CITIZEN ADVISORY COMMITTEE REGULAR ADVISORY COMMITTEE MEETING AGENDA TALENT LIBRARY July 24, :00 p.m.

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1 CITIZEN ADVISORY COMMITTEE REGULAR ADVISORY COMMITTEE MEETING AGENDA TALENT LIBRARY July 24, :00 p.m. Study Session, Committee, Regular Council & TURA meetings are being digitally recorded and will be available on the City website: The Urban Growth Boundary Citizen Advisory Committee of the City of Talent will meet at 6:00 p.m. on Tuesday, July 24, 2018, at Talent Library, 101 Home Street. The meeting location is accessible to persons with disabilities. A request for an interpreter for the hearing impaired, or for other accommodations for persons with disabilities, should be made at least 48 hours in advance of the meeting to the City Recorder at , ext The UGB Citizen Advisory Committee reserves the right to add or delete items as needed, change the order of the agenda, and discuss any other business deemed necessary at the time of the study session and/or meeting. 1. Call to Order/Roll Call 2. Introductions (5-10 minutes) 3. Consideration of Minutes 3.1 Consideration of June 26, 2018 Meeting Minutes 4. Review and Discussion of Efficiency Measures (90 minutes) 4.1 Presentation of the Information 4.2 Discussion of the Efficiency Measures 4.3 Preliminary Recommendation 5. Questions for staff 6. Adjournment In compliance with the Americans with Disabilities Act, if you need special assistant to participate in this meeting, please contact TTY phone number for English and for Spanish please contact TTY phone number Page 1

2 URBAN GROWTH BOUNDARY CITIZEN ADVISORY COMMITTEE REGULAR MEETING MINUTES TALENT LIBRARY June 26, 2018 Study Session and Regular Committee meetings are digitally recorded and are available by request The Urban Growth Boundary Citizen Advisory Committee of the City of Talent will meet on Tuesday, June 26, 2018 at 6:00 P.M. at the Talent Library, 101 Home Street. The meeting location is accessible to persons with disabilities. A request for an interpreter for the hearing impaired, or for other accommodations for persons with disabilities, should be made at least 48 hours in advance of the meeting to the City Recorder at , ext The Planning Commission reserves the right to add or delete items as needed, change the order of the agenda, and discuss any other business deemed necessary at the time of the study session and/or meeting. REGULARLY MEETING 6:00 PM I. Call to Order/Roll Call at 6:00 p.m. Members Present: Member Davis Member Picard Member Ponomareff Member Bull Member Clark Member Nichols Member Prechtel Member Glass (arrived late) Members Absent: Member Miller Member Safady Member Schweitzer Commissioner Riley 1. Also Present: Zac Moody Community Development Director Sandy Spelliscy Interim City Manager Derek Volkart Planning Commissioner Mark Knox KDA Homes Beth Goodman ECONorthwest II. Introductions A. Members all introduced themselves and stated why they wanted to be part of this commission. III. Elections Page 2

3 A. Member Clark volunteered himself for position of Chair. All voting members in favor. B. Member Nichols volunteered himself for position of Vice Chair. All voting members in favor. C. Member Bull volunteered herself for position of Secretary. All voting members in favor. IV. Overview of Tasks A. Roll of CAC is to make a recommendation or set of recommendations for the Planning Commission. To look for efficiency measures, and view the outcomes through the alternatives analysis. 1. Zac gave an example of reducing lot sizes from 7000 sq ft minimums to 6000, or even Trying to make everything as efficient as possible with the land, without affecting livability through too high of density. Overview of pre-cac work Beth Goodman displayed and talked about the RPS (Regional Problem Solving Process) map which is part of a 10 year process that identified future growth areas. Oregon is one of two states in nation that has a statewide planning process. A UGB is meant to have 20 years of growth inside the boundary. Zoning codes were brought up briefly, and will be discussed more in the future. Talent has a small surplus of industrial land, and a very large surplus of commercial land. We will be looking at rezoning commercial to residential. Beth suggests reading the summary and last chapter of the EOA (Economic Opportunities Analysis) if interested. When it comes to rezoning, Zac states that the city will work with property owners to see if owners even want to rezone before making commitments to rezone land. RVTD is also redoing their master transit plan at this point and are looking for potential places to expand. Zac is working them to see how this will affect Talent. Other agencies are also redoing their master plans that can tie into our research with the UGB. Beth reviewed the HNA (Housing Needs Analysis). Talent has deficits of land to accommodate growth for all housing categories. Key conclusions, Talents density assumptions do not meet the requirements for RPS, Talent committed to plan for densities outside the city limits but inside the UGB. Beth says we will have to be looking at higher densities, most likely outside the city limits but inside the UGB. Talent also needs to provide opportunities for a wider type of housing types. Talent has a missing middle in housing types, both in density and affordability. Looking at land need, Talent has demonstrated need to accommodate long range urban population growth. This is consistent with 20-year forecast coordinated within local governments. Talent is also looking at demonstrated need for housing. Page 3

4 Beth pulled out policies from our comp plan specific to land use efficiency measures and included in meeting packet. Examples were giving on what are land use efficiency measures. Beth suggested we really do need medium density housing zoning specifications as it will encourage more options. Rezoning land from lower to higher density, you want to upzone, not downzone. Looking at decreasing minimum lot sizes. Including mixed use development options. Zac says we will be looking at financial costs for developer that may be barriers in a development. For instance, reducing SDC s (System Development Charges) for smaller units; if it costs the same thing to build a single family home as a small cottage that becomes a barrier and deterrent for developer. Zac and Beth spoke about SDC s and how expensive they are. Parking structures are some of the most expensive aspects to a development, especially high density. All of Talents Urban Reserves were discussed. They are: TA-1 a school site, TA-2 is transportation, TA-3 is a large hilly site, TA-4 has industrial, employment and residential, TA-5 is a mix of residential and commercial. If there is not sufficient land in the Urban Reserves to provide for the housing needs we will have to look elsewhere, Beth is confident that we can find the land needed in our Urban Reserves though. Beth says that it can take over a decade for land to develop once its brought into the UGB. Role of the CAC I. Developing recommendations for the Planning Commission. Desired outcomes of the CAC process V. Questions for Staff None VI. Future Meetings Were Scheduled Tuesday July 24th, 6:00-8:00 PM Tuesday September 4th, 6:00-8:00 PM Page 4

5 VII. Adjournment at 8:01 p.m. Respectfully submitted by: Amy Bull, Committee Secretary Attest: Zac Moody, Community Development Director Note: These Minutes and the entire agenda packet, including staff reports, referenced documents, resolutions and ordinances are posted on the City of Talent website ( in advance of each meeting. The Minutes are not a verbatim record: the narrative has been condensed and paraphrased to reflect the discussions and decisions made. In compliance with the Americans with Disabilities Act, if you need special assistance to participate in this meeting, please contact TTY phone number for English and for Spanish please contact TTY phone number Page 5

6 DATE: July 18, 2018 TO: Community Advisory Committee CC: Zac Moody FROM: Beth Goodman and Erik Rundell SUBJECT: TALENT RESIDENTIAL LAND USE EFFICIENCY MEASURES ANALYSIS The City of Talent developed and adopted a Housing Needs Analysis (HNA) in The analysis showed that Talent had a deficit of residential land for housing in all residential Comprehensive Plan Designations. Oregon s statewide planning program requires cities maintain a 20-year supply of buildable residential (as well as commercial and industrial) land with their Urban Growth Boundaries (UGBs). As a result, the City has contracted with ECONorthwest to conduct an UGB Alternatives Analysis to help the City determine how to more efficiently accommodate residential growth within the UGB and where to expand the UGB to accommodate growth. One of the core state requirements is to demonstrate that the city cannot meet identified land deficiencies within the existing UGB prior to expanding the UGB. That process involves review of what are called land use efficiency measures. This memorandum is intended to provide analysis to the Community Advisory Committee (CAC) about the likely impacts of different land use efficiency measures. This memorandum will be used both to inform discussions with the CAC and to document recommendations from the CAC about implementation of land use efficiency measures. This memorandum will change to reflect the recommendations of the CAC over the course of multiple meetings. This memorandum will provide information for discussion at the July 24, 2018 CAC meeting. Summary The potential impact of each efficiency measure to varies considerably depending on the measure and the number and size of taxlots affected by that measure. A few measures have little to no impact on providing for additional housing units within Talent s UGB. For example, the City currently only has 20 flag lots and changing flag lot standards my not result in many new lots being created for housing development. Other measures, such as converting taxlots designated for commercial and industrial lands for housing, have the potential to increase the City s housing capacity substantially. Exhibit 1 list each measure included in ECONorthwest s analysis and the potential impact of that individual measure. Overall, the City will likely have to consider a combination of more than one measures to assess the potential cumulative impact on capacity for housing. 1 Talent is in the process of revising the HNA based on the new population forecast issued on June 30, Page 6

7 Exhibit 1. Summary of Land Use Efficiency Measures Efficiency Measure Estimated Efficiency (Additional Units) Potential Impact Support Development of ADUs TBD TBD Smaller Lots in Low Density Residential RS-5: 76 to 140 additional lots RS-7: 11 to 17 additional lots Medium Low Medium Plan Designation and Zone TBD TBD Redesignate land in the LDR Plan 21 to 75 additional units Medium Designation to MDR or HDR Minimum / Maximum Densities in Medium Density and High Density Residential TBD TBD Redesignate Commercial and Industrial Land for Housing Redesignate Commercial Lands for Housing on Streets Not Adjacent to Talent Avenue 99 to 395 additional units High 5 to 32 additional units Low Opportunities for Housing in the TBD TBD Central Business District Zone Downtown Business District Overlay TBD TBD Infrastructure Investments in Downtown to Support Redevelopment of Key Sites TBD TBD Cottage Housing Ordinance TBD TBD Tiny House Ordinance TBD TBD Flag Lot Standards TBD Low Page 7

8 Evaluation of Efficiency Measures This section presents the evaluation of the land use efficiency measures under consideration for addressing Talent s residential land needs. 2 For the most part, these land use efficiency measures were identified as measures that should be evaluated by the Planning Commission and City Council through the adoption of the Housing Needs Analysis and changes to the Housing Element of the City s Comprehensive Plan in Appendix A presents the list of proposed land use efficiency measures from the Talent Comprehensive Plan Housing Element. ECONorthwest completed analysis for six of the 13 measures identified for evaluation. Following the review of the analyses completed and further guidance and input from the CAC, ECONorthwest will finish the analysis of all the remaining efficiency measures and make revisions the measures already analyzed as needed. State Requirements for Evaluating Land Use Efficiency Measures This section presents the State requirements for developing land use efficiency measures. The Goal 14 administrative rule articulates the land use efficiency measures requirement (OAR (4): If the inventory demonstrates that the development capacity of land inside the UGB is inadequate to accommodate the estimated 20-year needs determined under OAR , the local government must amend the plan to satisfy the need deficiency, either by increasing the development capacity of land already inside the city or by expanding the UGB, or both, and in accordance with ORS where applicable. Prior to expanding the UGB, a local government must demonstrate that the estimated needs cannot reasonably be accommodated on land already inside the UGB. ORS provides some guidance for cities about land use efficiency measures. While this section of ORA does not apply to Talent (because Talent has fewer than 25,000 residents), it does provide some rough guidance about land use efficiency measures. Actions or measures, or both, may include but are not limited to: (a) Increases in the permitted density on existing residential land; (b) Financial incentives for higher density housing; (c) Provisions permitting additional density beyond that generally allowed in the zoning district in exchange for amenities and features provided by the developer; (d) Removal or easing of approval standards or procedures; 2 Note: state rules require the city conduct a similar analysis for commercial and industrial lands if deficiencies are identified in those categories. Page 8

9 (e) Minimum density ranges; (f) Redevelopment and infill strategies; (g) Authorization of housing types not previously allowed by the plan or regulations; (h) Adoption of an average residential density standard; and (i) Rezoning or redesignation of nonresidential land. State law does not define how many land use efficiency measures that a city must adopt to be compliant with State law. The review of land use efficiency measures should include a reasonable number of measures and document the rationale for adopting the measures that the City proposes. There are many reasons that a city might choose to adopt land use efficiency measures such as those identified in Appendix A, beyond the requirement of the UGB expansion alternatives process. Chief among the reasons is that many of the policies in Appendix A are meant to meet City goals and objectives of providing opportunities for development of more housing and more types of housing. While the focus of this project is not specifically housing affordability, many of the land use efficiency measures under consideration are related to production of more housing and/or production of more housing that is affordable to lower-income households or middle-income households. Land Use Efficiency Measures The following land use efficiency measures are from the Talent Comprehensive Plan and are about land availability. For each measure, the memorandum provides the description of the original Implementation Strategy and the related implementation steps. The memorandum then provides a brief summary of the finding from the analysis of the specific efficiency measure. Several of the efficiency measures consider changes to taxlots comprehensive plan designation and/or zoning to allow more housing to be built. Exhibit 2 shows the areas under consideration for redesignation. The details of each area under consideration for redesignation is shown on maps in Appendix B, which is in a separate file. In addition, ECONorthwest grouped these taxlots into larger sites based on common ownership and/or geographic adjacency. Each map shows the sites analyzed and basic statistics about the site. Page 9

10 Exhibit 2. Sites Under Consideration for Redesignation Page 10

11 Support Development of ADUs Implementation Strategy 2.1c: Revise ordinances to encourage the development of accessory dwelling units or other similar small-scale dwellings on existing and proposed lots to provide a source of affordable housing, such as standardizing the development review process rather than requiring a public hearing. Implementation Steps: (1) Develop standards and streamline the review process for developing accessory dwelling units or other similar small-scale dwellings in Talent and (2) adopt the revised regulations through a public process. Note to CAC: We can discuss the City s current policies about ADUs at the meeting. We can also talk about what might be a reasonable number of ADUs built per year (or over the 20-year planning period). Smaller Lots in Low Density Residential Implementation Strategy 3.1a: Evaluate opportunities for allowing smaller lots in Talent s Low Density Residential zoning designations. RS-7 has a minimum lot size of 6,000 square feet and RS-5 has a minimum lot size of 7,000 square feet. Implementation Steps: (1) Develop regulations allowing smaller lot sizes and (2) develop and adopt changes to the Comprehensive Plan and zoning ordinance to implement these changes through a public process. Analysis Findings: Reducing the minimum lot sizes, particularly for the RS-5 zone, would increase the capacity for new single-homes by a small amount. The RS-5 has 19.2 acres of vacant and unconstrained land. Under current minimum lot sizes (8,000 square feet), 76 lots could be created from this area. If the lot size was reduced to 7,000 square feet and additional 44 lots could be created. If the minimum was reduced to 6,000 square feet an additional 84 lots could be created. Exhibit 3. Change in RS-5 densities Amount of unconstrained vacant land (acres) Capacity at current density (8,000 sq ft lots) 4.0 du/gross acre Capacity at 7,000 sq ft lots 6.25 du/gross acre Capacity at 6,000 sq ft lots 7.25 du/gross acre The RS-7 has much less vacant and unconstrained land available for development, just 1.6 acres. Lowering minimum lot sizes would yield more potential lots, but only up to 6 additional lots if the minimum was reduced to 4,000 square feet. Exhibit 4. Change in RS-7 densities Amount of unconstrained vacant land (acres) Capacity at current density (6,000 sq ft lots) 7.25 du/gross acre Capacity at 5,000 sq ft lots 8.6 du/gross acre Capacity at 4,000 sq ft lots du/gross acre Page 11

12 Medium Density Plan Designation and Zone Implementation Strategy 1.1a: Develop a Medium Density Plan Designation and Zone that allows 5 to 10 dwelling units per gross acre and single-family detached and townhouses. Implementation Steps: (1) Work with Planning Commission to develop this Plan Designation and develop a zone to correspond to this Plan Designation, (2) work with Planning Commission to identify land to include in this Designation and zone, and (3) adopt changes to the Comprehensive Plan and zoning ordinance to implement these changes through a public process. Analysis Findings: Talent does not currently have a medium density residential zone. Redesignating several large sites currently zoned RS-MH to a medium density zone would not yield any new additional capacity. These sites are currently mobile home parks with large number of units already on the site. Redeveloping these sites with a medium density zone would not result in any net increase in units (assuming an average density of 7.7 unit per gross acre). Exhibit 5. Additional Capacity in Lots Changed to MDR Designation Site Location Size (acres) Current Zoning Capacity at Medium Density (7.7 du/gross acre) RS-MH RS-MH 0 Total Redesignate Land in the LDR Plan Designation to MDR or HDR Implementation Strategy 1.1b: Identify low-density residential land to be redesignated for medium-density or high-density residential uses. Implementation Steps: (1) Identify land that should be redesignated for these uses and (2) adopt changes to the Comprehensive Plan and zoning ordinance to implement these changes through a public process. Analysis Findings: ECONorthwest identified three sites totaling 6.42 acres with a with a low density residential plan designation that could be changed to a medium- or high-density designation. Currently, these lots have the capacity to realize 12 additional units. If the zoning was changed to a medium or high density zone, these lots would have the capacity for an additional 20 and 52 units, respectively. Page 12

13 Exhibit 6. Additional Capacity in LDR Designated Lots if Changed to MDR or HDR Designation Site Location Size (acres) Unconstrained Acres Current Zoning Capacity at Low Density (4.0 du/gross acre) Capacity at Medium Density (7.7 du/gross acre) Capacity at High Density (13.7 du/gross acre) RR RS-MH RLD RS Total Minimum / Maximum Densities in Medium Density and High Density Residential Implementation Strategy 3.1d: Evaluate adoption of minimum and maximum densities in the Medium Density and High Density residential designations and zones. Implementation Steps: (1) Develop minimum and maximum density standards in each of the zones in the Medium and High Density residential designations, and (2) changes to the Comprehensive Plan and zoning ordinance to implement these changes through a public process. Note to CAC: We may discuss this strategy at the July CAC meeting. Redesignate Commercial and Industrial Land for Housing Implementation Strategy 1.1c: Identify commercial and industrial land to be redesignated for low-, medium-, or high-density residential uses. Implementation Steps: (1) Identify land that should be redesignated for these uses and (2) adopt changes to the Comprehensive Plan and zoning ordinance to implement these changes through a public process. Analysis Findings: The City identified several sites with a commercial plan designation and one site with a Public land use designation that could be changed to a residential plan designation. These 15 sites total acres. Some of the sites have existing dwelling units, which are assumed to remain on the sites. Most of these sites are currently zoned CBD. However, the two largest sites (Sites 14 and 15) are outside the city limits and currently zoned RR-5. These sites have capacity for between 99 and 395 additional units, depending on the residential zone applied. Changing the zoning to a high density residential zone would increase the capacity of these lot to support potential 186 more units than a medium density zone and 296 more units than a low density zone. Page 13

14 Site Location Size (acres) Unconstrained Acres Current Zoning Capacity at Low Density (4.0 du/gross acre) Capacity at Medium Density (7.7 du/gross acre) Capacity at High Density (13.7 du/gross acre) CBD CBD CBD CBD CBD CBD CBD CBD CBD CBD CBH CBH CH RR RR Total Redesignate Commercial Lands for Housing on Streets Not Adjacent to Talent Avenue Implementation Strategy 3.3b: Evaluate opportunities to rezone commercial land on streets not adjacent to Talent Avenue to meet identified residential land needs. (Consistent with Economic Strategy 2.2a.) Implementation Steps: (1) Identify undeveloped commercial land in areas compatible for development of needed housing types. Analysis Findings: Among the sites with a commercial plan designation that could be redesignated for housing, seven lots within these sites do not front Talent Avenue or other major roads. As a result, these lots are least likely to be suitable for commercial uses. The seven lots are a part of four separate sites and total 2.88 acres. These lots have capacity for five to 32 additional units, depending on the residential zone applied. The large majority of the additional capacity is on a single parcel that is almost two acres in size. Site Location Size (acres) Unconstrained Acres Current Zoning Capacity at Low Density (4.0 du/gross acre) Capacity at Medium Density (7.7 du/gross acre) Capacity at High Density (13.7 du/gross acre) CBD CBD CBD CBD Total Page 14

15 Opportunities for Housing in the Central Business District Zone Implementation Strategy 3.2a: Provide additional opportunities, beyond what the City currently provides, for development of housing within the Central Business District zone in a way that also promotes business through mixed-use development. Implementation Steps: Identify opportunities for development of housing in the downtown area. Comment to CAC: Are there areas we should look at for this strategy in the CBD? Downtown Business District Overlay Implementation Strategy 3.2b: Evaluate the need for developing a Downtown Business District Overlay that supports development of multiple-story buildings (with a maximum of 45 feet) as a permitted use, rather than a conditional use. Implementation Steps: Develop a Downtown Business District Overlay and the necessary regulations that support the development of multiple-story buildings as a permitted use, coordinating with Economic Strategy 2.2. Comment to CAC: Are there areas we should look at for this strategy in the CBD? Implementation Strategy 3.2c: Refine design standards for a new Downtown Business District (when it is established) based on the Old Town District Overlay, to encourage mixed use development and ensure a reasonable transition between single-story and multiple-story buildings. Implementation Steps: Develop design standards for the Downtown Business District Overlay to encourage reasonable transition between single-story and multiple-story buildings, coordinating with Economic Strategy 5.4d. Comment to CAC: Are there areas we should look at for this strategy in the Downtown Business District? Infrastructure Investments in Downtown to Support Redevelopment of Key Sites Implementation Strategy 3.2d: Identify and plan for investments and infrastructure necessary to support redevelopment of key sites in downtown. (Consistent with Economic Strategy 2.1f.) Implementation Steps: (1) As identified in the Economy Element, Strategy 2.1e, identify investments necessary to implement the master plans. (2) Identify and include available funding for the infrastructure investments into the Capital Improvements Plan. Comment to CAC: This will be a discussion point at the September meeting Cottage Housing Ordinance Implementation Strategy 3.1b: Evaluate the development of a cottage housing ordinance to allow for development of small single-family detached housing clustered on a lot, possibly with the inclusion of park or open space. Implementation Steps: (1) Develop a cottage housing ordinance and (2) develop and adopt Page 15

16 changes to the Comprehensive Plan and zoning ordinance to implement these changes through a public process. Comment to CAC: This will be a discussion point at the September meeting Tiny House Ordinance Implementation Strategy 3.1c: Evaluate development of a tiny house ordinance to allow for development of tiny houses clustered on a lot, possibly with the inclusion of park or open space. Implementation Steps: (1) Evaluate the development of a tiny house ordinance and (2) develop and adopt changes to the Comprehensive Plan and zoning ordinance to implement these changes through a public process. Comment to CAC: This will be a discussion point at the September meeting Flag Lot Standards Implementation Strategy 4.1a: Revise the City s flag lot ordinance to provide consistency with other residential zones for lot setback requirements and to provide opportunities for increased density. Implementation Steps: (1) Evaluate flag lot standards, reviewing lot size, dimensions and access and (2) Revise ordinance to more clearly define flag lots, identify the purpose of a flag lot, when and how many flag lots can be created and specify standards. Analysis Findings: ECONorthwest identified 20 flag lots totaling 5.8 acres currently in Talent. The average lot size for flag lots is 12,600 square feet. See Appendix B for a map of the lots identified. The creating of additional flag lots in the future would likely occur on larger lots, depending on zoning. Exhibit 7. Flag Lots by Lot Size Source: Jackson County, ECONorthwest Page 16

17 Appendix A: Proposed Land Use Efficiency Measures from Talent Comprehensive Plan Housing Element This appendix presents to housing strategies from Talent s Comprehensive Plan Housing Element. This appendix only lists the policies, objectives, and implementation strategies that are land use efficiency measures and relevant to the UGB Alternatives Analysis. While other policies and strategies are important for Talent to meet housing needs, they are not the focus of this project. POLICY 1: Land Availability: Plan to for a 20-year supply of suitable land for Talent s housing needs within the existing urban growth boundary to the extent possible. Objective 1.1: Identify opportunities to address the residential land deficits identified in the Housing Needs Analysis. Implementation Strategy 1.1a: Develop a Medium Density Plan Designation and Zone that allows 5 to 10 dwelling units per gross acre and single-family detached and townhouses. Implementation Steps: (1) Work with Planning Commission to develop this Plan Designation and develop a zone to correspond to this Plan Designation, (2) work with Planning Commission to identify land to include in this Designation and zone, and (3) adopt changes to the Comprehensive Plan and zoning ordinance to implement these changes through a public process. When: within 1 year of the Element s adoption Partners: City Staff and Planning Commission Implementation Strategy 1.1b: Identify low-density residential land to be redesignated for medium-density or high-density residential uses. Implementation Steps: (1) Identify land that should be redesignated for these uses and (2) adopt changes to the Comprehensive Plan and zoning ordinance to implement these changes through a public process. When: within 1 to 2 years of the Element s adoption Partners: City Staff and Planning Commission Implementation Strategy 1.1c: Identify commercial and industrial land to be redesignated for low-, medium-, or high-density residential uses. Implementation Steps: (1) Identify land that should be redesignated for these uses and (2) adopt changes to the Comprehensive Plan and zoning ordinance to implement these changes through a public process. When: within 1 to 2 years of the Element s adoption Partners: City Staff and Planning Commission Page 17

18 Objective 1.5: If the City cannot accommodate the forecast for housing growth within the urban growth boundary, evaluate expansion of the urban growth boundary to accommodate housing needs. Implementation Strategy 1.5a: Determine whether there is a need to expand the urban growth boundary and evaluate the types of residential land needed after completion of the evaluation of land use efficiency measures in Objective 1.1 and 3.1. If there is a need for an urban growth boundary expansion, the City should initiate the analysis necessary to support the expansion. Implementation Steps: Evaluate need to expand the UGB based on increases in capacity resulting from policy changes in Objective 1.1. When: within 1 to 3 years of Element s adoption Partners: City Staff POLICY 2: Opportunity for Development of a Range of Housing Types: Provide opportunities for development of a range of housing types that are affordable to households at all income levels as described in the Talent Housing Needs Analysis. These housing types include (but are not limited to): single-family detached housing, accessory dwellings, cottage housing, manufactured housing, townhouses, duplexes, and apartments. HUD sets a Median Family Income (MFI) for each county in the nation based on information from the U.S. Census American Community Survey. The MFI is meant to provide information about the income of an average family. In 2016, Jackson County s MFI was $53,000. Objective 2.1: Provide opportunity for and support the development of housing affordable to low-income households, including government-assisted housing. HUD defines low-income households as households with less than 60% of MFI (about $32,000 in 2016). Implementation Strategy 2.1c: Revise ordinances to encourage the development of accessory dwelling units or other similar small-scale dwellings on existing and proposed lots to provide a source of affordable housing, such as standardizing the development review process rather than requiring a public hearing. Implementation Steps: (1) Develop standards and streamline the review process for developing accessory dwelling units or other similar smallscale dwellings in Talent and (2) adopt the revised regulations through a public process. When: within 1 year of the Element s adoption Partners: City Staff and Planning Commission POLICY 3: Efficient Development Patterns: The City will support and encourage residential development, infill, and redevelopment, especially in downtown, as a way to use land and Page 18

19 existing infrastructure more efficiently and promote pedestrian-oriented commercial development in downtown. Infill is additional development on the vacant portion of a tax lot with existing development (i.e., putting a new residence on a 2-acre tax lot where the existing residence occupies one-half of an acre). Redevelopment is when an existing building is demolished and a new building is built, adding additional capacity for more housing. Redevelopment could also include substantial renovations of an existing building that increases the residential capacity of the building. Objective 3.1: Provide a variety of housing types in Talent at densities that support maintaining densities of 6.6 dwelling units per gross acre through 2035 and 7.6 dwelling units per gross acre between 2036 and 2060 in urban reserves and areas within the urban growth boundary but outside of the city limits. Implementation Strategy 3.1a: Evaluate opportunities for allowing smaller lots in Talent s Low Density Residential zoning designations. RS-7 has a minimum lot size of 6,000 square feet and RS-5 has a minimum lot size of 7,000 square feet. Implementation Steps: (1) Develop regulations allowing smaller lot sizes and (2) develop and adopt changes to the Comprehensive Plan and zoning ordinance to implement these changes through a public process. When: within 1 to 2 years of the Element s adoption Partners: City Staff and Planning Commission Implementation Strategy 3.1b: Evaluate the development of a cottage housing ordinance to allow for development of small single-family detached housing clustered on a lot, possibly with the inclusion of park or open space. Implementation Steps: (1) Develop a cottage housing ordinance and (2) develop and adopt changes to the Comprehensive Plan and zoning ordinance to implement these changes through a public process. When: within 1 to 2 years of the Element s adoption Partners: City Staff and Planning Commission Implementation Strategy 3.1c: Evaluate development of a tiny house ordinance to allow for development of tiny houses clustered on a lot, possibly with the inclusion of park or open space. Implementation Steps: (1) Evaluate the development of a tiny house ordinance and (2) develop and adopt changes to the Comprehensive Plan and zoning ordinance to implement these changes through a public process. When: within 2 to 3 years of the Element s adoption Partners: City Staff and Planning Commission Page 19

20 Implementation Strategy 3.1d: Evaluate adoption of minimum and maximum densities in the Medium Density and High Density residential designations and zones. Implementation Steps: (1) Develop minimum and maximum density standards in each of the zones in the Medium and High Density residential designations and (2) changes to the Comprehensive Plan and zoning ordinance to implement these changes through a public process. When: within 1 to 2 years of the Element s adoption Partners: City Staff and Planning Commission Objective 3.2: The City will develop policies and programs to encourage residential and mixed-use development in downtown. (Consistent with Economic Objective 2.1.) Implementation Strategy 3.2a: Provide additional opportunities, beyond what the City currently provides, for development of housing within the Central Business District zone in a way that also promotes business through mixed-use development. Implementation Steps: Identify opportunities for development of housing in the downtown area. When: within 2 to 5 years of the Element s adoption Partners: City Staff and Planning Commission Implementation Strategy 3.2b: Evaluate the need for developing a Downtown Business District Overlay that supports development of multiple-story buildings (with a maximum of 45 feet) as a permitted use, rather than a conditional use. Implementation Steps: Develop a Downtown Business District Overlay and the necessary regulations that support the development of multiplestory buildings as a permitted use, coordinating with Economic Strategy 2.2. When: within 2 to 5 years of the Element s adoption Partners: City Staff and Planning Commission Implementation Strategy 3.2c: Refine design standards for a new Downtown Business District (when it is established) based on the Old Town District Overlay, to encourage mixed use development and ensure a reasonable transition between single-story and multiple-story buildings. Implementation Steps: Develop design standards for the Downtown Business District Overlay to encourage reasonable transition between single-story and multiple-story buildings, coordinating with Economic Strategy 5.4d. When: within 2 to 5 years of the Element s adoption Page 20

21 Partners: City Staff and Planning Commission Implementation Strategy 3.2d: Identify and plan for investments and infrastructure necessary to support redevelopment of key sites in downtown. (Consistent with Economic Strategy 2.1f.) Implementation Steps: (1) As identified in the Economy Element, Strategy 2.1e, identify investments necessary to implement the master plans. (2) Identify and include available funding for the infrastructure investments into the Capital Improvements Plan. When: within 5 to 10 years of the Element s adoption Partners: City Staff Objective 3.3: The City will develop policies and programs to encourage residential and mixed-use development in other areas of the city. Implementation Strategy 3.3b: Evaluate opportunities to rezone commercial land on streets not adjacent to Talent Avenue to meet identified residential land needs. (Consistent with Economic Strategy 2.2a.) Implementation Steps: (1) Identify undeveloped commercial land in areas compatible for development of needed housing types. When: within 1 to 2 years of the Element s adoption Partners: City Staff POLICY 4: Zoning Flexibility: The City will support residential development through adopting a flexible zoning code that provides City Staff with flexibility to balance the need for housing and to provide consistency with the required density targets in the RPS (in urban reserves and areas within the urban growth boundary but outside of the city limits, develop at an average of 6.6 dwelling units per gross acre through 2035 and 7.6 dwelling units per gross acre between 2036 and 2060) while protecting scenic and natural resources and maintaining the quality of life of the residents of Talent. Objective 4.1: Consider standards for residential development that allow for flexibility in lot size standards and required setbacks. Implementation Strategy 4.1a: Revise the City s flag lot ordinance to provide consistency with other residential zones for lot setback requirements and to provide opportunities for increased density. Implementation Steps: (1) Evaluate flag lot standards, reviewing lot size, dimensions and access and (2) Revise ordinance to more clearly define flag lots, identify the purpose of a flag lot, when and how many flag lots can be created and specify standards. When: within 2 to 3 years of the Element s adoption Partners: City Staff and Planning Commission Page 21

22 Objective 4.3: Streamline the City s building permit review process to encourage an expedited review of all types of building permits. Implementation Strategy 4.3a: Review the current process for building permit review and processing time with Jackson County and make recommendations to increase the speed of the building permit review process. Implementation Steps: (1) Work with Jackson County to revise the City s current Intergovernmental Agreement (IGS) to include new building permit review and processing procedures to ensure the timely review of building permits. When: within 2 to 3 years of the Element s adoption Partners: City Staff and Planning Commission Page 22

23 Appendix B: Maps and Additional Data about Potential Sites for Redesignation This appendix is presented in a separate file because of the large nature of the maps. Page 23

24 Appendix B: Additional Maps and Information TALENT UGB EXPANSION ANALYSIS - TAXLOTS WITH POTENTIAL ZONE CHANGE Site 1 2 Lots 0.17 Acres 0 Constrained Acres Site 2 2 Lots 0.35 Acres 0 Constrained Acres Colver Rd N Pacific Hwy Suncrest Rd Urban Growth Boundary City Limits Aggregated Sites Taxlots Physical Constraints Gibson St Commercial Light Industrial Public Residential Low Density Residential Manf. Home Residential High Density Roy Ave Talent Ave S Pacific Hwy Feet Source: Esri, DigitalGlobe, GeoEye, Earthstar Geographics, CNES/Airbus DS, USDA, USGS, AeroGRID, IGN, and the GIS User Community ECONorthwest 18 Page 24

25 Roy Ave TALENT UGB EXPANSION ANALYSIS - TAXLOTS WITH POTENTIAL ZONE CHANGE Site 3 3 Lots 0.66 Acres 0 Constrained Acres Site S Pacific Hwy 6 Lots 1.95 Acres 0 Constrained Acres Urban Growth Boundary City Limits Aggregated Sites Taxlots Physical Constraints Commercial Light Industrial Public Residential Low Density Residential Manf. Home Residential High Density Feet Gibson St 4 Sunny St Park Ave Talent Ave 5 6 Source: Esri, DigitalGlobe, GeoEye, Earthstar Geographics, CNES/Airbus DS, USDA, USGS, AeroGRID, IGN, and the GIS User Community 7 New St ECONorthwest 19 Page 25

26 Roy Ave TALENT UGB EXPANSION ANALYSIS - TAXLOTS WITH POTENTIAL ZONE CHANGE 3 Site 5 1 Lots 0.27 Acres 0 Constrained Acres Site 6 2 Lots acres 0 Constrained Acres 4 Talent Ave Gibson St Urban Growth Boundary City Limits Aggregated Sites Taxlots Physical Constraints Commercial Light Industrial Public Residential Low Density Residential Manf. Home Residential High Density 5 6 Sunny St Park Ave 7 New St Feet Source: Esri, DigitalGlobe, GeoEye, Earthstar Geographics, CNES/Airbus DS, USDA, USGS, AeroGRID, IGN, and the GIS User Community ECONorthwest 20 Page 26

27 TALENT UGB EXPANSION ANALYSIS - TAXLOTS WITH POTENTIAL ZONE CHANGE Site 7 1 Lots Acres 0 Constrained Acres 5 6 Urban Growth Boundary City Limits Aggregated Sites Taxlots Physical Constraints Commercial Roy Ave Light Industrial Public Residential Low Density Residential Manf. Home Residential High Density Sunny St Park Ave 7 Talent Ave New St 8 9 Gibson St Feet I St N Lapree St Source: Esri, DigitalGlobe, GeoEye, Earthstar Geographics, CNES/Airbus DS, USDA, USGS, AeroGRID, IGN, and the GIS User Community ECONorthwest 21 Page 27

28 TALENT UGB EXPANSION ANALYSIS - TAXLOTS WITH POTENTIAL ZONE CHANGE Site 8 2 Lots 0.24 Acres 0 Constrained Acres Site 9 Roy Ave 3 Lots acres 0 Constrained Acres Sunny St Park Ave 7 New St Urban Growth Boundary City Limits Aggregated Sites Taxlots Physical Constraints Commercial Light Industrial Public Residential Low Density Residential Manf. Home Residential High Density N Lapree St I St 8 9 Talent Ave E Main St Feet Source: Esri, DigitalGlobe, GeoEye, Earthstar Geographics, CNES/Airbus DS, USDA, USGS, AeroGRID, IGN, and the GIS User Community ECONorthwest 22 Page 28

29 TALENT UGB EXPANSION ANALYSIS - TAXLOTS WITH POTENTIAL ZONE CHANGE Site 10 2 Lots 1.89 Acres 0 Constrained Acres E Main St W Valley View Rd Urban Growth Boundary City Limits Aggregated Sites Taxlots Physical Constraints I St Commercial Light Industrial Public Residential Low Density Residential Manf. Home Residential High Density Talent Ave E Wagner St Gangnes Dr John St Feet Eva Way Source: Esri, DigitalGlobe, GeoEye, Earthstar Geographics, CNES/Airbus DS, USDA, USGS, AeroGRID, IGN, and the GIS User Community ECONorthwest 23 Page 29

30 TALENT UGB EXPANSION ANALYSIS - TAXLOTS WITH POTENTIAL ZONE CHANGE Site 11 2 Lots 2.62 Acres 0 Constrained Acres W Valley View Rd Urban Growth Boundary City Limits Aggregated Sites Taxlots Physical Constraints Commercial Light Industrial Public Residential Low Density Residential Manf. Home 10 Residential High Density 11 S Pacific Hwy Gangnes Dr Talent Ave Feet Source: Esri, DigitalGlobe, GeoEye, Earthstar Geographics, CNES/Airbus DS, USDA, USGS, AeroGRID, IGN, and the GIS User Community ECONorthwest 24 Page 30

31 TALENT UGB EXPANSION ANALYSIS - TAXLOTS WITH POTENTIAL ZONE CHANGE Site 12 4 Lots 4.42 Acres 1.65 Constrained Acres W Valley View Rd Oak Valley Dr Urban Growth Boundary City Limits Aggregated Sites Taxlots Physical Constraints Commercial Light Industrial Public 11 Residential Low Density S Pacific Hwy Residential Manf. Home Residential High Density 12 Mountain Vw Feet Gangnes Dr Source: Esri, DigitalGlobe, GeoEye, Earthstar Geographics, CNES/Airbus DS, USDA, USGS, AeroGRID, IGN, and the GIS User Community ECONorthwest 25 Page 31

32 TALENT UGB EXPANSION ANALYSIS - TAXLOTS WITH POTENTIAL ZONE CHANGE Site 13 1 Lots 5.99 Acres 1.48 Constrained Acres W Valley View Rd Siskiyou Vw Urban Growth Boundary City Limits Aggregated Sites Taxlots Physical Constraints Commercial Light Industrial Public Residential Low Density Residential Manf. Home Residential High Density 13 Mountain Vw Feet Source: Esri, DigitalGlobe, GeoEye, Earthstar Geographics, CNES/Airbus DS, USDA, USGS, AeroGRID, IGN, and the GIS User Community ECONorthwest 26 Page 32

33 TALENT UGB EXPANSION ANALYSIS - TAXLOTS WITH POTENTIAL ZONE CHANGE Site Lots Acres Constrained Acres W Valley View Rd Mt View Dr Ellen Way Urban Growth Boundary City Limits Royal Ct Aggregated Sites Taxlots Physical Constraints Royal Ann Way Commercial Light Industrial Public Medow Grove Ln Residential Low Density Residential Manf. Home Residential High Density Brookside Dr Knollwood Trl Siskiyou Vw Exit 21 I S Pacific Hwy Feet State Hwy 99 Source: Esri, DigitalGlobe, GeoEye, Earthstar Geographics, CNES/Airbus DS, USDA, USGS, AeroGRID, IGN, and the GIS User Community ECONorthwest 27 Page 33

34 TALENT UGB EXPANSION ANALYSIS - TAXLOTS WITH POTENTIAL ZONE CHANGE Site 15 4 Lots Acres 3.83 Constrained Acres Exit 21 W Valley View Rd Suncrest Rd Knollwood Residential Trl High Density Medow Grove Ln Urban Growth Boundary City Limits Aggregated Sites Taxlots Physical Constraints Commercial Light Industrial Public Residential Low Density Siskiyou Vw Residential Manf. Home 14 I Feet Source: Esri, DigitalGlobe, GeoEye, Earthstar Geographics, CNES/Airbus DS, USDA, USGS, AeroGRID, IGN, and the GIS User Community ECONorthwest 28 Page 34

35 TALENT UGB EXPANSION ANALYSIS - TAXLOTS WITH POTENTIAL ZONE CHANGE Site 16 E Wagner St S 1 Front LotsSt 5.64 Acres W Wagner St 1.68 Constrained Acres Eva Way Holiday Ln Gangnes Dr Village Ct S Pacific Hwy Madison St Wagner Butte Ave Urban Growth Boundary City Limits Aggregated Sites Taxlots Physical Constraints Commercial Light Industrial Public Residential Low Density Wagner Butte Rd Residential Manf. Home Residential High Density Driveway 16 Talent Ave Thornton Cir School House Rd Louis J Ave Joseph Dr Rapp Rd Reames Cir Beth Ann Cir Feet Source: Esri, DigitalGlobe, GeoEye, Earthstar Geographics, CNES/Airbus DS, USDA, USGS, AeroGRID, IGN, and the GIS User Community ECONorthwest 29 Page 35

36 TALENT UGB EXPANSION ANALYSIS - TAXLOTS WITH POTENTIAL ZONE CHANGE Site 17 2 Lots Acres 0.23 Constrained Acres Urban Growth Boundary City Limits Aggregated Sites Taxlots Physical Constraints Commercial Light Industrial Public Residential Low Density Residential Manf. Home Residential High Density Rogue River Pkwy Talent Ave Arnos Rd 17 Driveway S Pacific Hwy Feet Meadow Slope Rd Lani Way Lithia Way Source: Esri, DigitalGlobe, GeoEye, Earthstar Geographics, CNES/Airbus DS, USDA, USGS, AeroGRID, IGN, and the GIS User Community David Way ECONorthwest 30 Page 36

37 TALENT UGB EXPANSION ANALYSIS - TAXLOTS WITH POTENTIAL ZONE CHANGE Site 18 5 Lots 3.15 Acres 0.75 Constrained Acres Wagner Creek Rd Urban Growth Boundary City Limits Aggregated Sites Taxlots Physical Constraints Commercial Light Industrial Public Residential Low Density Residential Manf. Home Residential High Density 18 Frost Ln Cowdry Ln Feet Source: Esri, DigitalGlobe, GeoEye, Earthstar Geographics, CNES/Airbus DS, USDA, USGS, AeroGRID, IGN, and the GIS User Community ECONorthwest 31 Page 37

38 TALENT UGB EXPANSION ANALYSIS - TAXLOTS WITH POTENTIAL ZONE CHANGE Site 19 Betty Jo Way 1 Lots 1.04 Acres 0 Constrained Acres Nerton St Urban Growth Boundary City Limits Aggregated Sites Deborah Dr Taxlots Physical Constraints Commercial Light Industrial Public Residential Low Density Residential Manf. Home Residential High Density Pleasant Vw 19 Herd View Rd Joy St Feet Source: Esri, DigitalGlobe, GeoEye, Earthstar Geographics, CNES/Airbus DS, USDA, USGS, AeroGRID, IGN, and the GIS User Community ECONorthwest 32 Page 38