Population Forecasts

5-1    The City will coordinate with and provide data to Portland State University for their preparation and regular update of a coordinated 50-year population forecast for the Urban Growth Boundary.

5-2    Using the new coordinated 50-year forecast, the City will, within 5 years after acknowledgment of the current update becomes final and no longer subject to appeal, initiate a supplemental legislative review of the UGB and/or urban reserve area planning to demonstrate continuing compliance with state needed housing laws for a new full 20-year planning period.

5-3    The City will use regular updates of population forecasts and Housing Needs Analyses to monitor housing trends relative to the planned housing mix, densities, location, and affordability assumed within the Urban Growth Boundary.

Housing Mix, Density, and Affordability

5-4    The City will apply plan designations, zoning districts and development code regulations to implement the mix of housing indicated in the adopted Housing Needs Analysis.

5-5    The main purpose of maximum densities shown on the Plan Map is to maintain proper relationships between proposed public facilities and services and population distribution. One purpose of minimum densities is to assure efficiency of land use, particularly for larger sites. Another is to encourage development of housing in locations and at densities that support healthy, accessible, and affordable housing choices.

5-6    Upon application, the City shall zone residential lands within City’s corporate limits in accordance with their plan designations, and without a separate showing of public need, subject only to conditions, if applicable, requiring availability of public sewer or public water before occupancy.

5-7    The City will continue to create incentives for and remove barriers to development of a variety of housing types in all residential zones. This policy is intended to implement the City’s obligation under the State Housing Goal to “encourage the availability of adequate numbers of needed housing units at price ranges and rent levels which are commensurate with the financial capabilities of Oregon households and allow for flexibility of housing location, type, and density”.

5-8    The City will apply innovative and flexible zoning tools to support a mix of housing types and densities.

5-9    The City and County will support public and private non-profit and for-profit entities that provide affordable housing in Central Oregon.

5-10    The City and County will coordinate with each other and other affected governments as required by the State Housing Goal to ensure that “the needs of the region are considered in arriving at a fair allocation of housing types and densities” and that “needed housing is provided on a regional basis through coordinated comprehensive plans”.

5-11    The City will continuously monitor the yield of efficiency measures as required by the state needed housing statute and publish the results on its Growth Management Documents website not less than once a year.

5-12    To promote complete neighborhoods and the integration of other supporting uses, the City will employ a master planning process for large development sites which are 20 acres or greater. The master plan process will offer two options for approval: 1) applying clear and objective standards or 2) applying discretionary standards for more flexibility.

5-13    Existing residentially-designated areas that are adjacent to commercial or mixed use designations may be re-designated for Residential Medium and High density development.

5-14    The City will support re-designation of suitable areas that are within a 1/4-mile walk to transit corridors from a lower density designation to a higher density designation, where plan amendment criteria are otherwise met.

5-15    The City shall employ special redevelopment standards and other strategies for manufactured home parks as an incentive to retain and redevelop existing affordable housing stocks at affordable prices and rent levels.

5-16    The City may consider density bonuses as an incentive to providing affordable housing.

5-17    The City will monitor parking needs for residential uses and set parking requirements to the lowest standards that will meet the community’s needs in order to reduce land utilized for parking, reduce the cost of housing development, and encourage a more walkable development pattern.

5-18    The City will assist in identifying, obtaining and leveraging funding sources for the development of new housing for very low, low, and moderate - income residents, as determined by appropriate percentages of Area Median Family income in the Housing Needs Assessment.

5-19    The City will monitor the results of actions and programs funded through the use of the City’s Affordable Housing Fee Trust Fund.

5-20    When affordable housing development is required by City policy or code or to meet eligibility criteria for a City incentive program or a policy requirement, affordable housing means housing with a sales price or rental amount that is within the means of a household that may occupy moderate- and low-income housing. Unless otherwise specified, affordable housing must meet one of the thresholds defined below. Nothing in this policy prevents the city from providing support for housing at other levels of affordability.

5-21    In order to ensure the continued affordability of affordable housing that has been committed by a property owner or required by the City, the City may:

Residential Compatibility

5-22    Private and public nonresidential uses are necessary and will be encouraged within residential areas for the convenience and safety of the residents. Such facilities shall be compatible with surrounding developments, and their appearance should enhance the area.

5-23    Of necessity, nonresidential uses may abut residentially planned and zoned areas in different parts of the community. In these instances, nonresidential uses will be subjected to special development standards such as setbacks, landscaping, sign regulations, and building design that harmonize and provide transitions consistent with the primary purposes of the adjacent zones.

5-24    Homes built to HUD Class A manufactured home standards will be permitted in manufactured home parks, or on individual lots. Non-Class A manufactured homes may be allowed in manufactured home parks or as replacement for non-conforming manufactured homes subject to conditional use approval standards that are clear and objective and that encourage retention and replacement of existing affordable housing stock.

5-25    Homes built to HUD manufactured home standards located on individual lots in areas already developed with conventional housing shall be subject to special siting standards as provided by state needed housing law.

5-26    Manufactured and modular homes meeting IRC Modular and CABO building code standards shall be permitted on the same basis as site-built homes.

5-27    Private covenants and deed restrictions recorded hereafter that support compact urban form, higher densities and better access to affordable housing are encouraged as supportive of City policy.

5-28    Neighborhood commercial shopping areas may be located within residential districts and have development standards that appropriately limit their scale and recognize their residential setting.

5-29    In many cases, small home-based businesses are a legitimate use within residential areas, and may be permitted subject to design and nuisance standards in the Development Code.

5-30    Certain private recreational uses, such as golf courses or tennis courts, may be successfully integrated into residential areas provided the location, design, and operation are compatible with surrounding residential developments and do not prevent development of lands inventoried for needed housing to minimum density standards.

5-31    Residential areas will offer a wide variety of housing types in locations best suited to a range of housing types, needs and preferences.

Neighborhood Appearance

(See related policies in Chapter 9, Community Appearance.)

5-32    Above-ground installations, such as water and sewer pumping stations, power transformer substations or natural gas pumping stations, shall be screened and designed to blend with the character of the area in which they are located.

5-33    All new developments shall include trees in the road right of way, as practical, in the planter strip between the curb and sidewalk.

5-34    Walls and fences along arterial or collector streets shall be subject to special design standards. The area between the fence or wall and the curb or pavement shall be landscaped.

5-35    All residential development will respect the natural ground cover of the area and existing and mature trees within the community should be preserved where practicable.

5-36    The City encourages flexibility in design to promote safety, livability and preservation of natural features. To that end, the City will provide development code standards to allow flexibility on dimensional standards, such as lot size and setbacks, to achieve these objectives.

5-37    Hillside areas shall be given special consideration in site design by both the developer and local regulations. Building sites, streets, and other improvements shall be designed and permitted in a manner that will minimize excessive cuts and fills and other erosion-producing changes. (Note: see related policies in Chapter 10, Natural Forces.)

Transportation connectivity

(See related policies in Chapter 7, Transportation Systems, and Chapter 3, Community Connections.)

5-38    Medium-and high-density residential developments should have good access to transit, K-12 public schools where possible, commercial services, employment and public open space to provide the maximum access to the highest concentrations of population.

5-39    Street widths on residential local streets shall be as narrow as reasonably possible to preserve safety, and limit the effects of surface runoff and excessive vehicle speed.

5-40    The City may require adjustments to the street design in order to discourage high speed traffic on local residential streets.

5-41    In all residential areas the City shall encourage the use of open space amenities such as landscaped traffic islands or extra-width planting strips.

5-42    Schools and parks may be distributed throughout the residential sections of the community, and all types of dwelling units should have safe and convenient access to schools and parks.

5-43    Sidewalks will be required in all new developments. Separated sidewalks will be required on all new streets. However, an alternative system of walkways that provide adequate pedestrian circulation may be approved.

5-44    The City will encourage pedestrian scale block length to encourage connectivity and pedestrian access. When existing conditions or topography prevent a cross street, a pedestrian accessway to connect the streets may be required.

5-45    Residential local streets shall be developed whenever practicable to increase connectivity within and between neighborhoods.

5-46    Cul-de-sac and “hammer-head” residential streets may be allowed only where existing development, steep slopes, open space, or natural features prevent connections, or when the objectives of connectivity are met within the neighborhood.

5-47    The City will consider the need for emergency equipment access for any new development.

Public utilities and services

(See related policies in Chapter 1, Plan Management and Citizen Involvement and Chapter 8, Public Facilities and Services.)

5-48    All residential areas will be provided with community water and sewer services and other facilities necessary for safe, healthful, convenient urban living consistent with the density of development.

5-49    Residential development shall be coordinated with other land use elements and community facilities which are consistent with projected housing densities.

5-50    Electric power, telephone, and cable TV distribution and service lines shall be located underground in new developments.

5-51    New street names shall be unique within the County.

Destination Resorts

5-52    A destination resort within the Urban Area Reserve may be served by municipal water and sewer service or an approved community water and sewer service for domestic use compliant with state law.

5-53    Properties that are eligible for destination resort development will lose that eligibility upon inclusion into the UGB.

Refinement Plan Areas

(See related policies in Chapter 11, Growth Management and Chapter 1, Plan Management and Citizen Involvement.)

5-54    A refinement plan that includes residential areas may prescribe residential density limits on specific properties which differ from the density range provided for in the Comprehensive Plan. However, the average density of residential development allowed within a refinement plan area shall not be less than 80 percent or more than 100 percent of the maximum density, including applicable density bonuses or transfers, prescribed for the area by its pre-existing comprehensive plan map designations.

Residential Development

5-55    The City will support residential infill development to help achieve the mix of housing identified in the adopted Housing Needs Analysis.

5-56    The City will promote a mix of housing types in areas zoned residential through clear and objective standards and in compliance with HB 2001.

Shelters and Transitional Housing

5-57     The City will support removing barriers for the development of shelters and other types of supportive and transitional housing in all plan designations, except Industrial General (IG), for people who lack housing.