The City is proposing to align the zoning map and the Comprehensive Plan map.
|WHY TWO MAPS?||FOR PROPERTY OWNERS||PUBLIC ENGAGEMENT|
ALIGNING THE ZONING MAP WITH THE COMPREHENSIVE PLAN MAP WILL:
- Provide clarity and transparency to the community about what can be developed and where;
- Make housing and development permitting more streamlined for affected properties; and
- Remove development barriers to reduce risk, costs and timelines.
WHAT IS THE COMPREHENSIVE PLAN AND MAP?
The Comprehensive Plan (the Plan) guides land-use planning and development in Bend. The Plan was recently updated with the community-supported Urban Growth Boundary planning project in late 2016. The Plan includes maps, goals, policies and separate designations for residential, commercial, mixed-use, industrial, surface mining, and public facilities. The Plan describes the types of development expected in these areas. These land-use designations are shown on the Plan map.
All development within the City must be consistent with the Comprehensive Plan.
Zoning districts implement the various Plan designations.
WHAT IS THE ZONING MAP?
The zoning map identifies zoning districts that implement the Plan designations referenced above. The Development Code details what uses are permissible in the different zoning districts. The Development Code allows development that is consistent with the Plan designations.
Generally, the Comprehensive Plan is the blueprint for how the community of Bend will grow. The zoning districts are the tools that ensure development is consistent with the Plan. As an example, the Plan identifies policies for multifamily development. The Plan map identifies where the multifamily projects will be located generally. The zoning districts and the Development Code provide the specific regulations such as allowable heights, parking requirements and other similar items with which specific multi-family development comply.
WHY ARE THERE TWO MAPS?
Typically, the zoning districts and Plan map designations are consistent with one another. However, for a variety of reasons over the past 40 years, the two maps have become inconsistent.
Citywide Interactive Map
Visit our interactive map, where you can view all of the map alignment areas.
Neighborhood Association Maps
Click on your neighborhood association below to view/print a PDF map displaying the map alignment areas in your neighborhood.
- Awbrey Butte
- Boyd Acres
- Century West
- Mountain View
- Old Bend
- Old Farm District
- Orchard District
- River West
- Southeast Bend
- Southern Crossing
- Southwest Bend
- Summit West
For a list of zoning definitions, check out our glossary of terms.
WHY WASN'T THIS DONE BEFORE?
Prior to 2012, there was a state law that made it difficult for the City to comprehensively pursue the zone changes necessary for consistency with the Plan. However, that rule has since changed and the City can now pursue such a project. Since the City’s Comprehensive Plan was recently updated, it is an optimal time to create consistency between the two maps.
What does this mean?
If a land owner’s property zoning isn’t consistent with the Plan designation, prior to any development on that site the owner must apply to rezone the property so it is consistent with the Plan designation. The rezone process is costly, time consuming and can set unrealistic expectations.
Why can this process set unrealistic expectations? The rezone is primarily an administrative task of aligning the zone with the Plan designation. The criteria for a rezone are fairly nondiscretionary. Neighbors often think that the rezone application is the opportunity to oppose (or support) the types of development that can occur based on the Plan designation. However, a rezone is not a review of whether the Plan designation is appropriate.
Can an affected property owner choose not to participate in the City’s Map Alignment Project?
Yes, a property owner whose property would be affected by the alignment will have an option to “opt out” of the City’s Map Alignment Project. In the future, if the property owner decides to rezone their property to align with the Comprehensive Plan map designation, they will be responsible for the application and fees to rezone their property.
There are about 1,952 acres in the City that are not in compliance with the Comprehensive Plan map.
Will the City’s proposal eliminate public input on individual property rezone applications?
The Map Alignment Project seeks to rezone properties across the City in a manner that is consistent with the Plan designation in one process. This rezone process contains opportunities for public input.
Those land owners that choose to opt-out will need to rezone their property prior to future development. Those rezone proposals for individual properties will also contain opportunities for public input.
However rezoning decisions are based on whether the proposed zone is consistent with the Plan designation and whether there are adequate public facilities to support development (or whether those facilities will be provided). These are not processes to debate what Plan designation is appropriate for specific areas. The Plan designations have been set through a community process.
How can I provide my feedback to decision-makers?
You may testify to the Planning Commission and City Council about the proposed Map Alignment Project in the following ways:
- Testify in person at the Planning Commission and City Council public hearings. Hearing dates will be scheduled for late summer and early fall.
- Send a letter to City of Bend, MAP Testimony, 710 NW Wall Street, Bend, OR 97703.
- Email Pauline Hardie at email@example.com