1989-33096-Resolution No. 89-097 Recorded 12/13/1989(jr 9 0394
89 -33096
BEFORE THE BOARD OF COUNTY COMMISSIONERS OF DESCHUTES COUNTY, OREGON
A Resolution Approving the
South Airport Industrial Area *
Redmond Urban Renewal Plan.
RESOLUTION NO. 89 -097
WHEREAS; the City of Redmond has prepared an urban renewal
plan for redevelopment along and adjacent to Highway 97 and the
Burlington Northern Railway, known as the South Airport Indus-
trial Area Urban Renewal Plan ( "Urban Renewal Plan "); and
WHEREAS, the municipal boundary of the City of Redmond does
not include portions of the land located within the Urban Growth
Boundary which are part of the South Airport Industrial Urban
Renewal Area (legal description attached as Exhibit "D "); and
WHEREAS, the area outside the city's boundaries, but within
the Urban Renewal Area is located in Deschutes County; and
WHEREAS, the County therefore finds as follows:
1. That it is in the County's interest to facilitate
economic development within the City of Redmond in
accordance with the City's acknowledged comprehensive
plan.
2. That the City has found that its urban Renewal Plan is
in conformance with the City's acknowledged comprehen-
sive plan and all applicable statutory requirements.
3. That the City's adoption of the Urban Renewal Plan will
be by ordinance which includes Exhibit "A" (the Urban
Renewal Plan), Exhibit "B" (the report on the Urban
Renewal Plan), and Exhibit "C" (the Engineer's Report
for the South Redmond /Airport Urban Renewal District
and supporting letter of Stanley Stevenson, Redmond
Director of Public Works, dated November 7, 1989),
attached hereto and by this reference incorporated
herein.
4. That pursuant to ORS 457.105, when any portion of an
urban renewal area of a proposed urban renewal plan
extends beyond the boundaries of one municipality into
any other municipality, the governing body of the other
municipality may approve the plan and may do so by
resolution rather than by ordinance; now, therefore,
1 - RESOLUTION NO. 89 -097
099 - 0395
BE IT RESOLVED BY THE BOARD OF COUNTY COMMISSIONERS OF
DESCHUTES COUNTY, OREGON, as follows:
Section 1. The Board approves the South Airport Industrial
Area Redmond Urban Renewal Plan, pursuant to ORS 457.105.
DATED this ,Vh day of --/JeL,14-64_,), 1989.
A TES':
Recording Secret
rY
2 - RESOLUTION NO. 89 -097
BOARD OF COUNTY COMMISSIONERS
OF DSSCHU/TTES COUNTY REGON
/ LOIS B OW PRANTE, Chair
TOM 'T._' OOP Commissioner
MAUDLIlff,' Commissioner
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EXHIBIT A
099 0396
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1 Urban Renewal Plan
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South Airport Industrial Area
CITY OF REDMOND
Redmond, Oregon
Plan Adoption Date
November 28, 1989
O J9 „ 0397
Urban Renewal Plan
South Airport Industrial Area
City of Redmond
Redmond, Oregon
November, 1989
Spencer & Kupper
0939 0398
City of Redmond
Urban Renewal Plan
South Airport Industrial Area
ACKNOWLEDGEMENTS
This Urban Renewal Plan, and accompanying Report was prepared under the direction of
the City of Redmond City Council, acting as the City of Redmond Urban Renewal Agency,
with the co- operation and assistance of the Redmond Planning Commission, and City of
Redmond staff.
Redmond Citv Council Redmond Planning Commission
Jim Pierce
Randy Povey
Bob Riggs, Mayor
Jane Schroeder
Todd Sheets
Jerry Thackery
Kathy Williams
City of Redmond Staff
Art Johnson, City Manager
Bob Quitmeier, Community
Development Director
Dave Reeves, Finance Director
Ed Fitch, City Attorney
Jan Anderson
Sam Burns
Leo Demers
John Halstead
Cyndy Leighton
Consultants to the City
John Spencer and Charles Kupper
Spencer & Kupper
Portland, Oregon
099 "" 0399
City of Redmond
Urban Renewal Plan
South Airport Industrial Area
Table of Contents
Part One - Text
Section Page
Introduction 1
A - Definitions 2
B - Renewal Project Boundary 3
C - Outline of Development 4
D - Relationship to Local Goals and Objectives 4
E - Land Use Plan 6
F - Project Activities 7
G - Property Disposition and Redeveloper Obligations 10
H - Relocation 11
I - Amendments 12
J - Owner Participation 12
K - Financing Methods 13
L - Duration of Plan 13
Part Two - Exhibits
Exhibit 1 - Urban Renewal Plan Boundary
Exhibit 2 - Existing Land Use and Zoning
Exhibit 3 - Proposed Project Improvements
Appendix A - Legal Description of Project Area
Appendix B - Conformity with Acknowledged Comprehensive Plan
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(J99 0400
INTRODUCTION
The Redmond Urban Renewal Plan consists of Part One - Text and Part Two -
Exhibits. This Urban Renewal Plan has been prepared by Spencer & Kupper,
consultants to the City of Redmond. The Redmond City Council acts as the Urban
Renewal Agency of the City of Redmond, Oregon.
This Plan has been prepared pursuant to Oregon Revised Statute (ORS) Chapter
457, the Oregon Constitution, and all applicable laws and ordinances of the State
of Oregon and City of Redmond respectively. All such applicable laws and ordin-
ances are made a part of this Plan, whether expressly referred to in the text or not.
The Urban Renewal Area is a single geographic area with a single contiguous
boundary in which a variety of activities and projects are contemplated to eliminate
blight and the causes of blight and intended to create an environment in which the
private sector may develop uses compatible with the purposes of this plan.
This Urban Renewal Plan for the Redmond Urban Renewal Area was originally
approved by the City Council of the City of Redmond on November 28, 1989 by
Ordinance No. 89 -16. The Urban Renewal Plan also was adopted by the Deschutes
County Commission by Resolution 89 -097.
1 Urban Renewal Plan
U99 - 0401
REDMOND URBAN RENEWAL PLAN
PART ONE - TEXT
A. DEFINITIONS
The following definitions will govern the construction of this Plan unless the context
otherwise requires:
"Area" means the area included within the boundaries of the Redmond Urban
Renewal Area.
"Blight" means the presence in an area of deterioration, faulty planning, inadequate
or improper facilities, deleterious land use or the existence of unsafe structures, or
any combination of these factors, which are detrimental to the safety, health, or
welfare of the community.
"City" means the City of Redmond, Oregon.
"City Council" means the City Council of the City of Redmond, Oregon.
"Comprehensive Plan" means the City's Comprehensive Land Use Plan and its
implementing Ordinances, policies and development standards.
"County" means the County of Deschutes, State of Oregon.
"Displaced" person or business means any person or business who is required to
relocate as a result of action by the Urban Renewal Agency to vacate a property
for public use or purpose. The methods to be used for the temporary or perm-
anent relocation of such persons living in, and businesses situated in the Redmond
Urban Renewal Area shall be in accordance with State Law as specifically set forth
in ORS 281.045 to 281.105.
"Disposition and Development Agreement" means an agreement between the Urban
Renewal Agency and a private developer which sets forth the terms and conditions
which will govern the disposition of land to a private developer.
"Exhibit" means an attachment, either narrative or map, to the Urban Renewal Plan
2 Urban Renewal Plan
[J99 • 0402
for the Redmond Urban Renewal Area, Part Two - Exhibits.
"Objective" means any goal, general or specific, or objective described in Section 400
of this Plan.
"ORS" means Oregon Revised Statute (State Law) and specifically Chapter 457
thereof.
"Plan" means the Urban Renewal Plan for the Redmond Urban Renewal Area,
Parts One and Two.
"Planning Commission" means the Planning Commission of the City of Redmond,
Oregon.
"Redeveloper" means any individual or group acquiring property from the Urban
Renewal Agency or receiving financial assistance for the physical improvement of
privately or publicly held structures and land.
"State" means the State of Oregon.
"Text" means the Urban Renewal Plan for the Redmond Urban Renewal Area,
Part One - Text.
"Urban Renewal Agency" means the Urban Renewal Agency of the City of Red-
mond, Oregon.
"Urban Renewal Area" or "Renewal Area" means the geographic area for which this
Urban Renewal Plan has been approved. Such Urban Renewal Area is described
in Attachment A of this Plan and the boundaries delineated on the Urban Renewal
Area Boundary Map - Exhibit 1 of this Plan.
B. URBAN RENEWAL BOUNDARY
The boundary of the renewal project area is shown in Exhibit 1, attached to this
plan. A legal description of the project boundary is attached as Attachment A of
this plan.
3 Urban Renewal Plan
099 0403
C. OUTLINE OF DEVELOPMENT
The renewal project area consists largely of vacant, unserviced commercial and light
industrial land. Activities in this urban renewal plan will provide water, sanitary
sewer, street, and related improvements to allow development in the project area.
No property acquisition, rehabilitation, or relocation is anticipated in this plan.
Development in the project area will be controlled by current Redmond and
Deschutes County Zoning and Land Use regulations, and any applicable provisions
of this renewal plan.
Provision of services to the area is expected to result in development of a highway -
related commercial center in early stages of the project. This multi -use development
will occupy approximately 24 acres north of the planned Yew Avenue extension
between Highway 97 and the Burlington Northern Railroad (BNRR). The site is
located in the C -1 Zone. The uses proposed for the development are permitted in
this zone.
The provision of utility services, and construction of a new Highway 97 interchange
is expected to open the area up for further development, and result in additional
development of light and heavy industrial uses within the project area.
D. RELATIONSHIP TO LOCAL GOALS AND OBJECTIVES
1. Conformity With Comprehensive Plan
The goals, objectives, and activities to be undertaken in this renewal plan are in
conformity with the acknowledged Comprehensive Plan and Zoning Ordinance of
the City of Redmond and the Redmond Urban Area. By providing needed public
services, encouraging private investment, and new commercial development and
employment in the industrial area near Redmond Airport, the renewal plan will
further a number of policies noted in the Industrial Lands element of Redmond's
Comprehensive Plan. Key policies are:
4. Industrial areas shall be provided for new industry in an area planned for industrial
development. Continuing effort shall be made to upgrade the appearance of existing
industrial areas.
4 Urban Renewal Plan
099 b 0404
5. The Redmond Airport Master Plan is adopted by reference as a part of this plan
and shall act as the guiding land use plan for the area covered by the plan except
to the extent that it may be inconsistent with these policies.
6. The community shall continue to further develop its policy of attracting new industry
in order to diversify its industrial base.
7. The city shall provide necessary public facilities and services to planned industrial
areas in accordance with the policies established in this plan.
11. Public cooperation in the improvement and development of private industrial lands
may be encouraged through applicable bonding procedures and development assis-
tance plans.
Source: City of Redmond Comprehensive Plan, "Economy', October, 1979
The renewal project furthers additional Comprehensive Plan policies relating to
Urbanization, Commercial development, Transportation, and Public Facilities plann-
ing. Renewal plan conformity with these policies is outlined in Attachment B of
this renewal plan.
2. Renewal Project Objectives
The renewal plan is intended to meet the following objectives established by the City
of Redmond during the planning process:
Eliminate blighting conditions in the project area, including inadequate streets
and traffic circulation patterns, inadequate water and sewer service, and under-
utilized and unproductive land.
• Make public improvements necessary to encourage new private investment in the
project area.
• Ease Redmond's tax burden by adding new taxable values in the project area.
• Encourage development of the project area as a new commercial and employ-
ment base for the City of Redmond.
5 Urban Renewal Plan
099 • 0405
Realize the economic and employment benefits of servicing the increasing truck
and tourism traffic along Highway 97.
• Realize the economic and employment benefits of developing light industrial uses
which have close proximity to highway and airport facilities.
E. LAND USE PLAN AND REVIEW
1. Land Use Plan
The Land Use Plan consists of the Land Use and Zoning Map (Exhibit 2) and the
descriptive material and regulatory provisions contained in this Section (both those
directly stated and those included by reference). This Plan shall be in accordance
with the approved Redmond Urban Area Comprehensive Plan and Zoning, adopted
for the Redmond Urban Area by the City of Redmond and Deschutes County, and
with its implementing ordinances and policies.
The use and development of land in the Renewal Area shall be in accordance with
the regulations prescribed in the Urban Area Comprehensive Plan, Zoning Ordin-
ance, Subdivision Ordinance, City Charter, or any other applicable local, county,
state or federal laws regulating the use of property in the Urban Renewal Area.
Exhibit 2, the "Land Use and Zoning Map" describes the locations of the principal
land use and zoning classifications which are applicable to the Renewal Area.
Comprehensive Plan designations and Zoning Districts are the same in the Redmond
Urban Area Comprehensive Plan.
The Comprehensive Plan and Zoning which apply to the Renewal Area are:
General Residential R -4: The purpose of this district /zone is to allow for flexibility
in the type of residential uses permitted. Single family housing on 6000 square feet
lots, mobile homes and mobile home parks are permitted.
Strip- Service Commercial C -1: The purpose of this district /zone is to create and
preserve areas suitable for commercial uses and services primarily oriented to
automobile traffic.
6 Urban Renewal Plan
099 - 0406
Light Industrial M -1: The purpose of this district /zone is to provide for uses such
as light manufacturing, research, transportation facilities and similar activities which
have a limited impact on surrounding properties and are compatible with clean and
non - polluting industries. Office space and limited commercial activity which support
light industrial uses are also permitted.
Heavy Industrial M -2: The purpose of this district /zone is to provide for uses which
have a pronounced impact on the urban environment due to noise, smoke, air and
other emissions, or because of traffic and other operating characteristics associated
with these uses. Uses permitted in the M -1 zone are also permitted in the Heavy
Industrial designation.
Airport Control AC: This district /zone is an "overlay" for Roberts Field. The
underlying zone is M -1. The purpose of the AC overlay is to establish building
height restrictions near the airport.
2. Plan Review
The Urban Renewal Agency shall be notified of any Comprehensive Plan /Zoning
amendment application, building permit, conditional use or other development
permits requested within the Area. Redevelopers, as defined in this Plan, shall
comply with the Redevelopers Obligations, Section G of this Plan.
F. PROJECT ACTIVITIES
In order to achieve the objectives of this Plan, the following activities will be under-
taken on behalf of the City by the Urban Renewal Agency, in accordance with
applicable federal, state, county, and city laws, policies, and procedures.
1. Water Distribution and Storage Improvements
Intent. The project area currently lacks water service. There can be no develop-
ment in the area until water service sufficient to allow the anticipated commercial,
heavy, and light industrial uses is provided. It is the intent of this plan to provide
7 Urban Renewal Plan
099 4* 0407
sufficient water service to allow development of light and heavy industrial and
commercial uses within the project area. In addition, water storage capacity in the
area does not address the City's long term objective stated in the 1979 Water System
Master Plan. It is the intent of this plan to provide water storage capacity in the
area sufficient to meet the area's domestic and fire flow requirements.
The anticipated water distribution and storage improvements are:
a. Extend water service to the project area.
The nearest water main of sufficient size and capacity to service the District ends
at the intersection of Odem -Medo Way and Highway 97. Renewal funds will be
used to extend this water line to the project area, and install fire hydrants in order
to accommodate anticipated development in the area.
b. Construct reservoir to provide water storage capacity for the project area.
In order to service the expected development within the project area, it will be
necessary to provide the area with sufficient water to meet domestic and fire flow
requirements. The best engineering solution to meet this need is to construct a
water reservoir in the project area of sufficient capacity to service both domestic and
fire flow requirements.
2. Sanitary Sewer Improvements
Intent The area presently lacks sanitary sewer service. It is the intent of this plan
to provide a new sanitary sewer system to accommodate the uses anticipated in the
project area.
The anticipated sanitary sewer improvements are:
a. Construct a new sanitary sewer system and pumping station.
It is anticipated that full development of the project area will generate average
sanitary sewer flows of 160,000 gallons per day. The project area does not have the
sanitary sewer service to accommodate these flows. Based upon the estimated flow
requirements for the project area, renewal funds will be used to construct a new
sanitary sewer system and pump station to service development in the project area.
8 Urban Renewal Plan
099 0408
3. 1Yaffic and Circulation Improvements
Intent. It is expected that development of the proposed highway related commercial
project will generate a large volume of truck traffic on the site. There is at present
no service road system to accommodate highway truck traffic loadings. The intent
of traffic and circulation improvements is to relieve truck traffic on surrounding
streets by constructing an interior service road.
The anticipated traffic and circulation improvements are:
a. Construct Frontage Road
Urban renewal funds will be utilized to construct a frontage road generally extending
from Yew Avenue north along the Burlington Northern Railroad right of way. This
improvement will be constructed to City standards, and will be designed to service
highway truck traffic loadings.
4. Administration and Planning
Intent. It is the intent of this Plan to provide for the effective administration of the
Plan, and to plan for the various activities contained in the Plan.
Expected Activities. The Urban Renewal Agency with funds available to it may
participate in the planning and design of public facilities, transportation improve-
ments, measures to ensure a high degree of design quality for public and private
developments, activities related to the preparation of this Plan, and the general
administration of this Plan.
The anticipated administration and planning activities are:
a. Prepare an urban renewal plan, miscellaneous land use and public facility studies
as needed during the length of the urban renewal plan.
b. Urban renewal plan administration.
9 Urban Renewal Plan
099 0409
5. Property Acquisition
Intent. At the time of this Plan's adoption. it is anticipated that no acauisition of real
property will be necessary to carry out the obiectives of this plan.
Land acquisition however, is made a part of this plan, if necessary to carry out the
plan objectives.
a. Land Acquisition Requiring Urban Renewal Plan Amendment
Assembling land for development by private parties shall be undertaken only follow-
ing a formal amendment of this plan.
b. Land Acquisition Without Renewal Plan Amendment
Land acquisitions for right -of -way needed for streets and other public improvements
as specified in Section F of this plan may be undertaken without an urban renewal
plan amendment, but only after such acquisitions have been approved by the City
Council.
c. Property Gifts and Donations
It is anticipated that the owners of certain properties within the boundaries of the
Area may wish to convey title to the Agency via gift or donation. No plan amend-
ment will be required for such gifts and donations.
G. PROPERTY DISPOSITION AND REDEVELOPER'S.
OBLIGATIONS
The Urban Renewal Agency is authorized to sell, lease, exchange, subdivide, trans-
fer, assign, pledge, encumber by mortgage or deed of trust, or otherwise dispose of
any interest in real property which has been acquired, in accordance with the pro-
visions of this Urban Renewal Plan.
10 Urban Renewal Plan
0099 0410
1. Property Acquired for Public Use
Should property acquisition for public use become necessary, the disposition of
property acquired for public use will be retention for rights -of -way, or for the
specific public uses outlined in this plan. Land left over and not needed for such
projects may be disposed of as excess property.
2. Property Acquired for Redevelopment
This plan does not contemplate acquisition of property for private redevelopment
purposes.
3. Redeveloper's Obligations
Should it become necessary to dispose of publicly -owned property to a redeveloper,
such property shall be disposed of according to terms of a Disposition and Develop-
ment Agreement between the developer and the Urban Renewal Agency. Such
agreements will specify the respective obligations of the Agency and the redeveloper
in regard to scale, uses, design, public facilities, approvals and permits, schedules of
development, and other issues related to the objectives of the plan.
H. RELOCATION
This elan does not contemplate relocation of anv residential or commercial vroverties.
Should conditions arise which would cause the acquisition of developed and occ-
upied property by the Urban Renewal Agency, the Urban Renewal Agency will
provide assistance to persons or businesses displaced in finding replacement facil-
ities. All persons or businesses which may be displaced will be contacted to deter-
mine such relocation needs. They will be provided information on available space
and will be given assistance in moving. All relocation activities will be undertaken
and payments made, in accordance with the requirements of ORS 281.045- 281.105
and any other applicable laws or regulations. Relocation payments will be made as
provided in ORS 281.060. Payments made to persons displaced from dwellings will
11 Urban Renewal Plan
099 - 0411
assure that they will have available to them decent, safe, and sanitary dwellings at
costs or rents within their financial reach. Payment for moving expense will be
made to residences and businesses displaced.
I. AMENDMENTS
It is anticipated that both substantial and minor amendments to this plan may
become necessary in response to changes in economic conditions, availability of
financing, and land local needs.
As required by ORS 457.220, any substantial amendment to the plan shall be
approved and recorded in the same manner as required for the initial adoption of
this renewal plan. These requirements include public involvement, and public
hearing and approval by the City Council.
For purposes of this section, a substantial amendment means any amendment that
would result in a change to the basic principles of the Plan, including:
1. Amendment of the boundaries of the urban renewal area.
2. Acquisition of property for purposes other that those noted in Section El to E3
of this plan, except if the property is acquired through gift or donation.
Minor amendments to the plan shall be approved by Resolution of the Renewal
Agency. Amendments to planned land uses which result from amendment of the
underlying Comprehensive Plan designation or Zoning District standards will be
considered minor amendments to the Redevelopment Plan.
J. OWNER PARTICIPATION
Property owners within the Urban Renewal Area proposing to improve their prop-
erties and receiving direct or indirect assistance from the Urban Renewal Agency
shall do so in accordance with all applicable provisions of this Plan and with all
applicable codes, ordinances, policies, plans and procedures of the City.
12 Urban Renewal Plan
K. FINANCING METHODS
1. General
099 0412
The Urban Renewal Agency may borrow money and accept advances, loans, grants
and other forms of financial assistance from the federal government, the state, city,
county or other public body, or from any sources, public or private for the purposes
of undertaking and carrying out this plan. In addition, the Agency may borrow
money from, or lend money to a public agency in conjunction with a joint undertak-
ing of a project authorized by this plan. If such funds are loaned, the Agency may
promulgate rules and procedures for the methods and conditions of payment of such
loans.
The funds obtained by the Agency shall be used to pay or repay any costs, expens-
es, advances and indebtedness incurred in planning or undertaking project activities
or in otherwise exercising any of the powers granted by ORS Chapter 457.
2. Tax Increment Financing
It is contemplated that the project will be financed in whole or in part by tax in-
crement financing, as authorized in ORS 457.420 through ORS 457.450.
3. Prior Indebtedness
Any indebtedness permitted by law and incurred by the Urban Renewal Agency or
the City in connection with preplanning for this Urban Renewal Plan shall be repaid
from tax increment proceeds generated pursuant to this section.
L. DURATION OF APPROVED URBAN RENEWAL PLAN
This Urban Renewal Plan shall be terminated twenty (20) years following the year
in which the Agency receives its first tax increment proceeds. The tax increment
financing provisions of this plan may be terminated prior to that date.
13 Urban Renewal Plan
REDMOND URBAN
PART TWO -
Exhibit 1
Exhibit 2
Exhibit 3
Appendix A
Appendix B
099 0413
RENEWAL PLAN
EXHIBITS
Plan Boundary
Existing Land Use and Zoning
Proposed Project Improvements
Legal Description of Project Boundary
Conformity with Comprehensive Plan
Urban Renewal Plan
1
1
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0414
2T1n ST
_r
26 ir ST
—• 20 m 'ST
9T
:r
2i s1 ST
191n ST
.G
:AN YON
SOUTH AIRPORT
INDUSTRIAL AREA
Urban Renewal Plan
City of Redmond, Oregon
4
NORTH
SCALE
. SPENCER & KUPPER
Portland, Oregon
•
EXHIBIT 1
PLAN BOUNDARY
Urban Renewal Plan Boundary
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099 0415
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25 ST
24 th 5T
23 rd ST
2, st ST
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Wr•••••*•
T
• • • • • • .•
• • • • • . • •
SOUTH AIRPORT
INDUSTRIAL AREA
Urban Renewal Plan
City of Redmond, Oregon
4
NORTH
AOC
SCALE
SPENCER & KUPPER
Portland, Oregon
EXHIBIT 2
LAND USE AND ZONING MAP
General Residential
Strip Service Commercial
Light Industrial
Heavy Industrial
'We: Airport Control
099 0416
4
NORTH
SOUTH AIRPORT
INDUSTRIAL AREA
Urban Renewal Plan
City of Redmond, Oregon
0 •OC 1100 FI
11=1=1MCM■11■1.
SCALE
SPENCER & KUPPER
Portland, Oregon
EXHIBIT 3
PROPOSED PROJECT IMPROVEMENTS
Road
Sewer
Water
• Water Reservoir
APPENDIX A - Legal Description of
Renewal Project Boundary
f)99 0417
Urban Renewal Plan
099 - 0418
SOUTH AIRPORT INDUSTRIAL AREA - REDMOND URBAN RENEWAL PLAN
LEGAL DESCRIPTION
Description of a parcel of land situate in a portion of Sections 20,
21, 28 and 29 of Township 15 South, Range 13 East of the Willamette
Meridian, Deschutes County, Oregon, more particularly described as
follows:
Commencing at a 3/4" pipe monumenting the SE corner of said Section
20, the Initial Point;
thence N00 °10'29 "W along the east line of the SE1 /4 of the SE1 /4 of
said section - 1317.74 feet to a 1" bolt on the north line of said
SE'SE a;
thence S89 °37'36 "W along said north line - 60.00 feet to the center-
line a of sewer easement described in County Deeds Vol. 262 Page 225,
said easement being 20.00 feet in width, 10.00 feet each side of
centerline;
thence S89 °37'36 "W along said north line 12.22 feet to the north-
west line of said sewer easement and the true POINT OF BEGINNING;
thence S89 °37'36 "W along said north line - 263.98 feet to the
southeast right -of -way (R /W) line of the Old Dalles - California
Highway (SW Canal Blv'd.), being 30.00 feet southeast from the
centerline of said SW Canal Blv'd.;
thence S43 °02'00 "W along said southeast R/W line - 41.29 feet to the
south line of the north 30.00 feet of said SEX4SE4 and also the
prolongation of the south line of SW Umatilla Avenue;
thence S89 °37'36 "W along said south lines - 82.59 feet to the north-
west R/W line of said SW Canal Blv'd, being 30.00 feet northwest from
the centerline of said SW Canal Blv'd.;
thence N43 °02'00 "E along said northeast R/W line - 82.59 feet to the
north R/W line of SW Umatilla Avenue and also the north line of the
south 30.00 feet of the NE1 /4 of the SE1 /4 of said Section 20;
thence N89 °37'36 "E along said north lines - 363.73 feet to the
prolongation of the southeast line of said sewer easement recorded
in County Deeds Vol. 262 Page 225;
thence S34 °44'00 "W along the southeast line of said sewer easement
and its prolongation - 812.59 feet to the northeast line of WINDROW
ACRES, according to the official plat thereof, Records of Deschutes
County, the centerline terminus of said sewer easement being at the
intersection of the northeast line of WINDROW ACRES and a line parallel
with and 7.00 feet northwest from the centerline of Meadow Lane;
thence S67 °10'00 "E along said northeast line of WINDROW ACRES - 28.76
feet to the southeast R/W line of Meadow Lane;
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099 ° 0419
thence S41 °09'00 "W along the southeast R/W of said Meadow Lane
according to the plats of WINDROW ACRES and LONE JUNIPER ESTATES,
Records of Deschutes County - 740.98 feet to the beginning of a
fillet curve of said R /W;
thence 15.71 feet along the arc of a 10.00 foot radius curve, concave
east, of said R/W forming a central angle of 90 °00'00" and a long
chord bearing S03 °51'00 "E - 14.14 feet to the northeast R/W of SW
Meadowbrook Court (shown as Meadowbrook Drive on the plat of LONE
JUNIPER ESTATES);
thence S48 °51'00 "E along the northeast R/W of said Meadowbrook Court
- 97.08 feet to the beginning of a fillet curve of said R /W;
thence 12.95 feet along the arc of a 10.00 foot radius curve, concave
north, of said R/W forming a central angle of 74 °12'07" and a long
chord bearing S85 °55'21 "E - 12.06 feet to the beginning of a cul -de-
sac of Meadowbrook Court;
thence 96.41 feet along the arc of a 45.00 foot radius curve, concave
southwest, of said R/W cul -de -sac forming a central angle of
122 °45'33" and a long chord bearing S61 °38'38 "E - 79.00 feet to the
corner common to Lots 6 and 9 Block 2 -A of LONE JUNIPER ESTATES;
thence 93.19 feet along the arc of a 45.00 foot radius curve, concave
northwest, of said R/W cul -de -sac forming a central angle of
118 °39'17" and a long chord bearing S59 °03'48 "W - 77.41 feet to the
southeast line of the northwest 10.00 feet of Lot 9 Block 2 -A of LONE
JUNIPER ESTATES and also the southeast line of a 20.00 foot wide sewer
easement, that portion of said sewer easement lying within said Lot 9
being described in Deschutes County Deeds Vol. 253 Page 297;
thence S34 °11'38 "W along said southeast lines - 147.83 feet to the
west line of Lot 9 Block 2 -A of LONE JUNIPER ESTATES;
thence S02 °51'00 "W along the west line of Lots 8 and 9 Block 2 -A of
LONE JUNIPER ESTATES - 230.78 feet to the north R/W line of SW Xero
Ave. (shown as Meadow Lane on the plat of WINDROW ACRES);
thence S87 °09'00 "E along said north R/W of SW Xero Ave. - 211.74 feet
to a cul -de -sac of said R /W;
thence 92.73 feet along the arc of a 50.00 foot radius curve, concave
south, of said R/W cul -de -sac forming a central angle of 106 °15'37
and a long chord bearing S87 °09'00 "E - 80.00 feet;
thence S87 °09'00 "E along said north R/W of SW Xero Ave. - 23.43 feet
to the west R/W of the Central Oregon Irrigation District's (C.O.I.D.)
Pilot Butte Canal;
thence S88 °24'30 "E - 179.24 feet along said north R/W of SW Xero Ave.
according to the official plat of SOUTH GATE ESTATES (shown as Meadow
Lane on the official plat of SOUTH GATE ESTATES, Records of Deschutes
County);
2 of 5 DESCRIPTION
099 0420
thence 262.89 feet along the arc of a 550.87 foot radius curve,
concave south, of said north R/W of SW Xero Avenue as shown on the
official plat of SOUTH GATE ESTATES;
thence S61 °31'57 "E along said north R/W of SW Xero Avenue - 58.00
feet to the northwest R/W of State Highway - U.S. #97, being 50.00
feet northwest from the centerline of said highway;
thence northeast along said northwest R/W of Highway #97 - 320.55
feet to the northeast corner of Lot 1 Block 1 of SOUTH GATE ESTATES
and also the west line of said Section 28 at Engineer's Station
93 +26.7;
thence northeast along said northwest R/W line of Highway #97 and
50.00 feet northwest from the centerline of said highway -
approximately 2194.0 feet to the north R/W of SW Odem -Medo Way, being
30.00 feet north from the centerline of said way at Engineer's
Station 71 +32.7;
thence southeast and normal to the centerline of said Highway #97 -
100.00 feet, noting that the R/W of Highway #97 is 60.00 feet wide
on the southeast side of said highway centerline at this point and
the right -of -way intersection of Highway #97 and SW Odem -Medo Way is
monumented by a 5/8" re -bar being 60.00 feet southeast from the
centerline of said highway and 30.00 feet north of the centerline of
said way;
thence southwest parallel with and 50.00 feet southeast from said
Highway #97 centerline approximately 2340.3 feet to the west line of
said Section 28;
thence S34 °58'39 "W along the southeast R/W of said Highway #97 and
50.00 feet southeast of the centerline of said highway - 353.17 feet
to a 1/2" pipe on the southwest line of a parcel of land described
in Deschutes County Official Records, Book 115 Page 1961;
thence S55 °01'21 "E partially along said southwest line and partially
along the northeast line of a parcel of land described in Deschutes
County Official Records, Book 143, Page 2384 and along the prolonga-
tion thereof - 694.18 feet to the southeast R/W of Oregon Trunk
(Burlington Northern) Railroad, being 50.00 feet southeast from the
centerline of said railroad;
thence N25 °32'50 "E along said railroad R/W - 1225.62 feet to the
north line of said Section 28;
thence S89 °12'06 "E along said north line of Section 28 -
to the 1/4 corner common to said Sections 21 and 28;
thence N89 °24'19 "E along said north line of Section 28 -
to the NE corner of said Section 28;
3 of 5 DESCRIPTION
1744,62 feet
2651.05 feet
099 0421
thence S00 °16'00 "W along the east line of said Section 28 - 1827.77
feet to the southeast line of a parcel of land descibed in Deschutes
County Deeds Vol. 302 Page 148;
thence S60 °31'00 "W along said southeast line of a parcel of land
described in Deeds Vol. 302 Page 148 - 1643.62 feet to the south line
of the north half (N1 /2) of said Section 28, a point which is
N89 °59'14 "W - 1427.00 feet from the east 1/4 corner of said Section 28;
thence N89 °59'14 "W along south line of the N1 /2 of said Section 28 -
3211.09 feet to the east line of the west half of the west half of
the SW quarter (W15W1SW4) of said Section 28;
thence S00 °03'44 "E along said east line of the WhWIISW4 - 2632.75
feet to the south line of said Section 28;
thence N89 °55'00 "W along said south line of Section 28 - 661.16 feet
to the southwest corner of said Section 28;
thence S89 °49'34 "W along the south line of said Section 29 - 2121.25
feet to the southeast R/W line of said Burlington Northern Railroad,
being 50.00 feet southeast of the centerline of said railroad;
thence N32 °01'40 "E along said southeast railroad R/W line - 3110.26
feet to the south line of the north half (N1 /2) of said Section 29;
thence S89 °48'45 "W along said south line of the N1 /2 of Section 29 -
1062.40 feet to the southeast R/W of said Highway #97, being 50.00
feet southeast from the centerline of said highway;
thence N34 °58'39 "E along said highway R/W - approximately 700 feet;
thence N55 °01'21 "W normal to the centerline of said Highway #97 -
100.00 feet to the west R/W line of Wilson County Road No. B -48 (SW
Yew Avenue), being 25.00 feet west from the centerline of said Avenue;
thence Northerly along said west R/W line approximately 490 feet to
the beginning of a curve of said R /W;
thence approximately 225 feet along the arc of a 175.00 foot radius
curve, concave southwest, of said R/W line to the east line of the
SW1 /4 of the NE1 /4 (SW;NE 4) of said Section 29;
thence North along said east line of the SWaNE4 - 16.71 feet to the
position of the NE 1/16 corner of said Section 29 as established by
the official plat of SUNSHINE ADDITION, as recorded in Deschutes
County Records;
thence North along along the west line of the NE1 /4 of the NE1 /4 of
said Section 29 - approximately 53.3 feet to the south line of a
parcel of land described in Deschutes County Deeds Vol. 157 Page 515;
thence S80 °17'E along the boundary of said parcel described in Vol.
157 Page 515 - 101.96 feet;
4 of 5 DESCRIPTION
099 0422
thence N56 °35'E along the boundary of said parcel described in Deeds
Vol. 157 Page 515 - 128.25 feet;
thence N29 °02'E along the boundary of said parcel described in Deeds
Vol. 157 Page 515 and also along the east boundary of a parcel of
land described in Deschutes County Deeds Vol. 169 Page 17 - 542.66
feet to the southeast corner of Lot 14 Block 3 of said WINDROW ACRES;
thence N29 °02'00 "E along the east line of said Lot 14 - 284.27 feet;
thence N24 °11'00 "E along the east line of said Lot 14 - 35.54 feet
to the South R/W line of Meadow Lane (SW Xero Avenue) in a cul -de -sac
as shown on the official plat of WINDROW ACRES;
thence 92.73 feet along the arc of a 50.00 foot radius curve, concave
north, of said R/W cul -de -sac forming a central angle of 106 °15'37"
and a long chord bearing N87 °09'00 "W - 80.00 feet;
thence N87 °09'00 "W along the south R/W line of said SW Xero Avenue -
231.74 feet to the prolongation of the west line of a 20.00 foot wide
sewer easement described in County Deeds Vol. 253 Page 306 and Vol.
249 Page 952, the east line of said sewer easement being along the
east line of Lot 7 Block 2 of WINDROW ACRES;
thence NO2 °51'00 "E along the line parallel with and 20.00 feet west
of the west line of Lots 8 and 9 Block 2 -A of LONE JUNIPER ESTATES
and also along the west line of said sewer easement and its prolonga-
tion - 325.90 feet to the southwest line of Lot 10 Block 2 -A of LONE
JUNIPER ESTATES;
thence S48 °40'15 "E along said southwest line of Lot 10 Block 2 -A of
LONE JUNIPER ESTATES - 15.47 feet to the northwest line of the south-
east 10.00 feet of said Lot 10 and also the northwest line of a sewer
easement described in Deschutes County Deeds Vol. 251 Page 455;
thence N34 °11'38 "E along said northwest lines and 10.00 feet northwest
from the southeast line of said Lot 10 - 131.48 feet to the southwest
line of said SW Meadowbrook Court;
thence N48 °51'00 "W along the southwest R/W line of said SW Meadowbrook
Court and its prolongation - 209.93 feet to the northwest R/W line of
Meadow Lane according to the official plat of WINDROW ACRES;
thence N41 °09'00 "E along said northwest R/W line of Meadow Lane -
781.12 feet to the northeast line of WINDROW ACRES;
thence S67 °10'00 "E along said northeast line of WINDROW ACRES - 14.01
feet to the northwest line of the 20.00 foot wide sewer line described
in County Deeds Vol. 262 Page 225;
thence N34 °44'00 "E along the northwest line of said sewer easement -
766.08 feet to the POINT OF BEGINNING.
EXCEPT that area within Block 2 of the official plat of SOUTH GATE
ESTATES.
5 of 5 DESCRIPTION
099 ' 0423
APPENDIX B - Renewal Plan Conformity
with the Acknowledged Comprehensive Plan
The Redmond Urban Renewal Plan conforms with the acknowledged Comprehen-
sive Plan and Zoning Ordinance of the City of Redmond and the Redmond Urban
Area. Policies from the Redmond Urban Area Comprehensive Plan that relate to
the urban renewal plan are included below, along with a statement of how the urban
renewal program conforms with these policies.
REDMOND URBAN AREA COMPREHENSIVE PLAN,
The applicable comprehensive plan elements are:
A. Urbanization Element
"Sewer and water services have previously been planned for and are being provided
to much of the area on the west side of the planning area. Except, for the committ-
ed airport and related industrial area thereof, most of the eastern portion of the
planning area is not within the current EPA approved sewer boundary, however,
extension of such is feasible even though expected to be more costly."
I. Urban development shall be encouraged in areas where public services can
be provided most efficiently and in a manner which will minimize costs
related to necessary urban services such as schools, parks, streets, police,
garbage disposal, fire protection, libraries and other facilities and services.
6. The City should investigate and implement, as soon as possible, alternative
methods of funding public facilities and services other than property, includ-
ing consideration of system development charges.
8. As a minimum, the following criteria must be met before approval of devel-
opment:
A. City water and services must be available to boundaries of the prop-
erty being proposed for development.
Appendix to Redmond Renewal Plan - Conformity with Comprehensive Plan
1
099 0424
B. City water and sewer services will be provided to the property only after
the area has been annexed to the City, or a "consent to annex" has been
set forth.
C. The property must be contiguous to the City to permit annexation.
D. The developer must provide roads, sidewalks, curbs, street lighting, water
and sewer facilities within the development to City standards and specif-
ications at the developer's expense.
E. Roads, water mains and sewage lines shall be sized to meet the require-
ments of current and future developments, which will be served by the
facilities, based upon the City's sewer and water facilities plans or other
regulations.
The Redmond Renewal Plan conforms with this element by:
• Extending sewer, water and fire protection facilities to an area planned for
commercial and industrial development;
• Use of tax increment financing to finance needed public facilities rather than the
use of property tax.
• Extending public facilities to the east side of U.S. 97, thus meeting development
criteria. The plan will allow for economic development in the industrial area
south of the Redmond Airport, and will create employment opportunities for the
community.
• Sizing the plan's water, sewer and fire protection improvements to meet the long-
term needs of the southeast portion of the urban area. This is consistent with
the City's public facilities plan.
B. Industrial Lands Element
"An ideal opportunity exists to develop the industrial complex near the Redmond
Airport. The available land is predominately owned by the City, the County, and
the Bureau of Land Management."
Appendix to Redmond Renewal Plan - Conformity with Comprehensive Plan
2
099 0425
1. Community efforts shall be directed at acquiring and preserving prime
industrial lands for industrial purposes. Industrial areas shall be protected
from incompatible commercial and residential uses.
2. Adequate traffic circulation, off - street parking, loading and service areas
shall be considered essential to industrial development.
4. Industrial areas shall be provided for new industry in an area planned for
industrial development. Continuing effort shall be made to upgrade the
appearance of existing industrial areas.
5. The Redmond Airport Master Plan is adopted by reference as a part of this
plan and shall act as the guiding land use plan for the area covered by the
plan except to the extent that it may be inconsistent with these policies.
6. The community shall continue to further develop its policy of attracting new
industry in order to diversify its industrial base.
7. The city shall provide necessary public facilities and services to planned
industrial areas in accordance with the policies established in this plan.
8. Private and public lands are presently proposed for industrial development.
Public ownership has an inherent competitive advantage and it shall not be
given a further competitive advantage over private ownership through gov-
ernmental land use regulations.
11. Public cooperation in the improvement and development of private industrial
lands may be encouraged through applicable bonding procedures and devel-
opment assistance plans.
14. Industrial development within the planned industrial area shall be regulated
with development, performance and maintenance type standards to effective-
ly utilize land, insure access safety, provide flexibility in individual site design
and to encourage attractive industrial settings.
The Redmond Renewal Plan conforms with this element by:
• Encouraging commercial and industrial development on large vacant parcels
owned by the City of Redmond, Deschutes County and private parties.
Appendix to Redmond Renewal Plan - Conformity with Comprehensive Plan
3
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099 0426
• Supporting the local, state and federal investments in the interchange improve-
ment at Yew and Highway 97 by extending other necessary public facilities need-
ed to support industrial development.
• Incorporating the zoning and public improvement standards of the city to ensure
new development will be attractive, and an asset to the community.
• Extending public facilities to the east side of U.S. 97 will allow for economic
development in the industrial area south of the Redmond Airport, and will create
employment opportunities for the community.
C. Commercial Element
12. The primary characteristics of the "strip" commercial areas along the major
entrances to the city shall be maintained and expanded only by permitting
"strip" commercial businesses as defined below to locate within, or adjacent
to, existing "strip" development; specifically continued expansion in a linear
manner along major arterials is to be discouraged.
a. "Strip" commercial business shall be defined to include the following types
of businesses:
1) Vehicle sales and service (including recreational vehicles).
2) Gasoline service stations & other petroleum product & auto related.
3) Drive -in restaurants, clubs, taverns, etc., especially those with related
travelers accommodations.
4) Traveler related and oriented businesses.
5) Light industrial type businesses.
13. All other non - compatible strip businesses, including heavy industry and
residential uses, with the exception of "neighborhood type stories ", shall be
prohibited from locating or expanding along these "strip" areas.
Appendix to Redmond Renewal Plan - Conformity with Comprehensive Plan
4
U99 - 0427
14. Recreation oriented commercial businesses shall be encouraged to locate
within and adjacent to these strip areas.
15. Commercial businesses within strip areas shall be encouraged (or required)
to provide improvements to buildings, parking areas, storage and maint-
enance lots, etc. for the purpose of improving the physical attractiveness of
the roadways leading into the City.
16. "Strip" commercial development shall be encouraged (or required) to pro-
vide service access roads which feed into arterials at designated points; i.e.
Access to major arterials should be limited relative to the number of per-
mitted accesses within any given frontage distance.
17. Strip commercial developments shown on the plan along highways should
not be extended.
18. No new strip commercial should be permitted along major or secondary
streets.
The Redmond Renewal Plan will provide public facilities to areas east of Highway
97 zoned for Strip Commercial, Light and Heavy Industrial uses. The Concourse 97
development planned within the area meets the definitions of "strip" commercial,
and also serves recreational users.
D. Transportation Element
4. Streets and roads shall be classified in accordance with the function served
or designated; each classification shall be developed to the improvement
standards established therefore, and planning decisions associated therewith
shall take into account the interrelationships of such functions and adjoining
land uses. Therefore, all streets and roads within the planning area shall be
classified as A) Arterials, B) Collectors, or C) Local Streets. Except as
provided for below and in compliance therewith, the following street and
road classifications are hereby set forth:
(A) Arterials: U.S. Highway 97, Airport Way and Yew Avenue (Canal Blvd.
to Highway 97).
Appendix to Redmond Renewal Plan - Conformity with Comprehensive Plan
5
' (159 0428
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(B) Collectors: New road - Airport Industrial Collector from the Yew Ave -
nue/Highway 97 intersection extending eastward, then northward to
Ochoco Way.
(C) All other streets and roads in the planning area shall be classified as
local streets.
(D) At the present time the City of Redmond is working with the State
Highway Department and the Economic Development Administration
and the Federal Government to construct an interchange at Yew Avenue
and Highway 97. The City finds that this interchange is of very high
priority to the future transportation needs of the City because of the
following reasons:
a. Traffic to and from the Redmond Municipal Airport will be of such
a volume in the future that an interchange will be the only practical and
safe means by which that traffic volume can be handled.
b. The interchange and accompanying road to the east will open up the
industrial areas south of the Redmond Municipal Airport for the future
economic development of the Redmond urban area.
c. The interchange will afford excellent access from the growing resident-
ial areas of southwest Redmond to the industrial area of southeast
Redmond. The City specifically finds that there is a serious lack of good
east -west traffic route from these residential areas to the developing
industrial areas by the Redmond airport.
d. The City finds that such access to the industrial area is very important
and that the interchange would provide the best possible means of
providing that access.
e. The City will try to continue its railroad crossing at Airport Way and
in addition thereto, obtain a railroad crossing east of the interchange.
If, however, it becomes necessary to construct the interchange with only
this railroad crossing and to close the railroad crossing at Airport Way,
the City finds that such an act would be in the best interest of the City
and that such a closure of the present Airport Way railroad crossing
would be appropriate. Airport Way from Canal to the junction with
Appendix to Redmond Renewal Plan - Conformity with Comprehensive Plan
6
099 „ 0429
Yew may be redesignated to local street if the railroad crossing is closed.
11. The city shall require frontage roads to decrease traffic impacts on collectors
and arterials.
17. Wherever possible, right -of -ways for streets and highways should be obtained
as part of the development process.
The Redmond Renewal Plan is consistent with this element by:
• Incorporating in the plan the functional street classifications used in the
Comprehensive Plan and Public Facilities Plan;
• Supporting the local, state and federal investments in the interchange improve-
ment at Yew and Highway 97 by extending other necessary public facilities to the
area served by the new interchange which are needed to support planned comm-
ercial and industrial development.
• Providing a frontage road for new development so that direct access to Highway
97 is not necessary.
E. Public Facilities and Services Element, Fire Protection Policies
"Fire protection is a common problem of the city, county and fire protection district.
The city's water system is adequate to provide the necessary fire flows for fire
protection facilities in most areas of the UGB, but is lacking in others...."
4. Fire protection should be designed to accommodate a variety of fire fighting
apparatus to reflect future changes in requirements of different kinds of land
uses.
6. Fire protection facilities in the Airport - Industrial Area shall be designed to
serve both uses.
The Redmond Renewal Plan is consistent with this element by providing a water storage
facility that will produce adequate fire flows for the southeast Redmond area.
Appendix to Redmond Renewal Plan - Conformity with Comprehensive Plan
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9!i 0430
F. Public Facilities and Services Element, Sewer and Water Facilities Policies
2. Expansion of the city's sewer and water system shall be used as a major tool
in directing urbanization.
Policies in this element will be met by the Redmond Renewal Plan by extending
sewer and water facilities to an area planned for commercial and industrial develop-
ment. The plan will support the local, state and federal investments in the inter-
change improvement at Yew and Highway 97 by extending other necessary public
facilities to the area served by the new interchange.
REDMOND URBAN AREA PUBLIC FACILITIES PLAN
A. Water Distribution and Storage Element
The public facilities plan identifies water projects #43 and #44 which extend
primary water mains south along Highway 97 to the southeast Redmond area. The
water improvements planned as part of the Redmond Renewal Plan implement
these projects. An Engineers Report for the plan area along with a review by the
City Public Works Director have confirmed that the proposed projects are consistent
with the intent of the Public Facilities Plan. This report and confirmation by the
City also find that a 500,000 gallon water reservoir is needed in the area east of the
Burlington Northern Railroad in order to meet fire flow requirements.
B. Sanitary Sewer Element
The public facilities plan identifies sewer projects #15 and #16 to provide primary
collection mains to the southeast Redmond Area. The sewer improvements planned
as part of the Redmond Renewal Plan implement these projects. An Engineers
Report for the plan area along with a review by the City Public Works Director
have confirmed that the proposed projects are consistent with the intent of the
Public Facilities Plan.
C. Tlransportation Element
Yew Avenue west of U.S. 97, Airport Way and U.S. 97 are designated as Arterial
Streets; Yew Avenue east of U.S. 97 is designated as a Collector Street. Planned
Appendix to Redmond Renewal Plan - Conformity with Comprehensive Plan
8
O9`) 0431
street and intersection improvements within the urban renewal district are consistent
with improvements identified in the Public Facilities Plan.
REDMOND URBAN AREA ZONING ORDINANCE
The Redmond Plan conforms with the Zoning Ordinance by encouraging develop-
ment allowed by the particular zoning districts. The Zoning Ordinance regulates
maximum densities, intensities, and uses of land. The Redmond Renewal Plan
anticipates development in conformity with the Zoning Ordinance.
Appendix to Redmond Renewal Plan - Conformity with Comprehensive Plan
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EXHIBIT B
099 0432
Urban Renewal Plan
REPORT ON PLAN
South Airport Industrial Area
CITY OF REDMOND
Redmond, Oregon
Plan Adoption Date
November 28, 1989
Urban Renewal Plan
REPORT ON PLAN
South Airport Industrial Area
City of Redmond
Redmond, Oregon
(J99 0433
November, 1989
Spencer & Kupper
099 - 0434
City of Redmond
Urban Renewal Plan
South Airport Industrial Area
ACKNOWLEDGEMENTS
This Urban Renewal Plan, and accompanying Report was prepared under the direction of
the City of Redmond City Council, acting as the City of Redmond Urban Renewal Agency,
with the co- operation and assistance of the Redmond Planning Commission, and City of
Redmond staff.
Redmond City Council
Jim Pierce
Randy Povey
Bob Riggs, Mayor
Jane Schroeder
Todd Sheets
Jerry Thackery
Kathy Williams
Citv of Redmond Staff
Art Johnson, City Manager
Bob Quitmeier, Community
Development Director
Dave Reeves, Finance Director
Ed Fitch, City Attorney
Redmond Planning Commission
Jan Anderson
Sam Burns
Leo Demers
John Halstead
Cyndy Leighton
Consultants to the City
John Spencer and Charles Kupper
Spencer & Kupper
Portland, Oregon
099 ~' 0435
City of Redmond
Report on the Urban Renewal Plan
South Airport Industrial Area
Table of Contents
Section Page
A - Description of Physical, Social, and Economic Conditions 1
B - Reason for Selection of the Urban Renewal Plan Area 7
C - Relationship between Project Activities and Existing Conditions 8
D - Financial Analysis of Plan 9
E - Relocation 18
099 0436
REPORT ON THE REDMOND URBAN RENEWAL PLAN
A - DESCRIPTION OF THE PHYSICAL. SOCIAL, AND ECONOMIC,
CONDITIONS IN THE URBAN RENEWAL AREA
1. Physical Conditions
a. Land Area.
The Renewal Area encompasses approximately 467 acres of land area. Approx-
imately 289 acres lie within incorporated portions of the City of Redmond, while
the remaining 178 acres is in unincorporated areas of Deschutes County. ORS
457.420 provides that the total land area of a proposed urban renewal district, when
added to the land area of existing renewal areas may not exceed 25% of the City's
land area. The City's current land area is approximately 9600 acres. The Renewal
Area comprises only 4.9% of the City's land area. The total assessed valuation of
land within the City of Redmond is $231,980. That value represents slightly more
than one -tenth of one percent of Redmond's total assessed valuation of $187 million.
Project area assessed value within Deschutes County is $225,285.
b. lbpography and Geology.
The Renewal Area lies on a relatively flat rock bench with occasional outcroppings
of basalt rock. The predominant feature is an ancient drainage way running in an
east -west direction near the intersection of Yew Road and Highway 97. The propos-
ed Yew Road/Highway 97 interchange is located near this depression so that Yew
Road can be realigned and extended under Highway 97 to the east side of the
highway. This location is also appropriate for utility and public facility crossings of
Highway 97 so that excavation through the basalt can be minimized.
c. Existing Land Use and Development.
Within the 467 acre Renewal Area a detailed parcel by parcel land use and owner-
ship inventory was undertaken in November, 1989, and is summarized in Table 1 on
the following page.
1 Report on Plan
Land Use
(399 - 0437
TABLE 1
Existing Land Use
Acres, Acres, Acres, % of
City County Total Total
Vacant
Private 29.0 116.0 145.0 31
City 217.0 10.0 227.0 49
County 0 40.0 40.0 9
State 0 10.0 10.0 2
Sub -Total 246.0 176.0 465.0 91
Public /Semi - Public
Streets 23.0 2.0 25.0 5
Interchange/Yew Ave. 13.0 0 13.0 3
B.N. Railroad 4.0 0 4.0 1
C.O.I.D. 2.0 0 2.0 0
Easements 1.0 0 1.0 0
Sub -Total 43.0 2.0 45.0 9
TOTALS
Source: Spencer & Kupper, 1989
289.0 178.0 467.0 100
Over 90 percent of the Renewal Area is vacant, undeveloped land. Table 1 indi-
cates the existing ownerships of the vacant land, and the percentage of the total area
owned by private interests, the City of Redmond, Deschutes County and the State
of Oregon. The remaining land area is used for public and semi - public purposes,
including public street and highway rights -of -way, the planned Yew Road/Hwy. 97
interchange, Burlington Northern Railroad (BNRR) right -of -way, an irrigation canal
owned by the Central Oregon Irrigation District (C.O.I.D.), and existing utility
easements.
Table 1 also lists existing land use and ownership for portions of the Renewal Area
within incorporated City of Redmond, and unincorporated Deschutes County.
Approximately 62 percent of the Area lies within the City. It is anticipated that as
public facilities are extended to vacant undeveloped lands in the County and devel-
opment occurs, that these lands will be incorporated into the City.
2 Report on Plan
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099 0438
d. Building Occupancy and Conditions.
A survey of building use and occupancy was conducted in November, 1989. The
survey identified 2 permanent buildings in the Area. Both buildings are agricultural
structures in poor condition located in the unincorporated area. One building is
vacant, and portions of the second building are used on a temporary basis for a
wood pallet assembly operation.
e. Existing Comprehensive Plan and Zoning Classifications.
The Renewal Area includes portions of the City of Redmond's planned commercial
and light and heavy industrial land use classifications and zoning districts. As
described in Section E of the Plan, the intent of the Redmond Urban Area Com-
prehensive Plan and Zoning Ordinance is to encourage development of light and
heavy industrial, and highway- oriented commercial activities.
The Comprehensive Plan recognizes the need to support and encourage land uses
which create employment and shopping opportunities for the residents of Redmond
and the surrounding area, and to provide for a balance of residential and non-
residential land uses so that residential property owners will not be required to
shoulder an inequitable tax burden.
f. Traffic and Circulation.
The project area lacks an internal road circulation system. The highway - related
commercial development proposed for the renewal project area is expected to
generate heavy truck and Recreational vehicle traffic. The Transportation Element
of Redmond's Comprehensive Plan states that the City shall require frontage roads
to decrease traffic impacts on collectors and arterials. Project activities call for
construction of a frontage road to service the proposed highway related commercial
development.
The project area and the Redmond Municipal Airport will be serviced by a new
interchange proposed at Yew Avenue and Highway 97. The interchange will be
constructed with Oregon Department of Transportation and local matching funds.
It is expected to enhance the development potential of light industrial land near the
airport, and improve access from the growing residential areas of southwest
Redmond.
3 Report on Plan
0»9 - 0439
g. Water Distribution and Storage
There currently is no water service to the project area. Water service must be
provided in order for development in the project area to occur. Service to the
district will require extension of an existing water line into the project area, and
installation of fire hydrants. The water storage system will be designed to meet
generally accepted standards for fire flow water capacity for the type of light indus-
trial development expected within the project area.
Project activities call for installation of a water line of sufficient capacity to provide
adequate fire flow water capacity to the western part of the project area. There will
be dramatic pressure losses as this line is extended to service the eastern part of the
project area, and water flows will fall well below minimum fire flow requirements.
In order to overcome this pressure loss, and provide adequate fire flows to the
eastern part of the project area, a reservoir with auxiliary pumping must be
provided.
h. Storm and Sanitary Sewer
The project area presently has no sanitary sewer service. Development of the
highway commercial and light industrial uses permitted within the project area is
expected to require waste water flow capacity of approximately 245,000 gallons per
day. In order for development to occur in the project area, it will be necessary to
provide a six inch diameter line and pumping station to meet sanitary sewer
requirements.
2. Social and Economic Conditions
There are no residential properties, and no permanent residents within the renewal
project area, thus there is no applicable demographic data on social conditions.
Economic conditions in the area show depreciated values, and a lack of investment
in the project area. The area produces extremely low tax receipts, which are inadeq-
uate to treat conditions in the area, and provide public services.
The urban renewal project area lies within the South Redmond Industrial Area. The
South Redmond Industrial Area contains much of Redmond's available land for light
industrial development. The Industrial Area, however, lacks basic services, and
4 Report on Plan
099 0440
much of the land in the area is undeveloped or under - utilized. In addition, much
of the light industrial land is in governmental ownership. As a result, the land is
exempt from property taxation, although privately owned improvements on the land
are subject to taxation. The improper utilization of this important land resource is
reflected in assessment and valuation data for the project area.
The City of Redmond contains approximately 9600 acres. The County Assessor's
"1988 -89 Summary of Assessment and Tax Roll" shows total assessed valuation
within the City of $187,002,076. The average assessed valuation per acre for the City
of Redmond therefore is about $19,000. Because land in the project area is almost
entirely undeveloped, and largely exempt from taxation, the average valuation per
acre within the project area is only about $975, barely 5% of the City average.
The total tax raised in the area by the City of Redmond and Deschutes County at
current rates is only about $4600 annually. The total tax raised by all taxing juris-
dictions is less than $15,000 annually. The project area clearly is not being put to
productive use, and lacks the ability to pay for even the most basic services.
Another measure of the productivity of an area is its ratio of improvements to land
values. A common community -wide ratio is about 4:1, that is, improvement values
equal to four times the land values. Data for the project area is:
Improvements $15,535
Land $441,730
Improvements/Land Ratio 1 to 28.43
The improvement to land ratio for the project area is completely unbalanced. It
reflects the fact that the project area consists almost entirely of vacant land; land
which will not be developed unless basic utility services are provided.
Finally, a depreciation of values in the area is reflected in recent assessment history
of privately owned land in the project area. Most land values in the project area
were trended downward five percent for the 1988 -1989 tax year.
The under - utilization of land, and lack of new investment in the project area renders
the area being incapable of producing tax receipts to pay for the cost of services.
Unless reversed, this situation may have a negative impact on City service levels.
5 Report on Plan
099 0441
3. Expected Fiscal, Services, and Population Impacts of Plan
It is expected that the renewal project will have beneficial long -term fiscal and
service impacts for the City of Redmond. The City currently collects only about
$2000 in taxes from project area land within City limits. The project area presently
contributes almost nothing to the City's ability to provide services, within and outside
the project area, and is a drain on City resources. Over the life of the project,
about $9.7 million in taxable values will be created on land within the City of
Redmond, making the area an important contributor to Redmond's revenues and
the City's ability to provide services.
No population impact is expected from the renewal project. There are no new
residential uses proposed within the project area. The anticipated uses in the area
are light industrial and highway - related commercial uses. A 24 acre highway - related
commercial center is planned in the area, and development of additional vacant and
underutilized land is expected to add up to an additional 100,000 square feet of light
industrial uses.
Employment in commercial centers generally is estimated at approximately 2 em-
ployees per thousand square feet. Light industrial uses are estimated to generate
approximately 2.5 employees per thousand square feet. The total new employment
in the area therefore should be in the 350 -500 person range. Most of this employ-
ment growth is expected to come in several stages over the life of the project. It is
not anticipated that the development and employment generated within the project
area will impact existing City or School District services, or have a significant impact
upon population and housing in Redmond.
The project will require water and sanitary sewer service, and street improvements.
The project will not require the City to add new water or sewage treatment capacity.
Impacts of the project upon street, sewer, and water systems are addressed by the
activities to be undertaken in this plan.
It is anticipated that the plan will impact the tax rates for those jurisdictions levying
taxes within the area. New assessed values added within the area will not be added
to the base of assessed values for taxing jurisdictions until the project is terminated.
Several of the jurisdictions levying taxes within the area have large bases of assessed
6 Report on Plan
099 0442
values, and the project will have little or no impact upon their tax rates. The most
significant tax rate changes will be upon the City of Redmond and School District
#2. These impacts are detailed in Section D. of this Report on the Plan.
B - REASONS FOR SELECTION
OF THE URBAN RENEWAL PLAN AREA
The Urban Renewal Plan Area was selected based on Comprehensive Plan policies,
Capital Improvement Plan priorities, and on the existence of blighting conditions
within the area as evidenced by the lack of proper utilization of land planned for
commercial and industrial purposes, deficiencies of water storage and distribution
facilities, deficiencies of sanitary sewer facilities, deficiencies of fire protection
facilities, deficiencies of transportation facilities, poor building conditions, the prev-
alence of low values and lack of investment in the project area, and reduced tax
receipts resulting therefrom.
Conditions exist within the Renewal Area which meet the definitions of blight in
ORS 457.010. These conditions are described in the previous section, and are
summarized below:
1. The existing use of the property within the Area represents an underutilization
of planned commercial /industrial property which has excellent access from a
major state highway and local arterials and collectors, and close proximity to the
regional airport.
2. Underutilization of land, and lack of development severely impair the project
area's ability to pay taxes. Average values per acre in the area are well below
the overall City average, and the ratio of improvement values to land values is
far below that which might be expected in an area planned for commercial and
industrial development.
3. Sanitary sewer collection mains to and within the Renewal Area are currently
inadequate. This condition must be improved in order to adequately accommo-
date new development.
4. Water storage capacity and water distribution lines to and within the Renewal
Area are currently inadequate. This condition must be improved in order to
adequately accommodate new development.
7 Report on Plan
093 0443
5. There is inadequate fire protection for the Renewal Area. This deficiency is
primarily due to inadequate fire flow and water capacity. This condition must
be improved in order to realize the development potential of the Area.
6. Access to the Renewal Area from the state highway is poor, and there is a lack
of arterial and collector streets serving the Area. A highway interchange and
arterial is planned within the Renewal Area, providing improved access and
circulation. The planned arterial will also provide access to the eastern portion
of the Area which is currently separated from the state highway by the Bur-
lington Northern Railroad.
7. Direct access from individual developments to the state highway will reduce its
capacity, and contribute to unsafe traffic conditions. These problem conditions
can be avoided by providing frontage roads serving many individual develop-
ments, and by connecting the frontage roads to the state highway at signalized
intersections.
C - THE RELATIONSHIP BETWEEN EACH PROJECT ACTIVITY
TO BE UNDERTAKEN UNDER THE PLAN AND THE EXISTING CONDITIONS,
All project activities described in Section F of the Urban Renewal Plan including
sanitary sewer improvements, water storage and distribution improvements, street
and access improvements and administrative and planning activities along with other
programs and activities set forth in the Plan are intended to correct the deficiencies
described in Section A of this Report and summarized in Section B of this Report.
Sanitary sewer improvements will address existing facility deficiencies, and will
support new development within the Area.
Water storage and distribution improvements will address existing facility deficien-
cies, and will support new development within the Area. Water storage facilities will
also provide adequate fire flows, providing needed fire protection capacity within the
Area.
Traffic and circulation improvements will provide traffic improvements which will be
required in order to support new development within the Area.
8 Report on Plan
099 0444
Administration and planning activities will assure the effective administration of the
Plan, and will provide for the planning and design of the various activities contained
in the Plan.
D - FINANCIAL ANALYSIS OF PLAN
1. Estimated Project Cost and Revenue Sources
Table 2 of this Report shows the estimated total costs of activities in the project
area. From its start in 1990 until its termination in 2005, total costs for the project,
including interest on bonded debt, are estimated at $2,871,509. Since all project
construction activities are scheduled to begin in 1990, current (November, 1989) cost
estimates are applied to construction activities.
The principal method of funding the project share of costs will be through use of
tax increment financing as authorized by ORS 457. It is expected that tax increment
funds will be used to finance a $1.5 million bond issue in 1991, and to pay for other
short -term debt incurred through construction and other contracts.
Other sources of financing for project activities may include use of temporary
commercial financing based on expected tax increment revenues, Systems Develop-
ment charges, and Oregon Department of Transportation funds.
The City of Redmond has applied for Federal Urban Development Action Grant
(UDAG) funds, and a grant from the U.S. Economic Development Administration.
These funds may be utilized for additional improvements within the project area.
It is anticipated that the Renewal Agency will apply for, and make use of funding
from other federal, state, local, or private sources as such funds become available.
2. Anticipated Start and Completion Dates of Activities
Table 3 of this Report shows the expected start and completion date for each
project activity. Project activities will begin in 1990, and it is estimated that all
9 Report on Plan
0199 ' 0445
activities proposed in this plan, including principal and interest payments on bonded
debt, will be completed by 2005. Retirement of outstanding bonded debt may occur
prior to this date, however, and the tax increment provisions of this plan ended.
This schedule is based upon assumptions regarding the availability of funds to carry
out project activities. These start and completion dates may be effected by changes
in market conditions, the availability of funds, and priorities for carrying out project
activities.
TABLE 2
Total Cost of Proiect Activities
Total Cost Project Share
WATER SERVICE AND STORAGE
New Water Line & Fire Hydrants 321,000 321,000
Water Reservoir & Pump Station 260,000 260,000
SANITARY SEWER SERVICE
Construct Sanitary Sewer Line 416,000 416,000
TRAFFIC IMPROVEMENTS
Construct Frontage Road
351,000 351,000
PROGRAM ADMINISTRATION
Administration 250,000 250,000
Reimburse Renewal Plan Costs 15,000 15,000
DEBT SERVICE
Interest, 1991 Bond 1,216,800 1,216,800
Costs of Bond Issue 48,509 48,509
TOTAL, ALL PROJECT ACTIVITIES 2,871,509 2,871,509
10 Report on Plan
1.199 0446
TABLE 3
Estimated Start and Completion Date of Project Activities
Estimated Estimated
Start Completion
WATER SERVICE AND STORAGE
New Water Line & Fire Hydrants 1990 1990
Water Reservoir & Pump Station 1990 1990
SANITARY SEWER SERVICE
Construct Sanitary Sewer Line
TRAFFIC IMPROVEMENTS
Construct Frontage Road
1990 1990
1990 1990
PROGRAM ADMINISTRATION
Administration 1990 2005
Reimburse Renewal Plan Costs 1992 1992
DEBT SERVICE
Interest, 1991 Bond 1991 2005
11 Report on Plan
099 0447
3. Total Expenditure Estimates and Anticipated Year of Debt Retirement
Table 4 of this Report shows the anticipated tax increment receipts for each year
of the project, and the disposition of those receipts. It is estimated that the project
will produce approximately $3,859,000 in tax increment receipts between 1990 and
the anticipated termination of tax increment financing in 2005.
It is anticipated that available tax increment revenues, and the balance of the Bond
Debt Service Reserve fund will be sufficient to retire outstanding debt on a 1991
bond issue in 2001. The tax increment provisions of this plan may be ended at that
time.
After all project debt is retired, and the project terminated, any monies remaining
unexpended shall be turned over to the county treasurer and prorated back to the
taxing bodies, as provided in ORS 457.450 (b)(3).
12 Report on Plan
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TABLE 4 - REDMOND RENEWAL PROJECT COSTS AND REVENUES
[J99 0448
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13 Report on Plan
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TABLE 4 - REDMOND RENEWAL PROJECT COSTS AND REVENUES
FJ9 0449
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14 Report on Plan
099 „ 0450
4. Fiscal Impact of Tax Increment Financing
Portions of the project area are within Tax Codes 2 -1 and 2 -4. The present assessed
valuation of all land and improvements within the area is approximately $457,265.
These values would be "frozen" upon certification by the County Assessor, and all
affected taxing jurisdictions would continue to levy against that value as they had
prior to approval of the plan. New values added in the project area above that
frozen base value will not be included within the base of assessed values for other
taxing jurisdictions until the renewal project is terminated. The plan therefore is
likely to have an impact on the tax rates of jurisdictions levying taxes in the Tax
Codes in the area.
❖ Note: It is important to understand that the following analysis and calculation
of tax impacts assumes that all new development and assessed values in the
project would occur without renewal activities, and without any use of public
funds to make improvements in the area. It has been noted earlier in this
Report that the project area can not be developed until utilities and services
are provided, that the area does not generate sufficient tax revenue to pay
for these services, and that land values in the area are in fact declining. In
this case, there is little chance that the assessed values will be created with-
out renewal project activities, or a comparable investment of public funds.
It is estimated that a total of approximately $11.2 million in new assessed values
will be added in the area during the period 1990 -2005. For taxing jurisdictions with
large bases of total assessed values, addition of the new values expected in the
project area therefore would produce little, if any change in their tax rates. Taxing
jurisdictions with a lower base of total assessed values, namely, the City of Red-
mond, School District 2, will be more heavily impacted by the plan.
Data on the following page shows the total assessed valuation for the taxing juris-
dictions, as of June 30, 1989, and the percentage of that total valuation represented
by the $11.2 anticipated project values.
In the following data, it is assumed that $9.7 million of the new values will occur in
Tax Code 2 -1, and $1.5 million in Tax Code 2 -4. The City of Redmond does not
levy taxes in Tax Code 2 -4, and Fire District #1 does not levy taxes in Code 2 -1.
All other jurisdictions levy taxes in both Tax Codes.
15 Report on Plan
099 0451
Jurisdiction Total A.V. ($000) % Represented
by Project Values
Deschutes County 2,470,839 0.4
ESD 2,470,839 0.4
Central Or. Comm. College 2,470,839 0.4
City of Redmond 187,002 5.1
Central Or. Hospital 367,044 3.0
Central Or. Park 367,044 3.0
School District 21 466,635 2.4
Central Or. PUD 1,668,950 0.7
Fire Dist. #1 (Code 2 -4 only) 164,241 0.9
Tables 5 and 6, on the following page of this report, show the estimated impact of
the renewal project on the rates for taxing jurisdictions affected by the project. For
purposes of calculating these tables, the current tax rate is held steady over the life
of the renewal project.
Over the life of the project, the anticipated impact of the project on tax rates in Tax
Code 2 -1 ranges from 55 cents to 71 cents per thousand dollars of valuation. The
average annual tax rate impact of the renewal project is 59 cents per thousand
dollars of valuation. The average annual tax impact on a property valued at $60,000
thus is expected to be about $35.40.
It is expected that approximately $1.5 million of new project values will be added
in Tax Code 2 -4. The tax impact on this Tax Code therefore will be less than in
Code 2 -1. Over the life of the project, the anticipated impact of the project on tax
rates in Tax Code 2 -4 ranges from 27 cents to 39 cents per thousand dollars of
valuation. The tax rate for Fire District #1, which levies in Code 2 -4, but not in
Code 2 -1, is expected to be impacted by an average of one cent annually, with a
maximum impact of 3 cents, The average annual tax rate impact of the renewal
project in Code 2 -4 is 30 cents per thousand dollars of valuation. The average
annual tax impact on a property valued at $60,000 is expected to be about $18.00.
It is estimated that all project indebtedness will be paid off by 2005. At that time,
the tax increment financing provisions of the plan can be terminated, and $11.2
million in project valuation returned to the tax rolls. It is expected that tax rates
then will decrease by 71 cents per thousand dollars of valuation.
16 Report on Plan
099 0452
TABLE 5
Estimated Tax Impacts in Tax Code 2 -1
Year Cumulative City of School Other lbtal
AV ($Mill.) Redmond Dist. 2J Juris. Impact
1990 0 0 0 0 0
1991 7.00 .29 .21 .06 .56
1992 7.07 .28 .21 .06 .55
1993 7.14 .28 .21 .06 .55
1994 7.71 .30 .22 .06 .58
1995 7.79 .30 .22 .06 .58
1996 8.37 .32 .23 .06 .61
1997 8.45 .32 .23 .06 .61
1998 9.03 .32 .25 .07 .64
1999 9.12 .32 .25 .07 .64
2000 9.72 .34 .26 .07 .67
2001 9.81 .34 .26 .07 .67
2002 10.41 .34 .27 .07 .69
2003 10.52 .34 .27 .07 .69
2004 11.12 .34 .29 .08 .71
2005 11.23 .34 .29 .08 .71
2006 (a) 11.34 -.34 -.29 -.08 -.71
TABLE 6
Estimated Tax Impacts in Tax Code 2 -4
Year Cumulative School Fire Other lbtal
AV ($Mill.) Dist. 2J Dist. #1 Juris. Impact
1990 0 0 0 0 0
1991 7.00 .21 0 .06 .27
1992 7.07 .21 0 .06 .27
1993 7.14 .21 0 .06 .27
1994 7.71 .22 0 .06 .28
1995 7.79 .22 0 .06 .28
1996 8.37 .23 0 .06 .30
1997 8.45 .23 0 .06 .30
1998 9.03 .25 .01 .07 .33
1999 9.12 .25 .01 .07 .33
2000 9.72 .26 .01 .07 .34
2001 9.81 .26 .01 .07 .34
2002 10.41 .27 .03 .07 .38
2003 10.52 .27 .03 .07 .38
2004 11.12 .29 .03 .08 .39
2005 11.23 .29 .03 .08 .39
2006 (a) 11.34 -.29 -.03 -.08 -.39
a) Tax Increment financing is ended
* Fire District #1 is impacted only by $1.5 million assessed value in Code 2 -4.
* lbtals reflect rounding of numbers.
17 Report on Plan
' 099 - 0453
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5. Financial Analysis of the Plan
It is estimated that the project will require tax increment revenues during the period
1990 to 2005. Substantial tax increment revenues are anticipated early in the
project, through construction of a highway - related commercial development. Those
tax increment proceeds will be adequate to finance a bond issue of sufficient size to
fund required project improvements. Tax increment revenues throughout the life
of the project will be more than sufficient to service the debt on this bond, with a
debt service coverage ratio exceeding 1.25 to 1 throughout the life of the project.
Tax increment revenues not required for principal and interest payments on indebt-
edness will be utilized to finance project activities, or for early retirement of bonded
debt. It is further estimated that tax increment revenues accumulated in the renewal
agency's special fund, and the debt service reserve fund should be sufficient to make
an early retirement of indebtedness on a fifteen year, 1991 bond.
Annual projections of project values, revenues, and costs for the project show
project revenues will be sufficient to fund project activities, that the activities called
for in the plan can be started and completed in a timely manner, and that the plan
is financially feasible.
E. RELOCATION
1. Properties Requiring Relocation
No relocation will result from renewal project activities.
2. Relocation Methods
If future amendments to this renewal plan call for the acquisition and redevelopment
of property which may result in the displacement of residents and businesses, the
Renewal Agency will establish a Relocation Policy which will call for assistance to
those residents and businesses displaced. Such assistance will include providing
information regarding suitable locations, payment of moving expenses, housing
referral, and other relocation assistance and payments as deemed necessary.
18 Report on Plan
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099 - 0454
All relocation activities will be undertaken and payments made in accordance with
the requirements of ORS 281.045 - 281.105 and any other applicable laws or reg-
ulations. Relocation payments will be made as provided in ORS 281.060.
3. Housing Cost Enumeration
There are no housing units within the renewal project area. No new housing units
are proposed within the renewal project area.
19 Report on Plan
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EXHIBIT "C" 0 9 9 0 4 5 5
K & D ENGINEERING, INC.
202 N.W. HICKORY STREET, P. O. BOX 725
ALBANY, OR 97321 (503) 928-2583
ENGINEERS REPORT
FOR THE
SOUTH REDMOND /AIRPORT
URBAN RENEWAL DISTRICT
CITY OF REDMOND, OREGON
November 2, 1989
The proposed South Redmond /Airport Urban Renewal District has
a total area of approximately 300 acres. The land is primarily,
except for some right -of -way extensions, in the west half of
Section 28 and the east half of Section 29, all being in Township
15 South, Range 13 East of the Willamette Meridian, Deschutes
County, Oregon as shown on the map marked Exhibit "A ".
This report addresses the sizing requirements and cost
estimates for providing infrastructure public improvements
necessary to relieve the blighted conditions in the project area.
The four areas of proposed improvement are:
1. Sanitary Sewers
2. Street Improvements
3. Watermain Extension
4. Water Storage Reservoir
1. SANITARY SEWERS
The area is presently unserved by sanitary sewers. The
nearest point from which service may be extended is at the
intersection of Umatilla Avenue and Canal Boulevard. Due to the
geologic conditions and topography, it has been determined that
service to the Project area could be most economically achieved
with the construction of a pumping station located along the east
side of Highway 97 at the Yew Road Interchange and a pressure pipe
connection with the receiving manhole, approximately 4300 lineal
feet. Gravity sewer service to the pumping station from the east
and north then becomes available.
The pumping station and pressure sewer line sizing
requirements are a function of the contributory service area and
the type of development which takes place therein. The primary
service area of the pumping station and pressure line has been
established to be 250 acres. Businesses and industries anticipated
to be established within the service area are based upon the areas
assigned Light Industrial zoning. The proximity to Highway 97 and
the Airport indicate the following land occupancies:
(1)
099 0456
1. Tourist /Travel facilities west of railroad.
2. Warehousing and travel distribution facilities east of
railroad.
The Concourse 97 Project, a Tourist /Travel Center, has an
estimated waste water flow of 35,000 GPD, established by a previous
design study. The Light Industrial zoned land, approximately 210
acres, should generate a maximum flow of 1000 GPD /acre at the time
of full development. Based upon the existing zoning and the
overall limitations of the Redmond downstream sewage collection and
treatment system from this area, industrial process flows are not
anticipated to be a concern.
The average daily flow from the Urban Renewal area is,
therefore, estimated to be 35,000 gallons plus 210,000 gallons
equaling 245,000 gallons per day. For the pump station and
pressure line design purposes, this flow equals 170 GPM times a
peaking factor of 3 for a maximum instantaneous design flow of 510
GPM.
Therefore, the pumping station and downstream pressure line
should be designed to accommodate the flow capacity of 510 GPM.
Based upon the estimated flow requirement, operational economics
and system maintenance a six inch (6 ") diameter pressure line will
adequately serve this installation while maintaining efficient
operational and maintenance standards.
A detailed cost estimate for the pumping station and pressure
sewer line connection is as follows:
(2)
099 • 0457
SANITARY SEWER SYSTEM
UNIT
ITEM 4 UNITS UNIT COST EXTENSION
1. Trench Excavation 2700 CY $ 6.00 $ 16,200
2. Rock Excavation 1200 CY $ 50.00 60,000
3. Pipe Zone Material 6185 LF $ 3.00 18,555
4. 12" dia. Gravity Pipe 850 LF $ 12.00 10,200
5. 8" dia. Gravity Pipe 885 LF $ 8.00 7,080
6. Manholes 9 ea $ 1500.00 13,500
7. 6" dia. Pressure Pipe 4600 LF $ 7.50 34,500
8. COID Ditch Crossing lump sum 10,000
9. Native Backfill 600 CY $ 5.00 3,000
10. Select Backfill 1300 CY $ 14.00 18,200
11. Valves & Fittings lump sum 15,000
12. Pump Station Complete lump sum 80,000
13. 36" dia. R.R. Casing (1/2) 60 LF $ 700.00 21,000*
14. 24" dia. Hwy. 97 Casing 90 LF $ 300.00 27,000
15. Hwy. 97 A.C. Patching lump sum 5,000
16. Traffic Control lump sum 3,000
17. Property Restoration lump sum 2,500
SUB TOTAL: $344,735
18. Contingency (5 %) 24,130
19. Engineering Design, Staking, Inspection
and Contract Administration 47,950
ESTIMATED TOTAL PUMPING STATION & PRESSURE PIPELINE: $416,815
* Balance charged to water line.
(3)
099 0458
2. STREET IMPROVEMENTS
The construction of street improvements with initial Urban
Renewal District funding shall consist of a forty -two foot (42')
wide frontage road generally extending from Yew Avenue north along
the railroad right -of -way for approximately 2000 feet. The road
improvements will be developed to accommodate Highway truck traffic
loadings.
A detailed construction cost estimate of the proposed
improvements is as follows:
UNIT
ITEM 1 UNITS UNIT COST EXTENSION
1. Excavation 6600 CY $ 5.00 $ 33,000
2. Rqck Excavation 3000 CY 20.00 60,000
3. Embankment 1300 LF 4.00 5,200
4. Curbs & Gutters 4000 LF 9.00 36,000
5. 1 " -0 Crushed Aggregate 7900 Ton 7.50 59,250
6. Catch Basin 4 Ea 2,500.00 10,000
7. Asphaltic Concrete 1800 Ton 40.00 72,000
8. Paint Striping lump sum 2,000
SUB TOTAL: $277,450
9. Contingency (10 %) 27,745
10. Engineering Design, Staking, Inspection and
Contract Administration 45,780
ESTIMATED TOTAL STREET IMPROVEMENTS: $350,975
(4)
099 0459
3. WATERMAIN EXTENSION
Water service to the area is not presently available. The
nearest watermain of sufficient size and capacity to service the
District is a twelve inch (12 ") diameter line which ends at the
intersection of Odem -Medo Way and Highway 97. Service to the
District thus requires the extension of the waterline to the East
side of the Burlington Northern Railroad tracks at Yew Road,
approximately 4800 lineal feet.
Computations previously presented in addressing the sanitary
sewer flows show that a maximum instantaneous domestic hydraulic
flow of 510 GPM is required. The Uniform Fire Code standards
require that fire flow water capacity be available in addition to
that which is required for the concurrent domestic flow. Based
upon generally accepted standards for this type of zoning, a lire
flow figure of 3000 GPM with a minimum pressure of 20 p.s.i. at the
hydrant is required. To assure achieving this minimal pressure
requirement, it is advisable to design the watermains to a residual
pressure of not less than 30 p.s.i.. The normal water pressure at
the end of the existing line is approximately 70 p.s.i.; 4800 L.F.
of twelve inch (12 ") diameter pipe flowing at 3510 GPM would
result in a pressure headloss of approximately 50 p.s.i. and 20
p.s.i. of residual pressure at the railroad tracks.
Therefore, it is determined that the extension of the twelve
inch (12 ") diameter waterline will meet the minimal piping service
requirements, but that other system improvements must be considered
in order to raise the quality of service above the absolute minimum
standard.
A detailed construction cost estimate for extending the
waterline to the East side of the railroad tracks is as follows:
(5)
1)99 0460
WATERLINE EXTENSION
UNIT
ITEM # UNITS UNIT COST EXTENSION
1. Trench Excavation 2260 CY $ 6.00 $ 13,560
2. Rock Excavation 1130 CY $ 50.00 56,500
3. Pipe Zone Material 5050 LF $ 3.00 15,150
4. 12" dia. Gravity Pipe 5050 LF $ 20.00 101,000
5. Valves & Fittings lump sum 30,000
6. Fire Hydrants 3 ea $ 1500.00 4,500
1
7. Select Backfill 1130 LF $ 14.00 15,820
8. Asphalt Patching 1000 SF 4.00 4,000
9. Traffic Control lump sum 12,000
10. 36" dia. R.R. Crossing (1/2) 60 LF $ 700.00 21,000*
SUB TOTAL: $ 273,530
11. Contingency (5 %) 13,675
12. Engineering Design, Staking, Inspection
and Contract Administration 34,465
ESTIMATED TOTAL WATER MAIN: $ 321,670
* Balance charged to Sanitary Sewers
(6)
099 - 0461
4. WATER STORAGE RESERVOIR
The preceding section addressing the extension of water
service to the Renewal District has shown that the installation of
a twelve inch (12 ") diameter water main would result in 3510
gallons per minute being available at the intersection of Yew Road
and the Burlington Northern Railroad tracks at a residual pressure
of 20 p.s.i.. Although the piped water supply approximately meets
the minimum fire flow west of the tracks, the system is totally
inadequate to meet the flow requirements of a proposed main
extension to the acreage east of the tracks.
Excessive pressure losses may be overcome in either of two
ways: by increasing the pipe diameter and thereby reducing pipe
friction and headloss, or by the construction of a reservoir with
auxiliary pumping within the proposed service area.
As an alternative, a sixteen inch (16 ") pipe diameter
watermain installation would overcome the friction losses and
provide the required design flows. However, this solution does not
overcome the fact that the line would be fed by a twelve inch pipe,
nor does it address the City's long term objective for water
storage capacity in the Southeast Industrial Park Area as set forth
in the Water System Master Plan dated 1979.
Based upon an available pressure head of 40 p.s.i. (70- 30 =40)
and the 9000 lineal feet of pipe required to service the District's
most northeasterly and southwesterly points approximately 1200
gallons /minute of water would be available. This installation
would, therefore, result in a flow deficiency of approximately 2310
G.P.M. or 554,000 total gallons to support an I.S.O. required four
hour fire fighting effort.
Therefore, it is recommended that a minimum 550,000 gallon
capacity water reservoir installation be constructed on City owned
property within the Urban Renewal District, and east of the
railroad tracks. This installation would provide the entire area
with sufficient water to meet the domestic and fire flow
requirements.
A construction cost estimate for a 500,000 gallon ground level
steel reservoir is as follows:
1. Site work
2. Reservoir
3. Piping, Valves & Fittings
4. Fencing
Sub -Total
5. Contingency (10 %)
6. Engineering Design, Staking, Inspection &
Contract Administration
ESTIMATED TOTAL RESERVOIR FACILITY
(7)
$ 20,000
155,000
35,000
6,000
$ 216,000
$ 21,600
22,400
$ 260,000
November 7, 1989
CITY OF REDMOND
DESCHUTES COUNTY, OREGON
099 - 0462
455 SOUTH SEVENTH STREET
REDMOND, OREGON 97756
(503) 548-2148
Howard Kraus
K. & D. Engineering, Inc.
P.O. Box 725
Albany, Oregon 97321
RE: Your Engineers report dated 11 -2 -89 regarding the South
Redmond /Airport Urban Renewal Project
Ron Thorn and I have received your report. We feel one matter
should be addressed at this time. The Public Facility Plan
indicates a 16 inch main to be installed from Odem Medo to the
intersection of South Airport Way and Highway 97. You are
proposing a 12 inch main for this section and we concur.
There are two major reasons we feel a 12" main is sufficient.
First, this section will be fed by a 12" line and eventually will
loop to connect with another 12" line. It really makes no sense
to connect two 12" lines with a 16. Also there is a crossing under
the railroad at Odem Medo, another planned at South Airport Way (we
already have a casing in) and with this project, a third at yew
to include a 500,000 gal. reservoir. With this configuration, we
feel a 12" main will provide sufficient service to the area.
If there are questions please teel tree to call on me at any time.
Sincerely,
nley Stevenson, Director of Public Works
CITY OF REDMOND
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EXHIBIT "D"
099 0465
SOUTH AIRPORT INDUSTRIAL AREA - REDMOND URBAN RENEWAL PLAN
LEGAL DESCRIPTION
Description of a parcel of land situate in a portion of Sections 20,
21, 28 and 29 of Township 15 South, Range 13 East of the Willamette
Meridian, Deschutes County, Oregon, more particularly described as
follows:
Commencing at a 3/4" pipe monumenting the SE corner of said Section
20, the Initial Point;
thence N00 °10'29 "W along the east line of the SE1 /4 of the SE1 /4 of
said section - 1317.74 feet to a 1" bolt on the north line of said
SE 4SE3d;
thence S89 °37'36 "W along said north line - 60.00 feet to the center-
line a of sewer easement described in County Deeds Vol. 262 Page 225,
said easement being 20.00 feet in width, 10.00 feet each side of
centerline;
thence S89 °37'36 "W along said north line 12.22 feet to the north-
west line of said sewer easement and the true POINT OF BEGINNING;
thence S89 °37'36 "W along said north line - 263.98 feet to the
southeast right -of -way (R /W) line of the Old Dalles - California
Highway (SW Canal Blv'd.), being 30.00 feet southeast from the
centerline of said SW Canal Blv'd.;
thence S43 °02'00 "W along said southeast R/W line - 41.29 feet to the
south line of the north 30.00 feet of said SE4SE1/4 and also the
prolongation of the south line of SW Umatilla Avenue;
thence S89 °37'36 "W along said south lines - 82.59 feet to the north-
west R/W line of said SW Canal Blvd, being 30.00 feet northwest from
the centerline of said SW Canal Blv'd.;
thence N43 °02'00 "E along said northeast R/W line - 82.59 feet to the
north R/W line of SW Umatilla Avenue and also the north line of the
south 30.00 feet of the NE1 /4 of the SE1 /4 of said Section 20;
thence N89 °37'36 "E along said north lines - 363.73 feet to the
prolongation of the southeast line of said sewer easement recorded
in County Deeds Vol. 262 Page 225;
thence S34 °44'00 "W along the southeast line of said sewer easement
and its prolongation - 812.59 feet to the northeast line of WINDROW
ACRES, according to the official plat thereof, Records of Deschutes
County, the centerline terminus of said sewer easement being at the
intersection of the northeast line of WINDROW ACRES and a line parallel
with and 7.00 feet northwest from the centerline of Meadow Lane;
thence S67 °10'00 "E along said northeast line of WINDROW ACRES - 28.76
feet to the southeast R/W line of Meadow Lane;
1 of 5 DESCRIPTION
099 - 0466
thence S41 °09'00 "W along the southeast R/W of said Meadow Lane
according to the plats of WINDROW ACRES and LONE JUNIPER ESTATES,
Records of Deschutes County - 740.98 feet to the beginning of a
fillet curve of said R /W;
thence 15.71 feet along the arc of a 10.00 foot radius curve, concave
east, of said R/W forming a central angle of 90 °00'00" and a long
chord bearing S03 °51'00 "E - 14.14 feet to the northeast R/W of SW
Meadowbrook Court (shown as Meadowbrook Drive on the plat of LONE
JUNIPER ESTATES);
thence S48 °51'00 "E along the northeast R/W of said Meadowbrook Court
- 97.08 feet to the beginning of a fillet curve of said R /W;
thence 12.95 feet along the arc of a 10.00 foot radius curve, concave
north, of said R/W forming a central angle of 74 °12'07" and a long
chord bearing S85 °55'21 "E - 12.06 feet to the beginning of a cul -de-
sac of Meadowbrook Court;
thence 96.41 feet along the arc of a 45.00 foot radius curve, concave
southwest, of said R/W cul -de -sac forming a central angle of
122 °45'33" and a long chord bearing S61 °38'38 "E - 79.00 feet to the
corner common to Lots 6 and 9 Block 2 -A of LONE JUNIPER ESTATES;
thence 93.19 feet along the arc of a 45.00 foot radius curve, concave
northwest, of said R/W cul -de -sac forming a central angle of
118 °39'17" and a long chord bearing S59 °03'48 "W - 77.41 feet to the
southeast line of the northwest 10.00 feet of Lot 9 Block 2 -A of LONE
JUNIPER ESTATES and also the southeast line of a 20.00 foot wide sewer
easement, that portion of said sewer easement lying within said Lot 9
being described in Deschutes County Deeds Vol. 253 Page 297;
thence S34 °11'38 "W along said southeast lines - 147.83 feet to the
west line of Lot 9 Block 2 -A of LONE JUNIPER ESTATES;
thence S02 °51'00 "W along the west line of Lots 8 and 9 Block 2 -A of
LONE JUNIPER ESTATES - 230.78 feet to the north R/W line of SW Xero
Ave. (shown as Meadow Lane on the plat of WINDROW ACRES);
thence S87 °09'00 "E along said north R/W of SW Xero Ave. - 211.74 feet
to a cul -de -sac of said R /W;
thence 92.73 feet along the arc of a 50.00 foot radius curve, concave
south, of said R/W cul -de -sac forming a central angle of 106 °15'37
and a long chord bearing S87 °09'00 "E - 80.00 feet;
thence S87 °09'00 "E along said north R/W of SW Xero Ave. - 23.43 feet
to the west R/W of the Central Oregon Irrigation District's (C.O.I.D.)
Pilot Butte Canal;
thence S88 °24'30 "E - 179.24 feet along said north R/W of SW Xero Ave.
according to the official plat of SOUTH GATE ESTATES (shown as Meadow
Lane on the official plat of SOUTH GATE ESTATES, Records of Deschutes
County);
2 of 5 DESCRIPTION
099 - 0467
thence 262.89 feet along the arc of a 550.87 foot radius curve,
concave south, of said north R/W of SW Xero Avenue as shown on the
official plat of SOUTH GATE ESTATES;
thence S61 °31'57 "E along said north R/W of SW Xero Avenue - 58.00
feet to the northwest R/W of State Highway - U.S. #97, being 50.00
feet northwest from the centerline of said highway;
thence northeast along said northwest R/W of Highway #97 - 320.55
feet to the northeast corner of Lot 1 Block 1 of SOUTH GATE ESTATES
and also the west line of said Section 28 at Engineer's Station
93 +26.7;
thence northeast along said northwest R/W line of Highway #97 and
50.00 feet northwest from the centerline of said highway -
approximately 2194.0 feet to the north R/W of SW Odem -Medo Way, being
30.00 feet north from the centerline of said way at Engineer's
Station 71 +32.7;
thence southeast and normal to the centerline of said Highway #97 -
100.00 feet, noting that the R/W of Highway #97 is 60.00 feet wide
on the southeast side of said highway centerline at this point and
the right -of -way intersection of Highway #97 and SW Odem -Medo Way is
monumented by a 5/8" re -bar being 60.00 feet southeast from the
centerline of said highway and 30.00 feet north of the centerline of
said way;
thence southwest parallel with and 50.00 feet southeast from said
Highway #97 centerline approximately 2340.3 feet to the west line of
said Section 28;
thence S34 °58'39 "W along the southeast R/W of said Highway #97 and
50.00 feet southeast of the centerline of said highway - 353.17 feet
to a 1/2" pipe on the southwest line of a parcel of land described
in Deschutes County Official Records, Book 115 Page 1961;
thence S55 °01'21 "E partially along said southwest line and partially
along the northeast line of a parcel of land described in Deschutes
County Official Records, Book 143, Page 2384 and along the prolonga-
tion thereof - 694.18 feet to the southeast R/W of Oregon Trunk
(Burlington Northern) Railroad, being 50.00 feet southeast from the
centerline of said railroad;
thence N25 °32'50 "E along said railroad R/W - 1225.62 feet to the
north line of said Section 28;
thence S89 °12'06 "E along said north line of Section 28 - 1744,62 feet
to the 1/4 corner common to said Sections 21 and 28;
thence N89 °24'19 "E along said north line of Section 28 - 2651.05 feet
to the NE corner of said Section 28;
3 of 5 DESCRIPTION
(193 0468
thence S00 °16'00 "W along the east line of said Section 28 - 1827.77
feet to the southeast line of a parcel of land descibed in Deschutes
County Deeds Vol. 302 Page 148;
thence S60 °31'00 "W along said southeast line of a parcel of land
described in Deeds Vol. 302 Page 148 - 1643.62 feet to the south line
of the north half (N1 /2) of said Section 28, a point which is
N89 °59'14 "W - 1427.00 feet from the east 1/4 corner of said Section 28;
thence N89 °59'14 "W along south line of the N1 /2 of said Section 28 -
3211.09 feet to the east line of the west half of the west half of
the SW quarter (W'WkSW;) of said Section 28;
thence S00 °03'44 "E along said east line of the W'W'SW; - 2632.75
feet to the south line of said Section 28;
thence N89 °55'00 "W along said south line of Section 28 - 661.16 feet
to the southwest corner of said Section 28;
thence S89 °49'34 "W along the south line of said Section 29 - 2121.25
feet to the southeast R/W line of said Burlington Northern Railroad,
being 50.00 feet southeast of the centerline of said railroad;
thence N32 °01'40 "E along said southeast railroad R/W line - 3110.26
feet to the south line of the north half (N1 /2) of said Section 29;
thence S89 °48'45 "W along said south line of the N1 /2 of Section 29 -
1062.40 feet to the southeast R/W of said Highway #97, being 50.00
feet southeast from the centerline of said highway;
thence N34 °58'39 "E along said highway R/W - approximately 700 feet;
thence N55 °01'21 "W normal to the centerline of said Highway #97 -
100.00 feet to the west R/W line of Wilson County Road No. B -48 (SW
Yew Avenue), being 25.00 feet west from the centerline of said Avenue;
thence Northerly along said west R/W line approximately 490 feet to
the beginning of a curve of said R /W;
thence approximately 225 feet along the arc of a 175.00 foot radius
curve, concave southwest, of said R/W line to the east line of the
SW1 /4 of the NE1 /4 (SWaNE;) of said Section 29;
thence North along said east line of the SW4NE4 - 16.71 feet to the
position of the NE 1/16 corner of said Section 29 as established by
the official plat of SUNSHINE ADDITION, as recorded in Deschutes
County Records;
thence North along along the west line of the NE1 /4 of the NE1 /4 of
said Section 29 - approximately 53.3 feet to the south line of a
parcel of land described in Deschutes County Deeds Vol. 157 Page 515;
thence S80 °17'E along the boundary of said parcel described in Vol.
157 Page 515 - 101.96 feet;
4 of 5 DESCRIPTION
099 0469
thence N56 °35'E along the boundary of said parcel described in Deeds
Vol. 157 Page 515 - 128.25 feet;
thence N29 °02'E along the boundary of said parcel described in Deeds
Vol. 157 Page 515 and also along the east boundary of a parcel of
land described in Deschutes County Deeds Vol. 169 Page 17 - 542.66
feet to the southeast corner of Lot 14 Block 3 of said WINDROW ACRES;
thence N29 °02'00 "E along the east line of said Lot 14 - 284.27 feet;
thence N24 °11'00 "E along the east line of said Lot 14 - 35.54 feet
to the South R/W line of Meadow Lane (SW Xero Avenue) in a cul -de -sac
as shown on the official plat of WINDROW ACRES;
thence 92.73 feet along the arc of a 50.00 foot radius curve, concave
north, of said R/W cul -de -sac forming a central angle of 106 °15'37"
and a long chord bearing N87 °09'00 "W - 80.00 feet;
thence N87 °09'00 "W along the south R/W line of said SW Xero Avenue -
231.74 feet to the prolongation of the west line of a 20.00 foot wide
sewer easement described in County Deeds Vol. 253 Page 306 and Vol.
249 Page 952, the east line of said sewer easement being along the
east line of Lot 7 Block 2 of WINDROW ACRES;
thence NO2 °51'00 "E along the line parallel with and 20.00 feet west
of the west line of Lots 8 and 9 Block 2 -A of LONE JUNIPER ESTATES
and also along the west line of said sewer easement and its prolonga-
tion - 325.90 feet to the southwest line of Lot 10 Block 2 -A of LONE
JUNIPER ESTATES;
thence S48 °40'15 "E along said southwest line of Lot 10 Block 2 -A of
LONE JUNIPER ESTATES - 15.47 feet to the northwest line of the south-
east 10.00 feet of said Lot 10 and also the northwest line of a sewer
easement described in Deschutes County Deeds Vol. 251 Page 455;
thence N34 °11'38 "E along said northwest lines and 10.00 feet northwest
from the southeast line of said Lot 10 - 131.48 feet to the southwest
line of said SW Meadowbrook Court;
thence N48 °51'00 "W along the southwest R/W line of said SW Meadowbrook
Court and its prolongation - 209.93 feet to the northwest R/W line of
Meadow Lane according to the official plat of WINDROW ACRES;
thence N41 °09'00 "E along said northwest R/W line of Meadow Lane -
781.12 feet to the northeast line of WINDROW ACRES;
thence S67 °10'00 "E along said northeast line of WINDROW ACRES - 14.01
feet to the northwest line of the 20.00 foot wide sewer line described
in County Deeds Vol. 262 Page 225;
thence N34 °44'00 "E along the northwest line of said sewer easement -
766.08 feet to the POINT OF BEGINNING.
EXCEPT that area within Block 2 of the official plat of SOUTH GATE
ESTATES.
5 of 5 DESCRIPTION