City Council Meeting 4 August 26 2021 Does Turner Need to Expand Its UGB 2 Expansion of the UGB does not make land developmentready City Council will retain control of new annexations and site development review ID: 935495
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Slide1
Turner UGB Alternatives Analysis
City Council Meeting #4
August 26, 2021
Slide2Does Turner Need to Expand Its UGB?
2
Slide3Expansion of the UGB does not make land development-ready
City Council will retain control of new annexations and site development review
Current zoning remains intact; all existing lots are still allowed to developNew development will allow smaller lots sizes than the current zoning code, which is consistent with recent development densitiesCities over 2,500 people are required to allow ADUs but many cities (such as Aumsville and Jefferson) allow ADUs but have had no applications for them
Reminders for the Discussion3
Slide4UGB Alternatives Analysis
4
Slide5UGB Alternatives Analysis Process Overview
5
Determination of Need
from HNA
Identify Preliminary Study Areas
Exclude constrained areas
D
efined in 660-024-0065 (4)
Land in Final Study Areas
Goal 14 Factors
Urban reserve, exception, and non-resource lands
Marginal land
(Does not apply to Marion County)
Low-value forest or farmland
(Soil Quality 5 to 9)
High-value forest or farmland
(Soil Quality 1 to 4)
Prioritization scheme
If final study area exceeds the amount necessary to satisfy the need deficiency…
Final Study Areas
Slide6UGB Alternatives Analysis Process Overview
6
Goal 14 Factors
Efficient accommodation of identified land needs
Orderly and economic provision of public facilities and services
Comparative environmental, energy, economic and social consequences
Compatibility of the proposed urban uses with nearby agricultural and forest activities occurring on farm and forest land outside the UGB
If final study area exceeds the amount necessary to satisfy the need deficiency…
Final Study Areas
Slide7Turner is forecast to grow by
1,235
people, adding 507 new dwellings
Forecast of New Housing, 2021 to 2041Single-Family DetachedSingle-Family Attached
Duplex, Triplex, Quadplex
Multifamily
(5+ units)
340
New Units
(67%)
41
New Units
(8%)
61
New Units
(12%)
65
New Units
(13%)
Slide8Land Sufficiency, 2021 to 2041
8
Turner has 49 acres of unconstrained vacant and partially vacant buildable land, 36 acres in R-1.
Under existing zoning standards, Turner has capacity for 189 new dwelling units.
Turner has a deficit of capacity of 308 dwelling units (73 acres of land).
Slide9Allow a wider range of housing types in the R-1, R-2, and R-11 districts.
Accessory dwelling units
R-2 & R-11 cottage housing & townhousesR-11 triplexes & fourplexesIncrease densities allowedR-1 Minimum lot size: 11,000 sq ft → 8,000 sq ftR-2 Minimum lot size: 7,500 sq ft → 6,000 sq ftR-11 Minimum density: 15 dwelling unit/acre → 20 dwelling unit/acre for multifamily.
Land Use Efficiency Measures9
Slide10Article 4 Development Standards
R-1
Uses: Add Accessory Dwelling Units (ADU)Reduce minimum lot size and setbacks R-2Uses: Add ADU, Duplex on corner lot, cottage housing, townhouses (2-story height limit)Reduce minimum lot size and setbacks R-11Uses: Add ADU, cottage housing
Minimum density requirement of 10 units / acreConditional use threshold increased from 15 units/acre to 20 units / acreReduce setbacksLand Use Efficiency Measures: Dev Standards10
Slide11Article 5 General Development Standards
Update development standards matrix to reflect code changes
Remove garage requirement for new residential dwellingsRemove required bike parking for duplexesLand Use Efficiency Measures: Dev Standards
11
Slide12Article 6 Use Standards
Revise Multiple Family Residential standards to be clear and objective; use Salem standards consistent with existing code intent
Add ADU standardsAdd Cottage Housing standardsLand Use Efficiency Measures: Use Standards
12
Slide13Revised Land Need, 2021 to 2041
13
Turner has 49 acres of unconstrained vacant and partially vacant buildable land, 36 acres in R-1.
Under revised zoning standards, Turner has capacity for 242 new dwelling units.
Turner has a deficit of capacity of 255 dwelling units (49 acres of land).
If Turner expands near Franzen Reservoir, Salem will need a 2.3 acre area to buffer the reservoir from new development.
Slide14Step 1: Preliminary Study Area
14
Turner must look at all land within ½ mile of the city limits and exceptions areas within 1 mile of the city.
Exceptions Areas are areas with existing rural residential development. They are shown in bright yellow.
Slide15Step 2: Preliminary Study Area Constraints
15
Turner is surrounded by constraints:
Flood Hazards, Slopes of 25%, Very High Landslide Hazard.These constraints are between the city limits and exceptions areas.
Slide16Step 3: Preliminary Study Area Exclusions
16
This map shows areas that are excluded from the study areas because of constraints.
Slide17Step 4: UGB Expansion Study Area
17
This map shows subareas where potential UGB expansion could occur.
Slide18Step 5: UGB Expansion Study Area Subareas
18
This map shows subareas with soil types and constraints. We evaluate areas A through G in this analysis.
The map also shows the Urban Growth Notification Area, the area where Turner has long been expected to grow.
Slide19Priority for UGB Expansion
19
OAR 197A.320 Priority Scheme
First Priority
: Urban reserves, exceptions land, and non-resource land
Exceptions areas are all beyond constraints and not within the subarea. No urban reserves or non-resource land.
Second Priority
: Marginal land
None in Marion County.
Third Priority
: Forest or farmland not predominantly high value
None in the subareas.
Slide20Priority for UGB Expansion
continued
20
OAR 197A.320 Priority Scheme
Fourth Priority
: High-value forest or farmland
All the subareas have class II, III, IV farmland.
Finding
Subarea A is not included in the UGNA, 49% Class II soils, adjacent to the Salem-Keizer UGB, and has land with Flood Hazards and potential wetlands. We eliminated Subarea A for consideration for UGB expansion.
Subarea E has 23 acres of land with Class II soils. We eliminated that part of Subarea E from consideration for UGB expansion.
Slide21Goal 14 Factors: Four Factors
21
Factor 1: Efficient accommodation of identified land needs
Opportunities for efficient urban development and good urban form for integration with the existing city
Sub-area
Efficient Urban Development Opportunities
Impact on Turner’s Urban Form
B
Poor:
Highly
parcelized
, few opportunity for connections
Neutral:
Little opportunity for connection to existing neighborhoods
C
Poor:
Highly
parcelized
, oddly shaped parcels, partly outside of UGNA, few opportunity for connections
Neutral:
Next to
Aldersgate
Camps and Retreats D
Good: Larger parcels, multiple opportunity for connectionsGood: Fits well into two existing neighborhoodsE
Poor: Adjacent to industrial; partly outside of UGNA, likely wetlands (decreasing capacity)
Poor: No opportunities for connections with existing neighborhoodsF
Poor: Adjacent to industrial; likely wetlands (decreasing capacity)
Poor: No opportunities for connections with existing neighborhoodsG
Poor: Adjacent to industrial; partly outside of UGNA, likely wetlands (decreasing capacity)Poor: No opportunities for connections with existing neighborhoods
Slide22Goal 14 Factors: Four Factors
22
Factor 2: Orderly and economic provision of public facilities and services
This considers the ease and relative costs of providing services to each subarea
Subarea
Roads
Water Services
Sanitary Sewer & Wastewater
B
Difficult
Easy but costly
Easy but costly
C
Difficult
Easy but costly
Easy but costly
D
Easy with multiple opportunities
Easy with existing services
Easy and less costly
E
Difficult with limited opportunities
Difficult and costly
Difficult and costly
F
Difficult because of UP Railroad corridor
Difficult and costly
Difficult and costly
G
Difficult because of existing bridge
Difficult and costly
Difficult and costly
Slide23Goal 14 Factors: Four Factors
23
Factor 3: Comparative environmental, energy, economic and social consequences
Environmental consequences:
Subareas E, F, G have wetlands and potential wetlands and are actively being farmed; Subarea D has fewer constraints
Energy consequences:
Subarea E, F, G are furthest from city core; subarea D is closest to city core
Economic consequences:
Subarea D has the greatest capacity for new housing because there are few development constraints and larger parcels
Social consequences:
Subarea D provides the best opportunities for connectivity with existing neighborhoods, providing more opportunities for building community
Slide24Goal 14 Factors: Four Factors
24
Factor 4: Compatibility of the proposed urban uses with nearby agricultural and forest activities occurring on farm and forest land outside the urban growth boundary
Subarea
Surrounding uses
Compatible with Residential Uses
B
Farm and Forest areas on re-source zoned land
Yes
C
Farm and Forest resource-zoned land to the south & east
Yes
D
Surrounded by residential uses; Franzen Reservoir; inactive farmland to the east
Yes, most compatible
E
Mill Creek to north; active farming to the west and south
Less compatible
F
UP Railroad to the south; active farming to the south
Less compatible
G
Mill Creek to north; active farming to the east and south
Less compatible
Slide25Subarea D is best suited for UGB Expansion
Most efficient area for residential expansion
Least costly and best opportunities for public facilities and servicesFewest negative environmental and energy consequences; best economic and social consequencesMost compatible with surrounding uses; least disruptive of nearby agricultural or forest activitiesConclusions
25
Slide26Draft Proposed Area for Inclusion
26
Area D includes 74 unconstrained acres.
Land need: 49 residential areas; 2.3 acres for Salem buffer with Franzen Reservoir.Land with have Turner Comprehensive Plan Designations but remain in Marion County zoning. The County will re-zone to the UT-20 zone until annexation occurs. This zone allows continuation of existing farm and forest uses and tax deferrals. This map is draft and will be refined further.
Slide27Draft Proposed Revised Turner UGB
27
This map is draft and will be refined further.
Slide28Next Steps
28
Finish analysis & comprehensive plan amendments, and notice the UGB amendment
Hearings – start in the fall
City Council first hearing
Marion County Board of Commissioners first hearing
City Council second hearing and adoption
County co-adoption
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