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PDF format Buildable Lands Inventory rtf FORMAT |
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Introduction This
document summarizes the Residential and Commercial Buildable Land
Inventory analysis for Dunes City Urban Growth Boundary. It addresses
State Planning Goal 10, “To provide for the housing needs of citizens of
the state.” Goal 10 and its administrative rules set out a process to
estimate future housing needs and to analyze the supply and demand for
residential land needed to accommodate future growth. Cities are required
to provide a 20 year supply of residential and within their UGB at
periodic review and legislative review, based on housing needs assessment. This
document addresses commercial land as far as updating the existing
inventory. The focus of this document updates contains a housing needs
analysis, an analysis of existing buildable land and a comparison of the
supply of buildable residential land with forecasted housing demand. The
housing need analysis forecasts housing demand to 2025. The supply
analysis is based on buildable land as of 2005. In reviewing the future
needs for land and the current supply within the urban growth boundary, it
has been determined that there is not a 20-year supply of buildable
residential land. Buildable Lands Inventory Introduction The
future land needs of a community are determined by comparing the existing
supply of land with the expected demand.
This chapter summarizes the methodology, assumptions, and results
of ·
It helps determine the quantity and
quality of vacant lands, ·
It helps identify how actual
development patterns have been occurring, and ·
It helps determine the capacity of the
UGB to accommodate residential and job growth. The
City of Dunes City has four plan designations.
The plan designations and associated zoning includes: ·
Commercial: Intended to provide
convenience goods, personal services, and commercial goods to support the
local economy and provide tourist commercial services. Accessible to ·
Residential: Intended to provide a variety
of housing opportunities to meet housing needs. Single family units on 1
acre lots or larger; PUDS, including a variety of housing types and
neighborhood commercial; Land already subdivided with lots smaller than
one acre; Two-to-four family units, mobile homes and manufactured housing.
·
Open Space Lands:
Those lands not suited for development because of natural development
constraints or publicly owned lands designated as open space. ·
Public: Public and quasi public land,
including part of the Boy Scout camp, state and county parks, and city
facilities. Public Involvement The methodology and assumptions
for the Buildable Lands Inventory were reviewed by the Citizen Advisory
Committee (CAC). A few adjustments were made to the original assumptions
based on development trends. The Planning Commission reviewed the document
and …..(will update after
review). Description of Methodology and Inventory Results There
are some differences in the way residential and commercial lands were
handled in the inventory process. These
differences are described in the methodology.
There are five general steps in the process that were used to
estimate the amount of buildable land in ·
Update the land use and zoning in the
computer geographic information system (GIS) ·
Determine gross vacant acres, including
whole or partial tax lots ·
Determine constrained and unbuildable
land ·
Determine percentage of acres needed
for public facilities ·
Determine residential infill potential ·
Determine redevelopment potential STEP 1
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Plan Designation |
Vacant Acres |
% of Total Vacant |
|
|
|
|
|
Commercial |
5.2 |
0.6% |
|
Open
Space |
141.6 |
15.9% |
|
Residential |
719.1 |
83.5% |
|
TOTAL |
865.8 |
100.0% |
Gross vacant acres
represent 59% of all land within Dunes City UGB.
Over 83% of
Unbuildable
Lands
Size:
There
are some parcels in the data file that are too small to be developed.
In most cases, these are “slivers” of land that result from
data layers that do not match exactly.
For example, some plan designations may overlap onto a tiny portion
of an adjacent tax lot of a different plan designation.
That overlapping piece will show up as a tiny parcel.
About 3.5 vacant
acres are parcels that are too small to be developed.
These lands are considered unbuildable and were subtracted from
the inventory – this represents less than 1% of the total vacant land.
Floodways: The Flood Insurance Rate Map
designates regulated floodways. There
were no areas identified within a floodway within
The
following table summarizes the impact of the unbuildable lands on the
inventory.
Unbuildable
Vacant Acres by Plan Designation
|
Plan
Designation |
Too |
% of Total Vacant |
|
Commercial |
.20 |
>.01% |
|
Open Space |
.20 |
>.01% |
|
Residential |
3.20 |
.3% |
|
TOTAL |
3.50 |
|
Constrained
Lands
The following describes how
constraints were handled in the Buildable Lands Inventory:
The constraints identified
for this study were:
Acres of constrained
land include the total acres of all land containing any of the constraints
identified. An area can include a single constraint or a combination of
many constraints overlapping. Therefore, individual constrained land will
not equal the sum of each individual constraint and its acres. Total acres
where only one constraint was identified and the constraint's impact on
the supply is discussed below.
Gross Vacant Acres
of Constrained land totals 410.7 acres -this represents 47% of the
vacant land in
Flood Hazards: The Flood Insurance
Rate Map designates areas subject to a 1% or 100-year flood.
This constraint had
a slight impact on the buildable lands inventory since land in the flood
plain can be developed at the same density as land outside the
floodplain.
Ř
Wetlands: The Local Wetland
Inventory completed in 2004 was used to determine the vacant land in the
Dunes City UGB that falls within delineated
wetlands. Wetlands overlap
with several of the constraints identified such as riparian area and 100
year flood zone –this accounted for 99 acres and wetlands on their own
totaled 13 acres. In total there are 112 vacant acres with delineated
wetlands.
It is assumed that
land in delineated wetlands will not be developed. All land containing
delineated wetlands was removed from the inventor –this accounted for
13 acres
Ř
Slope: Vacant land with
slopes over16% was identified as a constraint to development. Development
on slopes greater than 16% is permitted in
Sloped land has the
largest impact on the vacant land inventory. Approximately 27% of all
vacant land contains slopes over 16%. Of the sloped only land, 40% or 75
acres was subtracted from the inventory.
Availability
of Services:
Constrained
Vacant Acres by Plan Designation
|
|
|
Constrained:
Slope >16%, Riparian Area, Wetlands and Flood Hazard |
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Plan
Designation |
Gross
Vacant Acres |
Constrained
Acres |
Flood
Hazard Only |
**
ADD 60 % of Sloped Only Land to Inventory |
TOTAL
Constrained Acres |
Percent
of Vacant Land w/in Plan Designation |
|
|
|
|
|
|
|
|
|
Commercial |
5.2 |
1.7 |
1 |
0.0 |
1.7 |
33% |
|
Open Space |
141.6 |
132.6 |
12 |
9.8 |
122.9 |
87% |
|
Residential |
743.6 |
276.3 |
9 |
111.8 |
164.6 |
22% |
|
TOTAL |
890.4 |
410.7 |
22 |
121.5 |
289.1 |
|
NOTES: The percentages represent the percent
of constrained vacant land within that plan designation.
For example, 22% of the vacant Residential land is constrained.
The
following table summarizes the gross vacant buildable acres.
In total, approximately 289 acres were subtracted from the
inventory to account for unbuildable lands and to address development
constraint assumptions.
|
|
|
Constrained
Land |
|
|||
|
Plan
Designation |
Acres |
Gross
Constrained Acres |
**
ADD 60 % of |
Add
Flood Hazard Only Back into Inventory |
TOTAL
Net Constrained Acres |
Gross
Buildable Acres |
|
Commercial |
5.0 |
1.7 |
0.0 |
1.0 |
0.7 |
3.3 |
|
Open
Space |
141.4 |
132.6 |
9.8 |
12.0 |
110.9 |
30.6 |
|
Residential |
715.9 |
276.3 |
111.8 |
9.0 |
155.6 |
428.3 |
|
TOTAL
|
862.4 |
410.7 |
121.5 |
22.0 |
267.1 |
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