment and infill of existing buildings that have vacant space, there is capacity on these lands for
over 7,300 jobs. Since just under 6,200 jobs need to be accommodated, there is a surplus of land in this
size class. Other good uses for these surplus lands may include redesignation to commercial uses or
infrastructure and facility needs.
This information and the table above summarizes the remaining need for 12 industrial sites ranging in
size from 10-100 acres in size, for an approximate 475 acres of industrial land that cannot be
accommodated inside the current UGB and must be met through expansion.
Are our assumptions around brownfield development reasonable?
Eugene currently has a sufficient supply of industrial lands less than 10 acres in size but does not have
enough industrial land larger than 10 acres to meet our needs over the next 20 years. For this reason,
more attention has been focused on brownfield remediation that would have an impact on our supply
of large sites. Currently two sites of between 10 and 20 acres are assumed to be provided over the next
20 years through brownfield remediation. This is based on the assumption that our two largest
brownfield sites would be successfully remediated through a combination of public and private efforts.
The brownfield assumption is reasonable in that it is only two sites over 20 years. However, significant
public expense would likely be required to accomplish this as land prices are not high enough and
remediation costs are too high for this work to occur through market-based mechanisms. Instead, some
combination of grant funding and City funding would be required. Estimating the costs of brownfield
remediation is a complex exercise that requires knowledge of the extent of any contaminants and many
other factors. However, given what is known about the two sites (both former log ponds), the combined
costs would likely be on the order of tens-of-millions of dollars. While state and federal grant funds are
available for brownfield remediation, these programs have been deeply cut in recent years.
In addition to large brownfield sites, smaller sites are scattered around Eugene and while they would not
appreciably increase our supply of lands, it is important to utilize these sites as efficiently as possible. To
examine both small and large brownfield sites, as well as issues associated with site assembly, staff will
be exploring the feasibility of an Industrial Land Trust that might function in a similar fashion to the West
Eugene Wetlands Partnership.
We have received comments from committee and community members who feel that our brownfield
assumptions are unreasonable because they are both too conservative and too aggressive. It seems
unacceptable to neglect the importance of these underutilized sites, however it seems irresponsible to
assume that substantial public investment will occur in an era of less government funding at all levels.
For this reason, staff believes the recommendation strikes the appropriate balance. If in time, it is
determined that we have either under or over-relied on brownfield remediation to address our
industrial land needs, adjustments can be made through the strategies identified in Pillar 7.
What is the impact of the proposed Goshen industrial development on our industrial land proposal?
Lane County is currently pursuing designation of lands within Goshen for campus and light industrial
uses. As this is outside of an existing urban area, the County must be granted an exception to related
statewide planning goals from the state and has initiated the process to seek such an exception. At this
point, this process is still ongoing and the outcome is uncertain, however if successful this may be an
issue that is addressed through Pillar 7. Nonetheless, the current Envision Eugene recommendation is
compatible with the indicates that the City will support industrial
development of sites like Goshen that are and will remain outside the UGB.
As required by state law, the industrial land need that has been identified by Envision Eugene is based
specifically on the number of industrial jobs that are forecast to be needed in Eugene, not the region.
According to state law, a City must meet its land need (of any type) within its UGB, utilizing expansion if
necessary. Therefore, new industrial lands in Goshen cannot be considered to meet the need that has
been identified for Eugene. There are provisions in state law pertaining to regional planning, however
the Eugene/Springfield region is not currently involved in such a planning endeavor.
Perhaps more important is the fact that land in Goshen has different attributes than the land identified
for industrial use in the Envision Eugene process; the lands are not interchangeable. The types of
industries that would find sites in Goshen attractive (likely warehousing or other uses that require sites
directly proximate to major highways) are not the same industries that would be attracted to an area
closer to Clear Lake Rd or the Airport, which would have less need for immediate highway access and
may benefit from proximity to the airport or other industrial uses in NW Eugene.
%XXEGLQIRX'
Planning & Development
Planning Division
City of Eugene
th
99 W. 10 Avenue
Eugene, Oregon 97401
(541) 682-5377
(541) 682-5572 FAX
www.eugene-or.gov
M
EMORANDUM
ĂƚĞ͗May 30, 2012
dŽ͗Mayor and City Council
&ƌŽŵ͗, Associate Planner
Emily Jerome, Deputy City Attorney
^ƵďũĞĐƚ͗ Envision Eugene: Follow-up on Housing Mix from Council Work Session
This memorandum is in response to questions raised by the city council at the May 16, 2012 work
session regarding housing mix.
>ĞŐĂůĂĐŬŐƌŽƵŶĚ
State law requires the City to identify its 20-year need for at least three types of housing: detached
single family (free standing), attached single family (attached but on separate lots, e.g. row houses), and
multi-family (attached and on the same lot). For purposes of your discussions, staff memos and
presentations have included attached single family housing in the multi-family housing category, so the
recommended housing mix of 55% single family / 45% multi-family is actually 55% single family
detached / 8% single family attached / 37% multi-family. Reducing the housing types in this way is
standard practice for Oregon cities as they talk about the mix that is appropriate for their growth,
though some cities (e.g. Bend) include attached single family housing in the single family housing
n terms of all
three housing types.
State law requires the City to base its determination of housing need on specific sets of data pertaining
to the residential development that has recently occurred within the current UGB. Consistent with State
law, t
Eugene, the most accurate, complete and reliable data relating to housing trends in Eugene is that data
derived from the development that has occurred since the city adopted its new land use code, in 2001.
The specific data that the City must base its housing need/mix determination on is:
- The number, density and average mix of housing types that have actually occurred
- Trends in density and average mix of housing types
- Demographics and population trends
- Economic trend cycles
-
In determining the amount of each housing type to plan for, the City must also analyze the need for
housing at particular price ranges and rent levels commensurate with the financial capabilities of
present and future residents. This is especially important because this affordability factor may require
legally possible for the data to be analyzed differently, supporting a different housing mix.
/ŵƉůŝĐĂƚŝŽŶƐŽĨWůĂŶŶŝŶŐĨŽƌĂϱϬͬϱϬ,ŽƵƐŝŶŐDŝdž/ŶƐƚĞĂĚŽĨĂϱϱͬϰϱ,ŽƵƐŝŶŐDŝdž
The capacity analysis inside the UGB and the remaining housing need under different housing mixes is
explained in some detail in the attached Envision Eugene Technical Summaries entitled Land for Single-
family Homes and Land for Multi-family Homes, and is summarized in the chart below. The difference in
the remaining need is about 676 homes. Under a 55/45 housing mix those 676 homes would be
planned as single-family. Under a 50/50 housing mix, those 676 homes would be planned as multi-
family.
Single-family Implications
^ŵĂůůĞƌh'ĞdžƉĂŶƐŝŽŶĨŽƌƐŝŶŐůĞͲ
ĨĂŵŝůLJ- The remaining for 234
single-family homes under a 50/50 mix
could be accommodated in either of the
Baily Hill/Gimpl Hill or the Clear Lake
1
study areas. It unlikely that expansion
into the Russel Creek basin study area
could be justified for a small single-
family expansion.
Multi-family Implications
One or a combination of these methods may be
explored to accommodate an increased multi-
family need under a 50/50 mix.
h'ĞdžƉĂŶƐŝŽŶĨŽƌŵƵůƚŝͲĨĂŵŝůLJ- The same exception areas studied for potential
single-family expansion would be required to be studied first for this need. Some study areas
that were removed from consideration for single-family housing may be appropriate for multi-
family housing.
ZĞͲĚĞƐŝŐŶĂƚĞƐŝŶŐůĞͲĨĂŵŝůLJ;ŽƌŽƚŚĞƌůĂŶĚͿǁŝƚŚŝŶƚŚĞĐƵƌƌĞŶƚh'ƚŽŵƵůƚŝͲĨĂŵŝůLJ- Single-family
land (Low Density Residential) is the largest land use category in the city. Some of this land is
located in areas that could be a good fit for multi-family housing, instead (such as along key
transit corridors or core commercial areas). Such re-designation of single-family land to multi-
1
The housing capacity of the potential expansion study areas is an estimate. Capacity may be affected by
additional natural resource inventories and an update of the buildable lands inventory.
family may make more sense than planning for multi-family housing in the outlying expansion
areas. However, it would require the City to include additional single-family land in the
expansion area.
ZĞĚƵĐĞŽƌĞůŝŵŝŶĂƚĞƚŚĞƉƌŽƉŽƐĞĚƌĞͲĚĞƐŝŐŶĂƚŝŽŶŽĨƐŽŵĞŵƵůƚŝͲĨĂŵŝůLJĂƌĞĂƐƚŽƐŝŶŐůĞͲĨĂŵŝůLJ-
The current recommendation includes re-designating some multi-family areas to single-family,
resulting in a decreased capacity inside the UGB of 2,194 multi-family homes. The amount of
area proposed for re-designation could be reduced or eliminated to accommodate the greater
need for multi-family housing under a 50/50 mix. However, compact growth goals and other
development limitations in these areas may still make them generally more suitable for single-
family housing. It would also require the City to include additional single-family land in the
expansion area.
&ƵƌƚŚĞƌŝŶĐƌĞĂƐĞƌĞĚĞǀĞůŽƉŵĞŶƚŽŶŽŵŵĞƌĐŝĂůůĂŶĚ- Under a 55/45 mix, the City Manager is
recommending that the remaining 1,626 multi-family homes be accommodated by boosting
multi-family redevelopment on Commercial land. This is primarily to be accomplished by
increased investment and reducing development costs in downtown, key transit corridors, and
core commercial areas. As an example, preliminary analysis of adding MUPTE and reducing
construction costs by 2% (a large cost reduction such as through reduced fees or restructured
SDCs) in the commercial areas of three key transit corridors appears to net about 950 additional
2
multi-family homes. Even with these interventions, there is still a remaining need of 676 multi-
family homes under a 55/45 mix and 1,352 multi-family homes under a 50/50 mix. These
remaining homes would need to be accommodated through additional investment and cost
reduction actions yet to be identified.
/ŶĐƌĞĂƐĞĚĞŶƐŝƚŝĞƐŽŶDZĂŶĚ,Z- Currently, average densities seen (and assumed) on vacant
MDR and HDR land are near the minimum MDR and HDR zones.
Similar to the methods used to boost redevelopment on Commercial land, development costs
could be reduced to incentivize increased densities in MDR and HDR.
Attachments:
a.Technical Summary- Land for Single-family Homes
b.Technical Summary- Land for Multi-family Homes
2
Additional analysis is required to verify the estimate of how many multi-family homes can be accommodated
through boosting redevelopment.
%XXEGLQIRXE
Envision Eugene - Technical Summaries
0ERHJSV7MRKPIJEQMP],SQIW
0S[(IRWMX]6IWMHIRXMEP0ERH
7MRKPI*EQMP],SYWMRK2IIH
8LIVIEVIWIZIVEPGSQTSRIRXWXLEXLIPT
PERHXSQIIXSYVJYXYVIPERHRIIHJSV
)\MWXMRK'ETEGMX]
2I['ETEGMX]
6IQEMRMRK
WMRKPIJEQMP]LSYWMRKMRGPYHMRK
-RWMHI9+&
2IIH
-RWMHI9+&
4EVXMEPP]
:EGERX
9+&
:EGERX
'ETEGMX]-RWMHIXLI9+&
0ERH
7XVEXIKMIW
)\TERWMSR
0ERH
7MRKPIJEQMP],SYWMRK2IIH
)YKIRIvWTSTYPEXMSRMWI\TIGXIHXSMRGVIEWIF]ETTVS\MQEXIP]TISTPI
SZIVXLIRI\X]IEVW&EWIHSRXLMWTSTYPEXMSRKVS[XLMXMWIWXMQEXIHXLEX
ETTVS\MQEXIP]RI[LSQIW[MPPFIRIIHIHMRXLEXXMQIJVEQI8LI
LSQIWWLSYPHFITPERRIHEWWMRKPIJEQMP]HIXEGLIHLSYWMRK
SRIHIXEGLIH
LSQISREPSXWYGLEWGSRZIRXMSREPWMRKPIJEQMP]LSQIWQERYJEGXYVIHLSQIW
ERHWIGSRHEV]H[IPPMRKYRMXW
ERHLS[QER]WLSYPHFITPERRIHEWQYPXMJEQMP]
7MRKPIJEQMP](IXEGLIH,SYWMRK
LSYWMRK
WYGLEWHYTPI\IWETEVXQIRXWERHGSRHSQMRMYQW
8LIGYVVIRXQM\SJLSYWMRKMR)YKIRIMW WMRKPIJEQMP] QYPXMJEQMP]
8LIVIGSQQIRHEXMSRMWXSTPERJSVRI[LSYWMRKXSFIEQM\SJ WMRKPI
JSVTISTPIMRXLIPS[XSQSHIVEXIMRGSQIPIZIPWHYIXSWIZIVEPJEGXSVW8LIWI
VERKIWERHVIRXPIZIPW8LITVSTSWIHLSYWMRKQM\MWMRXIRHIHXSI\TERHXLI
ZEVMIX]SJLSYWMRKX]TIWERHTVMGIWEZEMPEFPIERHXSQSZIXS[EVHWXLIZMWMSR
WIXSYXMRXLI)RZMWMSR)YKIRITMPPEVW8LEXZMWMSRMRGPYHIWQSVIGSQTEGX
KVS[XLJSVEWLMJXMRKHIQSKVETLMGXS[EVHWEREKMRKTSTYPEXMSRERHWQEPPIV
7IGSRHEV]([IPPMRK9RMX
LSYWILSPHWM^I%XXLIIRHSJXLI]IEVTPERRMRKTIVMSHXLMW[SYPHIUYEXI
XSERSZIVEPPLSYWMRKQM\SJ WMRKPIJEQMP] QYPXMJEQMP]GSYRXMRKFSXL
I\MWXMRKERHRI[LSYWMRK6IWYPXMRKMRE WLMJXMRSYVSZIVEPPLSYWMRKQEOIYTXLMWMWEVIEWSREFPIXEVKIXXS
WIXJSVXLIRI\X]IEVW+SXSXLMWPMROJSVEHHMXMSREPMRJSVQEXMSRSRLSYWMRKQM\
8LIRYQFIVSJRI[LSQIWERHXLIX]TISJPERHXLEX[IRIIHXSTPERJSVYRHIVZEVMSYWLSYWMRKQM\IWMWWLS[R
MRXLIXEFPIFIPS[%HHMXMSREPMRJSVQEXMSREFSYXQYPXMJEQMP]LSYWMRKMWWLS[RMRXLI8IGLRMGEP7YQQEV]SR
TEKI
6IGSQQIRHEXMSR
7*1*7*1*7*1*7*1*7*1*
7MRKPIJEQMP],SYWMRK LSQIW LSQIW LSQIWLSQIWLSQIW
(IQERH
0(6PERH
1YPXMJEQMP],SYWMRK LSQIWLSQIW LSQIWLSQIW LSQIW
(IQERH
1(6
,(6
PERH
0MROWVIJIVIRGIHMRXLMWHSGYQIRXGERFIJSYRHEXIRZMWMSRIYKIRISVK%HHMXMSREPMRJS
)\MWXMRK'ETEGMX]-RWMHIXLI9VFER+VS[XL&SYRHEV]
9+&
7MRKPIJEQMP]LSYWMRKMWQSWXP]EGGSQQSHEXIHSRPERHWHIWMKREXIHSVTPERRIHMRXLI1IXVS4PERJSV0S[
(IRWMX]6IWMHIRXMEP
0(6
8LITSXIRXMEPGETEGMX]JSVEHHMXMSREPLSQIWSR0(6PERHMRWMHIXLII\MWXMRKYVFER
KVS[XLFSYRHEV]MRGPYHIW
0SXWTPERRIHJSVWMRKPIJEQMP]LSYWMRKXLEXGYVVIRXP]LEZIRSHIZIPSTQIRXSRXLIQ
:EGERX
%TTVS\MQEXIP] EHHMXMSREPWMRKPIJEQMP]LSQIWGERFIEGGSQQSHEXIHSRZEGERX0(6
0ERH
PERHW+SXSXLMWPMROJSVEQETWLS[MRKXLIPSGEXMSRSJZEGERXPERHW
0SXWTPERRIHJSVWMRKPIJEQMP]LSYWMRKXLEXEVIEXPIEWXSRIEGVIMRWM^IERHLEZIWSQIPIZIP
SJI\MWXMRKHIZIPSTQIRX[MXLXLITSXIRXMEPJSVEGGSQQSHEXMRKEHHMXMSREPLSYWMRK
4EVXMEPP]
:EGERX
%TTVS\MQEXIP] EHHMXMSREPWMRKPIJEQMP]LSQIWGERFIEGGSQQSHEXIHSR0(6TEV
0ERH
XMEPP]ZEGERXPERHW+SXSXLMWPMROJSVEQETWLS[MRKXLIPSGEXMSRSJTEVXMEPP]ZEGERXPERHW
0SXWXLEXEVITPERRIHJSVWMRKPIJEQMP]LSYWMRKERHEVIPIWWXLERSRIEGVIMRWM^IERHLEZI
WSQIPIZIPSJI\MWXMRKHIZIPSTQIRXXLEXQE]FIGSRZIVXIHXSQSVIMRXIRWMZIVIWMHIRXMEP
YWIMRXLIRI\X]IEVW-R)YKIRIXLIVIMWEWXVSRKPMOIPMLSSHXLEXVIHIZIPSTQIRX[MPP
GSRXMRYISR0(6PERHEGGSVHMRKXSTEWXXVIRHW[LMGLEGGSQQSHEXIHSREZIVEKIEFSYX
EHHMXMSREPLSQIWIEGL]IEV8LYWETTVS\MQEXIP] EHHMXMSREPWMRKPIJEQMP]LSQIW
SR0(6PERHEVII\TIGXIHXSFIEGGSQQSHEXIHXLVSYKLVIHIZIPSTQIRXSZIVXLIRI\X
]IEVW
8LIXSXEPI\MWXMRKGETEGMX]MRWMHIXLI9+&MWJSVLSQIWSR0(6PERH
WEV]XSWIVZIXLIWITVSTIVXMIW[MPPFITPERRIHJSVERHEHSTXIHMRXSXLI4YFPMG*EGMPMXMIW4PERERH8VERWTSVXE
ERH[MPPRIIHXSFIEREP]^IHEXXLIXMQIRI[VIKYPEXMSRWEVITVSTSWIH
2I['ETEGMX]-RWMHIXLI9+&
1IEWYVIWGERFIXEOIRXSMRGVIEWIXLIEQSYRXSJGETEGMX]MRWMHIXLI9+&
7XVEXIKMIW
MRGIRXMZIWSVVIKYPEXSV]GLERKIW(YVMRKXLIPERH
WXVEXIKMIWXLEXMRGVIEWIHGETEGMX]MRWMHIXLI9+&&IGEYWISJXLIWI
QIEWYVIWXLEXEVIEPVIEH]MRTPEGIERHMRVIWTSRWIXSGSQQYRMX]
MRTYXEFSYXXLIMQTSVXERGISJTVIWIVZMRKRIMKLFSVLSSHGLEVEGXIV
WIGSRHEV]H[IPPMRKYRMXWERHEPPS[MRKEPPI]EGGIWWLSQIWXSFIGVI
EXIHMRETTVSTVMEXIEVIEW%TTVS\MQEXIP]EHHMXMSREPWMRKPIJEQMP]
WXVEXIKMIW+SXSXLMWPMROJSVEQETSJTSXIRXMEPP]IPMKMFPIPSGEXMSRWJSV
EPPI]EGGIWWLSQIW
%PPI]%GGIWW,SQI
0MROWVIJIVIRGIHMRXLMWHSGYQIRXGERFIJSYRHEXIRZMWMSRIYKIRISVK%HHMXMSREPMRJS
7SQIEVIEWXLEXEVIGYVVIRXP]TPERRIHJSVQYPXMJEQMP]LSYWMRK
HIWMKREXIH1(6
QE]FI
FIXXIVWYMXIHJSVWMRKPIJEQMP]LSYWMRK
HIWMKREXIH0(6
&EWIHSRPSGEXMSRGETEGMX]ERH
0(6[LMGLIUYEXIWXSEFSYX EHHMXMSREPWMRKPIJEQMP]LSQIWXSFIEGGSQQSHEXIHSR
RI[P]HIWMKREXIH0(6PERH8LIEGXYEPTVSTIVXMIWXSVIHIWMKREXIERHXLIMQTEGXSRXLIGETEGMX]SJPERH
JSVWMRKPIJEQMP]LSQIW[MPPFIHIXIVQMRIHXLVSYKLJYXYVITPERRMRK[MXLTVSTIVX]S[RIVWERHWIVZMGI
TVSZMHIVWXSHIXIVQMRIETTVSTVMEXIPSGEXMSRWJSVLSYWMRKTEVOWYXMPMXMIWERHWXVIIXW
8LIXSXEPRI[GETEGMX]MRWMHIXLI9+&MWJSV LSQIWSR0(6PERH
6IQEMRMRK2IIH
0S[(IRWMX]
6IWMHIRXMEP0ERH ,SQIW2IIHIH
0(6PERHWEVIQSWXP]HIZIPSTIH[MXLWMRKPI
JEQMP]LSYWMRKEPXLSYKLXLI]EPWSMRGPYHIEWQEPP
EQSYRXSJPERHJSVKVSYTUYEVXIVW
WYGLEWEWWMWXIH
10%
PMZMRKJEGMPMXMIW
TYFPMGPERHW
WYGLEWTEVOWERH
MRJVEWXVYGXYVI
ERHRIMKLFSVLSSHGSQQIVGMEP
WIVZMGIW8LIWIYWIWHMWTPEGIGETEGMX]JSVWMRKPI
JEQMP]LSYWMRKXLEX[SYPHSXLIV[MWISGGYVSR0(6
PERHERHXLMWPSWWQYWXFIEGGSYRXIHJSV
8LIIUYMZEPIRXSJWMRKPIJEQMP]LSQIWMW
'ETEGMX]-RWMHI
WYFXVEGXIHJVSQXLISZIVEPPGETEGMX]MRWMHIXLI9+&
'YVVIRX9+&!
LSQIW
90%
XSEGGSYRXJSVXLIWIwSXLIVYWIWxXLEXSGGYVSR0(6
PERH
9+&)\TERWMSR!
LSQIW
8LIVIQEMRMRKRIIHJSVPERHXSEGGSQQSHEXIRI[
WMRKPIJEQMP]LSYWMRKHITIRHWSR[LMGLLSYWMRK
QM\MWYWIH%WWYQMRKE WMRKPIJEQMP]
QYPXMJEQMP]LSYWMRKQM\XLIKVETLMGXSXLIVMKLX
WLS[WXLEXXLIVIMWEVIQEMRMRKRIIHJSV WMRKPIJEQMP]LSQIW+SXSXLMWPMROJSVEHHMXMSREP
MRJSVQEXMSRSRXLIWMRKPIJEQMP]LSYWMRKPERHRIIH
0MROWVIJIVIRGIHMRXLMWHSGYQIRXGERFIJSYRHEXIRZMWMSRIYKIRISVK%HHMXMSREPMRJS
8LIJSPPS[MRKXEFPIWLS[WXLIEQSYRXSJVIQEMRMRKLSQIWXLEX[MPPRIIHXSFIEGGSQQSHEXIHYRHIV
ZEVMSYWLSYWMRKQM\WGIREVMSW
6IGSQQIRHEXMSR
7*1*7*1*7*1*7*1*7*1*
8SXEP0(62IIH LSQIW LSQIW LSQIWLSQIWLSQIW
)\MWXMRK'ETEGMX]LSQIWLSQIWLSQIWLSQIWLSQIW
MRWMHI9+&
2I['ETEGMX]MRWMHI LSQIW LSQIW LSQIW LSQIW LSQIW
9+&
6IHYGIH'ETEGMX]LSQIWLSQIWLSQIWLSQIWLSQIW
JVSQw3XLIV9WIWx
8SXEP'ETEGMX]MRWMHILSQIWLSQIWLSQIWLSQIWLSQIW
9+&
6IQEMRMRK0(6 LSQILSQI
2IIHJSV,SQIWLSQIWLSQIWLSQIWWYVTPYWWYVTPYW
8SXEPRIIHQMRYWGETEGMX]
8LMWVIQEMRMRKPERHRIIH[MPPFIEGGSQQSHEXIHXLVSYKLEQSHIWX9+&I\TERWMSRJSV
9+&0S[(IRWMX]6IWMHIRXMEPPERH8LIRYQFIVSJEGVIWJSV9+&I\TERWMSR[MPPFIFEWIHSRXLI
)\TERWMSR
GETEGMX]SJXLIPERHXLEXMWHIWMKREXIHJSVI\TERWMSR*SVI\EQTPIWSQIEVIEWQE]LEZI
GSRWXVEMRXWWYGLEWWPSTMRKPERHXLEX[SYPHEGGSQQSHEXIJI[IVLSQIWERH
0S[(IRWMX]6IWMHIRXMEP)\TERWMSR%VIEW
&EWIHSRTVIPMQMREV]I\TERWMSREVIEEREP]WMWJSPPS[MRKXLIVIUYMVIQIRXWSYXPMRIHMRWXEXIPE[XLIJSPPS[MRK
EVIEWEVITVSTSWIHJSVE9+&I\TERWMSRXSEGGSQQSHEXIWMRKPIJEQMP]LSQIW
8LMWVIWYPXWMRE9+&I\TERWMSRSJETTVS\MQEXIP]EGVIWJSV0S[(IRWMX]6IWMHIRXMEPYWIW%HHMXMSREP
EREP]WMWSJXLIREXYVEPVIWSYVGIWERHYXMPMXMIWMRXLITVSTSWIHI\TERWMSREVIEWEVIYRHIV[E]ERH[MPPVIWYPX
7YQQEV]SRTEKI
0MROWVIJIVIRGIHMRXLMWHSGYQIRXGERFIJSYRHEXIRZMWMSRIYKIRISVK%HHMXMSREPMRJS
0ERHJSV,SQIW
)YKIRI
%MVTSVX
9SJ3
%XLPIXMGW
(S[R
XS[R
0ERI'SYRX]
*EMVKVSYRHW
9RMZIVWMX]SJ3VIKSR
/I]'SRGITXW
0'''EQTYW
*YPPTSWWMFPII\XIRXSJ
)\TERWMSR%VIEWJSV7MRKPI*EQMP],SQIW
%VIEWXS6IHIWMKREXIMRTEVXJVSQ
1YPXM*EQMP]XS7MRKPI*EQMP],SQIW
%VIEWJSV%HHMXMSREP1YPXM*EQMP],SQIW
(S[RXS[R
'SVI'SQQIVGMEP%VIEW
7XYH]%VIEWEPSRK/I]8VERWMX'SVVMHSVW
1EVGL
0MROWVIJIVIRGIHMRXLMWHSGYQIRXGERFIJSYRHEXIRZMWMSRIYKIRISVK%HHMXMSREPMRJS
%XXEGLQIRXF
Envision Eugene - Technical Summaries
0ERHJSV1YPXMJEQMP],SQIW
1IHMYQ(IRWMX]6IWMHIRXMEPERH
,MKL(IRWMX]6IWMHIRXMEP0ERH
1YPXM*EQMP],SYWMRK2IIH
8LIVIEVIWIZIVEPGSQTSRIRXWXLEXLIPTHIXIVQMRI
RIIHJSVQYPXMJEQMP]LSYWMRKMRGPYHMRK
2I['ETEGMX]
)\MWXMRK'ETEGMX]-RWMHI9+&
-RWMHI9+&
4EVXMEPP]
:EGERX&EWIPMRI
'ETEGMX]MRWMHIXLI9+&
:EGERX
0ERH
0ERH
1YPXMJEQMP],SYWMRK2IIH
)YKIRIvWTSTYPEXMSRMWI\TIGXIHXSMRGVIEWIF]ETTVS\MQEXIP]TISTPI
SZIVXLIRI\X]IEVW&EWIHSRXLMWTSTYPEXMSRKVS[XLMXMWIWXMQEXIHXLEX
ETTVS\MQEXIP]RI[LSQIW[MPPFIRIIHIHMRXLEXXMQIJVEQI8LI
WLSYPHFITPERRIHEWWMRKPIJEQMP]LSYWMRK
WYGLEWGSRZIRXMSREPWMRKPIJEQMP]
LSQIWQERYJEGXYVIHLSQIWERHWIGSRHEV]H[IPPMRKYRMXW
ERHLS[QER]
WLSYPHFITPERRIHEWQYPXMJEQMP]LSYWMRK
WYGLEWHYTPI\IWETEVXQIRXWERH
GSRHSQMRMYQW
(YTPI\
8LIGYVVIRXQM\SJLSYWMRKX]TIWMR)YKIRIMW WMRKPIJEQMP] QYPXM
JEQMP]8LITVIPMQMREV]VIGSQQIRHEXMSRMWXSTPERJSVRI[LSYWMRKXSFIEQM\
SJ WMRKPIJEQMP] QYPXMJEQMP]
;IGYVVIRXP]LEZIEPEGOSJLSYWMRKXLEX
VERKIWERHVIRXPIZIPW8LITVSTSWIHLSYWMRKQM\MWMRXIRHIHXSI\TERHXLIZEVMIX]
SJLSYWMRKX]TIWERHTVMGIWEZEMPEFPIERHXSQSZIXS[EVHWXLIZMWMSRWIXSYXMRXLI
8LEXZMWMSRMRGPYHIWQSVIGSQTEGXKVS[XLJSVEWLMJXMRK
)RZMWMSR)YKIRITMPPEVW
HIQSKVETLMGXS[EVHWEREKMRKTSTYPEXMSRERHWQEPPIVLSYWILSPHWM^I%XXLI
IRHSJXLI]IEVTPERRMRKTIVMSHXLMW[MPPIUYEXIXSERSZIVEPPLSYWMRKQM\SJ
4VEMVMI:MI[
WMRKPIJEQMP] QYPXMJEQMP]GSYRXMRKFSXLI\MWXMRKERHRI[LSYWMRK
6IWYPXMRKMRE WLMJXMRSYVSZIVEPPLSYWMRKQEOIYTXLMWMWEVIEWSREFPIXEVKIXXS
WIXJSVXLIRI\X]IEVW+SXSXLMWPMROJSVEHHMXMSREPMRJSVQEXMSRSRLSYWMRKQM\
8LIRYQFIVSJRI[LSQIWERHXLIX]TISJPERHXLEX[IRIIHXSTPERJSVYRHIVZEVMSYWLSYWMRKQM\IWMW
WLS[RMRXLIXEFPIFIPS[%HHMXMSREPMRJSVQEXMSREFSYXWMRKPIJEQMP]LSYWMRKMWTVSZMHIHMRXLI8IGLRMGEP
7YQQEV]RTEKI
6IGSQQIRHEXMSR
7*1*7*1*7*1*7*1*7*1*
7MRKPIJEQMP],SYWMRK LSQIW LSQIW LSQIWLSQIWLSQIW
(IQERH
0(60ERH
1YPXMJEQMP],SYWMRK LSQIWLSQIW LSQIWLSQIW LSQIW
(IQERH
1(6
,(6
0ERH
0MROWVIJIVIRGIHMRXLMWHSGYQIRXGERFIJSYRHEXIRZMWMSRIYKIRISVK%HHMXMSREPMRJS
)\MWXMRK'ETEGMX]-RWMHIXLI9+&
8LIQENSVMX]SJQYPXMJEQMP]LSYWMRKSGGYVWSRPERHWHIWMKREXIHSVTPERRIHMRXLI1IXVS4PERJSV1IHMYQ
ERH,(6MWXLIEQSYRXSJHIRWMX]
SVLSQIWTIVEGVI
XLEXGERSGGYVSRXLSWIPERHW1(6LEWEHIRWMX]
VERKISJXSLSQIWTIVEGVI[LMPI,(6HIRWMXMIWLEWSZIVLSQIWTIVEGVI
:EGERXPERHWMRGPYHIPSXWXLEXEVITPERRIHJSVQYPXMJEQMP]LSYWMRKXLEXGYVVIRXP]LEZIRS
:EGERX
HIZIPSTQIRXSRXLIQ
0ERHW
+SXSXLMWPMROJSVEQETWLS[MRKXLIPSGEXMSRSJZEGERXPERHW
4EVXMEPP]ZEGERXPERHWMRGPYHIPSXWXLEXEVITPERRIHJSVQYPXMJEQMP]LSYWMRKERHEVIEGVI
4EVXMEPP]
SVKVIEXIVMRWM^IMR1(6ERHEGVISVKVIEXIVMRWM^IMR,(6XLEXLEZIWSQIPIZIPSJI\MWX
:EGERX
MRKHIZIPSTQIRX[MXLXLITSXIRXMEPJSVEGGSQQSHEXMRKEHHMXMSREPLSYWMRK
0ERHW
TEVXMEPP]ZEGERX1(6PERH
TEVXMEPP]ZEGERX,(6PERH
+SXSXLMWPMROJSVEQETWLS[MRKXLIPSGEXMSRSJTEVXMEPP]ZEGERXPERHW
6IHIZIPSTQIRXQIERWI\TERHMRKSVVITPEGMRKFYMPHMRKWSRPERHXLEXMWEPVIEH]HIZIPSTIHFYXRSXXSMXW
JYPPGETEGMX]w&EWIPMRIxVIHIZIPSTQIRXMWXLIREXYVEPEQSYRXSJVIHIZIPSTQIRX[II\TIGXXSSGGYV[MXL
SYXEHHMXMSREPEGXMSRWXEOIRF]XLIGMX]8LIJSPPS[MRKGEXIKSVMIWEVIEPPGSRWMHIVIH&EWIPMRI6IHIZIPST
QIRX+SXSXLMWPMROJSVQSVIMRJSVQEXMSRSR)YKIRIvWVIHIZIPSTQIRXTSXIRXMEP
6IHIZIPSTQIRXPERHWMRGPYHIPSXWXLEXEVITPERRIHJSVQYPXMJEQMP]LSYWMRKERHEVIPIWWXLER
EGVIMRWM^IMR1(6ERHPIWWXLERSRIEGVIMRWM^IMR,(6XLEXLEZIWSQIPIZIPSJI\MWXMRK
HIZIPSTQIRXXLEXQE]FIGSRZIVXIHXSQSVIMRXIRWMZIVIWMHIRXMEPYWIMRXLIRI\X]IEVW-R
)YKIRIXLIVIMWEWXVSRKPMOIPMLSSHXLEXVIHIZIPSTQIRX[MPPGSRXMRYISR1(6ERH,(6PERH
EGGSVHMRKXSTEWXXVIRHW[LMGLSREZIVEKIEGGSQQSHEXIHEFSYXEHHMXMSREPLSQIWIEGL
]IEV
VIHIZIPSTQIRXSR1(6PERH
VIHIZIPSTQIRXSR,(6PERH
1YPXMJEQMP]LSYWMRKTEVXMGYPEVP]LMKLHIRWMX]LSYWMRKGEREPWSXEOITPEGISR'SQQIVGMEPP]
HIWMKREXIHPERHW&EWIHSREQEVOIXEREP]WMWERHPSGEPI\TIVXMWIXLIVIMWEWXVSRK
PMOIPMLSSHXLEXQYPXMJEQMP]LSQIW[MPPFITVSZMHIHSR'SQQIVGMEPP]HIWMKREXIHPERHW
EGGSQQSHEXIHXLVSYKLVIHIZIPSTQIRXSR'SQQIVGMEPPERH
7XYHIRXLSYWMRKMWEYRMUYIIGSRSQMGWMXYEXMSRMRXLMWGSQQYRMX]FIGEYWIMXGYVVIRXP]LEW
&EWIHSREQEVOIXEREP]WMWERHPSGEPI\TIVXMWIXLIVIMWEWXVSRKPMOIPMLSSHXLEXQYPXMJEQMP]
WXYHIRXLSYWMRK[MPPFITVSZMHIHSR'SQQIVGMEPPERHW
EGGSQQSHEXIHXLVSYKLVIHIZIPSTQIRXSR'SQQIVGMEPPERH
8LIXSXEPI\MWXMRKGETEGMX]MRWMHIXLI9+&MWJSV LSQIWSR1(6PERHERH LSQIWSR,(6PERH
0MROWVIJIVIRGIHMRXLMWHSGYQIRXGERFIJSYRHEXIRZMWMSRIYKIRISVK%HHMXMSREPMRJS
6IQEMRMRK2IIH
6IHIWMKREXMSR
7SQIEVIEWXLEXEVIGYVVIRXP]TPERRIHJSVQYPXMJEQMP]LSYWMRK
HIWMKREXIH1(6
QE]FIFIXXIVWYMXIHJSV
WMRKPIJEQMP]LSYWMRK
HIWMKREXIH0(6
&EWIHSRPSGEXMSRGETEGMX]ERHGSQTEGXHIZIPSTQIRXKSEPWE
MRGETEGMX]JSVETTVS\MQEXIP] QIHMYQHIRWMX]LSQIW8LIEGXYEPTVSTIVXMIWXSVIHIWMKREXIERHXLI
MQTEGXSRXLIGMX]vWWYTTP]SJPERHJSVQIHMYQHIRWMX]LSYWMRK[MPPFIHIXIVQMRIHXLVSYKLJYXYVITPERRMRK
[MXLTVSTIVX]S[RIVWERHWIVZMGITVSZMHIVWXSHIXIVQMRIETTVSTVMEXIPSGEXMSRWJSVLSYWMRKTEVOWYXMPMXMIW
ERHWXVIIXW
%HHMXMSREPP]VIHIWMKREXMSRSJXLIJSVQIV2EZEP6IWIVZIWMXISRXL%ZIRYIIEWXSJ'LEQFIVW7XVIIXJVSQ
+SZIVRQIRXERH)HYGEXMSRXS1IHMYQ(IRWMX]6IWMHIRXMEP[MPPMRGVIEWIXLIGMX]vWWYTTP]SJ1(6PERHERH
EHHGETEGMX]JSVEHHMXMSREPQYPXMJEQMP]LSQIW
'ETEGMX]GLERKIWJVSQVIHIWMKREXMSR
+SZIVRQIRXERH)HYGEXMSR
8LIRIXHIGVIEWIMRGETEGMX]SJETTVS\MQEXIP]LSQIWMWWYFXVEGXIHJVSQXLISZIVEPPGETEGMX]JSVQYPXM
3XLIV9WIW
1(6ERH,(6PERHWEVIQSWXP]HIZIPSTIH[MXLQYPXMJEQMP]LSYWMRKEPXLSYKLXLI]EPWSMRGPYHIEWQEPP
EQSYRXSJPERHJSVSXLIVYWIWWYGLEWWMRKPIJEQMP]LSYWMRKKVSYTUYEVXIVW
WYGLEWEWWMWXIHPMZMRKJEGMPM
XMIW
TYFPMGPERHW
WYGLEWTEVOWMRJVEWXVYGXYVIERHXLI9RMZIVWMX]SJ3VIKSR
ERHRIMKLFSVLSSHGSQQIV
GMEPWIVZMGIW8LIWIYWIWHMWTPEGIGETEGMX]JSVQYPXMJEQMP]LSYWMRKXLEX[SYPHSXLIV[MWISGGYVSR1(6ERH
,(6PERHERHXLMWPSWWQYWXFIMRGSVTSVEXIHMRXSXLIGETEGMX]EREP]WMW
'ETEGMX]GLERKIWJVSQSXLIVYWIWMR1(6ERH,(6
8LMWHIGVIEWIMRGETEGMX]MWWYFXVEGXIHJVSQXLISZIVEPPGETEGMX]JSVQYPXMJEQMP]LSQIWSR1(6ERH,(6
PERH
0MROWVIJIVIRGIHMRXLMWHSGYQIRXGERFIJSYRHEXIRZMWMSRIYKIRISVK%HHMXMSREPMRJS
8LIVIQEMRMRKRIIHJSVPERHXSEGGSQQSHEXIRI[QYPXMJEQMP]LSYWMRKHITIRHWSR[LMGLLSYWMRKQM\MW
YWIH%WWYQMRKE WMRKPIJEQMP] QYPXMJEQMP]LSYWMRKQM\XLIKVETLMGWFIPS[WLS[XLEXXLIVIMWE
VIQEMRMRKRIIHJSVYRMXWSJQYPXMJEQMP]LSYWMRKSR1(6PERHERHXLIVIMWEVIQEMRMRKRIIHJSV
YRMXWSR,(6PERH
1YPXMJEQMP],SYWMRKSR1IHMYQ(IRWMX]1YPXMJEQMP],SYWMRKSR,MKL(IRWMX]
6IWMHIRXMEP0ERH ,SQIW2IIHIH6IWMHIRXMEP0ERH ,SQIW2IIHIH
26%
33%
'ETEGMX]-RWMHI
'ETEGMX]-RWMHI
'YVVIRX9+&!
'YVVIRX9+&!
LSQIW
67%
LSQIW
74%
6IQEMRMRKRIIH
6IQEMRMRKRIIH
!LSQIW
!LSQIW
8LIJSPPS[MRKXEFPIWLS[WXLIEQSYRXSJVIQEMRMRKLSQIWXLEX[MPPRIIHXSFIEGGSQQSHEXIHMRIEGLTPER
HIWMKREXMSRYRHIVXLIZEVMSYWLSYWMRKQM\VEXMSW+SXSXLMWPMROJSVEHHMXMSREPMRJSVQEXMSRSRXLIQYPXM
JEQMP]LSYWMRKPERHRIIH
1IHMYQ(IRWMX]6IWMHIRXMEP
1(6
6IGSQQIRHEXMSR
7*1*7*1*7*1*7*1*7*1*
8SXEP1(62IIH LSQIW LSQIWLSQIWLSQIWLSQIW
2I[ERH)\MWXMRK'E LSQIW LSQIW LSQIW LSQIW LSQIW
TEGMX]MRWMHI9+&
6IHYGIH1(6'ETEGMLSQIWLSQIWLSQIWLSQIWLSQIW
X]JVSQVIHIWMKREXMSR
6IHYGIH1(6'ETEGLSQIWLSQIWLSQIWLSQIWLSQIW
MX]JVSQw3XLIV9WIWx
8SXEP1(6'ETEGMX]LSQIWLSQIWLSQIWLSQIWLSQIW
MRWMHI9+&
6IQEMRMRK1(6LSQIWLSQIWLSQIWLSQIW LSQIW
2IIH
XSXEPRIIHQMRYWXSXEP
GETEGMX]
0MROWVIJIVIRGIHMRXLMWHSGYQIRXGERFIJSYRHEXIRZMWMSRIYKIRISVK%HHMXMSREPMRJS
6IGSQQIRHEXMSR
7*1*7*1*7*1*7*1*7*1*
8SXEP,(62IIH LSQIWLSQIWLSQIW LSQIWLSQIW
)\MWXMRK,(6'ETEGMX] LSQIW LSQIW LSQIW LSQIW LSQIW
MRWMHI9+&
6IHYGIH,(6'ETEG LSQIW LSQIW LSQIW LSQIW LSQIW
MX]JVSQw3XLIV9WIWx
8SXEP,(6'ETEGMX]LSQIWLSQIWLSQIWLSQIWLSQIW
MRWMHI9+&
6IQEMRMRK,(6 LSQIWLSQIW LSQIW LSQIWLSQIW
2IIH
8SXEPRIIHQMRYWXSXEPGETEGMX]
1IEWYVIWXS'VIEXI2I['ETEGMX]-RWMHIXLI9+&
%KSEPSJ)RZMWMSR)YKIRIMWXSEGGSQQSHEXIXLI]IEVQYPXMJEQMP]LSYWMRKRIIH[MXLMR
XLII\MXMRK9+&8LIVIJSVIXLIVIQEMRMRKQYPXMJEQMP]LSYWMRKRIIH[MPPFIEGGSQQSHEXIH
QYPXMJEQMP]LSQIWXLVSYKLXLIJSPPS[MRKWXVEXIKMIW
EPSRKXVERWMXGSVVMHSVWERHMRGSVIGSQQIVGMEPEVIEW8SSPWXSIRGSYVEKIEHHMXMSREP
VIHIZIPSTQIRXJSVQYPXMJEQMP]LSYWMRKMRXLIWIEVIEWEVIHIWGVMFIHMRXLI'SQQIVGMEP
0ERH8IGLRMGEP7YQQEV]SRTEKI%RMQTSVXERXIPIQIRXXSEGLMIZMRKLMKLIV
HIRWMXMIWMRXEVKIXIHEVIEWMWXSHIWMKRETTVSTVMEXIXVERWMXMSRWJVSQLMKLIVHIRWMX]YWIW
TPERRIHJSVF]YWMRKMQTPIQIRXEXMSRXSSPWWYGLEWEJSVQFEWIHGSHIEW[EWYWIHMR
XLI;EPRYX7XEXMSREVIE
GSVVMHSVWERHMRGSVIGSQQIVGMEPEVIEW;LMPIXLIVERKISJEPPS[IHHIRWMXMIWMWGYVVIRXP]
YRMXWTIVEGVIJSV1(6PERHERHSZIVYRMXWTIVEGVIJSV,(6PERHEZIVEKI
HIRWMXMIWSJERHVIWTIGXMZIP][IVIYWIHXSHIXIVQMRIXLII\MWXMRKGETEGMX]JSV
LSQIWMRWMHIXLI9+&&]IRGSYVEKMRKLMKLIV
FYXGYVVIRXP]EPPS[IH
HIRWMXMIWMRXLI
HS[RXS[REPSRKOI]XVERWMXGSVVMHSVWERHMRGSVIGSQQIVGMEPEVIEWEHHMXMSREPGETEGMX]
GERFIVIEPM^IH
TVSGIWWIWWYGLEW3TTSVXYRMX]7MXMRK3TTSVXYRMX]7MXMRKMWETVSGIWWF][LMGL
RIMKLFSVWHIZIPSTIVWERHXLI'MX][SVOXSPSGEXIEHHMXMSREPEVIEWJSVQYPXMJEQMP]
LSQIWXLEXEVIGSQTEXMFPI[MXLXLIMVWYVVSYRHMRKW
8LIWYGGIWWSJXLIWIWXVEXIKMIW[MPPFIQSRMXSVIHERHIZEPYEXIHXLVSYKLSYXMQTPIQIRXEXMSR-JXLIWI
WXVEXIKMIWEVIRSXWYGGIWWJYPEXEHHVIWWMRKXLIQYPXMJEQMP]LSYWMRKRIIHRI[WXVEXIKMIWQE]RIIHXSFI
EHHMXMSREPI\TERWMSRSJXLI9+&
0MROWVIJIVIRGIHMRXLMWHSGYQIRXGERFIJSYRHEXIRZMWMSRIYKIRISVK%HHMXMSREPMRJS
0ERHJSV,SQIW
)YKIRI
%MVTSVX
9SJ3
%XLPIXMGW
(S[R
XS[R
0ERI'SYRX]
*EMVKVSYRHW
9RMZIVWMX]SJ3VIKSR
/I]'SRGITXW
0'''EQTYW
*YPPTSWWMFPII\XIRXSJ
)\TERWMSR%VIEWJSV7MRKPI*EQMP],SQIW
%VIEWXS6IHIWMKREXIMRTEVXJVSQ
1YPXM*EQMP]XS7MRKPI*EQMP],SQIW
%VIEWJSV%HHMXMSREP1YPXM*EQMP],SQIW
(S[RXS[R
'SVI'SQQIVGMEP%VIEW
7XYH]%VIEWEPSRK/I]8VERWMX'SVVMHSVW
1EVGL
0MROWVIJIVIRGIHMRXLMWHSGYQIRXGERFIJSYRHEXIRZMWMSRIYKIRISVK%HHMXMSREPMRJS
%XXEGLQIRX(
Planning & Development
Planning
City of Eugene
th
99 West 10 Avenue
M
Eugene, Oregon 97401
EMORANDUM
(541) 682-5377
(541) 682-5572 FAX
www.eugene-or.gov
Date:May22,2012
To:MayorandCityCouncil
From:AlissaHansen,PlanningDivision
Subject:MapsofUGBExpansionStudyAreas
Attachedaremapsprovidingadditionalinformationregardingthefollowingthreeexpansionstudy
areas:
ClearLakeUGBExpansionStudyArea
BaileyHill/GimplHillUGBExpansionStudyArea
RusselCreek/LCCUGBExpansionStudyArea
Foreachstudyarea,twomapsareprovided.Thefirstmapshowsthelandusedesignation(planned
use)forthepropertieswithinthestudyarea,basedontheDĞƚƌŽWůĂŶorthe>ĂŶĞŽƵŶƚLJZƵƌĂů
ŽŵƉƌĞŚĞŶƐŝǀĞWůĂŶ.Thismapalsoidentifiescityownedparklands.
Thesecondmapshowssoilsandnaturalresources.Agriculturalsoils(highvalue/ClassIandII),forest
soils(capableofproducing120orgreatercubicfeetperacreperyearofwoodfiber),andhydricsoils,
(typicallysoilsdevelopedundersufficientlywetconditionstosupportthegrowthandregenerationof
hydrophyticvegetation)areidentified.Protectwetlands,the100yearfloodplainand20footcontours
arealsoshown.
UGB Expansion Study Area: Clear Lake
Plan Designations
Special
Heavy
RESIDENTIAL
INDUSTRIAL
AGRICULTURE
Industrial
Eugene
Rural
Residential
Agriculture
Light
Medium
Industrial
Government
&Agriculture
Education
Government
&
Education
Heavy
Industrial
Government
&
Low
Education
Light
Density
Medium
Residential
Industrial
Light
Medium
Pond
Industrial
Airport
Reserve
Airport
Reserve
Agriculture
Commercial
Low
Density
´
Residential
Miles
00.1250.25
Metro Plan BoundaryTaxlots
Current Eugene Urban Growth Boundary (UGB)City of Eugene Park / Open Space (POS)
Water Bodies
UGB Expansion Study Area
Name: Expansion_Base_Maps.mxd
Date Saved: 5/22/2012
dt
UGB Expansion Study Area: Clear Lake
Soils and Natural Resources
Eugene
Pond
Pond
Golden Gardens Ponds
Golden Gardens Ponds
AA22 CChhaannnneell
A-1 Channel
A-1 Channel
´
A Channel
A Channel
OUT
OUT
Miles
00.1250.25
Agricultural LandsForest Soils
Current Eugene Urban Growth Boundary (UGB)NWI Wetlands
Soil Capability Classification
More than 120 cubic ft/acre/year wood fiber
Metro Plan BoundaryHydric Soils
Class 1
Class 2
UGB Expansion Study AreaIn 100 year flood zone
TaxlotsWater Bodies
20-Foot Contours
Name: Expansion_Base_Maps.mxd
Date Saved: 5/22/2012
dt
UGB Expansion Study Area: Bailey Hill/Gimpl Hill
Plan Designations
Campus
Industrial
Eugene
Low
Natural
Density
Resource
Residential
Forest
Land
Rural
Residential
Rural
Residential
Rural
Residential
Forest
Land
Agriculture
Agriculture
AGRICULTURE
Rural
Residential
FOREST
RESIDENTIAL
´
Miles
00.1250.25
Metro Plan BoundaryTaxlots
Current Eugene Urban Growth Boundary (UGB)City of Eugene Park / Open Space (POS)
Water Bodies
UGB Expansion Study Area
Name: Expansion_Base_Maps.mxd
Date Saved: 5/22/2012
dt
UGB Expansion Study Area: Bailey Hill/Gimpl Hill
Soils and Natural Resources
Eugene
Pond
Pond
´
Miles
00.1250.25
Agricultural LandsForest Soils
Current Eugene Urban Growth Boundary (UGB)NWI Wetlands
Soil Capability Classification
More than 120 cubic ft/acre/year wood fiber
Metro Plan BoundaryHydric Soils
Class 1
Class 2
UGB Expansion Study AreaIn 100 year flood zone
TaxlotsWater Bodies
20-Foot Contours
Name: Expansion_Base_Maps.mxd
Date Saved: 5/22/2012
dt
UGB Expansion Study Area: Russel Creek Basin / LCC
Plan Designations
Parks
Commercial
and
Light
Open
Medium
Space
Medium
Industrial
Density
Residentia
§
¨¦
Eugene
Low
Parks
Density
Parks
and
Residential
Low
and
Open
Density
Open
Space
Residential
Space
Parks
and
Open
Space
Sand
Parks
and
and
Gravel
Open
Rural
Space
Industrial
Rural
Residential
Parks
Rural
and
Residential
Open
Rural
NATURAL
Space
Commercial
RESOURCE
:
MINERAL
Agriculture
COMMERCIAL
Forest
Government
Land
&
Education
Parks
RESIDENTIAL
and
Open
Space
Parks
Parks
and
and
Natural
Open
Open
Resource
Space
Space
PUBLIC
FACILITY
NON
FOREST
Parks
RESOURCE
´
and
AGRICULTURE
Open
INDUSTRIAL
Space
Miles
00.1250.25
Metro Plan BoundaryTaxlots
Current Eugene Urban Growth Boundary (UGB)City of Eugene Park / Open Space (POS)
Water Bodies
Name: Expansion_Base_Maps.mxd
Date Saved: 5/22/2012
dt
UGB Expansion Study Area: Russel Creek Basin / LCC
Soils and Natural Resources
Detention Pond
Detention Pond
§
¨¦
Eugene
Willamette River
Willamette River
´
Miles
00.1250.25
Agricultural LandsForest Soils
Current Eugene Urban Growth Boundary (UGB)NWI Wetlands
Soil Capability Classification
More than 120 cubic ft/acre/year wood fiber
Metro Plan BoundaryHydric Soils
Class 1
Class 2
TaxlotsIn 100 year flood zone
Water Bodies
20-Foot Contours
Name: Expansion_Base_Maps.mxd
Date Saved: 5/22/2012
dt