Recently, The Old Farm District was contacted by the Bend Planning Commission, who is interested in learning about the experience of Old Farm District residents as it relates to the city’s land use policies and asked us to reach out to our membership for input. In a recent survey, we asked you 3 questions and received 44 responses. The results are below:
“Question 1: What do you like about Bend’s land use policies?”
Not a whole lot at this time. I like the parks, but there are too many very large developments being built in SE Bend. There doesn’t appear to be any consideration for the immense amount of auto traffic that will be generated by these homes.
no comment
working within the UGB to make use of empty land within.
I cannot say. It is just too overwhelming. However,I can say hang in there parks and rec . Keep the open space coming!!
Preventing sprawl, protecting farmland/forestland, encouraging infill and better infrastructure inside the UGB.
It divides the town. Rich vs poor.
Pack in more people but put
Cheap on east side , wealth on West!!!
How about making rich and poor intermingled.
I appreciate the recent tree code.
‘+Higer cost homes, medium cost and lower cost homes all should be implemented in each housing development to have a better mixing of income to cultivate appreciation of all cultures, religious practices and economic situations.
None
Who said liked it?
The transparency and community engagement is appreciated. Generally speaking, I feel the planners do a commendable job reconciling the myriad needs and desires of city citizens and businesses.
seems quite reasonable but don’t know everything about it all.
I don’t have knowledge of bends land use policies.
Seems like new homes are replacing open land & trees.
I like that the city uses natural or native landscape.
Even though it’s sad to watch our open space disappear, I do like that we don’t have sprawl like many other communities.
Nothing – they are inadequate in addressing growth and costs!
I like the intent to ask for public comment. I’m not sure to what extent those comments are considered, though.
City infrastructure upgraded for in-fill residential and commercial.
Very little at this point!
I was pleased to learn that Bend land use policies include community input.
I can’t think of anything I like.
Very little, I’m afraid. There doesn’t seem to be a plan, just sprawl. Individual developments are approved with no thought to how they interact to affect traffic flow and quality of life.
I’ve reviewed the policies and there’s nothing in particular that I like or dislike. Seems like pretty standard stuff although I don’t really love the idea of denser housing in areas with single family homes
Not a lot right now
Protecting trees (sort of) and natural features like caves.
Nothing nothing nothing
I read some of what’s on the links provided, it was hard to understand, and I left each one a little confused about so many different types. So, I can’t really answer this question. One thing would be that the sites offer some information and mapping data that seems useful if you understand what it all means.
Citizen input
nothing
I’ve lived in Bend for almost 30 years. Most of that time I’ve spent in southeast Bend which is why the Old Farm district is very important and close to my heart. So far, I have had so many good things to say about living in Bend. Unfortunately, over the last five years I’ve actually thought about moving out of this town for the first time in my life. I’m sad to say that I am thoroughly disappointed with the planning of southeast Bend in particular. The development that is happening in SE Bend is unsurpassed by any other developing area in Bend. With thousands of new homes being built, I am so disappointed in the lack of livability that is happening in my part of town. What seems to be happening is an explosion of new homes, which I understand is necessary in our growing community with no balance in services and commercial development. I’m not talking about another gas station and convenience store. I’m talking about a Brookswood Plaza type of situation. including and not limited to grocery stores, markets, food truck lots, coffee, shops, and any other businesses that will help keep people out of their cars and off of Reed Market. The issue with Reed Market is so unbelievable to me. The fact that a train stops for 20 minutes during busiest part of the day is unreal and unsustainable . I know there are plans for an overpass to be built but that will only cause more congestion. I have seen traffic stopped from Reed market up by 15th all the way to the Old Mill by the Brookswood roundabout. That is unacceptable! The fact that people have to go down Reed market from Southeast to get to any kind of grocery store or restaurants is going to make the entire neighborhood unlivable.
BLAH. Looks like growth at all costs
Hate to be negative, but not much of anything
Don’t like them at all, way too many apartments being built on the east side. put some in land around NW Crossing. New apartments are going in on SE 15th street and between Purcell and Dean Swift Rd on Bear Creek Rd, not to forget between Ferguson and Knott Rd.
Attention to traffic flow, but a ways to go yet
Nothing. The developers have the city council and mayor wrapped up.
Growth is inevitable, and often unwanted. I realize there is a fine line, balancing residential vs. commercial, vs. open space..
I don’t know much about Bend’s land used policies.
I like the goals – focus on density, complete neighborhoods, and multiple modes of transport. Our policies and goals are incongruent in many instances.
I do like the use of roundabouts as well as the sculptures.
Not much to like.
Nothing. I feel the policies don’t prevent anything.
Nothing !!!
nothing
“Question 2: Do you have concerns about Bend’s growth, its land use policies or practices?”
Ugly multi story condominium and apartment building that block the views of the Cascades.
too much growth!
inadequate planning for traffic growth.
The daily living needs of the community seem to be entirely secondary to the demands of the builders. Just look at the arboreal devastation on SE 15th St. between Wilson and Reed Mkt. Rd.
Balancing the need for a variety of transportation options (car/bike/ped/transit) with the reality of living in Central Oregon where alternative options to cars isn’t practical all months of the year, and where we don’t have a strong/easily usable public transit system. Ensuring that all voices are heard in long range planning, Concerns re: master planned neighborhoods that end up not incorporating commercial because it doesn’t pencil, or new legislation allows housing to be placed in that zoned area. Our failure to get complete communities built just means more road miles, traffic and environmental impact.
Yes, it encourages millionaires to come and live in Bend. Just look at the realestate section every week. Most homes for sale are multimillion.
There is little respect for the land itself, its native wildlife, large acred plots are completely decimated of trees and we don’t have whole communities in certain parts of town. The land use here is taking away what once made Bend special with density everywhere, tree removal, building higher & higher blocking out once cherished mountain views. For example, I can’t understand why any bank or credit union needs a 4-5 story brand new building in the old mill? As a resident of SE you want us to rely on walking and bikes more but we have winter and I can’t easily walk to anything because you keep changing proposed commercial development for more whole communities to more high density housing. The constant changing and swapping of zoning and blindsiding of home owners is also not appreciated. I understand there is another affordable housing side to this, so why do we continue to prioritize expensive highly dense housing buildings for the affluent? As I understand Jackstraw has 2 of 300+ units set at affordable housing rates. TWO!!?
Too many parks with the plan of having a park in each neighborhood as it requires a large budget. Better to give to schools.
None
Way too much growth without thought. Water….water…water.
I am pro-growth, so my main concern is that regulations and entrenched interests will suppress further growth over time, which could potentially lead to the stagnation many of us know from our prior states and cities of residence. Those of us who migrated to Bend did so in part because prior hometowns were mismanaged to grossly favor incumbents. In my opinion, we should be welcoming growth.
yes, we are concerned about how fast it’s growing. we do not go downtown any more and probably buy most everything, other than groceries, online. nor do we go out to eat much.
Yes. To much emphasis on housing and not enough emphasis on the infrastructure to support the additional influx of people, vehicles, etc. No emphasis on mixed use areas(restaurants, small businesses, gathering areas) etc.
Fast increased growth can be stressful to humans & wildlife.
I have so many concerns it will be difficult to list. Underbuilding roadways, road diets, bike lanes and removal or lack of turn lanes makes commuting incredibly inefficient. Going east/west across town is painful. Every large road is two lanes or less – 27th is a prime example. Where they could expand for future traffic and the thousands of houses planned for SE Bend, they put in a bike lane and shoulder where no 3rd or 4th lane would fit. There are no center turn lanes. The developers east/west like Murphy have been allowed to build homes right up to the road, which will block any ability to grow with traffic increases. There is way too much emphasis on biking. Biking is not safe. The rest of us are paying the price for the few who bike. Greenwood was supposed to be temporary. It has proven to be less safe, increasing accidents and traffic. The planning commission is on their own agenda it seems and refuses to hear the voice of the community who do not believe we need such extreme measures to accommodate the few who bike. This is the biggest problem of all. The planning commission, the city manager, city council are not listening to the people. I wonder why I’m even answering this survey, as it’s just a waste of time.
Yes. Is our tree ordinance really only applicable to properties over an acre? Who is building anything on large properties except for commercial entities like the library? It’s horrifying to see so much of our wooded space be completely clear cut for new developments. Also, I’m really concerned that a developer like Pahlisch can promise that a certain section of the development will be commercial and then get it rezoned as residential. For example, the property along Knott Rd across from Caldera High. Bike lanes and roundabouts aren’t enough, we need closer access to some retail and office space. I’m in SE Bend in the middle of the whole current mess.
Yes – They are inadequate and create unnecessary congestion and costs in the urban areas, Unlike the Willamette Valley and other areas, central Oregon has almost unlimited space for development and expansion. It is unreasonable to force high density on everybody using failed planning models. Your planning model is the problem – it drives up home costs, cost of living and congestion, unless that is its purpose! You are imposing a model/plan that doesn’t work, except for the wealthy and those who like bicycles and apartment life. You have created the problems for which you now search for solutions.
First, in the question above — its, not it’s.
My primary concern is that growth is happening without enough consideration of populations currently on the land, including plants and animals. Huge swaths are being bulldozed and habitat is being lost. Development is happening without transportation infrastructure (i.e., access roads and public transit) keeping pace. Traffic is becoming worse and worse.
Bend planners need to be very transparent with local residents. Create Adequate staffing for planning department and permitting.
Many concerns! Bend is growing far too fast! The roads are jammed at all times of the day, especially mid-afternoon to evening! Response times to emergency calls are taking long and longer. The hospital has outgrown its ability to service everyone in the city. We definitely need another hospital! Instead of widening roads, the city has opted to put in more bike lanes, which I NEVER see anyone use, especially when cold weather hits. Houses (or apartments) are being built on every inch of available land, further adding to the congestion and over-population of Bend.
I want to trust the powers that be in Bend for determining land use. But I also bemoan the fact that Bend is growing so quickly, being among the fastest growing in the country. Is there any way to slow this down?
I live on the east side. I see old trees being razed, the land being flattened without regard to wildlife or aesthetics. Development without concern for traffic or safety. It is sad that my side of town is being developed and destroyed while development seems to be done more carefully.
I am concerned that things like “affordable housing†has become a monster. Encroaching into rural area and displacing commercial development zones, when the result is housing that laughs in the face of “affordableâ€. We are inconvenienced in the name of something that doesn’t live up to the original intent of the law.
I think new apartment developments are too large and very ugly. A blight on the landscape frankly. Also, although I support intelligent growth, I don’t think Bend is doing a good job of maintaining the character while building the needed infrastructure to support the growth. In particular, I like the idea of making Bend more bicycle and walking friendly, the concept that this will help with traffic is totally idiotic. 98% of residents will still drive to work/shopping/etc…I think a more robust public transit system, especially from the neighborhoods to downtown or old mill areas would be very much welcome.
Yes- too much growth without existing infrastructure, destruction of wildlife habitat, no effective tree ordinance, lack of distribution of lawmakers living in areas of town with high growth. Infrastructure always plays catch-up rather than putting a moratorium on building until infrastructure is in place. Water issues
Absolutely!! Too many apartments and too small of lots! Save trees. Plant our natural trees. Save Bend’s character. Build north where it is flat.
Cramming too many people into a tight neighborhoods is trouble waiting to happen.
Are you kidding?
Yes. Lots all around us seem to be converted to multi-everything type of use and streets are getting a little tight to navigate.
Yes- I’m an advocate for dark skies, where tax exemptions go (too much to developers), and spread out too much without the infrastructure (roads).
yes – infrastructure does not support growth (e.g. 27th should have been made 2 lanes both ways before all the new development occurred; similar for Reed Market).
There is a severe lack of safe, separate, bike and walking paths to get around town.
Safe transportation options are heavily skewed to the wealthy westside – the city does all it can to reinforce, and make worse, wealth inequalities in the city instead of working to make things better for all.
The amount of open space maintained is disturbing – more is needed
It’s almost 2026, why are grass lawns still allowed on new builds? Look around at the climate we live in and worldwide trends.
Yes!!! It seems that the macro home builders who seem to be the only ones benefiting from their unsustainable building concepts , now have another loophole designed by our planning department…?
It seems that if they provide a little sliver of ‘affordable housing’ they can bypass the requirement to use part of the land they are developing into commercial zoned property. This only hurts the neighborhoods. It does not enhance them. It simply puts more people in the area, more cars and more traffic. If all of those homeowners have to get in their car, drive down Reed Market or 27th to get a stick of butter, this will ll be a disaster.
We need resources!!!!
Too many houses and damn little capacity improvements for traffic
Infill has gone too far, growth in the future is a given so why not build the infrastructure (especially roads) first. BTW, along this point, why is all the money being spent on 27th street but is still going to be one lane from Bear Creek to Hwy 97. It will soon be like Reed Market which should have been two lanes when last upgraded.
Yes, Bend is becoming overdeveloped. temperatures are increasing and Bend is becoming a heat island. Developers have City councillors in their back pockets. And stop listening to Dave Welton, he is constantly preaching more development and neighborhood stores. Not everyone can afford the prices at mom and pop neighborhood stores. Also a very small number of people ride bikes and the amount of money spent on bike lanes is ridiculous. Make it easier for the single mom with three kids, the elderly, the disabled to drive to appointments, groceries stores. Fix the gridlock!!!
Need alternatives to autos, such as bikes and buses.
Growth without infrastructure expansion in place creates traffic issues. We actually have gridlock on several major roads in southeast Bend.
I urge the restriction on strip centers and gas stations.. i am also concerned about the road system being able to handle this growth.. often there is no room to expand the roads and the resulting traffic and back logged traffic will be shocking in the years to come
For sure. How these are managed will affect our quality of life.
I don’t think our policies outlined with our goals. Our style of zoning and transportation results in compact suburban development as opposed to complete communities that mix urban streets within the suburban landscape.
With all the high density housing going in, does not seem infrastructure really ready for the traffic it creates. Things getting backed up, even in the few short years we have been here
Changing the aesthetics of existing neighborhoods only makes Bend look generic. Mixing apartments and tall buildings everywhere (except we know this won’t happen in wealthier neighborhoods) takes away charm of the old neighborhoods. Leveling the old pines and letting developers simply pay a fine or plant deciduous trees is changing the vibe of Bend. Spread out, leave some green space, and leave established neighborhoods (like it says in the municipal code, which seems to be lip service).
The city is far too bike oriented. Not everyone moves here to bike; a huge percentage of us rely on vehicles (disabled, elderly, and those who aren’t interested in bicycles). Vehicle accommodation should be at least considered at commercial intersections rather than right right-hand turns to accommodate bike lanes. Poor planning.
Yes. I feel projects are always approved and the precious lad we have left is being used for ugly, giant housing projects that claim are affordable and are not. It’s a waste of money and space and people are profiting off of shear greed. It’s disgusting
Growth is killing Bend.
The city council wants Bend to grow in their vision, which it will not. Growth is made up by high net worth people and homeless. The city taxes the former to support the later. Thus leaving out the middle class. Seems like Lenin fast forward or so.
“Question 3: Do you have ideas you would like to see implemented?”
Implement a growth plan.
more restrictions on development
Stop treating bicycles and cars as a zero sum game. Improving traffic flow for cars does not mean less for bicycle use and vice versa. What I see is that road changes lead to flow restrictions (not talking speed here) on how well traffic flows on our streets. Keep in mind that whether one views traffic as good or bad, the economy depends on vehicles. Working to improve how smoothly traffic flows will help deal with current and future issues with increasing density within Bend. Case in point is working to install nice walk/bike paths on 27th, without dealing with flow restrictions inherent in current road congestion between Reed Market and Bear Creek. Any car attempting left turns completely blocks traffic, particularly at morning and evening heavy flow times.
South East is developing rapidly but without any significant restaurant or commercial community. Why can’t we have a commercial development like they do at Northwest Crossing???
Thoughtful UGB expansion, more focus on complete communities in the eastside (that actually happen), quick action on the BCD – get that area redeveloped and robust.
A town where all can live!!!
Right now a teacher with a masters degree teaching precious children can’t live here anymore.
As a senios may be forced to move because of high property taxes, and all kinds of fees ect. Maybe wealthy people can afford it but seniors on fixed incomes and social security cannot.
Stop catering to the rich. Make Bend AFFORDABLE FOR EVERYONE.
Honestly, I appreciate the opportunity to participate in this survey but it feels defeating to be a member of this community and voice any opinion regarding land use because at the end of the day I don’t feel like the community is actually ever heard on any of these issues. The tree code was a nice start. Stop prioritizing luxury housing for the rich (or allowing 4-5 story bank buildings for that matter) and come up with real housing solutions for our valued service & hospitality workers. Whether it’s true or not, the optics are that it’s really all about the developers’ deep pockets. I also feel that Visit Bend served its purpose in the economic downturn of 2008/2009 and external advertising no longer needs to be funded. Thank you for your time.
Quit enabling those that are addicted and being homeless without holding them to be responsible for their littering and cluttering. Saw firsthand in Argentina how the homeless formed their own cleanup crew, school and medical staff after their govt took over all bank accounts. If one is addicted and will not change their life pattern, then they need to be forced into a facility with work requirements for their safety.
Turn lanes to keep traffic moving. Too many times I have seen people driving up onto the SIDEWALK to get around cars that are waiting to turn left on our two lane main roads. We need turn lanes so that drivers and pedestrians can travel safely throughout our city. (27th, Ferguson, and 15th)
Slow down growth and work on traffic problems.
The south-east quadrant of Bend needs more retail and commercial development. To the degree that I agree with city land use planning as a general matter, I’d like to see it used to encourage retail and commercial growth in our region.
yes, keep lots of open space open.
We must stop planting grass in The areas between neighborhoods and streets and any other area that said grass will not be utilized. These grassy areas require a huge amount of water and have a massive carbon footprint due to the mowing and maintenance required to maintain these areas. This is a desert…
No sure
Put large projects to a vote and listen to the people who pay taxes here. No road diets, no new bike lanes, add turn lanes, get us moving faster and safer in our cars.
Do something to get commercial entities become willing to invest in new neighborhoods. Tax breaks? Also, tweak the tree ordinance so that new neighborhoods will have to maintain at least some existing trees, especially ponderosas.
Yes – Build/expand more roads/bridges to reduce traffic jams which are increasing dramatically. That would address the needs of 95% of the residents who commute to work/school and go to doctors, stores, etc. by car – not bicycle. For the 5% or less who ride bikes, there are more than enough trails available. For every bike lane you add, add at least one more lane for cars, rather than taking away a lane!
27th St. or an adjacent roadway should be a north-south freeway and/or made bigger, not smaller!
Reed Mkt. Rd. and Murphy Rd. should both be East-West freeways and/or made bigger, not smaller!
Allow more expansion (e.g., east side) for homes and subdivisions to reduce housing costs and accommodate growth. High density is not the solution unless one likes to force people into a box that few like or want. High taxes, fees and regulations do not help reduce home costs/expenses!
Spend less on parks/rec, which are not essential, and focus on infrastructure (roads, utilities, etc.), which is essential.
More transparent ecological consideration and transportation planning ahead of need.
Keep upgrading (not new development) infrastructure for infilling. I.e. central district. Wider distribution of zoning/planning communication to local residents.
Stop (or at least slow down) the building/growth! Put more of our resources into caring for the people who already live here … another hospital, wider roadways, etc.
In addition to new developments, I would love to see efforts made to improve and/or upgrade older business areas. Not by tearing down historic buildings to make room for Starbucks; but by investing in improvements to dated strip malls to align them with the current look and feel of Bend.
Before new development is approved, we need a new hospital, and enough roads so that people could escape easily in case of fire.
Right now, we are looking at gridlock in case of fire, and many deaths.
I would also like to see new development show concern for topography, trees and traffic and include real open space. So many new homes were supposed to come with promises of community centers like grocery stores, but these ideas have been cancelled.
It is very sad to see what beautiful Bend has become. I thought Bend was a beacon of beauty and nature; now it looks like one big cookie cutter mall.
Hold developers to their master plans, especially about commercial and open space.
see above comment
Tree ordinance that is effective, dark sky initiative, wildlife corridors established. One city in Arizona requires developers prove there is enough water for 100 years before being allowed to build. Solar panels on all new construction where there is a solar window. Million dollar homes were built in a development next to me on the former Orion Greens property, almost every tree was removed and not a single solar installation. Why? It has long been known that developers control Bend, not the people. The staff go through the motions of public input but it is not listened to. Why weren’t the improvements made to 27th st when the sewer line was installed rather than disrupt traffic and business twice.
Save our mature pine trees!! Plant native plants and trees. Subdivision lots must be larger. As a 50 year resident I appreciate the planning and discussion going into growth. But I’m afraid the charm of Bend is being lost. Most people will not be riding their bike most of the year. The future planning of homes needs to include the future planning of a lot more roads and parking. There’s nothing wrong with parking structures.
Consider the many retirees who need to drive their car.
Stop building. And lot of folks do not ride bikes
I would like to see more local investment opportunities to purchase land with its own set of guidelines on what that land will be used for that will benefit local investors and the people around the land. Also, more availability for smaller convenience shops within communities that we can walk or bike to easily.
See above; all new development should be dark skies, especially the east side. We need round a puts on both sides of Ferguson asap! It’s ridiculous with the increase of traffic on 15 & 27; far more needed than Reed Mkt/15 roundabout expansion.
1) It’s almost 2026, why are grass lawns still allowed on new builds? Look around at the climate we live in and worldwide trends.
2) Safe transportation options are heavily skewed to the wealthy westside – the city does all it can to reinforce, and make worse, wealth inequalities in the city instead of working to make things better for all.
3) infrastructure does not support growth (e.g. 27th should have been made 2 lanes both ways before all the new development occurred; similar for Reed Market).
5) There is a severe lack of safe, separate, bike and walking paths to get around town.
We need micro communities. SW has Brookswood Plaza. NW has NW Crossing and the Grove. NE has Whole Foods and food truck lots.
SE has NOTHING.
We have two gas stations within 1/4 mile of each other and a coffee stand., a taco shop and a several million dollar library that not one person from anywhere in Bend will dare to drive to if they have to drive there via Reed Market!!!
Developers responsible for damaging city roads with construction equipment beyond project limits. Additional river crossing. Extend Wilson to Purcell now with the contruction at 15th and Wilson.
Push out the UGB to allow for adequate growth (including the west side), drop “affordable housingâ€, and go back to requiring adequate on-site parking instead of pushing parking onto the streets.
More roads like Greenwood with 4 lanes and a turn lane to move traffic quickly. Put Greenwood between 2nd Str and Bond back to 4 lanes. Scrap the Hawthorne bridge. Stop designing intersections like Wilson and 3rd Str that cater to bicyclists. The City Councillors need to to get their heads out of the sand!
Need better stoplights so never have to wait when there is no cross traffic
Make Wilson Avenue two lanes each way. Return Greenwood Avenue to two lanes. Build a bridge over the railroad track on Reed Market Road.
keep the speed limits low and enforced.. as the growth spreads out folks are going to be rushing from farther out and going faster to get there..
Yes, housing density in southeast without sufficient commercial and or transportation considerations. Bicycle and E bike management on sidewalks and mixed-use trails, danger is growing. Street and intersection design and upgrade priorities and things I see being done without any prior knowledge.
Easy neighborhood commercial. Don’t zone postage stamp commercial for strip malls, more shopping streets! Lower speeds and narrower streets to support more urban development.
High density housing projects- such as current project on Wilson/15th should include commercial/community areas, so folks don’t have to get in thier car and travel. Reed market, 15th roads are so congested, residents can’t easily get in/out of side roads that are connected.
Keep tall pines and some green space by building out. If this has to be done at the state level, this should be initiated. When you have an area like this that has had (and will continue to have) population explosion, it seems the city has short-sighted reactions rather than long-term strategy.
Two-lane roundabouts off of one-lane roads, for instance. Make easier parallel street accommodations to alleviate stress on high-traffic roundabout streets.
Stop approving building plans. Limit the amount of houses people can own/rent out to others and then we won’t have this problem. Greed is taking over Bend and it’s atrocious.
Slow the Growth.
City Councilors Elected by Ward. Ban the completed street. No bonds or school tax for seniors. Moratorium on apartment buildings.