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additional land in the community. At that time,there were 31 lots comprising 21 acres of vacant land inside the City limits in the Commercial Retail,Commercial General and Interchange Development Zones. The Comprehensive Plan noted that three adjacent parcels accounted for 7 41110 acres, leaving 14 acres of land in 28 parcels and that there was a lack of medium-sized vacant parcels available for commercial uses. The applicant proposes that 4.4 acres of the property be retained as commercial. At the time of the 2013 BLI,there were 114 lots comprising 106 acres of vacant land inside the City limits in the Low,Medium, and High Density Residential Zones. The projected population for the City in 2030 (at a growth rate of 1.7%)was 11,359 people,requiring an additional 1,281 dwellings. To meet that need,the Comprehensive Plan indicates the expected need of additional 320 acres of residential land to be annexed into the City. Since the time that analysis was conducted,the City has annexed 40 acres of residential land. Of the land annexed into the City since 2013, no land has been zoned High Density Residential. Staff has calculated information on current buildable lands as follows. There are currently 83 vacant lots totaling 99 acres within the City limits that are residentially zoned. Only two subdivisions have been platted in the past 10 years. The total number of lots in each and the current status is shown in the table below. Recent Subdivisions in Stayton Subdivision Name Year Platted No of Lots Existing Homes Vacant Lots Phillips Estates, Phase 2 2014 26 5 21 Wildlife Meadows 2017 44 42 4 The vacant lots in Phase 2 of the Phillips Estates subdivision may not be built on until the developer rectifies problems with the stormwater system in the subdivision. In addition,there is a possible third phase of the Phillips Estates subdivision,accounting for a potential of 10 lots,the Lambert Place subdivision with 51 lots,and the E Virginia St Terrace subdivision with four lots that have received preliminary plan approval from the Planning Commission but not yet been platted with Marion County. The Lambert Place subdivision is expected to be platted during the summer of 2020. Though there are 83 parcels totaling 99 acres in the City and residentially zoned, staff estimates that there are only 50 parcels totaling 57 acres of vacant property within the City limits that is residentially zoned and reasonably available for development. Lack of utility availability, ownership by a governmental entity,wetlands and floodplain issues constrain the ability of the remaining land to be available for development. Within the LD zone there are 34 lots reasonably available for development. In the MD zone there are 15 vacant lots. There is only one vacant lot in the High Density Residential Zone. With 4 acres, it has the potential capacity for 50 to 60 dwelling units. The City's growth rate from 2000 and 2019 has been at an average annual rate of about 0.8%, with a population change of 1,050 people. The Marion County Coordinated Growth projection for 2030 is 11,360,reflecting a 1.6%average annual growth rate for the next twenty years. At a 1.6% growth rate from the most recent certified population estimate of the City,there would be the need for 541 new dwellings units over the next 10 years. At an average of 5 units per acre for single family development,there would be the need for all of the existing vacant land in the City and 60 acres of land beyond the vacant land considered reasonably available for development to accommodate this number of homes. Ordinance No. 1045 (Land Use File#5-04/20) Page 3 of 7 Exhibit C,Findings of Fact