Stevens Road Tract Concept Plan

The Bend community has said that affordable housing is a top priority. In response to this community need, the  Bend City Council goals for 2021-2023  call for creating more buildable land for needed housing, reducing barriers for housing development, and creating more opportunities for affordable homes.

The City of Bend, in partnership with the  Oregon Department of State Lands  (DSL), is embarking on the process of preparing a concept plan for a new future growth area on the east side of Bend. This virtual community kick-off is the first of several opportunities for the community to learn about and comment on this project. It provides information on who is involved, what the purpose of a concept plan is, where the project area is located and what it's being used for today, why we’re taking on this project now, and how long the process will take.

The contents of this online open house are organized into five "stations" listed below. Some of these stations include opportunities to comment or provide feedback, while others are simply informational.

1. Welcome
2. Project Overview
3. Existing & Planned Conditions 🗨️
4. Guiding Principles 🗨️
5. Tell Us About Yourself 🗨️

🗨️ = Includes questions or opportunities for comment. 

🖱️ To get started, simply use your mouse, keyboard, mobile phone, or tablet to scroll down, or click on the headings across the top of the page to navigate to a specific section. 

It is up to you whether you would like to learn about and provide feedback on all of the topics, or just the ones that are most important to you. We understand that you are busy, and we value your time and participation.

Accommodation Information for People with Disabilities    

To obtain this information in an alternate format such as Braille, large print, electronic formats, etc. please contact Anne Aurand at 541-388-5573 or  aaurand@bendoregon.gov .

Información sobre acomodaciones para personas con discapacidades

Para obtener esta información en un formato alternativo como Braille, letra grande, formatos electrónicos, etc., por favor contacte a Anne Aurand en 541-388-5573 o  aaurand@bendoregon.gov . 

This project is about taking action to address Bend’s housing crisis. Thanks to House Bill 3318, which was passed by the Oregon Legislature in 2021, the city will fast-track the planning process for 261 acres of land called the "Stevens Road Tract" to help meet Bend’s need for more affordable and workforce housing options. This concept plan is the first step in that process.

House Bill 3318 is a first-of-its-kind approach to urbanize a rural property on the east side of Bend that is uniquely suited to provide affordable and market rate housing while also benefiting Oregon’s kindergarten through grade 12 students. What makes the Stevens Road Tract such a unique opportunity for the city, the State of Oregon, and Central Oregon?

• It is part of the  Common School Fund , and its sale will generate revenue to directly support Oregon’s K-12 grade students
• It is not zoned for farm or forest uses, has poor quality soils, and has no associated water rights
• It is directly adjacent to Bend’s current urban growth boundary

The City of Bend has an acute shortage of large properties suitable for the development of subsidized affordable housing. House Bill 3318 provides the opportunity to add 261 new acres to the City’s urban growth boundary provided that the resulting development will be a dense, master-planned community with a focus on providing affordable and workforce housing as part of complete neighborhoods.

The bill describes standards and requirements that will guide the concept planning process, and ultimately, future development. These requirements include:

• Designating areas for recreational and open space uses, employment uses, and mixed-use development that integrates commercial and residential uses
• Identifying significant historical, cultural, or natural resources on the property and designating land use regulations to protect and preserve those resources
• Developing land use regulations that meet applicable wildfire resilience requirements
• Designating areas for housing, ensuring adequate opportunities for all needed housing types, sizes, and densities of market-rate housing, including middle housing types
• Ensuring that “middle housing” types (such as single-family attached and multifamily) will be present on the site in greater proportions than as identified in the City’s  Housing Needs Analysis 
• Developing land use regulations that ensure an adequate capacity for water, sewer, and storm water systems
• Developing land use regulations to ensure the development of adequate infrastructure to support walking, bicycling, public transit, and motor vehicle movement while considering local transportation networks
• Considering how urban services will be financed and developed

The bill also includes specific requirements for residential land and housing that is affordable at several income levels. The plan must designate at least 20 net acres of land for residential uses at a minimum density of nine units per acre. Within the 20 acres, the plan must include:

• At least 12 net acres of land for homes that are affordable to households with incomes of 60% or less of  area median income 
• At least six net acres of land for homes that are affordable to households with incomes of 80% or less of  area median income , and that are made available (to the extent permitted by law) to households in which at least one individual is employed by an education provider
• At least two net acres of land on which a minimum of 80% of the units developed are affordable to households with 80% or less of  area median income , and at least one net acre is made available (to the extent permitted by law) to households in which at least one individual is employed by an education provider

To read the full text of House Bill 3318,  click here .

The city is starting the Stevens Road Tract Concept Plan now to meet the first timeline requirement in House Bill 3318 which is to send a concept plan to the Department of Land Conservation and Development by July 1, 2022. The concept plan is an opportunity to learn about House Bill 3318, the site and surrounding area, community ideas and perspectives, and create more visibility for the public and community.

Initial work on the Stevens Road Tract Concept Plan began in mid-October of 2021 and included creating a project timeline. Several planning and community engagement steps will be provided during the Fall of 2021 and Winter of 2022. The draft plan will be presented to Bend's Planning Commission and City Council for approval in the Spring of 2022. House Bill 3318 requires that the city submit an approved plan to the Oregon Department of Land Conservation and Development by July 1, 2022.

The project tasks and timeline shown below are dynamic and subject to change.

There will be multiple opportunities to provide feedback over the course of the project, including two additional open houses tentatively planned for early 2022. The  project website  provides additional information and opportunities to register comments or questions.

This Concept Plan represents only the first step in creating a new complete community—additional planning work and community conversations will be needed to bring this plan to reality. Next steps will include:

• Submit the approved concept plan to the Department of Land Conservation and Development (by July 1, 2022)
• Amend the city’s comprehensive plan and land use regulations to incorporate and implement the Stevens Road Tract Concept Plan (by January 1, 2025)
• The property will be sold and will undergo a Master Plan process to identify a detailed development plan (timing yet unknown)

Each of these steps except the sale of the property will include public notice, outreach, and engagement to keep interested community members informed about the process.

DSL manages approximately 772,000 acres of lands across Oregon on behalf of the people of the state to help fund K-12 public education. DSL’s  Real Property Management  group works closely with local communities, real estate professionals, and potential buyers to identify development and sale opportunities. These efforts send revenue to the Common School Fund, and proceeds are distributed to Oregon school districts twice a year. Real Property management also provides big local benefits—helping connect communities with land needed for housing, crucial services, and economic growth and development.

This area is not currently served by public transit. However, Cascades East Transit (CET) has plans to extend its existing Route 6 along Reed Market Road east to 27th Street. CET recently updated their  2040 Transit Master Plan  in 2020, and this concept plan process will include coordination with the agency to ensure future access to transit service.

Southeast Bend is set in the dramatic regional landscape setting between the coniferous forest and volcanoes of the high Cascades and the arid high desert of Central Oregon. The Three Sisters are regional landmarks and views of these and other volcanoes, including Mount Bachelor, on the western horizon are highly valued. Public lands—such as the Deschutes National Forest to the south—are intrinsic elements of the region’s character and active recreational access to these are a key part of Bend's, and southeast Bend’s, community.

Bend is characterized by an arid climate, with the southeastern portion of the city trending slightly colder than neighborhoods to the north and west. The Stevens Road Tract area’s natural vegetation consists primarily of juniper trees, ponderosa pines, and native grasses and small shrubs including sagebrush and bitterbrush. Wildlife—including foxes, deer, and birds—frequent the area. There are also several notable basalt rock outcrops and rock formations present on the site.

The following map shows the area's unique topography, which is characterized by a series of alternating small ridges and shallow basins from north to south, with one long narrow ridge in the area's center. The high points offer signature southeast Bend views of the Three Sisters, Pilot Butte, and other surrounding peaks, while the low basins offer a respite from the high desert winds.

The lowest point in this area is in the northeast corner, while the highest point is in the southwest. East of the Stevens Road Tract, an extremely steep, rocky outcrop separates the Stevens Road Tract from homes along the top of the ridge.

Click anywhere on the survey to get started. To open this survey in a new tab, click the pop-out icon in the top right corner of the survey form.

Guiding principles are value statements that will help the team and the community make decisions through the course of the project. For this project, we have drawn on the city’s existing plans, policies, and goals—including the  Bend Comprehensive Plan , Growth Management Chapter (Chapter 11); the  Bend Urban Form Background Report ; the  Bend Climate Action Plan ; and the  Bend Transportation System Plan —to establish a founding list of guiding principles that are grounded in the community's values and priorities. The Stevens Road Tract Concept Plan, subsequent planning amendments, and a Master Plan will be required to meet the specific requirements of House Bill 3318. Understanding the community’s values will help the project team shape the Stevens Road Tract Concept Plan to best meet the requirements of House Bill 3318 and values of the community.

The following list is a preliminary set of principles to help guide future project decisions:

• Provide walkable access to amenities and services
• Provide opportunities for affordable housing
• Create opportunities to travel by bicycle, on foot, and by public transit
• Create complete communities
• Thoughtfully plan residential neighborhoods and employment districts
• Provide a variety of housing choices
• Preserve and enhance the natural environment
• Encourage urban-scale mixed-use development
• Minimize the risk of wildfire and other natural hazards
• Encourage compact development to reduce vehicle trips
• Provide east/west connectivity in Bend
• Locate high-density housing in areas with good transportation access
• Create connections to nature and recreation opportunities

Click anywhere on the survey to get started. To open this survey in a new tab, click the pop-out icon in the top right corner of the survey form.

The following questions are optional. Your responses help us identify who we are hearing from, and who we need to do a better job of reaching out to.

Thank you for your time and participation! You have reached the end of the online open house.