Planning Commission

AGENDA Meeting Location: Sloat Room—Atrium Building Phone: 541‐682‐5481 99 W. 10th Avenue www.eugene‐or.gov/pc Eugene, OR 97401 The Eugene Planning Commission welcomes your interest in these agenda items. Feel free to come and go as you please at any of the meetings. This meeting location is wheelchair‐accessible. For the hearing impaired, FM assistive‐listening devices are available or an interpreter can be provided with 48 hour notice prior to the meeting. Spanish‐language interpretation will also be provided with 48 hour notice. To arrange for these services, contact the Planning Division at 541‐682‐5675. MONDAY, NOVEMBER 24, 2014 – REGULAR MEETING (11:30 a.m. to 1:30 p.m.) 11:30 a.m. I. PUBLIC COMMENT The Planning Commission reserves 10 minutes at the beginning of this meeting for public comment. The public may comment on any matter, except for items scheduled for public hearing or public hearing items for which the record has already closed. Generally, the time limit for public comment is three minutes; however, the Planning Commission reserves the option to reduce the time allowed each speaker based on the number of people requesting to speak. 11:40 a.m. II. ENVISION EUGENE: RESIDENTIAL EXPANSION ANALYSIS Staff: Alissa Hansen, 541‐682‐5508 1:15 p.m. III. ITEMS FROM COMMISSION AND STAFF A. Other Items from Staff B. Other Items from Commission C. Learning: How are we doing? Commissioners: Steven Baker; John Barofsky; Rick Duncan; John Jaworski (Vice‐Chair); Jeffery Mills; Kristen Taylor; William Randall (Chair) PC AIS November 24, 2014 - Page 1  HANDOUTS Meeting Location: Sloat Room—Atrium Building Phone: 541-682-5481 99 W. 10th Avenue www.eugene-or.gov/pc Eugene, OR 97401 HANDOUTS PROVIDED TO PLANNING COMMISSIONERS DURING NOVEMBER 24, 2014 MEETING 1. POWERPOINT PRESENTATION: http://or-eugene.civicplus.com/DocumentCenter/View/17997 2. BAILEY HILL/GIMPL HILL STUDY AREA MAPS: http://or-eugene.civicplus.com/DocumentCenter/View/17998 3. CREST/CHAMBERS STUDY AREA MAPS: http://or-eugene.civicplus.com/DocumentCenter/View/17999 4. BLOOMBERG/MCVAY STUDY AREA MAPS: http://or-eugene.civicplus.com/DocumentCenter/View/18000 5. DRAFT COST ESTIMATES FOR SERVICES: http://or-eugene.civicplus.com/DocumentCenter/View/18001  AGENDA ITEM SUMMARY November 24, 2014 To: Eugene Planning Commission From: Alissa Hansen, City of Eugene Planning Division Subject: Envision Eugene: Urban Growth Boundary Expansion Analysis for Housing ACTION REQUESTED This work session provides the Planning Commission with an update and opportunity to provide feedback on the Urban Growth Boundary (UGB) Expansion Analysis for Housing. The Planning Commission is scheduled to meet again to continue this discussion on December 1, 2014. BRIEFING STATEMENT This meeting continues the conversation about Envision Eugene implementation, more specifically moving from efficiency strategies within the current urban growth boundary (UGB) to planning for remaining land needs through an expansion of the UGB for single family housing. At this meeting, staff will share the latest information on the topics below. No recommendation will be provided.  Housing Need  UGB Expansion Process and Analysis o Housing Capacity o Cost Estimates for Services o Natural Resources  Study Area Property Owner Meetings  Triple Bottom Line Analysis NEXT STEPS The outreach and technical work will continue over the next several weeks, in advance of a preliminary recommendation being provided to the City Council on December 10, 2014. Broad public outreach will continue following the preliminary recommendation, including an on‐line open house, a public open house and a public forum before the City Council. Adoption of a new UGB will require formal adoption, including a public hearing before the Eugene and Lane County Planning Commissions, and a public hearing and action by the Eugene City Council and Lane County Board of County Commissioners. FOR MORE INFORMATION Alissa Hansen: 541‐682‐5508, alissa.h.hansen@ci.eugene.or.us ATTACHMENTS A. Map of Remaining Study Areas B. Triple Bottom Line Analysis of Potential UGB Expansion Areas PC AIS November 24, 2014 - Page 2  UGB Expansion Study Areas HARLO W R D GREEN HILL RD BELTLINE RD ROO S EV E LT BLVD HW 05 EB I105 Y W B I1 I105 EB Q ST W 1ST AVE N 99 JEFFERSON ST W 2ND AVE W 7TH AVE GARFIELD ST POLK ST W 11TH AVE HIGH ST W D ST CITY VIEW ST RD W 18TH AVE AUGUSTA ST FRIENDLY ST LINC OLN ST EK E 19TH AVE CHAMBERS ST S2 RE C LO W D ND WIL LR I TIM L H ST EY BE HILYARD ST B AI L IN RL ST E D R TE Bailey Hill-Gimpl Hill AGA E 30 T I5 SB RD CR E S T DR H AV L IL W 39TH AVE E H PL Crest-Chambers IM Bloomberg-McVay TTE B I5 N G HW ST RD Y OW NE ME DI L RA LA HO LA LL RD O L IL R W FO PC AIS November 24, 2014 - Page 3 X D Legend Major Streets Eugene UGB Study Area Boundary ST Water Bodies ETTE LA M November 05, 2014 DI LL S WI L AR Caution: DR D This map is based on imprecise source data, subject to change, and for general reference only. RD HOLL OW Ft F OX 0 1625 3250 6500  ATTACHMENT B ENVISION EUGENE TBL ANALYSIS OF POTENTIAL UGB EXPANSION AREAS FOR SINGLE-FAMILY HOMES DRAFT REPORT PARTICIPANTS: Bill Randall, John Barofsky, Rick Duncan, Howie Bonnett, Ken Neubeck, Richie Weinman, Jennifer Frenzer, Dawn Lesley STAFF: Carolyn Burke, Alissa Hansen, Babe O’Sullivan Over two separate meetings in November 2014 (November 7 and November 14), a group of individuals representing the Eugene Planning Commission, Sustainability Commission and Human Rights Commission, convened to evaluate three study areas for residential urban growth boundary (UGB) expansion using the Triple Bottom Line (TBL) tool. The Triple Bottom Line, or TBL, is a framework the City of Eugene is using to reach its sustainability goals. It’s designed to explore the environmental, equity and economic impacts, benefits and trade-offs of various decisions. The purpose of this evaluation was not to make a formal recommendation, but to increase the understanding of issues that would result from a UGB expansion in any of the three study areas.  Bailey Hill/Gimpl Hill  Crest Drive/ Chambers  Bloomberg/ McVay In addition to responding to the questions in the TBL tool, the group discussed outstanding concerns:  Housing mix data and the fact that they don’t take recent construction trends into account. Some participants believe that information should be updated to include 2009-current data. The concern is that the Council is operating under outdated assumptions with regard to their decision to use a 55% single family/ 45% multi-family housing mix. PC AIS November 24, 2014 - Page 4  Phantom capacity and whether any of the study areas will actually achieve the capacity that is estimated. Due to the configurations of existing lots in the study areas, there is concern whether or not a cohesive and efficient land use pattern could emerge.  Whether consideration for the unhoused would be given in the expansion areas. If not there then where?  Whether housing suited to the elderly would be considered in the expansion areas (smaller, single-story homes). The final question relates back to the 7 Pillars of Envision Eugene, asking which of the study areas, if identified for UGB expansion, would be most consistent with the 7 Pillars of Envision Eugene. UGB Expansion/TBL Report | 11-19-2014 1  Because many of the study areas shared attributes with each other, there is a significant amount of redundancy in the responses. Responses that are unique to one of the study areas are underlined to make them readily apparent. SOCIAL EQUITY QUESTIONS: QUESTION BAILEY HILL/ GIMPL HILL CREST/ CHAMBERS BLOOMBERG/ MCVAY 1. Meeting Basic Human Needs  Less potential for complete  Less potential for complete  Complete neighborhoods  How does the proposal for neighborhood than neighborhood than more likely due to existing each study area facilitate Bloomberg/McVay due to lack Bloomberg/McVay due to lack commercial (although geared complete neighborhoods, of transit of transit to highway), LCC proximity, including access to housing,  No Elementary Schools within  No Elementary Schools within transit. Transit is key to food, employment, health walking distance walking distance serving low-income care, educational and  Development will occur slowly  Development will occur slowly populations. recreational opportunities, a and sporadically due to lot and sporadically due to lot  No Elementary Schools within safe and healthy living configuration, making it configuration, making it walking distance environment or social difficult to comprehensively difficult to comprehensively  Development will occur services? plan and develop complete plan and develop complete slowly and sporadically due to neighborhoods neighborhoods lot configuration, making it difficult to comprehensively plan and develop complete neighborhoods  What is the anticipated mix of  Homes more likely to be  Homes more likely to be  Potentially less-expensive housing costs in each study above median income level above median income level homes than other 2 areas, area and how does that effect and less affordable than in and less affordable than in due in part to flatter terrain, housing affordability. Bloomberg/McVay Bloomberg/McVay but probably not “affordable” due to cost of new PC AIS November 24, 2014 - Page 5 construction 2. Addressing Inequities and  Less likely to displace low-  Less likely to displace low-  Lower socio-economic being Inclusive income residents when urban income residents when urban conditions than the other 2  How does the proposal for development occurs, due to development occurs, due to areas could result in each study areas address or lack of low-income residents lack of low-income residents displacement due to urban respond to existing inequities currently residing there. currently residing there. development that exist between  Less likely to house diverse  Less likely to house diverse  More likely to house diverse communities on the basis of populations due to anticipated populations due to anticipated populations due to anticipated race, gender, social economic housing costs housing costs lower housing costs than other UGB Expansion/TBL Report | 11-19-2014 2  SOCIAL EQUITY QUESTIONS: QUESTION BAILEY HILL/ GIMPL HILL CREST/ CHAMBERS BLOOMBERG/ MCVAY factors, ability and  Noise pollution likely not an  Noise pollution likely not an 2 areas geography? issue that would affect current issue that would affect  Highly-impacted by I-5 and and new residents current and new residents associated noise pollution 3. Ensuring Community Safety  Safety would be improved if  Safety would be improved if  Safety would be improved if  Are there public safety issues services extended, with services extended, with services extended, with that are unique to each study regards to police, fire and regards to police, fire and regards to police, fire and area? Would they be water service water service water service improved or exacerbated by  Traffic issues may be future development? (traffic exacerbated accidents, crime, wildfire, etc.) 4. Addressing the Needs of  Tree-cutting to make way for  Tree-cutting to make way for  Tree-cutting to make way for Community Members and additional development will additional development will additional development will Neighborhoods change the existing view-shed change the existing view-shed change the existing view-shed  How does the proposal for for immediate neighbors and for immediate neighbors and for immediate neighbors and each study area impact adjacent neighborhoods adjacent neighborhoods adjacent neighborhoods specific Eugene  Traffic increases will impact  Traffic increases will impact  As long as streets are not neighborhoods (study areas, existing neighborhoods, existing neighborhoods, connected through to Laurel adjacent neighborhoods, and although those impacts will although those impacts will Hill Valley, traffic impacts may entire community) over time? likely be contained to likely be contained to be less than in other study collectors (not local streets) collectors (not local streets) areas due to 30th and McVay  Expansion area will be isolated  Expansion area will be isolated not being residential streets. PC AIS November 24, 2014 - Page 6 & disconnected from & disconnected from  Expansion area will be isolated surrounding neighborhoods, surrounding neighborhoods, & disconnected from resulting in no community resulting in no community surrounding neighborhoods, benefit to new or existing benefit to new or existing resulting in no community neighborhoods neighborhoods benefit to new or existing  Community-wide housing  Community-wide housing neighborhoods costs may go up as a result of costs may go up as a result of  Community-wide housing high cost of homes in high cost of homes in costs may go up as a result of expansion areas. This may expansion areas. This may high cost of homes in UGB Expansion/TBL Report | 11-19-2014 3  SOCIAL EQUITY QUESTIONS: QUESTION BAILEY HILL/ GIMPL HILL CREST/ CHAMBERS BLOOMBERG/ MCVAY have an overall negative effect have an overall negative expansion areas. This may on community-wide housing effect on community-wide have an overall negative effect affordability housing affordability on community-wide housing affordability 5. Overall, the effect of the  No positive effects on social  No positive effects on social  No positive effects on social proposal for each study area equity, possibly perpetuating equity, possibly perpetuating equity, possibly perpetuating on social equity would be: existing negative trends existing negative trends existing negative trends Negative/ somewhat  Transit and potentially more negative/ somewhat positive/ affordable housing are positive/ not enough positives, but negative impacts information of I-5 and potential for displacement of current residents are detractors ENVIRONMENTAL HEALTH QUESTIONS: QUESTION BAILEY HILL/ GIMPL HILL CREST/ CHAMBERS BLOOMBERG/ MCVAY 1. Environmental Impact  As currently undeveloped  As currently undeveloped  As currently undeveloped  How does the proposal portions of the study area are portions of the study area are portions of the study area are positively or negatively affect developed, there will be a developed, there will be a developed, there will be a ecosystem functions or negative environmental negative environmental negative environmental PC AIS November 24, 2014 - Page 7 processes related to land, impact impact impact water, or air, in and beyond  For portions of the study area  For portions of the study area  For portions of the study area each of the study areas? that are currently developed that are currently developed that are currently developed to rural standards, increased to rural standards, increased to rural standards, increased regulation under City regulation under City regulation under City jurisdiction may improve jurisdiction may improve jurisdiction may improve ecosystem health (no septic, ecosystem health (no septic, ecosystem health (no septic, stormwater standards, natural stormwater standards, natural stormwater standards, natural resource protections) resource protections) resource protections) UGB Expansion/TBL Report | 11-19-2014 4  ENVIRONMENTAL HEALTH QUESTIONS: QUESTION BAILEY HILL/ GIMPL HILL CREST/ CHAMBERS BLOOMBERG/ MCVAY  New technology in newer  New technology in newer  New technology in newer construction may improve air construction may improve air construction may improve air quality to the extent that older quality to the extent that quality to the extent that homes with wood stoves are older homes with wood older homes with wood removed or replaced through stoves are removed or stoves are removed or redevelopment replaced through replaced through redevelopment redevelopment  If existing commercial area is included in expansion, city stormwater standards would improve current conditions  Will the proposal for each  Aesthetic will change (tree  Aesthetic will change (tree  Aesthetic will change (tree study area affect the cutting, urban street cutting, urban street cutting, urban street visual/landscape or aesthetic standards) standards) standards) elements of the community?  Will the environmental  No  No  No impacts of the proposal for each study area disproportionately affect any segment of the population based on race, gender, social economic factors, ability or geography? PC AIS November 24, 2014 - Page 8 2. Protect, preserve, restore  Natural resource protections  Natural resource protections  Natural resource protections  Does the proposal for each will be applied to significant will be applied to significant will be applied to significant study area align itself with resources resources resources policies and procedures related to the preservation or restoration of natural habitat, greenways, protected wetlands and migratory pathways? UGB Expansion/TBL Report | 11-19-2014 5  ENVIRONMENTAL HEALTH QUESTIONS: QUESTION BAILEY HILL/ GIMPL HILL CREST/ CHAMBERS BLOOMBERG/ MCVAY 3. Climate Change  Expansion outside the existing  Expansion outside the existing  Expansion outside the existing  Does the proposal for each UGB will directly generate and UGB will directly generate and UGB will directly generate and study area directly generate or require increased generation require increased generation require increased generation require the generation of of GHGs, through of GHGs, through of GHGs, through greenhouse gases (such as transportation and electricity transportation and electricity transportation and electricity through electricity consumption consumption consumption consumption or transportation)?  Will the proposal for each  Increase  Increase  Increase study area result in an increase or decrease in greenhouse gas emissions?  How does the proposal for  Expansion will have negative  Expansion will have negative  Expansion will have negative each study area affect the impacts on climate change and impacts on climate change and impacts on climate change and community’s efforts to reduce ability to reach community ability to reach community ability to reach community greenhouse gas emissions or climate action goals, due to climate action goals, due to climate action goals, due to otherwise mitigate adverse growth outside existing UGB growth outside existing UGB growth outside existing UGB climate change activities? and lack of potential for and lack of potential for and lack of potential for complete, 20-minute complete, 20-minute complete, 20-minute neighborhoods neighborhoods neighborhoods  Development on existing high quality soils will threaten local food production opportunities PC AIS November 24, 2014 - Page 9  Are the study areas prone to  Equal risks  Equal risks  Equal risks natural hazards (fire, drought, landslide, flooding)? If so, are there actions that could promote resiliency amongst vulnerable populations? 4. Pollution prevention  Not enough information to  Not enough information to  Not enough information to  Does the proposal for each determine if new regulations determine if new regulations determine if new regulations UGB Expansion/TBL Report | 11-19-2014 6  ENVIRONMENTAL HEALTH QUESTIONS: QUESTION BAILEY HILL/ GIMPL HILL CREST/ CHAMBERS BLOOMBERG/ MCVAY study area generate, or cause (wastewater service, (wastewater service, (wastewater service, to be generated, products that stormwater standards, NR stormwater standards, NR stormwater standards, NR can contaminate the protections) will offset impacts protections) will offset impacts protections) will offset impacts environment? (i.e. stormwater of increased development of increased development of increased development runoff)  New development, resulting in  New development, resulting in  New development, resulting in a displacement of existing a displacement of existing a displacement of existing wood stoves (and replacement wood stoves (and replacement wood stoves (and replacement with new technologies) may with new technologies) may with new technologies) may improve air quality improve air quality improve air quality 5. Resource efficiency  Due to lot configurations,  Due to lot configurations,  Due to lot configurations,  Does the proposal for each proposed densities may be proposed densities may be proposed densities may be study area make efficient use difficult to achieve difficult to achieve difficult to achieve of limited natural resources?  Serving distant and non-  Serving distant and non-  Long-narrow lots in this study central study areas would central study areas would area may prove more difficult increase use of limited natural increase use of limited natural to subdivide than other study resources; with water and resources; with water and areas wastewater- using pumping wastewater- using pumping  Serving distant and non- energy, and car travel- using energy, and car travel- using central study areas would fossil fuel fossil fuel increase use of limited natural resources; with water and wastewater- using pumping energy, and car travel- using PC AIS November 24, 2014 - Page 10 fossil fuel  Although transit is present, new residents in area may not use it (particularly if more affluent) 6. Overall, the effect of the  While increased regulations  While increased regulations  While increased regulations proposal for each study area may have some positive may have some positive may have some positive on environmental health effects on environmental effects on environmental effects on environmental would be: health where new health where new health where new Negative/ somewhat development displaces development displaces development displaces UGB Expansion/TBL Report | 11-19-2014 7  ENVIRONMENTAL HEALTH QUESTIONS: QUESTION BAILEY HILL/ GIMPL HILL CREST/ CHAMBERS BLOOMBERG/ MCVAY negative/ somewhat positive/ existing development built to existing development built to existing development built to positive/ not enough a lower standard of a lower standard of a lower standard of information environmental protection, the environmental protection, the environmental protection, inherent dependence on fossil inherent dependence on fossil the inherent dependence on fuels resulting in greenhouse fuels resulting in greenhouse fossil fuels resulting in gas emissions will have an gas emissions will have an greenhouse gas emissions will overall negative effect overall negative effect have an overall negative effect ECONOMIC PROSPERITY QUESTIONS: QUESTION BAILEY HILL/ GIMPL HILL CREST/ CHAMBERS BLOOMBERG/ MCVAY 1. Infrastructure and  Construction activity creates  Construction activity creates  Construction activity creates government jobs, benefiting local economy jobs, benefiting local economy jobs, benefiting local economy  How will the proposal for  Taxes will be directed to city  Taxes will be directed to city  Taxes will be directed to city each study area benefit the instead of county, however instead of county, however instead of county, however local economy? cost of services (capital and cost of services (capital and cost of services (capital and ongoing) will outweigh ongoing) will outweigh ongoing) will outweigh revenue revenue revenue  Is the investment in  Capacity of urban reserves  Capacity of urban reserves  Capacity of urban reserves infrastructure required for may optimize investment in may optimize investment in may optimize investment in each study area designed to infrastructure over the long- infrastructure over the long- infrastructure over the long- PC AIS November 24, 2014 - Page 11 optimize the use of resource term term term over the long-term?  Bloomberg/McVay may have highest possibility and capacity for urban reserves  Can the proposal be funded  Fire station costs may be partially or fully by grants, shared with Springfield if they user fees or charges, staged expand to south development, or partnering  I-5 interchange with another agency? improvements may be funded UGB Expansion/TBL Report | 11-19-2014 8  ECONOMIC PROSPERITY QUESTIONS: QUESTION BAILEY HILL/ GIMPL HILL CREST/ CHAMBERS BLOOMBERG/ MCVAY by ODOT 2. Employment and training  Proximity to LCC for job  Will the proposal for each training study area enhance job training?  Does the location of the study  New homes in expansion areas  New homes in expansion  LCC as job center area provide access to job may attract retirees from out areas may attract retirees  Service by transit/EmX in centers through transit or of state, making proximity to from out of state, making future to other job centers other alternatives to auto job centers irrelevant proximity to job centers  Proximity to I-5 provides commuting? irrelevant direct access to many regional job centers  New homes in expansion areas may attract retirees from out of state, making proximity to job centers irrelevant 3. Diversified and innovative  No  No  No economy  Will the proposal for each study lead to new opportunities for job creation? 4. Overall, the effect of the  There is a high risk of  There is a high risk of  There is a high risk of PC AIS November 24, 2014 - Page 12 proposal for each study area development not occurring in development not occurring in development not occurring in on economic prosperity anticipated densities, making anticipated densities, making anticipated densities, making would be: investment in infrastructure a investment in infrastructure a investment in infrastructure a Negative/ somewhat significant financial loss significant financial loss significant financial loss, this negative/ somewhat positive/ risk may be higher in the positive/ not enough Bloomberg/McVay study area information due to existing lot configurations UGB Expansion/TBL Report | 11-19-2014 9  7 PILLARS OF ENVISION EUGENE: QUESTION BAILEY HILL/ GIMPL HILL CREST/ CHAMBERS BLOOMBERG/ MCVAY 1. Which of the study areas is Participants in this TBL evaluation found little or no support for the 7 Pillars of Envision Eugene in any of most consistent with the 7 the three study areas during the 20-year planning horizon. Urban reserves, however, and longer-range Pillars of Envision Eugene? planning could lead to a positive outcome. PC AIS November 24, 2014 - Page 13 UGB Expansion/TBL Report | 11-19-2014 10