Civic Issues
Topics getting the most attention in Bend public meetings, ranked by how frequently they are discussed.
15 issues in development
Tax Increment Assistance policy for housing affordability
Most roundtable participants backed exempting deed-restricted affordable housing from the fee, and several pushed to extend exemptions to middle housing up to 120% of Area Median Income. Climate advocates warned every exemption weakens the fee and worries about stranded gas assets hitting lower-income owners later.
Bend's eight-year housing need and safe harbors
Bend won't hit its middle housing goal (826 units) and likely won't hit its affordable housing goal (1,818) this biennium, as single-family applications have plateaued. Staff say the goals were always a stretch and are pushing on state funding, permitting efficiency, and helping smaller builders navigate review cycles.
Affordable housing progress at Summit area
Councilor Platt highlighted a Habitat for Humanity groundbreaking for affordable homes near an elementary school, prioritizing Bend-La Pine Schools staff.
Development Infrastructure Requirements
Final adoption of BMC Chapter 12.10 changes updates how the city charges developers for growth-related infrastructure.
Caldera Ranch growth boundary expansion
The council adopted the binding conceptual plan and UGB expansion for Caldera Ranch under SB 1537, despite neighbors raising wildfire, traffic and former mine-site safety concerns.
Hayden Homes Legacy Village financing request
The council advanced the 260-acre Legacy Village plan: at least 2,487 homes, nearly 24 acres of deed-restricted affordable housing, a 23-acre park, and commercial land. Councilor Franzosa's dissent centers on whether commercial actually gets built.
housing crisis / GIS technology
Bend is using GIS mapping to make smarter zoning and planning decisions as it grapples with a housing crisis. It’s behind-the-scenes tech that helps shape where homes get built—and that can affect housing costs over time. If you care about housing, this is worth watching.
Timber Yards master plan revision
The developer scaled back the master plan to match a weaker market — fewer hotels and commercial, phasing east to west, and swapping one street for a pedestrian corridor — to restart a project that has sat idle since 2023.
Bend Growth Plan Phase 1
The city is spending up to $2.9M total on a consultant team to update land needs, transportation planning and community visioning through 2030.
Southeast UGB expansion: plan map amendment and 66.46-acre annexation
Council finalized both the Comprehensive Plan Map change and the annexation of 66.46 acres in the Southeast UGB Expansion Area, opening that land to city services and development. Councilor Franzosa was the lone dissent on the annexation.
Copperwood Crossing annexation and plan map amendment
The council advanced annexation of 66.46 acres in the Southeast UGB expansion area, potentially adding roughly 813 housing units plus mixed employment and light industrial space. Debate centered on whether the city can stop developers from converting planned commercial land to housing under state law.
Restructuring the City's Equity Program
Councilor Franzosa publicly raised concerns about the equity director's resignation, Juneteenth funding, and community dialogue, while a resident called for an investigation into alleged toxic workplace conditions.
Site-specific TIF clawback provisions
BURA is crafting what developers pay if they back out of 25-year affordability commitments tied to tax increment financing, leaning toward 30% early and 20% later.
Petrosa affordable housing dispute (Bella Pines)
Petrosa neighbors say Pahlisch Homes promised their subdivision a grocery-anchored commercial village, and they're angry the city funded the Bella Pines affordable housing project on that commercial land without notifying them. Council invited them to the January 14 work session on neighborhood commercial priorities.
Housing Inequality Report
Bend has a wealth and housing gap: some residents are doing great, while others can barely afford to live there, according to new city reports. The data could shape what City Hall does next on housing policy.