HomeMy WebLinkAboutOrdinances 2053 ORDINANCE NO. e)D.S
AN ORDINANCE UPDATING AND ADOPTING THE RESIDENTIAL BUILDABLE LANDS
INVENTORY (2019-2039), CENTRAL POINT COMPREHENSIVE PLAN LAND USE ELEMENT
Recitals:
A. The City of Central Point (City) is authorized under Oregon Revised Statute (ORS)
Chapter 197 to prepare, adopt and revise comprehensive plans and implementing
ordinances consistent with the Statewide Land Use Planning Goals.
B. The City has coordinated its planning efforts with the State in accordance with ORS
197.040(2)(e) and OAR 660-030-0060 to assure compliance with goals and
compatibility with City and County Comprehensive Plans.
C. Pursuant to authority granted by the City Charter and the ORS, the City has
determined it is in the public interest to update its Residential Buildable Lands
Inventory, a component of the Land Element which was recently adopted in 2017 as
part of the 2017 Housing Element update.
D. Pursuant to the requirements set forth in CPMC Chapter 17.10.100 Amendments —
Purpose and Chapter 17.96.010. Procedure, the City has initiated the amendments
and conducted the following duly advertised public hearings to consider the
proposed amendments:
a) Planning Commission hearing on February 5, 2019
b) City Council hearing on February 28, 2019.
THE PEOPLE OF THE CITY OF CENTRAL POINT DO ORDAIN AS FOLLOWS:
Section 1. Based upon all the information received, the City Council adopts the Staff
Report and evidence which are incorporated herein by reference: determines that changing
community conditions. needs and desires justify the amendments and hereby adopts the
changes entirely.
Section 2. The Residential Buildable Lands Inventory, in the City Comprehensive Plan
Land Use Element is hereby updated and adopted as set forth in Exhibit A —Comprehensive
Residential Buildable Lands Inventory, 2019-2039 which is attached hereto and by this
reference incorporated herein.
Section 3. The City Manager or his designee is directed to conduct post
acknowledgement procedures defined in ORS 197.610 et seq. upon adoption of the Population
Element.
Passed by the Council and signed by me in authentication of its passage this /1May of
!` (,k 2019. ( 1_4,),,j / //
Mayor Hank Williams
ATTE'
4 _ _ i-
City Recorder 11,
Page 1 of 1
City of Central Point
A Staff Report to Council
CENTRAL ISSUE SUMMARY
POINT
TO: City Council DEPARTMENT:
Community Development
FROM: Stephanie Holtey, Principal Planner
MEETING DATE: February 28. 2019
SUBJECT: Ordnance No. , Updating and Adopting the Residential
Buildable Lands Inventory (2019-2039), Central Point Comprehensive
Plan Land Use Element
ACTION REQUIRED: RECOMMENDATION:
Ordinance 2nd Reading Approval
BACKGROUND INFORMATION:
On February 5, 2019 the Planning Commission conducted a public hearing to consider the
Residential Buildable Lands Inventory (BLI) for 2019-2039. a component of the Comprehensive
Plan Land Use Element, and forwarded a recommendation of approval to the City Council. After
considering the Planning Commission's recommendation and conducting a public hearing at the
February28, 2019 meeting. the City Council forwarded the Residential BLI to a second reading.
Attached is a copy of the draft Residential BLI. It was last updated in 2017 as part of the
Housing Element update. The current update is necessary to account the buildable lands
available to accommodate housing needs for the next 20-years. a prerequisite to updating the
Housing Element and amending the UGB.
Residential BLI Overview:
The Residential BLI tracks the availability of buildable lands within the City's Urban Area (i.e.
city urban growth boundary (UGB)). As defined in ORS 197.295(1), buildable lands include
those lands in the City's urban area that are available, suitable and necessary for development
over the next 20-years, including vacant and partially developed lands that are likely to be
redeveloped.
The City maintains the Residential BLI database to track the availability of buildable lands as
building permits are issued. The database includes most current Assessor's Property Data and
local land use information. Using this database. the City calculates acreage for the three types
of buildable lands as follows:
• Vacant land: Sum acreage of parcels with an improvement value of $0.
• Infill land: Identify all residential lots greater than 0.5 acre in size that are developed with
a single family dwelling. Subtract the area typical of a large home site (i.e. 10,890 SF).
The remaining site area is considered infill lands, meaning it has enough land area
outside a typical home site that can theoretically accommodate more residential units.
This calculation does not take into account existing development patterns, land to
improvement ratio. or other considerations that influence the ease and likelihood that the
property will develop.
• Redevelopment land: These are lands with existing dwellings expected to be demolished
and replaced over the next 20-years. These are generally old structures with an
improvement value less than the land value. Since the City has not historically tracked
demolitions, redevelopment lands are calculated based on US Census methodology.
which applies a loss rate by housing type and the age of the home.
The most significant finding of the Residential BLI is that the City has 260 gross acres of infill
land. representing 66% of the City's gross buildable lands supply. Determining the likely
participation rate for infill land over the next 20-years is the most significant issue associated
with the Residential BLI and will affect the City's Housing Needs Analysis in the Housing
Element (CPA-18005).
At the February 28. 2019 City Council meeting. staff presented the results of an infill
participation study conducted for the period 1996-2016 ("Infill Study"). The Infill Study found that
residential infill development accounted for 6% of the housing and 8% of the residential land
supply during that time period. The study supports the finding that not all of the available infill
lands will redevelop over the next 20-years. However, infill is an important aspect of the City's
development strategy and the City has adopted policies to support and encourage increased
infill development. Table 1 illustrates six (6) possible scenarios discussed by the City Council.
Table 1. Infill Participation Alternatives Analysis
Infill Participation Rates
100% 50% 30% 20% 0
15/0 III
Total Gross Buildable Acres ,____41111 410 410 111 4101 410 41011
Vacant Acres .. 83 83
8311 8111 831
Infill Acres _1 194 �' 97 5811 3911 29
Redevelopment Acres 1 17 '� 17 171 1711.__ 1711
Total Available Buildable Acres NINO 293 ._ 197 158],_ 1 391 12911
(Environmental Constrained Acres) _ 1 -33 ,_ -33 -3311 -311 -3311
TOTAL OkCRES,R9-3DENTIAL BUILDABLE 9 M1 260 ' 164 1251 105 96 I
NEED
L ADDITIONAL RESIDENTIAL LAND -I 150 246 2851305 3141
Staff recommends increasing the infill percentage from 8% to 20% for purposes of the 2019-
2039 Residential BLI. This recommendation is based on the need to increase infill participation
per existing policies and a determination that 20% is likely to be achieved during the 20-year
planning period as shown in Figure 1. The 20% infill scenario in Figure 1 is based on
development inquiries received for land development, land use approvals for master plans and
subdivisions. and anticipated build out of large lots in the Eastside TOD.
Public testimony was received in opposition to this recommendation citing concerns that 20%
would not constitute efficient use of land in the current UGB. In the alternative, a 50% Infill
Adjustment was recommended to use more land within the current UGB and minimize the need
to expand into the rural and agricultural lands in the City's Urban Reserve Areas.
Staff addressed questions of the Council relative to the public testimony. It was noted that the
matter was discussed during the public hearing at the February 5, 2019 Planning Commission
meeting.
In light of the housing concerns facing the City and lack of evidence showing that 50% of the
infill land is likely to occur by 2039, the Planning Commission voted to recommend a 20% infill
adjustment for consideration by the City Council. Members of the Commission stated that 20%
almost triples the historic infill participation rate and that, although the 20% scenario may not
occur, it can be considered as likely to occur. City Council forwarded the Residential BLI to a
second reading with the 20% infill adjustment. Per Table 1 the 20% infill adjustment results in
105 acres of buildable land that are available, suitable and necessary for development over the
next 20-years.
Figure 1. 20% Infill Participation Scenario
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Selected tax lots illustrate what 20%rnhfl development could look Ike over the next 20-years
Of the 40 acres selected.13.45 acres already have land use aooroval or a development inquiry has been made
AResidential Buildable Lands Inventory
CENTRAL Infill Lands-20%Adjustment Scenario
POINT
FINANCIAL ANALYSIS:
The buildable lands inventory tracks the availability of land and does not generate additional
cost to the City beyond the in-kind staff expenses, postage and legal notification costs included
and budgeted for Community Development.
LEGAL ANALYSIS:
The Residential BLI is a component of the Land Use Element of the Comprehensive Plan. Text
amendments are considered "Major Amendments" per CPMC 17.96.300 and are subject to
Type IV Legislative application procedures per CPMC 17.05.500. Conducting a second public
hearing by the City Council is necessary and consistent with the requisite procedures to adopt
changes to the forecast population.
Aside from procedural compliance, the primary changes to be discussed include the likely Infill
Adjustment and the City's efforts to engage and inform the public about the availability of
buildable lands over the next 20-years.
COUNCIL GOALS/STRATEGIC PLAN ANALYSIS:
The City Council goal to provide managed growth and infrastructure is predicated on the ability
of the City to forecast growth and the corresponding land and service needs over the long term
relative to the ability of the City to accommodate growth within the current UGB. The 2019-2039
Residential BLI aligns with Council's goal by tracking the City's buildable lands, a prerequisite
to, "Continually ensuring that planning and zoning review and regulations are consistent with
comprehensive plans and vision."
STAFF RECOMMENDATION:
Consider the Second Reading of the proposed amendment to the Residential Buildable Lands
Inventory (2019-2039) of the Comprehensive Plan Land Use Element and 1) approve the
ordinance; 2) approve the ordinance with revisions; or 3) deny the ordinance.
RECOMMENDED MOTION:
Approve Ordinance No. Updating and Adopting the Residential Buildable Lands Inventory
(2019-2039). Central Point Comprehensive Plan Land Use Element.
ATTACHMENTS:
1. Resolution 865- Buildable Land inventory
2. ORDINANCE (Residential BLI)
3. 2019 BLI Residential 20% (Final Draft)
./1/1 Residential
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City of Central Point
3/14/2019
REVIEW DRAFT—2019 Residential BLI Page 1 of 23
1. INTRODUCTION
The use and availability of buildable land is a critical component in tracking a community's rate of
growth, and the subsequent need for additional land to support future growth. The primary purpose
of the Residential Buildable Land Inventory(BLI) is to maintain a record of the availability of
buildable residential lands within the City's urban area(Figure 1). The BLI is prepared in
accordance with OAR 660-24-0050(1) requiring that cities maintain a buildable lands inventory
within the urban growth boundary sufficient to accommodate the residential needs for a 20-year
planning period as determined in OAR 660-024-0040.
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REVIEW DRAFT—2019 Residential BLI Page 2 of 23
By definition the BLI is strictly a land inventory system.The BLI is not a policy document. The
BLI is used by other Comprehensive Plan elements as a resource for the development and
monitoring of policy.
The BLI is considered a living document that is continually updated as development activity occurs
and is entered into the BLI electronic data base(BLI2019).
2. LAND USE CLASSIFICATIONS AND ZONING
The BLI maintains an accounting of all lands by land use classification and zoning.The City's
Comprehensive Plan contains six(6)land use classifications and sixteen(16)sub-classifications
(Table 1). Each of the land use classifications are supported by one,or more,of twenty(20)zoning
districts(Table 2).The Land Use Classifications and Zoning districts are defined and mapped in the
Land Use Element.
3. LAND INVENTORY
As of December 31,2018,the City of Central Point's urban area contained a total of 2,972 gross
acres(Table 1 and 2). Public right-of-way,parks/open space and civic uses accounted for 33%of
the City's total gross acreage,while residential(50%),commercial(8%),and industrial(9%)land
accounted for the remaining acreage. When public right-of-way is removed,there are 2,271 (77%)
net acres within the City's urban area.
REVIEW DRAFT—2019 Residential BLI Page 3 of 23
Table 1. City of Central Point
Urban Land Inventory by Comprehensive Plan Designation
Total City Total UGB Total Urban Percentage
Comprehensive Plan Designation Acres Acres Acres of Total
VLRes 46 22 68
LRes 902 88 990
MRes 194 23 216
HRes 215 - 215
TOTAL RESIDENTIAL 1,356 132 1,488 50%
NCom 15 8
TPCom 103 8 I I 1
TCCom 12 3 16
GenCom 56 - 56
FmpCom 29 - 129
TOTAL COMMERCIAL 215 20 235 8°/,
LLind 79 I1') I07
Hind 40 28 68
TOTAL INDUSTRIAL 118 147 265 9%
Civic 121 0 1 2 1
TOTAL CIVIC 121 0 121 4%
OS 108 78 186
TOTAL PARKS& OPEN SPACE i 108 78 186 6%
PUBLIC RIGHT-OF-WAY 554 123 677 23%
TOTAL ALL LAND USE CLASSIFICATIONS 2,472 500 2,972 100%
Note Total acreage based on(IS shape file for City and UGB 10/29/18
REVIEW DRAFT—2019 Residential BLI Page 4 of 23
Table 2. City of Central Point
Urban Land Inventory by Zoning
Total City Total UGB Total Urban Percentage of
Zoning Acres Acres Area Acres Total
R-L 46 22 68
R-1-6 374 6 380
R-1-8 393 11 404
R-1-10 34 22 56
LMR III 48 159
R-2 107 - 107
R-3 180 - 180
MMR 78 23 100
HMR 35 - 35
TOTAL RESIDENTIAL I 1,356 132 I 1,488 50%.
C-2(m) 12 - 12
CN 3 8 10
C-4 103 8 1 1 1
C-5 12 3 16
EC 29 - 29
GC 56 - 56
TOTAL COMMERCIAL 215 20 I 235 8%
M-1 79 119 197
illi
M-2 40 28 68
TOTAL INDUSTRIAL I 118 147 I 265 .9%
'Civic I 121 0 I 121
(TOTAL CIVIC I 121 0 I 121 4%
BCG 35 76 110
OS 73 2 76
TOTAL PARKS&OPEN SPACE I. 108 _._._.— 78 ( 186 6%
PUBLIC RIGHT-OF-WAY I 554 123 677 I 23%I
TOTAL ALL ZONING DISTRICTS 2,472 500 I 2,972 I 100%I
Note Total acreage balances with GIS shape file for UGB 10/29/18
REVIEW DRAFT–2019 Residential BLI Page 5 of 23
4. DEFINITIONS and METHODOLOGY
To maintain consistency in the maintenance of the BLI the definitions and methodology
used in preparing the BLI are presented in Appendix"A"—Definitions and Appendix"B"—
Methodology.
5. BUILDABLE RESIDENTIAL LAND INVENTORY
Within the City's urban area,there are approximately 1,490 acres of residential land distributed over
four(4)residential land use classifications and seven(7)zoning districts. Approximately 105 acres
(7%)of the City's total residential land is considered buildable acres. Table 3 and 4 identify the
unadjusted distribution of the residential vacant land by vacant land type(vacant,infill,
redevelopment),and total buildable acres. Figure 2 illustrates the geographic distribution of the
City's residential buildable land inventory(12/31/2018).
In calculating the Residential Buildable Lands a determination must be made that the buildable
lands are suitable,available and necessary(OAR 660-008-0005(2))for development throughout the
20-year planning period.There are two basic classifications of buildable residential land:
a. Vacant Land—Lands on which there is no development. Infrastructure is available within
the 20-year planning period.
b. Redevelopable Land—Lands on which development has already occurred but on which,due
to present or expected market forces,there exists the strong likelihood that existing
development will be converted to more intensive residential uses during the planning period
(OAR 660-008-0050(7). Redevelopable Land is further categorized as:
i. Infill Land—These are lands which are partially developed,but have the potential
for infill development. Infrastructure is available;and
ii. Redevelopment(Demolition)Land—These are lands which are currently improved,
but the improvements are generally old and the land value exceeds improvement
value. Infra-structure is available.
Table 3
City of Central Point
Buildable Vacant Residental Land Inventory by Comprehensive Plan Designation
(less) (less)
Total Total Envir. Envir. Less
Total Redev. Infill& Cross Acres, Acres. Total Net Public Total
Comprehensive flan Vacant Vacant Vacant Infill City& Redev. Vacant Vacant Infill Vacant Need Buildable
Designation Cate UGB' Acres Will City UGB UGB Acres Acres Lands Lands Acres Acres Acres
VI Res - - - 10 4 1 14 14 - 1 14 14
LRes 17 7 24 47 48 10 105 129 5 13 III III
MRes 46 - 46 19 17 I 37 84 6 _ 75 75
IiRes 12 - 12 49 - 5 53 66 _ 4 60 60
Vacant Residential Acres 76 7 83 125 68 17 210 293 13 20 260 260
Percentage of Total Gross Vacant Aore. 25% 43•/. 23% 6% 72%
The definition of"Buildable Land"uses the term"likely"in referencing redevelopable residential
land. For purposes of context the City refines the likelihood and reasonableness definition for
Redevelopable Land as follows:
5.1 Infill Lands Availability Adjusted.As defined in OAR 660-024-0050(2Xa)the infill
land classification accounts for an extraordinarily large percentage(67%)of the City's
vacant residential lands inventory(Tables 3 and 4).As a vacant land classification the
REVIEW DRAFT—2019 Residential BLI Page 6 of 23
reasonableness and likelihood of counting all Infill Land as being available for development
during the planning period is questionable. Infill Lands are small in size and comprised of
many individual property owners with a wide range of real estate development skills and
tolerance for risk.To assume that all Infill Land is available places a significant burden on
the City's ability to both effectively and efficiently address housing affordability.The City
acknowledges that Infill Land is an asset not be overlooked.The question is—to what
extent should Infill Lands be reasonably expected to participate?
Table 4
City of Central Point
Buildable Residential land Inventory by Zoning
(less) (less)
Total Total Envir. Envir. Less
Total Redev. Infill& Gross Acres, Acres, Total Net Public Total
Vacant Vacant Vacant Infill Cily& Redev. Vacant Vacant infill Vacant Need Buildable
Zoning City UGB' Acres Infill City UGB UGB Acres Acres Lands Lands Acres Acres Acres
R-L - - - 10 4 1 14 14 - 1 14 14
R-1-6 2 2 28 4 i 37 39 0 6 33 33
R-1-8 2 - 2 10 I 1 15 17 0 I 16 16
R21-10 0 - 0 4 6 0 II II 0 0 II 11
LMR 21 28 c 37 1 43 7011 6 53 53
R-2 2 - 2 4 - I 5 8 - I 7 7
R-3 4 - 4 37 - i 42 46 - 2 44 44
MMR 36 - 36 15 17 0 32 68 0 2 66 66
I1\I8 8 8 11 - 0 II 20 16 16
Total Residential Acres 76 83 125 68 18 211 293 13 20 260 260
Percentage of"Iola)Gross Vacant Acres 28% 42% 23% 6% 72%
For purposes of the BLI the City estimates that 20%of the Infill Land inventory is likely to
be developed during the 20-year planning period.The 20%adjustment is acknowledged in
the Housing Element,along with a policy to encourage and monitor infill activity.
The 20%adjustment is based on a survey of infill development within the City between
1996 and 2016(See Appendix"D").Tables 5 and 6 adjust for the 20%infill land
participation.
5.2 Redevelopment(Demolition)Land.The City uses the U.S.Census Methodology to
determine the number of dwellings estimated to be demolished during the 20-year
planning period.The methodology,and its application to the City are described in
Appendix"C".The redevelopment columns Tables 3 through 6 are based on the
methodology in Appendix"C".
Table 5
City of Central Point
Infill Availability Adjusted
Buildable Residental Land Inventory by Comprehensive Plan Designation
(less) (less)
Total Total Envir. Envir.
Total Redev. Inall& Gross Acres, Acres, Total Net Total
Comprehensive Plan Vacant Vacant Vacant Infill City& Redev. Vacant Vacant Infill Vacant Buildable
Designation City' UGB' Acres Infill City UGB UGB Acres Acres Lands Lands Acres Acres
VLRes - - - 2 I I 4 4 - I 3 3
LRes 17 7 24 9 10 10 29 53 5 13 35 35
MRes 46 - 46 4 3 I 8 55 6 2 46 46
HRes 12 -
12 10 5 14 27 2 4 21 21
Vacant Residential Acres 75.8 7 83 25 14 17 56 138 13 20 105 105
Percentage of Total Gross Vacant Acres 60% 18% 10% 12% 40%
REVIEW DRAFT—2019 Residential BLI Page 7 of 23
Table 7
Projected Residential Buildable Land Need
2019 to 2039
2018 Pop.' 19,101
2032 Forecast` 23,662
2039 Forecast' 26,317
Population Increase 7,216
Persons/HH4 2.50
Household Increase 2,887
Average Gross Density' 7.04
Needed Gross Residential Acres 411
Total Buildable Residential Acres , 10
Additional Needed Gross Residential Acres • 305
' Portland State University Population Research Center,Preliminary Estimate,2
2 Portland State University Population Research Center,Coordinated
Population Forecast for Jackson County,its Urban Growth Boundaries(UGB),
and Area Outside UGBs 2018-2068
3 Based on PSU Interprolation Worksheet
City of Central Point Population Element,2017-2037
S City of Central Point Regional Plan Element,2015-2035
6 City of Central Point Buildable Lands Report,2019-2039,Table 5. Infill
Availability Adjusted Buildable Vacant Land by Comprehensive Plan
Table 6
City of Central Point
Infill Availability Adjusted
Buildable Residential Land Inventory by Zoning
(less) (less)
Total Total Envir. Envir.
Total Redev. Infill& Gross Acres, Acres, Total Net Total
Vacant Vacant Vacant Infill City& Redev. Vacant Vacant Will Vacant Buildable
Todut City' UGH' Acres Infill City UGB UGB Acres Acres Lands Lands Acres Acres
R-L - - - 2 1 I 4 4 - 1 3 3
R-1-6 2 - 2 6 I 5 11 13 0 6 7 7
R-1-8 2 - 2 2 0 4 7 8 0 1 7 7
R-I-10 0 - 0 I I 0 2 3 0 0 3 3
LMR 21 7 28 1 7 1 9 37 11 6 19 19
R-2 2 - 2 1 - 1 2 4 - I 4 4
R-3 4 - 4 7 - 5 12 16 - 2 15 15
MMR 36 - 36 3 3 0 7 43 0 2 41 41
HMR 8 - 8 2 - 0 2 II 2 2 7 7
Total Residential Acres 76 7 , 83 25 14 IS 56 139 13 20 105 105
Percentase of Total Gross Vacant Acres 59% 18% 10% 13% 41%,
6. Residential Land Need
The primary function of the BLI is to assist in the identification of residential buildable land needs
during a 20-year planning period. Table 7 identifies the estimated need for buildable residential as
of 12/31/2018.Table 7 is based on input from the Population Element,the Housing Element,and
the BLI. As noted earlier the BLI is a living document that changes as changes in residential
development activity and policy occur.
REVIEW DRAFT—2019 Residential BLI Page 8 of 23
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- Vacant Residential Land
- Infill Land(Partially Developed>0 5 ac)
® Redevelopment Land(LI <0.3)
Figure 2.
Updated December 31,2018 Residential Buildable Lands Inventory, 2019
REVIEW DRAFT–2019 Residential BLI Page 9 of 23
APPENDIX "A" — Definitions
The 2019 BLI was last updated December 30, 2018.The following definitions are used in preparing and
maintain the residential BLI.
Definitions
Buildable Land,Residential: Residentially designated lots or parcels within the City's urban area,
including vacant and developed lots or parcels likely to be redeveloped that are suitable, available
and necessary for residential uses(OAR 660-008-0005(2)). Land is generally considered"suitable
and available"unless it:
1. Is severely constrained by natural hazards as determined under Statewide Planning Goal 7;
2. Is subject to natural resource protection measures determined under Statewide Planning
Goals 5,6, 15, 16, 17 or 18;
3. Has slopes of 25 percent or greater;
4. Is within the 100-year flood plain; or
5. Cannot be provided with public facilities.
Developed Land,Residential: Residentially designated lots or parcels of less than one-half acre
that are currently occupied by a residence. (OAR 660-024-0050(2)(b).
Infill Acres,Residential: Developed Residential Land of one-half acre or more, less one-quarter
acre(10,890 square feet). OAR 660-024-0050(2)(a).
Land to Improvement Ratio(L:I Ratio): The ratio between the real market value of land and the
real market value of improvements as measured by taking the real improvement value of a parcel
divided by the real land value based on the Jackson County Assessor records.
Net Buildable Acre,Residential: Consists of 43,560 square feet of residentially designated
buildable land,after excluding present and future rights-of-way for streets and roads(OAR 660-
024-0010(6)).
Planning Area: The area within an existing, or proposed, urban growth boundary. Cities and
counties with urban growth management agreements must address the urban land governed by their
respective plans as specified in the urban growth management agreement for the affected area(OAR
660-009-0005(7)).
Redevelopment Acres,Residential: Land zoned for residential use on which development has
already occurred but on which, due to present or expected market forces,there exists the strong
likelihood that existing development will be converted to more intensive residential uses during the
planning period(OAR 660-008-0005(7)).
Note:The BLI uses a methodology developed by the U.S.Census to determine the rate of residential redevelopment based
on the age of structures.The specific methodology is presented in Appendix C,Methodology for State and County Total
Housing Unit Estimates(Vintage 2017).
Urban Area: Land within a UGB (OAR 660-24-10)
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Vacant Acres,Residential: All residentially designated lots or parcels not currently containing
permanent buildings or improvements. For purposes of determination of the presence of permanent
buildings/improvements all residential lots or parcels with an improvement value of zero(0),as
determined by the Jackson County Assessor,are considered vacant.
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APPENDIX "B" - Methodology for Calculation of Residential Buildable Land
The methodology used to inventory and calculate buildable lands is based on the definitions defined in
Appendix A. The base data source for identification of buildable lands is the Jackson County Assessor's
Records dated April 2018,which has been modified to include such additional information as
Comprehensive Plan designations,zoning,development status,etc. The modified database is referred to as
the Buildable Lands Inventory(BLI2019.xls).
Step 1.Urban Area,Gross Acres—Using the City's GIS the total geographic limits of the City's
urban area are mapped and the gross acres within the limits of the shape file calculated by area
within the City Limits and UGB.
Step 2.Net Urban Area by Land Use and Zoning—Using BLI2018 sum by land use and zoning
all tax lots within the City's urban area(City Limits and UGB).Tax lots identified for street,road,
or access right-of-way(public or private)purposes are not included.
Step 3.Right-of-Way—Deduct the totals(City Limits and UGB)in Step 2 total from Step 1 total,
the balance representing acreage used for right-of-way for the City Limits and UGB.
The results of Steps 1—3 are presented in Tables 1 and 2 of the 2019 Residential BLI.
Step 4.Buildable Acres,Residential.The methodology for calculating Buildable Residential Land
involves the following steps:
Step 4a.Residential Vacant Acres. The BLI identifies all tax lots by their land use
designation,development status,and improvement value. When the improvement value of
a property is zero the property is defined as Residential Vacant Land. The BLI sums the
acreage for all Residential Vacant Land by land use and zoning for the City Limits and the
UGB.
Step 4b.Residential Infill Acres. The BLI identifies all residential tax lots for their infill
potential. Residential properties in excess of.5 acres and with an improvement value in
excess of zero are defined as Residential Developed Land. By deducting 10,890 sq. ft.from
each Residential Developed Land record the balance is defined as Residential Infill Land.
The BLI then sums the Residential Infill Land for all residentially designated properties,by
land use and zoning for the City Limits and the UGB.
Step 4c. Residential Redevelopment Acres.The BLI identifies all residential tax lots by
the year the primary residence was built. Using the U.S.Census housing loss methodology
presented in Appendix C.The BLI then sums the Residential Redevelopment Land for all
residentially designated properties,by land use and zoning for the City Limits and the UGB.
Step 4d. Gross Vacant Residential Acres. Using the sum of the totals generated from
Steps 4a through 4c the BLI calculates the Gross Buildable Residential land by land use and
zoning for the City Limits and the UGB.
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Step 4e. Environmentally Constrained Acres. The BLI includes information on the
acreage within each vacant and infill lot or parcel that is considered environmentally
constrained. The BLI sums the environmentally constrained land for all residentially
designated properties,by land use and zoning,developed,vacant,and infill/redevelopment.
Step 4f. Total Buildable Residential Acres. The BLI takes the results from Step 4d, less
the results from Step 4e,to yield Buildable Residential Land by land use and zoning.
Step 5.Infill Lands Adjustment.The Infill Lands inventory is adjusted per the Infill Study in
Appendix D.An adjustment of 20%is used to determine the amount of Infill Land that will be
available during the 20-year planning period(Tables 5 and 6).The 20%adjustment accounts for
"likelihood and availability"of Infill Lands(See Appendix D for Infill Methodology).
Note:Per the Regional Plan Element's measurement of residential development density as gross density it is important to note
that for residential purposes the Buildable Residential Land number is used as a net figure,it does not include lands for public
right-of-way,parks/open space,schools,or other public uses.For Employment lands public right-of-way is excluded.
REVIEW DRAFT—2019 Residential BLI Page 13 of 23
APPENDIX "C"—Methodology for Identifying Residential Redevelopment (Demolition)
Land
The City does not maintain records for demolitions necessitating the use of another methodology for
determining the number and rate of residential demolitions within the City's urban area. The methodology
used was found on the U.S Census web site and is referred to as Methodology for State and County Total
Housing Unit Estimates(Vintage 2017):April 1, 2010 to July 1,20171 (Methodology). The Methodology
was applied to the City of Central Point as follows:
Step 1.Demolition Rate by Region,Type of Housing Unit,and Age.The Methodology provided a loss
rate based on the region,type of housing unit,and age of housing unit(Table 1).
Table 1.
Housing Unit Loss Rate by Housing Type and Age,
Western Region
Loss Rate (Units
Type of Unit and Age Lost/1,000 Units)
House, Apartment
10 Years or less (2008-2018) 0
11 to 30 years (1988-2007) 0.37
31 to 59 years (1959-1987) 0.54
60 or more years (1958 and Earlier) 0.64
I Mobile Home I 1.81
Source:Methodology for State and County Total
Housing Unit Estimates(Vintage 2017):April 1,
2010 to July I,2017
Step 2.Determine Distribution of Housing by Age and Type.The BLI maintains an inventory of housing
by type,year built,and land use designation and zoning. Tables 2A through 2D identifies the housing
construction in Central Point by type and year built segregated into age categories as presented in Table 1.
1 https://www2.census.gov/programs-surveys/popest/technical-documentation/methodology/2010-2017/2017-hu-
meth.pdf
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Table 2A.
Dwelling Unit Demolitions by Housing Type and Age
City of Central Point,2008-2018
Dwelling Units Built and Dwelling Units Demolished,2008-2018
Less Prior Total
Total Total Mobile Period Built Adjusted Annual 20-Year 20-Year Total
Housing Homes SFR and Units Built, Demolitions, Demolitions, Demolitions, Demolitions,
Land Use Class Units Built Installed MFR 2008-2018 SFR,MFR SFR,MFR N111 2008-2018
VLRcs - - - - - - -
1.Res 203 - - 203 - - - -
MRes 216 - - 216 - - - -
11Res 158 - - 158 - - .. -
Residential Units 577 - - 577 - - - -
I Annual Demolition Rate ner 1.000 t'nits: - 1.80
Table 2B.
Dwelling Unit Demolitions by Housing Type and Age
City of Central Point,1988-2007
Dwelling Units Built and Dwelling Units Demolished,1988-2007
Total
Total Adjusted Annual 20-Year 20-Year Total
Housing Total Mobile Less Prior Units,1988- Demolitions, Demolitions, Demolitions, Demolitions,
Land Use Class Units Built Homes Period 2007 SFR,MFR SFR,MFR Mil 1988-2007
VLRes 30 - - 30 0 0 0.2 - 0 2
LRes 2,588 82 203 2.303 0 9 17.0 3 0 20 0
MRes 839 n 216 623 0 2 4.6 - 4 6
HRes 1.444 365 158 921 0 3 6.8 13 I 20 0
Residential Units 4,901 447 577 3,877 1 29 16 45
I Annual Demolition Rate ner 1.000 Units: 037 1.81
Table 2C.
Dwelling Unit Demolitions by Housing Type and Age
City of Central Point,1959-1987
Dwelling Units Built and Dwelling Units Demolished,1959-1987
Total
Total Adjusted Annual 20-Year 20-Year Total
Housing Total Motile Less Prior Units,1959- Demolitions,SFR, Demolitions, Demolitions, Demolitions,
Land Use Class hits Built Homes Periods 1987 MFR SFR,MFR Mil 1959-1987
VLRcs 92 2 30 60 00 06 0.1 ),
LRes 3.891 85 2,515 1.291 0 7 13 9 3.1 17 i
MRes 1.009 2 899 108 0I 12 0I 12
HRes 1.831 456 L079 296 0.2 3.2 1', I
Residential Units 6.823 545 4,523 1,755 1 19 20 39
1 Annual Demolition late iter 1,11011 l nits: 0.54 I.8
Table 2D.
Dwelling Unit Demolitions by Housing Type and Age
City of Central Point,1958 and Earlier
Dwelling Units Built and Dwelling Units Demolished,1958 anti Earlier
Total
Total Adjusted Annual 20-Year 20-Year Total
Housing Total Mobile Less Prior Units,1958- Demolitions, Demolitions, Demolitions, Demolitions,
Land Use Class Units Built Homes Period Earlier SFR,MFR SFR,MFR .MH 1958-Earlier
VLRes 23 - - 23 0 0 0 3 - 0 3
LRes 19(1 I - 189 0.1 2 4 0.0 2.5
Mlles 204 1 - 203 0.1 26 0.0 26
HRes 155 3 - 152 01 1.9 01 21
Residential Units 572 I 5 I - 567 0 7 0 I 7 I
Annual Demolition Rate ner 1.000 Units: 0 64 1 81
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Step 3.Determine Annual Demolitions.Tables 2A through 2D apply the Methodology loss rates per 1,000
units(Table 1)by land use classification and age. Take the sum of the demolitions and multiply by 20
(projected years).
Step 4.Determine Projected Demolitions and Related Acreage. Multiply the annual loss by the density
for each land use classification. Take the sum of the annual demolitions and acreage and multiply by 20
(projected years)to get projected acres made available over the course of the 20-year planning period Table
3.
Table 3
City of Central Point
Estimated Dwelling Unit Demolitions by Land Use Classification
2019-2039
Average
Density
Total (Units/Gross Demolition
Land Use Class Demolitions Acre) Acres
VLRes I I I
LRes 39 4 10
MRes 8 7 1
HRes 42 9 5
Totals 91 17
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Methodology for State and County Total Housing Unit Estimates(Vintage 2017):April 1,2010 to
July 1,2017
OVERVIEW
The U.S. Census Bureau estimates the number of housing units for each year since the most recent
decennial census. With each annual release of housing unit estimates,the entire time series of estimates
beginning with April 1, 2010 is revised and updated. The estimates use building permits, estimates of non-
permitted construction, mobile home shipments, and estimates of housing loss to estimate change in the
housing stock. These component data come from various Census Bureau surveys.
We produce housing unit estimates for all states and counties annually. We release these estimates to the
public, and they are used as controls for several Census Bureau surveys, including the American
Community Survey(ACS), the American Housing Survey(AHS), and the Housing Vacancy Survey(HVS).
In addition to state and county housing unit estimates, we also produce subcounty housing unit estimates.
These estimates are central to the production of population estimates for cities and towns across the nation.
METHOD
We produce housing unit estimates using the components of housing change.In this model, we add
together the 2010 Census count of housing units, estimated new residential construction, and estimated
new mobile homes. From this sum we subtract the estimated housing units lost. The computation of
annual July 1 housing unit estimates is expressed by the following formula:
2010 Census Housi Ness Ness Tobi lc Housing July 1
ng Units + Re sidential + Homes Units Lost U Housing Unit
('(instruction Estimate
After these data are combined to produce a preliminary set of housing estimates, they are reviewed by
members of the Federal-State Cooperative for Population Estimates (FSCPE)and by local jurisdictions.
The final housing estimates may reflect updates from their review of the estimates. Each component of
the housing unit change model is described below.
2010 Census Housing Units
Every year, we re-tabulate the 2010 Census counts of housing units in current legal geographic
boundaries to form the base for the annual housing unit estimates. The base for the housing estimates
reflects annual geographic boundary updates from the Boundary and Annexation Survey(BAS) that are
legally effective as of January 1.The base also includes the results of completed Count Question
Resolution (CQR)actions and geographic program revisions incorporated into the Master Address File
(MAF)/TIGER Database through May of each estimate's year.
REVIEW DRAFT—2019 Residential BLI Page 17 of 23
New Residential Construction
Residential construction is the largest component of housing change.We estimate new residential
construction in two parts:permitted constriction and non-permitted construction. The calculation of new
residential construction is represented by the following formula:
Permitted Construction
A _
I 1
Building Permits Issued Permit ,T \un- New
x Completion permitted Residential
Rate Construction Construction
Permitted Construction
According to the Census Bureau, more than 98 percent of all new housing units are erected in places that
issue building permits. We calculate estimates of new permitted construction by multiplying the number of
residential building permits issued by a permit completion rate. Data on issued permits come from the
Building Permits Survey(BPS).' This survey includes reported permits from approximately 20,000
jurisdictions. These data are reported to the BPS by calendar year for cities and towns across the country.
Implicit in the method of using calendar year permits is an assumption of a six-month lag time between
when a building permit is issued and when the housing unit is completed. Thus, permits that are issued in
the first six months of a particular calendar year are not processed in the housing unit estimates until the
following year. For example, the July 1,2014 housing unit estimates are based on permits issued between
January 1,2013 and December 31, 2013. Permits issued between January 1,2014 and December 31,2014 w
ill be processed in the 2015 housing unit estimates.
The permit completion rates used to calculate new permitted construction are based on national estimates
of permits that are either abandoned or deemed"out of scope"by the Survey of Construction(SOC).2.3
We update the completion rate every year, as new survey data become available. The 2014 permit
completion rate reflects the percent of building permits issued in calendar year 2013 that resulted in
completed housing units.
The Census Bureau conducts the BPS.For more information about this survey,see
http i/www.census.gov/construaion/bps/.
2 Abandoned permits are permits thatthe surveyrespondentor bu mg permit office has indicatedthatconstruction
of the housing unit(s)authorized by that pemit will not be completed using thatpemrt.Out ofscopepemits are those that were reported as
pemits for new,privately-owned housing un Its by the building permit office,but it was later deterrnned that the units did not meet thedefntion of
new privately-owned housing units(e.g.,the units were intendedas groupquartns,forcon arctal use,etc)
3 The CensusBureaucondurtstheSOC.Formoreinfomatanaboutthisstrvey,seehttpi/www.census.gov/ecaYoverview/m4400.htni.
REVIEW DRAFT—2019 Residential BLI Page 18 of 23
Non permitted Construction
We calculate estimates of new non-permitted construction using data on new residential housing units
constructed in places that do not issue building permits.These data also come from the SOC. The estimates
of non-permitted construction are regional-level data that we distribute to all places that do not receive
building permits, based on each place's share of the region's total housing units enumerated in the
2010 Census. For example, if a place contained 5 percent of the region's housing units as of the 2010
Census, and does not issue building permits, we distribute 5 percent of the region's non-permitted units in
the SOC to that place. There is no lag time applied to the estimates of non-permitted construction. The
sampling frame for the SOC does not include any non-permitting areas in the West;therefore, we do not
distribute non-permitted housing units to places in that region.
New Mobile Homes
The data we use to create estimates of new mobile homes come from the Manufactured Homes Survey
(MHS).4 We calculate annual mobile home estimates by compiling monthly state shipment data from July
of the previous year through June of the current year.For example, the July 1,2014 mobile home estimates
are based on mobile home shipment data from July 1, 2013 through June 30, 2014.We distribute the state-
level mobile home estimates to each place within the state based on each place's share of the state's total
mobile homes.To do so,we use information from the Census 2000 long form on"type of structure"for
housing units.
Housing Unit Loss
We calculate housing unit loss by applying an annual loss rate to the housing stock. The vintage 2017
estimates of housing units lost are based on regional-level data from the 2009 and 2011 American
Housing Survey(AHS).5 A unit is counted as lost if a survey was completed in 2009,but it was listed as a
non-response(Type C, 30—Demolished) in the 2011 survey.
The housing loss rates vary by type and age of structure,which are obtained from the 2010 American
Community Survey(ACS)single-year file. Housing units fall under one of three types:houses (including
apartments and flats),mobile homes, or other types of housing units. The vintage 2017 housing loss rates
are as follows:
4 The Census Bureau conducts the MHS For more mfomuation about this survey,see
blnc//wuw rvncrrc or ,/rrnorarrm-cnrvevc/mhc html,
5 The Census Bureauconducts the AHS.Form=information about this survey,see http.fiww.,eencuconv/rrnoram-crirveys/ahs/.
REVIEW DRAFT—2019 Residential BLI Page 19 of 23
IV2017 Housing Unit Loss Rates by Region,Type and Age 1
Loss Rate(Units Lost/1,000 Units)
ype of Unit
Northeast 'South 'Midwest 'West
(House, Apartment/Flat
110 years or less 10.00 10.00 10.00 0.00
111 to 30 years 10.37 10.37 10.37 1 0.37 1
131 to 59 years 10.40 11.31 12.57 ' 0.54 1
160 or more years 10.75 13.68 16.85 1 0.64 1
'Mobile Homes 18.74 14.08 13.64 ' 1.80 1
'Other Housing Units6 10.00 10.00 10.00 1 0.00 1
The rates of loss for units less than 10 years old is too small for us to estimate with confidence with the
data we have available,therefore, we assume that the rate is zero. We also assume that the"Other
Housing Units" are constantly churning and, since we have no growth component for this category, a loss
rate of zero seems appropriate.
Numeric estimates of loss are then calculated by applying the above rates to the base file as it is aged to
the current vintage year. The base file is given type and age of structure characteristics by applying
distributions calculated from the 2010 ACS single-year file. After aging the base from April 1, 2010 to
July 1, 2010,the process iterates annually and units increase in age by 1 year at each iteration.
July 1,2010 Housing Unit Estimates
We use one quarter of the 2010 permitted and non-permitted construction, mobile homes, and housing
loss to produce the July 1, 2010 estimates. This represents the change in housing stock during the three
month period from April 1,2010 to July 1, 2010.
REVIEW OF PRELIMINARY ESTIMATES
The preliminary housing unit estimates are distributed for review to members of the FSCPE. Some
FSCPE members provide revisions to the estimates, in the form of alternative housing component data,
based on information they compile from the jurisdictions within their respective states. Alternative
housing component data include local building permits, mobile home placements, demolitions, and
housing completions derived from non-permitted construction, certificates of occupancy and housing
6"Other Housing Units"includeboats,recreational vehicles,and othertypes ofhousmgarrangements.
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ESTIMATES CHALLENGE AND SPECIAL CENSUS REVISIONS
Localities that challenge the Census Bureau's subcounty population estimates have the option of revising
the housing component data specific to their area.?These revisions are included in the final housing unit
estimates. The final estimates may also include other changes due to revisions that occur outside
the component estimation framework and are the result of special censuses$for full jurisdictions.
Special census revisions are reflected in the July 1,2010 to July 1 of the year following the special census.
7 For a list ofacceptedsubcounty population challenges,see jlis//wwv.c us.eov/rro2rars-survevshxwest/about/challeq
gp-prograniresu Its.htni.
8 Special Census Program results are available here httnc•//www rencuc Orwin orsme.csrvevc/snecwlcersrts/dnta nmcluctc/oflicial counts.htni. For
a list ofaccepted special census results incorporated into thePopulation Estimates,see httnr//www c nsus_aov/nroctrans-
ssrvevs/ncmest/shout/sneaal-census.htnml
2019—2039 Residential BL1
APPENDIX"D"-Infill Survey,City of Central Point,2019-2039
The Infill Land classification in Table 3 and Table 4 represents an extraordinarily large percentage(67%)
of the City's buildable residential lands inventory.As a vacant land classification the reasonableness of
counting all Infill lands as being available for development during the 20-year planning period is
questionable. Infill Lands are small in size and comprised of many individual property owners,each with
a varying range of market knowledge and risk tolerance.To assume that all Infill Lands are available
places a significant burden on the City's ability to both effectively and efficiently address housing
affordability.The City acknowledges that Infill Lands are an asset not be overlooked.The question is the
extent of participation as a component of the buildable lands determination?
To gather some insights into the role of Infill lands as a part of the City's residential buildable lands
inventory the City surveyed residential infill development activity between 1996 and 2016,a 20-year
period. The findings of the survey are presented in Table 1.It was found that during the survey period
infill activity accounted for development of approximately 30 acres,with maximum yield of 270 housing
units. During the same period the City experienced development of 3,619 dwelling units.Assuming that
all infill units surveyed were developed during the survey period this would have accounted for
approximately 8%(Participation Rate,Housing)of the total housing built and 6%(Participation Rate,
Land)of the buildable residential consumed acres in the City from 1996 to 2016.
For Infill Land purposes it is recommended that the 6%Participation Rate be upwardly adjusted to 20%.
The 20%Participation Rate serves as a goal for future infill development.Throughout the 20-year
planning period the Participation Rate should be tracked and policies adopted to encourage infill
development at the 20%rate,or greater.
The survey results are not absolutes,but instead provide a reference from which to view and evaluate the
role of Infill lands in the City's residential BLI.The Housing Element recognizes the findings of the Infill
Survey and sets a 20%Participation Rate for Land.The Residential BLI has been adjusted to recognize
the 20%participation rate as a reasonable measure of the availability of Infill lands.To be monitored over
the next 20-years.The Housing Element further encourages the development of policies that will improve
the rate of participation.
Page 22 of 23
2019-2039 Residential BLI
Table 1.
City of Central Point Infill Development Activity
1996 through 2016
GROSS
SUBDIVISION YEAR PLATTED A OF PARCELS DUs ZONING LAND USE ACRES
Whittle Partition Feb-96 2 4 R-2 MRes 0 50
Whittle Partition Mar-96 2 4 R-2 MRes 0.50
Whittle Partition Mar-96 2 4 R-2 MRes 0 50
Whittle Partition Mar-96 2 4 R-2 MRes 0 50
Countryside Village Phase II Mar-96 5 15 R-3 HRes 0.94
Lowe Partition Jun-96 2 2 R1-6 LRes 0.42
Countryside Village Phase II Aug-96 3 9 R-3 HRes 0.56
Gutches&Gifford Aug-96 2 2 R1-6 LRes 0.42
Crown West Partition Aug-96 6 12 R-2 MRes 1.50
Governor Partition Aug-96 4 8 R-2 MRes 1.00
Jangaard Partition Jan-97 2 4 R-2 MRes 0.50
Countryside Village Feb-97 4 12 R-3 HRes 0.75
Fa ncher Partition Jun-97 3 3 R1.6 LRes 0.63
Governor Partition Jan-98 2 6 R-3 HRes 0.38
Snowy Mountain View Phase 1 Partition May-98 6 18 R-3 HRes 1.13
Forest Glen Partition Jun-98 2 2 R-3 HRes 0.13
Snowy Mountain View Partition Sep-98 22 22 R-3 HRes 1.38
Sandlin Partition Mar-99 3 9 R-3 HRes 0.56
Brink Partition Apr-99 4 12 R-3 HRes 0.75
Thumler Partition Jun-99 3 3 R1-6 LRes 0.63
Key West Proerties Partition Jun-99 2 2 R1-8 LRes 0.42
Cavin/Smith Partition Oct-00 2 4 R-2 MRes 0.50
LDS Partition Oct-00 2 2 R1-10 LRes 042
Smith Partition Jan-01 2 2 R1-6 LRes 0.42
Lafon Partition Apr-01 2 2 R1-8 LRes 042
Giese Partition Apr-01 2 2 R1-6 LRes 042
Orr Partition Jul-01 2 4 R-2 MRes 050
Higinbotham Partition Feb-02 2 4 R1-8 LRes 083
Williamson Partition May-02 2 2 R1-6 LRes 042
Dekorte Partition May-03 3 3 R1-8 LRes 063
Ross Partition Sep-03 2 4 R-2 MRes 0.50
Rogers Partition May-04 2 2 R7-8 LRes 042
Coffin Partition May-04 4 8 R-2 MRes 0 50
Lamson Partition May-04 2 2 LMR MRes 0 13
A.R E Properties May-04 2 2 R1-6 LRes 0 42
Lamson Partition Oct-04 2 2 TOD-MMR HRes 0 13
Twin Creek Partition Mar-05 2 2 LMR MRes 0.13
Castellano Partition Jun-05 3 3 R1-6 LRes 0.63
Twin Creeks Partition Jul-OS 2 2 LMR MRes 0.13
Grissom Partition Sep-OS 2 2 TOD-MMR HRes 0.13
Magel Homes Partition Oct-05 2 2 LMR MRes 0.13
Dahl House Partition Oct-05 3 3 81-8 LRes 0.63
Williams Partition Nov-05 3 3 LMR MRes 0.19
Skillman Brothers Partition Jan-06 2 4 R-2 MRes 0.25
Cascade Meadows Phase 1 Mar-06 3 3 TOD-LMR MRes 0.19
Altus Construction May-06 4 8 R-2 MRes 0 50
CoWest Partition Jun-06 2 2 R1-10 LRes 042
Whitten Partition Jun-06 3 3 R1-8 LRes 0 63
Lisk Partition Jul-06 2 2 R1-10 LRes 0 42
Pattison Addition Aug-06 2 4 R-2 MRes 0 25
Skillman Brothers Partition Aug-06 2 4 R-2 MRes 0.25
Bursell Rd Nov-06 2 4 R-2 MRes 0 25
Block 70 of Plat of CP Dec-06 2 4 R-2 MRes 0 25
Danbrook Partition Jan-07 2 6 R-3 HRes 0 38
Rambo Partition Oct-07 2 2 R-L VLRes 1 25
Brown Partition Apr-08 1 1 R1.6 LRes 0.21
Hatten Partition Dec-13 2 4 R-2 MRes 0.25
Lee Partition Apr-15 2 2 R1.6 LRes 0 42
Kottke Partition Apr-16 3 6 R-2 MRes 0 38
Lewellyn Partition May-16 3 3 R1-8 LRes 0.63
Adams Partition Jan-06 2 4 R-2 MRes 0.25
TOTALS 174 285 29.77
Units Constructed in the City,1996-Ii'd.6 61.) 601.40
Percentage
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