The webpage for the ISA and ESA components of
the urban growth boundary amendment project
Latest update: 16 February 2018
Every city in Oregon has a boundary line enclosing lands that are eligible for urban development. These urban growth boundaries (UGBs) separate urbanizable land from rural land and are intended to provide a 20-year supply of buildable land to accommodate growth.
Medford is working on an amendment to its UGB to comply with the supply requirement. In order to identify the 20-year demand, the City adopted an updated Economic and Housing Elements for its Comprehensive Plan; these demonstrate the estimated demand for commercial, industrial, and residential land over the next two decades. In 2007 the City conducted a Buildable Lands Inventory (BLI), which shows land in the UGB that is vacant and land that is underutilized or ready for redevelopment. Taken together, these studies indicate that Medford does not have a full 20-year land supply. Phase 1 concerned increasing the development capacity within the current boundaries. Phase 2 concerns expansion of the boundary.
Phase 1 was completed in December 2014. You can scroll down this page to see the history on that.
Phase 2 is still in process. The latest updates follow immediately below.
Phase 2: External Study Area Boundary Amendment
On February 16, 2018, the City of Medford submitted its duly adopted Urban Growth Boundary Amendment to the State of Oregon Department of Land Conservation and Development. The purpose of the Urban Growth Boundary amendment is to comply with State law and provide Medford with a twenty-year land supply based on the City’s projected need for residential and employment land.
The amendment includes 1,658 acres of land for future development (residential and employment), Prescott and Chrissy parks totaling 1,877 acres, and 511 acres of developed or unbuildable land. The proposed changes were co-adopted by Jackson County. Click here to view the entire notice of submittal. If you wish to file objections, they must be submitted within 21 days of today’s date and in accordance with the guidelines stated in the notice.
Contact Carla Paladino with questions at 541-774-2380 or by email at firstname.lastname@example.org.
The Jackson County Board of Commissioners are holding a continued hearing on the Urban Growth Boundary expansion project today at 1:30 p.m. The City has submitted supplemental findings for the record.
Memo from Matt Brinkley, Planning Director
Letter from Jeff Condit, Special Legal Counsel for the project
Jackson County Planning Commission voted 2-1 to forward a favorable recommendation of the project to the Board of County Commissioners. A hearing date with the Board has not yet been scheduled.
The County staff report regarding the Urban Growth Boundary expansion proposal is provided on the County's website. The maps within the document are shown in black and white. Color versions of the maps in the report can be found here.
The Jackson County Planning Commission hearing scheduled for Thursday, January 26th will be continued to February 9th at 9 am.
Expansion boundary map that will be attached to the adoption ordinance. << MAP
The City received a Notice of Complete Application letter from the Jackson County Development Services Department regarding the UGB amendment. The application was deemed complete by the County. The first hearing before the County Planning Commission is scheduled for January 26, 2017 at 9:00 am in the Jackson County Courthouse at 10 S. Oakdale.
City staff submitted the application to the County for the UGB amendment on Wednesday.
The cover ordinance, for those interested, is here.
City Council approved the ordinance amending the Urban Growth Boundary by a 6-to-0 vote. There was a minor amendment to the findings suggested by Mr. Zarosinski (see page 22). The final Council Report containing the amendments and findings is here. The map of the amendment is the link just above here.
Staff will be preparing the package to submit to Jackson County for approval.
Council will consider an ordinance adopting the map, text amendments, and supporting findings at their noon meeting on 18 August.
The decision on the UGBA has been moved to the 8/18 meeting instead of 7/07.
Finding review is still ongoing, so the decision on the UGBA has been moved to the 7/07 meeting instead of 6/16.
Additional review of the findings has resulted in another extension. The decision on the UGBA ordinance has been moved to the 6/16 meeting instead of 6/02.
The Council would like more time to review the revised findings, so the decision on the UGBA ordinance has been moved to the 6/02 meeting instead of 5/19.
The Council held a study session on 4/28 to review the draft amendments and findings. The Council did not express concerns about the material, so staff will prepare an ordinance for the Council to consider at its regular meeting on 5/19.
The Council will hold a study session on April 28 to review the draft findings. After that they will consider an ordinance confirming their expansion selection at a regular meeting. Findings are a necessary component of the ordinance because they substantiate the decision being made. Council is tentatively scheduled to consider the ordinance at its May 5 meeting.
The Council chose Option 4 for the urban growth boundary expansion at its regular meeting last night. Staff will work on finalizing the findings and maps and return to Council with an ordinance to adopt the whole package, which will likely be in May. After that the City will submit the UGB Amendment to Jackson County for its approval. Once we have their buy-in, the final approval will come from the Land Conservation and Development Commission.
Council asked staff to render the map submitted in Exhibit QQQQQ (Jan. 21) in the same format used for staff's options 1–3 in Supplemental findings memo no. 6 (note that there have been small changes made to the format to enhance clarity; options 1–3 have been updated to the same format and hyperlinked here as well).
The City Council held a study session today to review staff's three options for restoring the residential acres (see "Supplemental findings memo no. 6" under the entry for Feb. 18). After asking a few questions the Council directed staff to return with the options at a regular meeting on March 17. They could begin deliberations at that meeting.
Exhibit XXXXX Pfeiffer (in response to Exhibit VVVVV)
Exhibit WWWWW Pfeiffer (in response to Exhibit TTTTT)
Exhibit VVVVV 1000 Friends
Supplemental findings memo no. 6 has been prepared for the Feb. 25 study session. It includes the restored acres for residential in three distribution options.
Exhibit UUUUU PRI
Exhibit TTTTT LeBombard/DLCD
The City Council will hold a study session at noon on Feb. 25 to look at staff's proposal for restoring the land need figures to their original amounts:
The Planning Commission will continue its deliberation regarding the UGB expansion at the May 14, 2015 Planning Commission meeting. The applicable portions of the agenda packet for that meeting are linked below.
May 14, 2015 PC meeting agenda packet
Staff compiled all of the written testimony submitted at the hearing and all of the written testimony submitted after the hearing through March 26, 2015 and provided these materials to the Commission at the April 6, 2015 study session.
Staff also provided a table to help track challenges to the land need figures, a table showing acreage figures for each of the urban reserve subareas, a table and a map to help track the requests for inclusion that were received at the hearing, and a memo to better explain how transportation was scored based on a memo from Kittelson and Associates.
At the study session, the Commission directed staff to provide recommendations regarding where to remove roughly 175 acres from staff's recommendation, based on challenges received. The Commission directed staff to bring this matter, with the requested recommendations, back to the Commission at the May 14, 2015 public hearing.
The materials from the April 6, 2015 study session are provided below:
April 6, 2015 study session
At their regularly scheduled meeting, March 12, 2015, the Planning Commission considered City File number CP-14-114 (UGBA Phase 2: ESA Boundary Amendment). The Planning Commission heard a presentation of the staff report and then opened the public hearing to take testimony. There were dozens of people in attendance and more than 40 people chose to speak. The proceedings lasted approximately four and a half hours.
The Commission closed the hearing but the record was kept open for the next 14 days - through March 26, 2015. Anybody wishing to submit written comment to the Planning Department is welcome to do so up until the March 26 deadline.
The Planning Commission voted to meet with staff at a study session, to be held April 6, 2015, to further discuss the proposal prior to making a recommendation to City Council on the matter. The study session will be open to the public but the public will not be permitted to provide testimony at the meeting. Location and time will be posted on this page once it is set. At the study session the Commission is expected to determine when this matter will be brought back to a Planning Commission meeting for further consideration. Once that date is set that information will be posted here as well.
Slide Show from Staff Presentation at PC Hearing
Testimony Submitted after Publication of the Agenda Packet for PC
Testimony Submitted at the PC Hearing
Testimony Submitted after the PC Hearing
Minutes from March 12, 2015 PC Hearing
Wetlands: There are several things that need to be done prior to annexing any of the areas added to the urban growth boundary through this process. Some of these things, such as master plans, will be the responsibility of the individual property owners to complete. Other items, such as a revised Transportation System Plan (TSP) and Local Wetland Inventory (LWI), the City will complete. The City has been working on a revised TSP for over a year but the final work cannot be completed until the boundary location has been determined.
The City has hired SWCA Environmental Consultants to conduct an LWI for the urban reserve. An informational meeting regarding the LWI work will be held Wednesday, March 18, 2015, from 5:00 p.m. to 7:00 p.m., in the Carnegie Building at 413 W. Main Street. More information can be found on the attached notice below. SWCA will need to access the properties containing wetlands in order to field verify the existence of wetlands and to more accurately map the extent of the wetlands. More information about the process will be presented at the informational meeting. The City is seeking consent from property owners to allow SWCA to access the necessary properties in order to complete their work. A copy of the consent form is attached to the link below.
Informational Meeting Notice and Permission to Access Form
The Planning Commission will take public testimony and consider staff's recommendation regarding the proposed urban growth boundary amendment at their March 12, 2015 meeting. A copy of the agenda packet (including the staff report for the urban growth boundary amendment) can be found at the link below:
Staff Report - PC Agenda for March 12, 2015 meeting
The Planning Department has completed its work of ranking the External Study Areas (ESAs) and producing a recommendation based on that analysis. The Planning Department's recommendation will be presented to the Planning Commission at the March 12, 2015 hearing. At that time the Planning Commission will also be receiving testimony from the public regarding the recommendation. The Urban Growth Boundary Amendment (UGBA) accomplished through Phase 2 of the project will be made up of three parts: 1) amending the Urban Growth Boundary and assigning General Land Use Plan (GLUP) map designations to the areas added to the UGB; 2) amending the Medford Street Functional Classification Plan of the Transportation Element of the Comprehensive Plan to include the expansion areas; and 3) amending some portions of the Urbanization and GLUP Elements of the Comprehensive Plan to accommodate the UGB amendment.
The proposed UGB expansion area includes a total of 3,948 acres of land, of which 402 acres are either already developed or unbuildable, resulting in a total of 3,546 usable acres: 1,877 acres for Prescott and Chrissy parks and 1,669 acres for future development. The developable acres consist of 1,032 acres for residential development and 637 acres for employment uses.
Each of the three components of the UGBA as recommended by the Planning Department is shown in the attachments below:
1) Boundary Amendment and Assigned GLUP Designations
2) Revised Street Functional Classification Plan Map
3) Proposed Comprehensive Plan Text Amendments
The process of amending Medford's UGB began in the late 1990s with the start of the Regional problem Solving (RPS) process. RPS was a joint effort between six local municipalities, Jackson County, and the State of Oregon to determine future land need for the region and to determine the most appropriate locations for future growth. From RPS the City adopted the Regional Plan Element of the Comprehensive Plan. The Regional Plan Element specifies where Medford's future growth will occur by identifying the Urban Reserve (UR). The UR areas, totaling approximately 4,400 acres, are meant to provide a 50-year land supply for the City.
In order to determine the land need for the next twenty years the City relies on the Buildable Lands Inventory (adopted in February 2008), the Population Element (adopted November 2007), the Economic Element (adopted December 2008), and the Housing Element (adopted December 2010) of the Comprehensive Plan. The Buildable Lands Inventory (BLI) determined the amount of land available within the existing UGB. This total supply of land was adjusted to account for the effect of the PALs (from UGBA Phase 1, assuming they are adopted as recommended by the Planning Commission). The Population Element was taken along with the Housing and Economic Elements to determine the total land demand for the 20-year period. The supply was then subtracted from the demand to determine the total land deficit by individual land type over the 20-year period. It has been determined that the City needs approximately 1,600 additional acres to meet the land need. The UGB must be expanded by this total deficit amount in order to meet the land need for the 20-year period.
Because there are over 4,400 acres of land available within the Urban Reserve, and the City only needs to add roughly 1,600 acres, the Planning Department used a coarse filter process, considering proximity and parcelization, to narrow the focus for further analysis from the available 50-year supply. The areas that passed through the coarse filter became known as External Study Areas (ESAs). Data were collected for the ESAs for serviceability for water, sewer, and transportation. The scores from each of the five factors (proximity, parcelization, water, sewer, and transportation) will be used to guide the Planning Department's recommendation concerning the location of the expanded Urban Growth Boundary. The Planning Department will select areas from the ESAs to fill the land need by type, and in total, for the 20-year period.
Staff Presentation to City Council Explaining Process
All Urban Reserve
External Study Areas (ESAs)
Memos Used to Create Ranking Maps:
Map for water score
Water Score Data
Sewer Score Data from Medford Sewer
Sewer Score Data from RVSS
Memo for Transportation Score
There are two major components in the process. One is an analysis of areas inside the current UGB for opportunities and constraints for handling the expected growth. The other is an analysis of areas outside the UGB to assess their suitability for inclusion.
The General Land Use Plan (GLUP) designations that are used in the map are explained in the following table. The General Land Use Plan map is part of the City’s Comprehensive Plan; it provides the underlying land-use pattern for the zoning designations.
|GLUP designation||Corresponding Zoning Designations||Example Uses and
I-L Light Industrial
C-N Neighborhood Commercial
|Retail stores, repair shops, restaurants, filling stations, banks, personal services, hotels, etc.|
SC Service Commercial
C-S/P Service Commercial & Professional Office
|Professional and medical offices, hospitals, some retail allowed|
|CC City Center||No specific zoning||Allows any kind of zoning designation|
|UR Urban Low-density residential||SFR-2, SFR-4, SFR-6, SFR-10
|2–10 dwelling units per acre (depending on zoning)|
|UM Urban Medium-density residential||MFR-15
|10–15 dwelling units per acre|
|UH Urban High-density residential||MFR-20, MFR-30
|20–30 dwelling units per acre|
|GI General Industrial||I-L Light Industrial
I-G General Industrial
|Traded-sector manufacturing, fabrication, warehousing; some banking and restaurant allowed|
|HI Heavy Industrial||I-G General Industrial
I-H Heavy Industrial
|Traded-sector manufacturing, fabrication, warehousing; some banking and restaurant allowed|
|PS Parks & Schools||No corresponding zoning||Parks and schools|
MEDFORD'S PATHWAY TO AMENDING ITS UGB
What law requires:
How Medford is doing it:
STEP 1: OAR 660-024-0050 (1)
“When evaluating or amending a UGB, a local government must inventory land inside the UGB to determine whether there is adequate development capacity to accommodate 20-year needs determined in OAR 660-024-0040.
Buildable Lands Inventory (2008)
“For residential land, the buildable land inventory must include vacant and redevelopable land, and be conducted in accordance with OAR 660-007-0045 or 660-008-0010, whichever is applicable, and ORS 197.296 for local governments subject to that statute.
Housing Element (adopted by the City; not yet acknowledged [approved] by the State Land Conservation & Development Commission)
“For employment land, the inventory must include suitable vacant and developed land designated for industrial or other employment use, and must be conducted in accordance with OAR 660-009-0015(3).”
Economic Element (2009)
STEP 2: OAR 660-024-0050 (4)
“If the inventory demonstrates that the development capacity of land inside the UGB is inadequate to accommodate the estimated 20-year needs determined under OAR 660-024-0040, the local government must amend the plan to satisfy the need deficiency, either by increasing the development capacity of land already inside the city or by expanding the UGB, or both, and in accordance with ORS 197.296 where applicable.
The City will be pursuing both tracks: internal changes to increase “development capacity” and expansion of the boundary. See the following two descriptions for more details.
“Prior to expanding the UGB, a local government must demonstrate that the estimated needs cannot reasonably be accommodated on land already inside the UGB.
A set of “Internal Study Areas” (ISAs) was evaluated to determine places in the city that can be changed to accommodate the land need. Staff analyzed areas that are being considered for capacity increases for impacts on infrastructure and livability. There were general meetings/open houses for early public input. As of 3/13/2014, the Planning Commission made a recommendation on a subset of the ISAs, known as PALs.
“Changes to the UGB must be determined by evaluating alternative boundary locations consistent with OAR 660-024-0060.”
A set of candidate expansion areas will be evaluated for impacts on public facilities.
STEP 3: OAR 660-024-0050 (5)
“When land is added to the UGB, the local government must assign appropriate urban plan designations to the added land, consistent with the need determination.
Since the city is trying to meet the needs for different types of land (commercial, residential, industrial), General Land Use Plan designations will be proposed so staff can quantitatively show how Medford is meeting those needs.
“The local government must also apply appropriate zoning to the added land consistent with the plan designation, or may maintain the land as urbanizable land either by retaining the zoning that was assigned prior to inclusion in the boundary or by applying other interim zoning that maintains the land’s potential for planned urban development until the land is rezoned for the planned urban uses.
By common practice, the current County zoning will remain on all land included in the urban growth boundary until those lots and parcels annex into the city limits.
“The requirements of ORS 197.296 regarding planning and zoning also apply when local governments specified in that statute add land to the UGB.”
COMMITTEES AND COMMISSIONS INVOLVED IN THE UGB AMENDMENT PROJECT
Planning Commission (PC)
Joint Transportation Subcommittee (acting as Citizens Advisory Committee) and Technical Advisory Committee (ad hoc) to evaluate material produced for the traffic impact analysis being funded by a Transportation and Growth Management grant from the State of Oregon.
Draft technical memoranda from traffic analysis can be found on a website set up by the traffic consultant, Kittelson and Associates: medfordtsp.com.
WHO YOU CAN TALK TO
Questions about the UGB Amendment Project may be directed to the project manager, Carla Paladino, Principal Planner, at the following address and phone number.
City of Medford Planning Department
200 South Ivy Street
Medford, Oregon 97501