Recent
separate land use proposals by Deschutes County and the city of Bend promise to
make significant changes in development patterns within and just outside city
boundaries.
Dechutes County is on track to approve potentially large residential lots in what’s being called a “transect” on private land in the county but within Bend’s approved urban growth boundary. The county says it will consider the city’s input as the proposal moves forward.
Dechutes County is on track to approve potentially large residential lots in what’s being called a “transect” on private land in the county but within Bend’s approved urban growth boundary. The county says it will consider the city’s input as the proposal moves forward.
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| Property proposed in transect zone |
After
several attempts over nearly a decade the city gained approval in 2016 of its Urban
Growth Boundary (UGB) plan from the state Department of Land Use and
Construction. A key sticking point had been the state’s contention that Bend
was not planning adequately for development of “infill” properties already within
city boundaries.
The
state approved the plan after Bend scaled back plans to 2,300 acres its
original proposal to add nearly 9,000 acres to the urban growth boundary. State
law requires municipalities to plan for additional land to accommodate
development over 20-year
periods.
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| Defining development zones for a transect |
Given
that the proposed 700 acres, although now within the county, is within Bend’s
urban growth boundary it’s likely that at some point it will be brought into
the city.
In
the other significant land use issue, the city planning commission has forwarded
for full council review a proposed code change that would ease the way for
duplex and triplex construction on lots currently zoned residential standard,
RS, that now permit only single family homes.
As
approved by the planning commission, duplexes would be allowed on lots of at
least 6,000 square feet, and triplexes on those of 9,000 square feet. It would
also allow a single family homes to be removed for construction of either
duplex or triplexes.
There
would be limitations on the size of the multiple units, requirements for
sidewalks and street access, and size standards for driveways and garages.
In the case of the transect development in the
county just outside current city limits, the proposal has gained remarkable
support from growth watchdog and environmental groups which often oppose new
development.
The
theory of the transect model is to provide a buffer from higher density
development and construction on property near to public land, such as parks and
forests. One example already underway on Bend west side is the Tree Farm
community of 50 planned homes on more than 500 acres in Deschutes county just
outside the city. The community also borders the city’s Shevlin Park and
federal Forest Service land.
With
the duplex-triplex initiative, advocates say it will accomplish the state-mandated
growth goal of higher density on “infill” land and lots while also creating
opportunity for more affordable housing as the median price for a Bend single
family homes has neared $430,000.
The proposed code amendment.
The proposed code amendment.
The proposal drew opposition from Central Oregon Land Watch which suggested other measures to create affordable housing be considered, such as increasing construction excise taxes, bonding public and private partnerships, inclusionary zoning and more protections for those renting properties.
But
some residents have expressed concern that building multi-family condos and
townhomes in mostly single family neighborhoods could affect property values
with increased traffic and parking pressures, as well as change the character
of the communities.
It’s
uncertain how requirements in neighborhood convenants, conditions and
restrictions, or CCRs, such as those limiting construction to single family homes,
would mesh with a code change allowing duplexes and triplexes. One example
would be Awbrey Butte, with many lots of a half acre or more and homes that
generally sell at more than $600,000 with some considerably more than $1 million.
In
mid-November there were 16 vacant large lots listed for sale in Awbrey Butte, and
three of more than 9,000 square feet in the nearby Awbrey Glen golf community.
