City of Talent Oregon / Community Development / NewsRequest for Quote: Talent UGB Expansion Alternatives Analysis
DATE: May 9, 2017
TO: Interested Parties
FROM: Zac Moody
SUBJECT: REQUEST FOR QUOTE: Talent UGB Expansion Alternatives Analysis
The City of Talent’s housing needs analysis (HNA) identified a deficit of land to accommodate population and housing growth for the period 2017 to 2037. Specifically, the HNA identified the following land deficits:
Cities have the following options to address residential deficits: (1) develop policies that increase efficient use of land within the existing urban growth boundary (UGB), (2) expand the UGB, or (3) both increase land use efficiencies and expand the UGB. This memorandum presents a scope of work for addressing these deficits through evaluations of policies to increase land use efficiency and expansion of the UGB.
- Low-Density Residential: Talent has a deficit of capacity for about 309 dwelling units, or 77 gross acres of land to accommodate growth over the 2017-2037 period. The housing types in this plan designation are single-family detached.
- Medium-Density Residential: Talent has a deficit of capacity for about 128 dwelling units, or 17 gross acres of land to accommodate growth. The housing types in this plan designation are a combination of single-family detached, single-family attached, and multifamily.
- High-Density Residential: Talent has a deficit of capacity for about 122 dwelling units, or 9 gross acres of land to accommodate growth. The housing types in this plan designation are a combination of single-family detached, single-family attached, and multifamily.
- Commercial: Talent has a deficit of capacity for about 83 dwelling units, or 6 gross acres of land to accommodate growth. The housing types in this plan designation are multifamily.
In addition to the technical analysis, this project will require opportunities for public input and review. On a project like this, the City will establish a UGB expansion advisory committee appointed by the City Council. The advisory committee will provide reviews of the analysis and key policy choices. The proposed CAC will represent a broad range of stakeholders in the community and region including residents, business owners and builders, to name a few. The project will also require public hearings and multiple study sessions with the Planning Commission and City Council. The City may also want to consider holding public workshops to explain the UGB expansion process and get input on the key policy choices supporting the analysis. These meetings are currently not worked into the scope of work below and should be added as alternative projects when costing out the project.
Task 1. Evaluate Land Use Efficiency Measures
OAR 660-024 requires cities to consider land use efficiency measures before expanding the UGB. The City Talent is in the process of adopting a revised Comprehensive Plan Housing Element, which contains recommendations for increasing land use efficiency. The Housing Element calls for completion of this evaluation in Implementation Strategy 1.5a, which determines whether there is a need to expand the urban growth boundary and evaluates the types of residential land needed after completion of the evaluation of land use efficiency measures.
The City will require the evaluation of the following land use efficiency measures, based on the Implementation Strategies in the Housing Element:
- Implementation Strategy 1.1a: Develop a Medium Density Plan Designation and Zone that allows 5 to 14 dwelling units per gross acre for all types of housing.
- Implementation Strategy 1.1b: Identify low-density residential land to be redesignated for medium-density or high-density residential uses.
- Implementation Strategy 1.1c: Identify commercial and industrial land to be redesignated or rezoned for low-, medium-, or high-density residential uses.
- Implementation Strategy 1.3b: Modify Talent’s existing zoning districts and standards to achieve the required RPS densities inside the city limits.
- 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 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 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 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 Strategy 3.1d: Evaluate adoption of minimum and maximum densities in the Medium Density and High Density residential designations and zones.
- Implementation Strategy 3.3b: Evaluate opportunities to rezone commercial land on streets not adjacent to Talent Avenue to meet identified residential land needs.
The result of this task will be an assessment of Talent’s land capacity and needs based on the proposed changes to City policies resulting from this task.
Task 2: UGB Alternatives Analysis and Findings
The UGB alternatives analysis and findings report will be based on the ORS 197A.320 priorities, the requirements described in OAR 660-024, and Goal 14 locational factors to meet identified residential land needs. Developing this analysis will require the following work:
- Establish a study area. The alternatives analysis will require GIS work to establish study areas, using the method described in OAR 660-024-0065. The study area will include all land within the City’s urban reserves, all land within one-half mile of Talent’s UGB, and all exceptions areas that are contiguous to an exception area within one mile of the existing UGB. The study area may exclude land that is impracticable to provide necessary public facilities or services, land that has significant development hazards (e.g., landslides or flooding), land owned by the federal government and managed primarily for rural uses, and land with significant scenic, natural, cultural or recreational resource. The study area must include at least twice the identified land need and may be adjusted to include that much land, if needed.
- Evaluate land for inclusion in the UGB. The alternatives analysis will evaluate land within the study area based on the priority of land described in OAR 660-024-0067, as follows:
- First priority is land in urban reserves, exceptions land, and non-resource lands
- Second priority is marginal land, as defined by ORS 197.247 (Jackson County has no marginal land)
- Third priority is forest or farmland that is not predominantly high-value land
- Fourth priority is agricultural land that is predominantly high-value farm land
The analysis may require evaluating land of the same priority against the Goal 14 boundary location factors, which are:
- Efficient accommodation of identified land needs;
- Orderly and economic provision of public facilities and services;
- Comparative environmental, energy, economic and social consequences; and
- Compatibility of the proposed urban uses with nearby agricultural and forest activities occurring on farm and forest land outside the UGB.
The result of this task will be a UGB Alternatives Analysis and Findings to support the UGB expansion proposal. The City will use the UGB Alternatives Analysis and Findings to amend the Comprehensive Plan and adopted maps.
Task 3: Final Documents and Adoption
The City understands that the scope of work and the budget proposed by competing firms does not include all of the hearings that will be required to adopt the expansion proposal as this part of the UGB process is unpredictable. At a minimum, it will require at least one meeting with each of the following decision making bodies:
- Talent Planning Commission (hearing, with public testimony and a recommendation to City Council)
- Talent City Council (hearing, with public testimony and formal adoption of any legislative changes identified by ordinance)
- Jackson County Planning Commission (hearing, with public testimony and a recommendation to Jackson County Board of Commissioners)
- Jackson County Board of Commissioners (hearing, with public testimony and formal adoption of the UGB amendment)
Additional meetings with the Land Conservation and Development Commission (LCDC) may be required depending on the DLCD staff recommendation.
If you are interested in being considered for this project, please provide the City with a cost per task as outlined above and include a separate line for alternative projects (cost for each additional public meeting or hearing). All quotes must be received by May 22, 2017 at 4:00PM for consideration.
Please direct any questions in regards to this project to Zac Moody, Community Development Director at 541-535-7401 or via email
Community Development Director
City of Talent