Agenda Item 4 - UGB Rulemaking <br />December 3-4, 2015 - LCDC Meeting <br />Page 22 of 56 <br />• Intensification of residential development on existing developed lands and in concert <br />with commercial development in a mixed-use setting should be encouraged because it <br />results in more efficient use of existing urban land, with reductions in use of and cost of <br />needed public services. <br />• While there is some dispute on the magnitude of the trend, evidence suggests a national <br />trend, correlating with the size of cities, toward preferences for living in higher density <br />areas closer to services and amenities. <br />• Overestimation of future residential redevelopment and mixed-use residential <br />development on commercially zoned lands could result in an underestimation of lands <br />needed for new residential development, with resulting increases in housing costs and <br />decreases in housing availability and choice. <br />• As cities grow larger in size, they tend to see more residential redevelopment and mixed- <br />use residential development in commercially zoned areas. <br />Based upon these considerations, the department recommends that cities be given significant <br />flexibility in picking a projection for residential redevelopment and mixed-use residential <br />development that comports with a city's planning goals and long-range vision. While state policy <br />considerations call for cities to plan for at least some development in this category, its magnitude <br />should be left to city discretion. The proposed ranges are: <br />• Cities less than 10,000 population: Between one and 10 percent. <br />• Cities between 10,000 and 50,000 population: Between five and 15 percent. <br />• Cities greater than 50,000 population: Between five and 25 percent. <br />Finally, this may be a calculation which changes over time, if trends toward more efficient, <br />centrally located development intensify in coming years. The commission will have the ability to <br />revisit this issue in its five-year review of the simplified UGB process outlined in these rules. <br />Several commenters have recommended alternatives to the department recommendation: <br />• 1000 Friends of Oregon and the City of Eugene recommend that the redevelopment and <br />mixed use residential development ranges be higher, and that cities be prohibited from <br />going below current rates of such development. <br />The Home Builders Association recommends that cities be required to use the current <br />rate of redevelopment and mixed-use residential development occurring in the city, and <br />be required to make findings if it uses a higher rate. <br />Both of these alternatives suffer from two basic problems. First, most cities would have to <br />conduct original research to determine the amount of redevelopment and mixed-use residential <br />development occurring in the city currently, since most cities don't collect this data. <br />