County and Bend proposals have major land use impacts

            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.

Property proposed in transect zone

            The land involves parcels of approximately 700 acres on Bend’s northwest edge that extends along Tumalo Creek. Under consideration is allowing more than 180 homes, far less than the nearly 2,000 that would be allowed if brought into the city and zoned residential standard, RS, for standard single family development.

            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

Defining development zones for a transect

periods.

            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 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.