1993-11456-Ordinance No. 93-009 Recorded 4/8/199393-11456
BEFORE THE BOARD OF COUNTY COMMISSIONERS OF
An Ordinance Amending Ordinance
No. 80-216, the Bend Area General
Plan, as Amended, Reconfiguring
the Inner Urban Growth
Boundary, and Declaring An
Emergency.
ITES COUNTY,, OREGON
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ORDINANCE NO. 93-009 0121-0781
WHEREAS, Administrative School District No. 1 (Bend-LaPine
School District) applied for a Plan Amendment to reconfigure the
Inner Urban Growth Boundary (IUGB) for Bend to bring inside the
IUGB a specific parcel as a school site, generally described as
17-12-15, Tax Lot 200 and that portion of the proposed Cooley
Road adjacent thereto; and
WHEREAS, a Hearing was held after notice given in accordance
with law, before the County Hearings Officer;
WHEREAS, the Hearings Officer recommended approval of the
proposed IUGB reconfiguration under the Bend Area General Plan;
WHEREAS, the City of Bend has been notified as required in
the Joint Urban Area Management Agreement;
WHEREAS, the decision of the Hearings Officer has not been
appealed; now, therefore,
THE BOARD OF COUNTY CC
OREGON ORDAINS, as follows:
OF
COUNTY,
Section 1. The Bend Area General Plan adopted as Ordinance
80-216, as amended, (Plan) is further amended to reconfigure the
Inner Urban Growth Boundary (IUGB) in such a manner as to bring
within the IUGB the property described in Exhibit "A" attached
hereto and by this reference incorporated herein, as shown on
the map marked Exhibit "B", also attached hereto and incorporated
herein and designate the property as a Public Facility - School
Site.
Section 2. The Board of County Commissioners adopts as its
decision and findings in support of the above -referenced Plan
Amendment the Recommendation of the Hearings Officer, dated March
1, 1993, relating to Plan Amendment Application No. PA -92-7,
marked Exhibit "C", attached hereto and by this reference
incorporated herein.
Section 3. This Ordinance being necessary for the immediate
preservation of the public peace, health and safety, an emergency
is declared to exist, and this Ordinance takes effect on its
passage. 11f
1 - ORDINANCE 93-009
0121-0'782
DATED this day of , 1993.
BOARD OF iJNTY COMM;
DESCHUTES TN'PY, OREGON
Recording Secretary
2 - ORDINANCE 93-009
81
NANCY POPE'SC LANGEN, Commissior�er
B. H. SLAUGHTER, Commissioner
OF
EXHIBIT "A"
The Northwest Quarter of the Northwest Quarter
Section Fifteen (15), Township 17 South, Range
Willamette Meridian, Deschutes County, Oregon
- 1 - EXHIBIT "A"
0121-0'783
(NW1/4 NW1/4) of
12, East of the
Holmes Hurley Bryant Lovhen M Lynch
XCC()fi�L.YS ATI.'\w
40 N.W. Greenwood P.O. Box 1151 Bend, Oregon 97709-1151 (503) 382-4331 Fax (503) 389-3386
■ 1.
•0121-0784
EXHIBIT "B"
EXHIBIT "C"
0121-0785
RECOADJENDATION OF HEARINGS OFFICER
19g3
File Number: PA -92-7
Applicant: Bend LaPine School District No. 1
f
520 NW Wall Street
Bend, OR 97701
Owner: Bend LaPine School District No. 1
Request: Recommend approval of request to amend Bend Urban Area Plan to
expand the Inner Urban Growth Boundary of Bend to include the
proposed Lava Ridge Elementary School site within the Inner Urban
Growth Boundary
SECTION 1. REQUESTED ACTION
The.Hearings Officer has been asked by Deschutes County to review the staff report
prepared by County Planner Paul Blikstad and the record relating to the above -referenced
plan amendment and to make a recommendation to Deschutes County concerning adoption of
such a plan amendment.
SECTION 2. RECOMMENDATION OF HEARINGS OFFICER
The Hearings Officer has considered the staff report, testimony and written record of the
requested plan amendment and recommends that Deschutes County and the City of Bend
amend the Inner Urban Growth Boundary to include the site of the proposed Lava Ridge
Elementary School within the IUGB.
.SECTION 3. APPLICABLE CRITERIA
The following laws apply to review of the requested plan amendment:
Title 19 of the Deschutes County Code which established uses and standards for the zoning
districts within the Bend urban growth boundary which are located outside of the City of
Bend.
The Bend Area General Plan which establishes the overall planning and development
framework for the Bend urban area, including the urban reserve areas. Specifically, on page
70, the Plan provides that "[p]lan changes shall be consistent with the goals, objectives,
policies, and statements of intent of the plan, or these guidelines shall be first changed or
amended to reflect new policies. An individual requesting a change shall demonstrate that
the change is warranted due to changed conditions, a mistake, or other specific facts that
demonstrate a public need and benefit for the change." The Schools section of the General
Plan is relevant to this application and school sites are shown on the general plan map. The
schools section of the Plan was prepared in conformance with the following general policies:
0121-0'86
1. Schools in the planning area should be developed according to the policies of Bend
School District No. 1, and the Oregon State Standards, which are:
Enrollment Site Size
Elementary School 400 15
Intermediate 750 25
Senior High School 19200 40
2. The School District shall participate in providing necessary street, pedestrian and
bike facilities adjacent to the school sites as new schools are erected.
3. When a majority of a school's expected attendance will reside within the IUGB,
the School District shall make every effort to construct such school(s) within the
IUGB where students can walk to the school.
4. The city and county shall require major new developments to reserve land for
school purposes in conjunction with the School District's plan.
Additionally, the following General Plan language is applicable to this application:
General Goals and Objectives [p. 3]:
3. To encourage city and county cooperation in the provision of urban services in
order to bring about a more orderly development pattern and thereby avoid
unnecessary tax burdens and excessive utility costs usually associated with scattered,
unrelated development.
.6. To provide a safe and coordinated transportation and circulation system to bring
about the best relationships between places where people live, work, shop and play.
9. To continually strive for excellence in all private developments and public services
within the constraints of economic reality. Economic reality should not be interpreted
as maximum profit for minimum investment or a maximum local budgets for
maximum services.
General Policies and Recommendations [pp. 4-5]
1. Urban development shall be encouraged in areas where urban services can be
provided and in a manner which will minimize tax costs related to necessary urban
services such as schools, parks, highways, police, garbage disposal, fire protection,
libraries, and other facilities and services.
Page 2 of 10 - Recommendation (Bend-LaPine School Dist. #1, PA -92-7)
0121-0787
9. Schools and parks shall be located to best serve the anticipated population and
provide maximum service for the greatest economy in terms of expenditure of tax
dollars for both present and future residents. Sites should be acquired in advance of
need so that the best are available for these vital public facilities.
Urbanization section of General Plan:
The city and county prepared an urban growth boundary in 1973 which was amended
in 1974, 1976 and 1978. This boundary contains 42.3 square miles. A review of the
statewide Goal 14, which requires each city to adopt jointly with its surrounding county an
urban growth boundary to separate urban from rural lands, has revealed that the existing
boundary does not comply with the seven factors for establishing an urban growth boundary.
Therefore, the community has decided to establish an initial urban growth boundary,
"IUGB." The IUGB is located within the existing urban growth boundary..
The IUGB was established after reviewing factors (1) and (2) of Goal 14 for
demonstrated need for land to urbanize through the year 2000, and a comparison with the
buildable lands available within the UGB. After it was determined that sufficient buildable
lands were available, the factors (3) through (7) were applied to the UGB to determine which
lands were most suitable to be within the IUGB. The existing developed, committed, and
approved areas were mapped; the forest site classes, irrigated farm deferred lands, and
agricultural soil classes were identified; and the city limits and Phase H sewer service area
were mapped. Using this information, the information gained through public input
processes, the IUGB was established.
The IUGB contains approximately 17,433 acres of land. The boundary is mainly
established on the last five factors of Goal 14, the concepts of public facilities contained in
Goals 11 and 12, and the buildable land needs of Goal 10. For a major portion of the
boundary, existing urban development, committed lands, or approvals for development by the
city and county were used to establish the boundary. The community removed areas from
the IUGB that were last added to the UGB, that were, vacant in .large ownerships, thatwere
being used for surface mining, and areas that were irrigated and/or were acreage homesites
with a generally established lot size that didn't appear likely to be useful for redivision in the
next 20 years.
Within the IUGB, the following policies will apply to the conversion of urbanizable
land to urban land.
Assumptions:
1. New development should bear the burden of paying for costs of development.
2. New development should locate in areas where facilities are available or can be provided
at least cost.
Page 3 of 10 - Recommendation (Bend-LaPine School Dist. #1, PA -92-7)
0121-0'788
3. New development can occur anywhere in the IUGB, provided that it pays for necessary
facilities.
4. Developments must pay the full cost of urban services if they occur on developable lands
prior to the city's or county's planned capital improvements.
Timing:
1. Within the IUGB, vacant lands passed over by development shall be encouraged to
develop prior to other lands within the boundary.
2. Growth in the Bend Area shall be managed through the cooperative efforts of the City of
Bend and Deschutes County, and shall be in accordance with the plans, timing, phasing, and
financing of public facilities and services.
3. Future urban development shall be contained within the geographic limits of the IUGB.
4. All parties should work toward the most efficient and economical method for providing
specific urban services to the area within the IUGB. In the long run, the city is the logical
provider of such services.
5. The plan shall encourage the development of vacant lands that have urban services before
the extension of service beyond presently served areas.
6. No new service districts shall be created within the IUGB to provide sewer or water
service without the concurrence of the city and county.
It is the intent of the city and county to consider land between the IUGB and the UBG
fust for inclusion within the IUGB if development occurs faster than expected, uses
more land than expected, can be demonstrated as needed, and can be furnished urban
services. The IUGB will be evaluated on a periodic basis to determine if more land is
needed and where it would be appropriate to include such land. Factors one through
seven of Gals 14 and the exception process of Goal 2 shall be followed if any IUGB or
UGB boundary changes.
Oregon Statewide Planning Goals which establish goals and guidelines for land use planning
and development for the State.
Oregon Administrative Rules, Division 4, Chapter 660, Interpretation of Goal 2 Exception
Process, especially OAR 660-04-010 (1)(c)(B) which provides:
(B) When a local government changes an established urban growth boundary it shall
follow the procedures and requirements set forth in Goal 2 "Land Use Planning," Part
II, Exceptions. An established urban growth boundary is one which has been
acknowledged by the Commission under ORS 197.251. Revised findings and reasons
in support of an amendment to an established urban growth boundary shall
Page 4 of 10 - Recommendation (Bend-LaPine School Dist. #1, PA -92-7)
0121=0'789
demonstrate compliance with the seven factors of Goal 14 and demonstrate that the
following standards are met:
(i) Reasons justify why the state policy embodied in the applicable goals
should not apply (This factor can be satisfied by compliance with the seven factors of
Goal 14);
(ii) Areas which do not require a new exception cannot reasonably
accommodate the use;
(iii) The long-term environmental, economic, social and energy consequences
resulting from the use at the proposed site with measures designed to reduce adverse
impacts are not significantly more adverse than would typically result from the same
proposal being located in areas requiring a goal exception other than the proposed
site; and
(iv) The proposed uses are compatible with other adjacent uses or will be so
rendered through measures designed to reduce adverse impacts.
The seven factors of Goal 14 are:
(1) Demonstrated need to accommodate long-range urban population growth
requirements consistent with LCDC goals.
(2) Need for housing, employment opportunities and liveability.
(3) Orderly and economic provision of public facilities and services.
(4) Maximum efficiency of land uses within and on the fringe of the existing urban
area.
(5) Environmental, energy, economic and social consequences.
(6) Retention of agricultural lands as defined, with Class I being the highest priority
for retention and Class VI the lowest priority.
(7) Compatibility of the proposed urban uses with nearby agricultural activities.
Title 22 of the Deschutes County Code which establishes procedures for all land use actions
in the County.
SECTION IV. FINDINGS.
The Hearings Officer makes the following findings in support of her recommendation that
Deschutes County amend the IUGB to include the proposed site of the Lava Ridge
Elementary School within the IUGB:
Page 5 of 10 - Recommendation (Bend-LaPine School Dist. ##1, PA -92-7)
0121-0790
1. The Hearings Officer adopts the Findings of Fact section of Mr. Blikstad's staff
report, pages 2 and 3, as findings of fact of the Hearings Officer. A copy of pages 2
and 3 of the staff report is attached to this recommendation.
2. The applicant's burden of proof statement discusses the site selection process utilized
by the applicant in selecting the Lava Ridge school site in Section I, on pages 2
through 12. Section I of applicant's burden of proof statement and the documents
which it incorporates by reference are incorporated by reference herein as findings of
the Hearings Officer. Pages 2 through 12 are attached to this decision. The exhibits
provided by applicant, which are incorporated in applicant's burden of proof
statement are available for review in the County Planning Division's file for this
matter and have not been included with this recommendation due to their long length.
3. The Department of Land Conservation and Development has been provided with
timely notice of the proposed plan amendment and has chosen not to object to this
proposed amendment.
4. The proposed school site adjoins a rural residential area of Deschutes County which
contains a large number of single-family residences and undeveloped residentially
zoned land within the IUGB. The proposed extension of the City's sewer system to
serve the Lava Ridge Elementary School will facilitate development within the IUGB
on the undeveloped parcels at urban densities, as contemplated in the urban area plan.
5. The Lava Ridge Elementary School is allowed as a conditional use on the proposed
site. This plan amendment is not needed before school construction may begin. The
proposed school use of the land is a use which is conditionally allowed, and needed in
both rural and urban areas. The only reason that a plan amendment is required for
this application is because the school district wishes to obtain sewer service from the
City of Bend for the school. The Hearings Officer believes that the Lava Ridge
Elementary School will generate a significant amount of sewage and that treatment of
that sewage at the City of Bend's sewage treatment plant is the most appropriate way
to dispose of the school's sewage.
6. The Lava Ridge school site is centrally located within the proposed school attendance
area for the Lava Ridge Elementary School. State Highway 97 bisects the school
attendance area. The majority of students living within the school attendance area
live on the east side of Highway 97, the same side of the highway which the school is
located. The school district intends to provide school bus transportation for students
who live to the west of Highway 97 and has indicated a willingness to avoid crossing
the Highway 97 and Cooley Road intersection with its school buses in order to
safeguard the lives of their elementary school pupils. The southern central portion of
the Lava Ridge attendance area is an industrial area in which no children reside.
Directly to the north of the industrial area is a rural residential area which surrounds
the proposed school site on the east. This residential area is within walking distance
of the proposed school site.
Page 6 of 10 - Recommendation (Bend-LaPine School Dist. #1, PA -92-7)
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7. The School District has prepared a map which shows the areas in which school
children who are expected to attend the Lava Ridge Elementary School reside. This
map is included in the Planning Division's file. This map should be reviewed by the
Board of Commissioners when considering this matter. The map has not been
included with this decision as it is color coded and will not duplicate well on standard
photocopiers.
SECTION V. ANALYSIS OF FACTS AND APPLICABLE LAW
1. The Hearings Officer believes that the requested plan amendment complies with OAR
660-04-010(1)(c)(B) and makes the following findings in support of that conclusion:
A. The IUGB is the established urban growth boundary for the Bend urban area and has
been acknowledged by LCDC under ORS 197.251.
B. The seven factors of Goal 14 are satisfied by the proposed amendment to the urban
growth boundary.
i. There is a demonstrated need to accommodate long-range urban population growth
requirements consistent with LCDC goals.
The proposed school site will serve a large population of students who reside inside of
the IUGB in the north section of the urban area as well as students who reside to the
north of the IUGB in rural residential and farm areas. The school attendance area for
the proposed Lava Ridge Elementary School already contains enough students to
justify construction of the school. The attendance area has experienced rapid growth
in recent years and that pattern is expected to continue. Many new residential
subdivisions have been approved and recently proposed for the school attendance
area, including a residential subdivision adjacent to the school site. The Lava Ridge
Elementary School will be the only public school in its attendance area, an area in
which there is a need for a public school.
ii. Need for housing, employment opportunities and liveability.
The proposed plan amendment will not create additional housing sites within the
IUGB. The urban area's need, or absence of need, for housing is, therefore, not
relevant to this application.
The need for employment opportunities is not impacted by this application as the
applicant intends to site the school at this location even if the plan amendment is
denied. The siting of the school will, however, provide additional employment
opportunities for area residents when the school is opened as the applicant will be
required to hire staff for the new school. There is a need for additional jobs in the
Bend area.
Page 7 of 10 - Recommendation (Bend-LaPine School Dist. #1, PA -92-7)
0121-0'702
Approving this plan amendment will enhance the liveability of the area surrounding
the proposed school site because the plant amendment will allow the applicant to
obtain sewer service to the school site. Sewer service will guarantee that the
applicant will not create a potential environmental problem by siting sewage disposal
operations on the school site. The proposal will also enhance the liveability of the
neighborhood in which it is located because it will provide a neighborhood school for
a number of school children who must now ride the school bus to attend school. The
play areas and ballfields will also be available for use by the adjoining neighborhood.
Additionally, the location of the school will also reduce the time which other students
will spend on the school bus.
iii. Orderly and economic provision for public facilities and services.
This plan amendment will result in the orderly and economic provision of public
facilities and services because it will enable the City of Bend to extend its sewer lines
north from the existing Yeoman Road interceptor through a growing residential area
now within the IUGB and to serve that area as it continues to develop. This
amendment will prevent the duplication of sewage treatment facility by the applicant
of facilities that have already been constructed by the City of Bend to serve the urban
area. Additionally, the school site is bordered by right of way for 27th Street, an
arterial which will be built south from Cooley Road beyond the proposed school site.
Deschutes County plans to build 27th Street in fiscal year 1993-94. Water is
available to the site and will be provided by Avion Water Co., Inc.
iv. Maximum efficiency of land uses within and on the fringe of the existing urban
area.
The proposed school site is located on the fringe of the existing urban area, adjoining
the I1UGB. The extension of the City's sewer service to serve the school's
neighborhood will maximize the efficiency of land uses which are within the IUGB
within the urban area by allowing greater development densities in the urban area
only.
v. Environmental, energy, economic and social consequences.
This school site is closer to the residences of school pupils than are the schools those
students presently attend. Siting the school in the proposed location will reduce the
current expenditures for gasoline to power vehicles which bring students to the school
site. The inclusion of the site within the urban growth boundary will enhance the
environment by providing for sewage treatment at a regional facility rather than on
the school property. The school will also provide a place for social activities for the
neighboring residential areas, an area that now lacks such facilities. Siting the school
in this area will enhance the economy of the area as it will make the surrounding
neighborhood a more desirable place to live and should, therefore, increase the value
of the surrounding homesites.
Page 8 of 10 - Recommendation (Bend-LaPine School Dist. #1, PA -92-7)
0121-0'793
vi. Retention of agricultural lands as defined, with Class I being the highest priority
for retention and Class VI the lowest priority.
The property is not currently zoned for agricultural uses and has never been placed in
agricultural use. Additionally, the site is not suitable for agricultural use as it is laced
with a significant number of lava outcroppings and has no irrigation water adjudicated
to the property.
vii. Compatibility of the proposed urban uses with nearby agricultural activities.
There are no nearby agricultural activities which would be impacted by this school.
The only nearby agricultural activity conducted in the area is the raising of livestock
on small hobby farms. The existence of a school in the area of the small farms will
.provide school facilities for the children of hobby farm owners and will not interfere
with agricultural operations.
C. Areas which do not require a new exception cannot reasonably accommodate the use.
The applicant's burden of proof statement establishes that the other sites within the IUGB
which might have been appropriate for development for elementary school sites were not
centrally located in the attendance area for the Lava Ridge Elementary School. Instead, the
sites were located near very close to other schools. In many cases, the other potential sites
were not suitable due to their location in high traffic areas.
D. The long-term environmental, economic, social and energy consequences resulting from
the use at the proposed site with measures designed to reduce adverse impacts are not
significantly more adverse than would typically result from the same proposal being located
in areas requiring a goal exception other than the proposed site.
The Hearings Officer believes that there will be no adverse impacts from changing the I[TGB
to include the school, a use which is allowed in areas outside of the urban growth boundary.
The only actual impact of allowing this plan amendment will be to allow extension of sewer
services to the school and the Hearings Officer finds that such is a positive impact, for the
reasons discussed above.
E. The proposed uses are compatible with other adjacent uses or will be so rendered through
measures designed to reduce adverse impacts.
The proposed use is compatible with adjacent uses. The property immediately adjacent to
the proposed site is owned by the Bend Metropolitan Park and Recreation District. The
property to the west is being developed as a standard density residential subdivision and its
streets will provide secondary access to the school site. The property to the east is largely
undeveloped. The larger area is a residential area which contains some hobby farms. This
area will be positively impacted by the existence of a neighborhood school and none of the
schools activities are likely to interfere with residential uses.
Page 9 of 10 - Recommendation (Bend-LaPine School Dist. ##1, PA -92-7)
0121-0'794
2. The Hearings Officer also concurs in the findings made by County Planner Paul Blikstad
in the STAFF FINDINGS section of his staff report (pages 7 through 11) and incorporates
those findings, except for the final finding on page 11 which states that no response has been
received from DLCD, in this report by reference herein. A copy of those pages has been
attached to this report.
DATED this day of February, 1993.
Liz Fancher
Deschutes County Hearings Officer
Page 10 of 10 - Recommendation (Bend-LaPine School Dist. #1, PA -92-7)
0121=0'795
D. Oregon Administrative Rules, Division 4, Chapter 660,
establishes provision for exceptions to the Statewide
Goals. Specifically, Section 660-04-010 (1)(B)
establishes criteria for the expansion of an established
urban growth boundary.
E. Title 22 of the Deschutes County Code establishes
procedures for all land use actions in the County.
FINDINGS OF FACT:
1. The location of the property that is the subject of the.
urban growth boundary expansion is in the northeast Bend
urban area adjacent to the existing Inner Urban Growth
Boundary (IUGB), and located at the terminus of the east
end of the existing Cooley Road. The property is
described as 17-12-15, tax lot 200. The property is
owned by the Bend-LaPine School District.
2. The zoning on the subject property is SR -2 1/2,
Surburban Low Density Residential, and it is designated
on the Bend Area General Plan as Urban Reserve.
3. The applicant has applied for a Plan Amendment to expand
the IUGB to include the property on which the new school
site is proposed. The subject property- is 35.28 net
acres, and approximately 37 acres including the right of
way for the proposed extension of Cooley Road.
4. The applicant has submitted a burden of proof statement
addressing the Plan Amendment criteria and the
Administrative Rule criteria for exceptions. The
applicant's findings with respect to site evaluation and
selection by the School District are incorporated by
reference into the Findings of Fact.
5. The applicant has applied for a. Conditional Use
(CU -92 -191) ----and Site Plan (SP -92-154) for a new
elementary school (Lava Ridge) facility in conjunction
with the Plan Amendment.
6. The Planning Division sent notice to the Department of
Land Conservation and Development (DLCD) on the proposed
Plan Amendment, with a request for comments prior to the
hearing. If their comments are not available at the
time of the hearing, they will need to be considered by
the.Board of County Commissioners. and City Commission
for any possible Plan change. Staff has been informed
by Brent Lake, DLCD Field Representative, that their
comments should be ready by the public hearing scheduled
for January 7, 1993.
7. The Bend LaPine School District covers a broad area in
the County, including Bend, Sunriver, LaPine, Alfalfa,
PA -92-7
Page 2
0121-0'796
and parts of Tumalo. With the large area served by the
School District, and students scattered in several parts
of the south county, the school site selection becomes
more difficult.
8. As recognized by acknowledgement of the- Bend Area
General Plan, Bend has basically two urban growth
boundaries, the Inner Urban Growth Boundary, which is
the acknowledged UGB, and the Outer Urban Growth
Boundary, which is referred to as open lands mainly in
the form of Urban Reserve. The proposed Plan Amendment
to expand the adknowledged UGB for a new school site
would be in this urban reserve area. The urban reserve
land is generally recognized as urbanizable land in the
Plan.
9. The Planning Division received a transmittal response
from the Oregon Department of Transportation regarding
the proposed school site as follows:
"The Oregon Department of Transportation (ODOT) would
like to comment on the proposed plan amendment to allow
the Lava' Ridge Elementary School. ODOT does not oppose
the amendment or the proposed school, but there is
significant concern related to the potential traffic and
safety issues. at the. Cooley Road intersection with
Highway 97. This is currently an unsignalized, high
speed intersection. As a result, left turns and
east -west through traffic on Cooley are hazardous
traffic movements. Since it is estimated that 121
students will live west of Highway 97, it is important
that the County and ODOT work together to find a
solution for this intersection prior to the opening of
the school."
10. The Planning Division received other transmittal
responses from the remaining public agencies that were
sent notice. The comments from other agencies were
directed -at -the layout -of -the school, and not the Plan
Amendment to expand the urban growth boundary.
Consequently, those comments will only be included in
the staff report for CU -92-191 and SP -92-154.
CONCLUSIONARY FINDINGS:
1. Conformance with the Bend Area General Plan.
The Bend Area General Plan establishes the procedure for
Plan Amendment applications. The following language is
contained in the Plan on Page 70:
"Plan changes shall be consistent with the goals,
objectives, policies, and statements of intent of the
plan, or these guidelines shall be first changed or
PA -92-7
Page 3
0121-0707
STAFF FINDINGS:
The Urbanization section of the Bend Area General Plan, as
well as the general policies and schools sections, do not
restrict the expansion of the IUGB, provided an applicant can
demonstrate that urban services are available and can be
provided, and that there is a verified need for any proposed
expansion. The applicant has submitted documentation of the
School District's processes for site selection for. the
northeast elementary school site, and has stated that of the
five sites reviewed for the northeast elementary school site
in the orginal site selection process, none of them were
chosen by the District for the new school (see pages 6 and 7
on applicantJs burden of proof). The District acquired the
subject property adjacent to Cooley Road from the County, and
the most recent site selection committee recommended that it
be developed for an elementary school site. The burden of
proof statement submitted by the applicant indicates that the
new site was chosen based on three main criteria:- cost,
projected enrollment and access (pages 8 and 9).
Staff has no concern over the demonstrated need for. an
elementary school site. The class sizes in the Bend-LaPine
School District have been large for some time. The question
to be answered in the UGB expansion is can .a elementary
school site be found inside the IUGB that meets the
District's needs. The. applicant has indicated that .the
majority of the sites were'dropped from consideration based
on ownership and distance -from the projected enrollment
areas. The enrollment area for the proposed. Lava Ridge
school, according to the applicant, is further to the north
than the proposed alternative sites were able to serve, since
it includes areas outside of the Bend urban growth boundary.
Increased bussing would be necessary with the sites located
further south. With an anticipated sewer line extension to -
the Boyd. Acres Road/Morningstar area, the number of
single-family dwellings will increase, causing a similar
increase in the number of school age children in these areas.
It appears likely that an additional elementary school may be
necessary on the east side of Bend sometime in the next
several years.
Schools are allowed as a conditional use in the SR -2 1/2
zone, and the applicant is not proposing to rezone the
property. It is not clear whether the proposed school could
be served by subsurface or other DEQ approved sewer systems,
which would require a Water Pollution Control Facility permit
(WCPF), and not require connection to the City's sewer
system, and thus not require an expansion of the urban growth
boundary. It is not desirable, nor sensible, to have the
proposed school on a septic disposal system.
The applicant has previously applied for a plan amendment
(PA -91-6) to establish a new policy in the Bend Area General
PA -92-7
Page 7
0121-0'708
Plan to allow a single -service sewer line extension to a
school located outside of the IUGB. In the original
application, the School District requested that the new sewer
policy include the proposed school site on Cooley Road, as
well as the approved site on 27th Street. The Department of
Land Conservation and Development (DLCD) objected to the
proposed policy, based on the position that the school
district should apply for an urban growth boundary expansion
for the Cooley Road (Lava Ridge) school site, rather than
have a sewer line extended to this school outside of the
IUGB. Urban level services to "rural" areas was apparently
the basis for the objection, as well as the need to have
schools located within the urban growth boundary.
The proposed Plan Amendment does not encourage other
development that isnot currently allowed, as this approval
has no bearing on the conditional use permit for the school,
with the exception of how septic disposal is provided.
With the expansion of the urban growth boundary, and the
subsequent extension of the City sewer line in this. area to;
the school, more areas within the. IUGB will be opened up. for.
sewer service allowing increased densities and greater urban
development. This type of -development within the IUGB is
encouraged by the Bend Area General Plan. The School
District will construct the sewer line to the -subject.
property.
The applicant has indicated _that the student population
served by the proposed school will be split approximately
one-half inside and outside the IUGB. Connecting the
proposed school to the city sewer system is logical and
provides a significantly more reliable and lasting sanitary
waste disposal system than an on-site septic system. And
given the State's position on a sewer service line outside of
the IUGB, the expansion of the IUGB for the school seems the
most logical way to provide for a school on this site.
2. Conformance with OAR 660-04-010 (1)(B), Exception
Requirements for an urban growth boundary expansion.'
Pursuant to OAR 660-04-010(1)(c)(B), when a local
government changes an established urban growth boundary
it shall follow the procedures and requirements set
forth in Goal 2, "Land Use Planning", Part II,
Exceptions. Revised findings and reasons in support of
an amendment to an established urban growth boundary
shall demonstrate compliance with the seven factors of
Goal 14 and demonstrate that the following factors are
met:
A. Reasons justify why
the applicable -goals
can be satisfied by
PA -92-7
Page 8
the state policy embodied in
should not apply. (This factor
compliance with the seven
0121-0'799
factors of Goal 14);
B. Areas which do not require a new exception cannot
reasonably accommodate the use;
C. The long-term environmental, economic, social and
energy consequences resulting from the use at the
proposed site with measures designed to reduce
adverse impacts are not significantly more adverse
than would typically result from the same proposal
being located in- areas requiring a goal exception
other than the proposed site; and
D. The proposed uses are compatible with other
adjacent uses or will be so rendered through
measures designed to reduce adverse impacts.
Goal '14,.. Urbanization, states that urban growth
boundaries shall be established to indentify and
separate urbanizable, land from rural land.
Establishment and change of the boundaries shall be
based upon considerations of the following factors:
1. Demonstrated need to accommodate long-range urban
population growth requirements consistent with LCDC
goals;
2. Need for housing, employment opportunities, and
livability;
3. Orderly and economic provision for public
facilities and services;
4. Maximum efficiency of land uses within and on the
fringe of the existing urban area;
5. Environmental, energy, economic and social
consequences;
6. Retention of agricultural land as defined, with
Class I being the highest priority for retention
and Class VI the lowest priority; and
7. Compatibility of the proposed urban uses with
nearby agricultural activities.
STAFF FINDINGS:
The applicant has addressed the above criteria on pages 13-18
of the burden of proof statement. Staff concurs with the
findings of the applicant, and adds the following additional
findings:
* In reference to the demonstated need to accommodate
PA -92-7
Page 9
0121-0800
long-range urban population growth requirements, Staff
finds that there is unchallenged need to construct a new
elementary school in the northeast area of Bend. The
applicant.owns the property, having acquired it from the
County several years ago. The proposed school site will
be on the urban fringe, with the urban growth boundary
expanding to encompass the entire school site. The
school will be the only use on the property at this
time, with the addition of ballfields and playgrounds.
The school district will continue to own the property
and it will remain under their proprietorship. There
will be additional space for expanding the school
facility in the future. No rezoning of the property is
contemplated at this time. No other UGB expansion in
this area can occur without a review process by the
County and State, and a demonstrated need for additional
land, which would likely be directed at residential
development.
* With the extension of the City sewer system to this
area, at the expense of the District, additional areas
for residential development will become feasible inside
the existing IUGR. The applicant has indicated that
water from Avion Water company will be available, and
other services, such as phone and electric service are
available. In addition, police and fire protection are
in place. As indicated by the applicant, the County is
committed to constructing an interim road from the east
end of Cooley Road to Yeoman Road to serve the_. school
prior to the proposed school opening in fall of 1994.
This will establish an orderly and economic provision
for public facilities and services.
* The proposed school will have some environmental,
energy, economic and social consequences, most of which
will have a positive influence on the Bend area. The
construction of the school will have environmental
consequences, such as removal of vegetation and
signicant.grading and.:preparation of-the,.site.:.,.Fugitive
dust from the excavation and fuel odor from the vehicles
is possible. The energy consequences will include use
of fuels and materials for constructing the school, and
also fuels used for bussing and other transportation to
the school. These. same consequences would occur
regardless of where the school was constructed. Schools
are generally recognized as a positive economic and
social change, bringing about jobs for the construction
of the school and the teachers and administrators needed
to run the school. Schools also provide a park -like
setting and recreational opportunities for residents in
the area. A school going in will also encourage
residential development (in this instance only within
the IUGB), with higher densities once the sewer line is
constructed. The design of the school will be
aesthetically pleasing. There will be increased traffic
PA -92-7
Page 10
0121-0801
to the area. However, the limited duration of the
traffic (morning and evening hours) and the fact that
schools are used infrequently, if at all, during the
summer months, make the traffic impacts minimal:
* The elementary school site is adjacent to some
residential development, including the Ranch Village and
Hunters Circle subdivisions, and other close
subdivisions, such as Swalley View, Morningstar, Sunny
Acres and Country View Estates. It is also adjacent to
the site proposed for the new industrial park on land.
formerly owned by BIM and the County, and which is now
owned by the City of.Bend. No approval for an urban
growth boundary expansion for the industrial park has
been granted at this time. If the industrial park is
approved and incorporated into the IUGB of Bend, the
buffer zone proposed around the industrial park should
alleviate any perceived conflicts between the school and
park. Some traffic from the industrial park will likely
use the Cooley Road/27th Street connector, but should
not have any significant conflicts with the proposed
school. Some noise from the trucks or other heavy
vehicles will occur., but should be of a short duration.
The proposed elementary school should have no
significant impacts on adjacent land uses.
* As stated in a foregoing finding, the official response
from the Department -of Land Conservation and Development
will not be available until the hearing date. Staff has
not contacted DLCD staff to determine if a position has
been taken prior to the written response.. DLCD1's
approval of the proposed UGB.expansion is mandatory in
order for the Plan Amendment to proceed.
CONCLUSIONS•
The Planning Staff can recommend approval
Plan Amendment to expand the Bend urban
(IUGB) to include the school site, as well a
of way for the Cooley Road extension,
approval, and adoption by the Deschutes
Commissioners and the city Commission.
PA -92-7
Page 11
of the proposed
growth boundary
s the road right
subject to DLCD
County Board of
0121-0802
I. COMPREHENSIVE PLAN AMENDMENT: To amend the Bend Area General
Plan, Applicant must meet the following criteria set forth at
page 70 of the Bend Area General Plan:
"Plan changes shall be consistent with the goals,
objectives, policies, and statements of intent, or these
guidelines shall be first changed or amended to reflect
new policy. An individual requesting a change shall
demonstrate that the change is warranted due to changed
circumstances, a mistake, or other specific facts that
demonstrate a public need.and benefit for the change."
A. The proposed plan changes will be consistent with goals,
objectives, policies and statements of intent of the plan.
Identifying the location of public schools is an important,
function of the General Plan. The need for new schools is
closely related to residential development and housing densities'
.in the community. It is- possible, therefore, to estimate the
number of school-age children for each type of school which will
be required to serve anticipated residential developments in
various sections of the planning area. it is extremely important
that schools be located with reference to the development pattern
indicated on the general plan. Elementary schools in particular
can have a significant influence on thelocationor direction of.
growth in any given area, and will in themselves- attract
residential development. They should be centrally located with
reference to their service area and spaced in a way that will
permit reasonable locations for future schools as the area
continues to urbanize. The responsibility of providing schools
rests with the local school district, and the purpose of the
General Plan is to recommend a comprehensive plan for location of
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Holmes Hurley Bryan( Lo\�en M L\mdl
• ,.,,, 1FtNF,C AT �..„
40 I .W. Greenwood P.O. Box 1151 Bend, Oregon 97709-1151 (503)1S2 -43-3i Fas (503). 359-3386
0121-0803
various types of schools consistent with anticipated development
patterns.
The school section of the General Plan has been prepared in
cooperation with the staff of the Bend School District. Future
enrollment estimates are based on the population forecast for
2000. Projected elementary,junior and senior high school
enrollment is expected to increase to about 15,910 students by
2000. Based on this estimate, a plan was prepared for the type
and location of schools. necessary to accommodate future
anticipated enrollments:for,various parts of the project.area.
The school section of the general plan is shown on the
general plan map. The General Plan anticipated that there will
be a need .for three additional elementary schools, two new junior..
high schools, and one new senior high school in the planning area.
by 2000. This requirement is based principally on increases in
population, but also includes the phasing out of older schools.
The school requirements indicated in the General Plan are -based
on a 6 -2 -4 -grade structure existing in the Bend School District.
Modifications in grade structures or year-round school could
alter school facility requirements as indicated in the General
Plan. For this reason, the school element of the General Plan
may be subject to revision and amendment as the school district
proceeds with its deliberations relating to modifications of
educational policies.
The school section of the General Plan was prepared in
conformance with the following general policies:
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ATP Ml\E1' AT "%'
40 N.W. Greenwood P.O. Box 1151 Bend, Oregon 97709-1151 (503) 382-4331 Fax(503)389-3386
0121-0804
1. Schools in the planning area should be developed
according to the policies of Bend School District No. 1,
and the Oregon State Standards, which are:
Enrollment Site Size
Elementary School 400 15
Intermediate 750 25
Senior High School 1,200 40
2. The School District shall participate in providing
necessary street, pedestrian, and bike facilities
adjacent to the school sites as new schools are erected.
3. When a majority of a school's expected attendance
will reside within the IUGB, the School District shall
make every effort to construct such school(s) within the
IUGB where students can walk to the school.
4. The city and county .shall require major. new
developments to reserve land for school purposes in
conjunction with the School District's plan.
The School District has engaged in long range planning in
determining where to locate schools in the Bend -La Pine
Administrative School District area. In 1980, recognizing the
need for -substantial long range planning, the School District
commissioned a Site Selection Study.(Study) prepared by Pacific
Economica,-'Inc. The report. from -that Study was prepared in two
parts. Part I (attached as Exhibit 1) covered enrollment
projections and need for new schools. Part II (attached as
Exhibit 2) addressed the identification and analysis of
alternative sites for new schools. Although there have been
changes since the Study was prepared, the Study has been a
substantial guide in the planning for new schools.
Part I identified and projected the need for schools. The
Study projected a need for an elementary located to the northeast
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ATn MNEYC AT 1,*�
40 N.W. Greenwood P.O. Box 1151 Bend, Oregon 97709-1151 (503) 352-4331 Fax (503) 369-3386
0121-0805
of Juniper Elementary by 1991. Although, the School District is
somewhat behind in its projected construction dates, the need
remains for an elementary school in the northeast area. The
site identified for the location of that new school is.located
adjacent to, but outside the IUGB.
Part II of the Study provides more details regarding the site
selection process. Specifically on page 2 and 3 of Part II the
following criteria were identified and used in the Site Selection
Study.-
General
tudy:
General
1. The selection of school sites will be a cooperative
effort with local planning officials and governmental
agencies. To the maximum extent possible, selected
sites will be consistent. with population. -patterns and
projections, development trends, comprehensive ;land use;
plans and zoning ordinances.
2. In evaluating potential school sites, preference.
will be given to those sites that have the following
characteristics:
a., good (easy) access to the student population to
be served;
b. the ground is relatively level but well
drained-, -capable of.supporting the necessary structures
and not susceptible to any natural hazards; -
c. there are no serious distractions to study or
classroom activity (highways, industry, etc.);
d. the site is within an area of planned or -
existing public services/utilities (unless intended to
serve only rural areas);
e. the site is within the urban growth boundary if
it is to serve the Bend area or within a rural service
center if it is to serve a rural area; and,
f. the site has potential for joint development
and use for both school and recreational activities.
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r ioh,es Hwiey Bryant Lwhm 0 Lynch
\TT MNE\�TT LAIV
40 N.W. Greenwood P.O. Box 1151 Bend, Oregon 97709-1151 (5003) 3824331 Fax (503) 389-3386
RI;
Elementary School Sites
1. Sites should be located in the center of existing or
future residential neighborhoods within safe and,
reasonable walking distance of as many students as
possible.
2. Schools should be located in such a way that their
attendance ar s will be bounded, rather than
intersected, by arriers presenting obstacles or dangers
to children wa king and from school. Such barriers
inc de major streets and highways, railroads, waterways
andLheavy industrial areas:
3. Each site location should, whenever possible, be on
residential streets which.provide sufficient access for
buses and other necessary traffic but have a minimum of
non -school related vehicle activity.
Secondary School Sites
1. The locations should have adequate, safe and direct
access from the community's principal street network.
2 Good site characteristics should be more important
than a location which is geographically central -to the
population served.
These basic criteria have not substantially changed since
1980. Using these basic criteria, the Study then identified
possible sites for future schools. The consultant identified
properties owned by the School District,•properties the District
had expressed an interest in acquiring and all vacant parcels of
land in the Bend area that satisfied the minimum size criteria_
for schools. The City of Bend's Comprehensive Plan inventory of
vacant and uncommitted lands as well as other plan inventory
information regarding access, water, and sewer service for each
vacant uncommitted parcel was evaluated. Finally, the inventory
data was examined to identify any potential conflicts between
school use of the properties and the existing or planned land
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arnA�n<Ari..*%
40 N.W. Greenwood P.O. Box 1151 fiend, Oregon 97709-1151 (503) 382-4331 Fax(503)389-3386
0121-0807
uses and roads on any other properties. At the end of the
investigation, there were 47 parcels of land in the Bend -La
Pine School District that appeared to have some potential for
school use.
The next step in the site selection process was to evaluate
each parcel of land as to its consistency with the general
location of future schools recommended and with the school
criteria. Each parcel was physically examined and reevaluated as
to topography, access, adjacent uses, environment and proximity.
to sewer and water services. The properties were then reviewed
with the School District's transportation supervisor and with
Bend's planner to determine whether or not the sites had
unforeseen problems regarding school bus services and land use.
planning. After that review, the consultant selected the .best
alternative sites for each new school recommended.
With respect to the northeast elementary school, five
alternative sites were identified. However, the School District
did not own any appropriate sites at that time. Subsequently, in
1982, the SchoolDistrict acquired -property from the Deschutes
County in the.northeast area. In 1991 that land was traded to
the County for property immediately to the north. That property
is the proposed site for the elementary school and is commonly
referred to as the Lava Ridge site.
RECENT SITE ANALYSIS:
In 1988 the School District board appointed a committee to
study the facility needs and enrollment projections in
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Mmes Hurley Brym Lo\4m ® Lpol
40 N.W. Greenwood P.O. Box 1151 Bend, Oregon 97709-1151 (503) 3824331 Fax (503) 389-3336
0121-0808
anticipation of a September 1989 bond issue proposal. As part of
that analysis, the committee focused on site acquisition. A copy
of the report dealing with the site acquisition question is
attached as Exhibit 3. It reiterates the criteria for evaluating
school sites. Subsequently, a second committee was appointed
and a final report was generated in 1990. Attached as Exhibit 4,
is a list of the committee members and the section of the report
dealing with new school development. Based on the criteria, the
choice for the northeast elementary school was on the Lava Ridge
site.
EXISTING ALTERNATIVE SITES:
Elementary School Site Alternatives
The School District selected the proposed Lava Ridge site
over the sites selected by the 1980 Site Selection Committee and
any other current sites for three main reasons: cost, projected
enrollment, and access.
1. Cost. This is the only property in the northeast area
that the School District owns. The School District acquired the
property in a land exchange with the County. The property the
School District had prior to the land exchange was also .acquired
from the County in 1982 in exchange for a release of a debt owed
to the School District by the County. The trade benefited both
the County and the School District and provided the District with
a school site at no out-of-pocket expense. This is the only
property in the northeast area that the School District owns and
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Holmes Hurlev Bryant Lrn4m EC Lmdi
irn %LEIS dl' LaN
40 N.W. Greenwood P.O. Box 1151 Bend, Oregon 97709-1151 (503)382A331 Fax(503)389-3386
0121-0809
therefore, the economic factor was a major reason for the site
selection. However, economics were.not the only consideration.
2. Projected Enrollment. The School District anticipates
that there will be continued significant development in the -north
area of town. one of the major criteria for siting an elementary
school is to provide a neighborhood school whenever possible.
The Lava Ridge site is ideally" situated next to existing
developments along Boyd Acres Road and Hunter's Road. The School
District anticipates that 65 students from these two developments
will be able to walk to school. Because of the Yeoman Road sewer,
extension, which will be complete within a year, the School
District anticipates a substantial increase of residential homes
in the RS Zone southeast of Boyd Acres Road. Finally, the City of
Bend has indicated that sewer and water can be extended to the
site. For these reasons, the Lava Ridge site is ideally situated
to serve the existing neighborhood and the expected expansion
area.
3. Access. The access to the Lava Ridge site is very good.
The neighborhood areas immediately to the south will be.able to
access the site via Boyd Acres Road and Hunter's Road. Cooley
Road is a main access off of Highway 97 for traffic from the
south and the north. In the near future, it is anticipated that
Cooley Road will be extended to the east and Empire Boulevard
will extend to Yeoman Road. This will provide additional access
to the east.
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Hdmes Hurley Bryant Lmhen ® kwh
.ern Santis AT LAW
40 N.W. Greenwood P.O. Box 1151 Bend, Oregon 97709-1151 (_503)3824331 Fax(503)389-3386
0.21-0810
The School District rejected the five sites identified in the
1980 Site Selection Report for the following reasons:
1. Alternative Site 4A. This site is located off Wells Acre
Road, approximately one and one-half miles from Juniper
Elementary. The site is too close to Juniper Elementary to
provide much relief for the students to the north. Rather than
creating a neighborhood school, siting the school at this
location would require many northerly students to take the bus.
2. Alternative Site 4B. This site is located on 27th
Street (formerly Denser) across from Mountain View.High School,
and is approximately one and one-half miles from Juniper and
Buckingham Elementary Schools. The same problems with access by
the northern students are applicable to this site as well. The
site is close to the high school and accordingly, is a less
desirable site. It is also in private ownership.
3. Alternative Site 4C. This site is located on the
corner of 27th Street, (formerly Denser) and Butler Market Roads.
A location at the intersection of two large arterial streets make
the site undesirable for an elementary school. Moreover, it is
near a substantial commercial area and is not suitable as a
neighborhood school.
4. Alternative Site 4D. The site is located on the
southwest corner of Butler Market Road and Eagle Road. The site
is approximately one and one-half miles from Buckingham
Elementary and three-quarters of a mile from Mountain View High
School. Because of its proximity to existing elementary schools,
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Holmes Hurley Bryan( Lo,,4m M Lmich
\Th IR:\Eli AT i. U\'
40 N.W. Greenwood P.O. Box 1151 Bend, Oregon 97709-1151 (503) 352-4331 Fax(503)389-3386
0121-0811
it will not serve adequately the northerly student population.
It is also not a suitable site for a neighborhood school.
5. Eagle Road. The site is located at the intersection of
Neff Road. There is now a church located on the site, making -the
site unavilable.
There are two possible alternative areas to site the
elementary school not addressed in the previous study. First,
there is a residentially zoned area southeast of Boyd Acres Road.
This area is immediately north of the existing industrial (IL)
zone. There has not been much development in this area and
accordingly, access would be very difficult until such time as
the residential development occurs. Because of this, it is not
suitable as a neighborhood school. at this time. There are more
students living in existing- developments to the north.
Additionally, since the elementary school will serve
approximately 260 students outside the urban area, locating the
school further south will require substantially greater travel
time for those rural students.
The second area that might be a potential site is an area
of property zoned residential (RS) between Eagle Road and 27th
Street. This area has substantially the same problems as the
area just discussed. It is too far from the existing northerly
students to be a neighborhood school. Moreover, because of its
easterly location, it is too close to the existing elementary
schools. The area has developed more 'as a rural area than an
urban area. The existing development is very low density and has
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Hdmes Hunky Bryant Lovhen 6: Lynch
nrn)RNEN�rrIaw
40 NIM. Greem,vood P.O. Box 1151 Bend, Oregon 97709-1151 (503) 382-4331 Fax(503)389-3386
®x.21-0812
developed almost as a strip residential area along 27th Street.
Accordingly, neither of these areas would be suitable for the
proposed elementary school.
Attendance Area
The School District anticipates that the 65 students in the
Boyd Acres and Hunter's Run neighborhood will be able to walk to
the elementary school. When the proposed subdivision to the
west is complete, the District anticipates an additional 74
students will be able to walk to the school. In addition, the
attendance area will include approximately 260 students who
reside north and east of the proposed site outside the IUGB. The
remaining 175 students_ who will likely attend the elementary
school reside within the IUGB south of Cooley Road and. north of
Butler Market Road. Because of the substantial densities near
Butler Market Road, it is difficult to anticipate where the
actual southern attendance boundary will be until it is closer to
the time the school is expected to open.
II. SUPPORTING FINDINGS SATISFYING GOAL 2, GOAL 14 AND
APPLICABLE OREGON ADMINISTRATIVE RULES FOR A REASONS EXCEPTION:
OAR 660-04-010(1)(c)(B) provides that when a local government
changes an established urban growth boundary, it shall follow the
procedure and requirements set forth in Goal 2, Part II,
Exceptions. The Bend IUGB has been acknowledged by the
commission under ORS 197.251.
A. Revised findings and reasons in support of an amendment
to an established urban growth boundary shall demonstrate
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Hdmes Hurley Bryan[ Lovlien ® LN ndi
.ern wr�vs ar � .av
40 N.W. CTeenwood P.O. Box 1151 Bend, Oregon 97709-1151 (,-)03)382-4331 Fax(503)389-3386