uses, such as parking lots and single-family dwellings are being replaced with higher <br />density, multi-family development. <br />10. Since the.last Periodic Review of the Metro Plan in 1987, there have been only two <br />minor expansions of the UGB for residentially designated land. Each expansion was less <br />than one acre in size. <br />11. The UGB defines the extent of urban building and service expansion over the planning <br />period. There are geographic and resource constraints that will limit expansion of the <br />UGB in the future. At such time that expansion is warranted, it will be necessary to cross <br />a river, develop agricultural land, or cross over a ridge where the provision of public <br />services and facilities will be expensive. <br />12.. Since adoption of the Metro Plan, the supply of residential lands has been reduced. as a <br />estslt cif co~r lal:i~jnce ` it11 slaed) dueto federal, state, and local <br />regulations to protect wetlands, critical habitat of endangered/threatened species, and <br />other similar natural resources. This trend is likely to continue in order to meet future <br />Statewide Planning Goal 5 and stormwater quality protection requirements. <br />13. Springfield charges a system development charge for stormwater, wastewater, and <br />transportation. Willamalane Park and Recreation District charges a system development <br />charge for parks. Springfield Utility Board (SUB) charges for water. Eugene charges for <br />stormwater, wastewater, parks, and transportation. Eugene Water & Electric Board <br />(EWER) charges for water. These charges could be increased in some cases. Currently, <br />state law does not include local systems development charges for fire and emergency <br />medical service facilities and schools. Depending on market conditions, residents of <br />newly constructed housing also pay for services and facilities they receive through local <br />assessment districts, connection charges, direct investment in public infrastructure, and <br />property taxes. <br />Policies <br />A.1 Encourage the consolidation of residentially zoned parcels to facilitate more options for <br />development and redevelopment of such parcels. <br />A.2 Residentially designated land within the UGB should be zoned consistent with the Metro <br />Plan and applicable plans and policies; however, existing agricultural zoning maybe <br />continued within the area between the'eity limits and the UGB until rezoned for urban <br />uses. <br />A.3 Provide an adequate supply of buildable residential land within the UGB for the 20-year <br />planning period at the time of Periodic Review. <br />A.4 Use annexation, provision of adequate public facilities and services, rezoning; <br />redevelopment, and infill to meet the 20-year projected housing demand, <br />III-A-5 <br />Laurel Ridge Record (Z 15-5) Page 179 <br />